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Aloha,
My husband and I just closed escrow on property in HPP...(YES!!!!) and we are still trying to figure out the structural material for the house. Hopes and wants are being over turned by costs! By the looks of the material cost estimates that I have received thus far, our budget will be stretched...so wood maybe our only option. Thus, could anyone specify which wood species tend to be more termite resistant? As write that I am realizing that Hotzcats was most likely referring to finish wood and not structural house components. Any input would be most appreciated.
Mahalo,
Barbara
Hawaii Dreaming
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The woods which have actual resistance to termites are much, much more expensive than the construction grade firs and hemlocks being sold.
Heart cedar, heart redwood and white oak are all high in tannic acid which is a preservative and resists termites.
I know it is tough but you have to come to some understanding of what value is and what values you can afford.
The cheapest stuff will generally require the most maintenance over the years. Have you looked into other alternatives?
If it has to be a framed house (and it doesn't) light gage steel is quite competitive. If you are truly an owner/builder and are doing it yourself you might look into this.
Assume the best and ask questions.
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Rob, I know you have probably answered this in other forums or topics, but what does the castleBlock product run per square foot? Thanks, Dennis
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Thank you Rob,
We have thought about light gage steel, however since I am still working on the plans I have not sent them out for a bid on either steel or wood, we have only very general estimates at this point. Almost all other materials I have gotten hard costs on. I know there are trade offs to anything we consider. One contractor we spoke with made us aware that steel is not forgiving, with regards to earthquakes, thus once tweaked it will obviously stay that way...so this became another consideration for us. I probably couldn’t live with a tweaked wall, given that I see details so easily.
As far as owner builder goes...we will be using a licenced contractor, however we will over see the project, purchasing most of the materials, handling the permit process, and finishing the interior, with the exception to that being hanging the Hardie Panel wall board, we will have that installed. Plus if we can have more done we would love to!
We had intended to go with all maintenance free exterior materials, or as close to that as possible, but of course when the costs add up so quickly, one starts to look at alternatives. So I have started juggling a few items, and doing the best we can. I can’t however do the best we can, unless I am aware of all the options that are available, so I appreciate the information!
I apologize for not calling you when we were there the beginning of March. Purchasing the property turned out to take more time and energy than I thought. We have not however stopped considering alternative building materials, if we end up being able to afford better quality, believe me we will! We are not trying to spend the least we can, but once the budget is depleted, it is not like there will be more money generated.
Thank you again,
Barbara Taylor
Hawaii Dreaming
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I attended a seminar on termite put on by the U.H. Entemology Department.
It was informative.
Some basics that I remember well....
The effective termite wood treatments were banned a couple decade back. The best they have now is Hi-bor. Boric acid.
Tested in their termite mounds they reported effective resitance for three years.
One thing to remember with hi-bor is you have to treat the cut end of every cut board. Rarely done except by owner/builders.
Estimated termite damage in Hawaii per year was $150 million.
It's all a series of choices and trade offs.
Assume the best and ask questions.
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Because of the damage and because the present pressure treated wood is about useless in damp outdoor use{decks} CCA is coming back.
http://epa.gov/oppad001/reregistration/cca/
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quote:
Originally posted by bjbTay
Aloha,
My husband and I just closed escrow on property in HPP...(YES!!!!) and we are still trying to figure out the structural material for the house. Hopes and wants are being over turned by costs! By the looks of the material cost estimates that I have received thus far, our budget will be stretched...so wood maybe our only option. Thus, could anyone specify which wood species tend to be more termite resistant? As write that I am realizing that Hotzcats was most likely referring to finish wood and not structural house components. Any input would be most appreciated.
Mahalo,
Barbara
Hawaii Dreaming
Nope, structural house components made of wood work fine if they are handled correctly. We live in an almost 100 year old wooden structure which is doing fine. Bit gnawed on by termites here and there over the years, but still standing. Does the hula in earthquakes and other than knick knacks committing suicide by leaping off of shelves, everything else is fine.
Frequently I will draw plans for houses which have no plywood or 4' x 8' panels of any sort with the exception of the tin roof. No drywall, either. That stuff has no mana. Plans which don't have any of these items build houses which are similar to pole houses and Haiku houses. Old cane houses also fit into this category.
"I like yard sales," he said. "All true survivalists like yard sales."
Kurt Wilson
"I like yard sales," he said. "All true survivalists like yard sales."
Kurt Wilson
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I appreciate the old survivor homes Hotcatz. Most all of those were built with old growth heart lumber from virgin forests. The quality of lumber now is not comparable in any way. As a carpenter we were complaining about lumber quality in the 1970s. It hasn't gotten better. My opinion of wood framing materials and techniques is rather low.
Interesting how the contractor badmouths steel framing. The code requires so much Simpson Strong Tie stuff now that wood is almost just an infill material between metal connectors.
When you study that lumber bill do remember to check the bill for the metal connectors. You will find that it adds a lot. You will be buying steel anyway.
Assume the best and ask questions.
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An interesting observation at HD today - T111 @ $45/sheet, Hardi Panel @ $28/sheet.
David
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Thank you Hotzcatz. I was going to say the same thing as Rob, it is old growth timber, and there is an obvious difference. In Thailand it is the same, with regards to old growth teak in the beautiful old homes that will continue to stand for a long time to come, but the same can not be said for new construction if it is built using new growth teak.
Rob, yes lots of Simpson strong tie, I get your point. I am going to google, light gauge steel and earthquakes and see what is said if anything about tweeking and gauge considerations with regards to this. If I find out anything interesting I will post it.
Thanks again!
Barbara
Hawaii Dreaming
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