Single Wall vs Double Wall Construction

[adias]

This is another topic that seems to surface repeatedly. On one hand single wall is less expensive to build, better in dealing with termites and mold/mildew. This seems to be the time proven method of building for the Hawaiian climate.

However, there is the issue with earthquakes, building code and insurance.

How does one get the benefits of single wall construction but neutralize the seismic issues?


Ajit

Edited by - adias on 12/09/2005 15:34:56

[leilaniguy]

Aloha adias, singlewall houses still meet code today, are still being built, are insurable. There are many singlewalls here approaching 100 years old, been through every quake and still standing. You probably have seen the photos on USGS of collapsed houses in the quakes of '75 and '89, this was the result of pre-existing termite damage and/or improper bracing on unpermitted DIY construction not following code.

[adias]

Aloha LeilaniGuy,

Thanks for your expert opinion. Everything seems to point to single wall construction, post/pier and T&G panels when building in the rainforest.

Appreciate opinions from the double wall advocates, just so we have both sides of the story.

Anyone know where I can find some books/articles on single wall type construction methods?

It seems most of the books on framing are based on double wall, mainland style.

Ajit




Edited by - adias on 12/09/2005 17:33:36

[HADave]

Hey not to rain on the single wall parade but lets remember someone has to clean the house not to mention that the framing and sheathing is different material. plus you have to look at plumbing and wiring and the plumbing and wiring will have its own cosmetic issues. I'll bet to have an equal valued single wall home you'll spend more money to build it. Take a look at MultiFacceted Homes see how they compare in price as well as what type of material is being used so the interior is attractive. Very nice but not the lowest cost. nothing is cheaper more versatile and easier to clean than sheetrock.

[adias]

Hey Dave,
Not to worry, I had my umbrella ready ;-)

What does "framing and sheathing is different material" mean and what is the consequence?

Also, do you have a link for "MultiFacceted Homes". Nothing meaningful is showing up on google.

Ajit


Edited by - adias on 12/09/2005 18:14:31

[mella l]

One more shower coming your way!! Just a thought also and thanks to HA Dave for keeping the cleaning issue in mind! We will build double wall as we will be building at 1800 foot elevation where I would like some insulation in the walls, and the ceilings to deaden sound of rain. Post and Pier 24 inches from ground for ventilation of foundation area. We will have a wood/pellet stove for warmth in those few times we will need it. That being said we have stayed in homes at 500 foot and 1800 foot and both were built in the 60's and 70's with double wall and were fine. No mildew, no mold, and not drafty! I will have glass doors and windows to let in the trades when they are warm! Of course it goes without saying I can be convinced otherwise! Mahalo and Aloha, Mella L

mella l

Edited by - mella l on 12/09/2005 19:02:33

[leilaniguy]

Aloha, To explain how singlewall goes together, the house is built "barn style". 4X4 uprights are on each corner and every 8' of wall length, the "top plate" is 4X6 beam, and a belly board of 2X6 goes up at windowsill level, let in to the 4X4. Planking is then nailed top, center, bottom, then the roof framing goes up. There is usually no bottom plate. Plumbing is usually centered on 1 hollow double planked interior wall or on the back of the house, exposed, or underneath. Electric is run mostly under the house, covered by redwood channel made for that purpose where it is run up the walls, with receps. and switches in surface boxes. Electricians here are used to this and are pretty good at hiding wiring. IMHO multifaceted homes are way overpriced, charging for the novelty of their designs, and possibly because the shape produces so much waste. Drywall is such a poor choice, after a couple of years here in my neighborhood you can push your finger right through it, it gets so soft from the humidity. There is a house at the end of my block, about 12 years old, double balloon framed mainland style walls with sheetrock, that is now being completely resheetrocked- all rotten. PS adias, you flatter me, I'm no expert, just experienced by life here.



Edited by - leilaniguy on 12/09/2005 19:26:51

[G. Leis]

adias, here's a link for you regarding Multi-Facetted homes: http://multi-facettedhomes.com/

Regarding single wall vs. double, I think the difference basically boils down to aesthetics and appearance. Personally I feel single wall construction looks unfinished and frankly cheesy. As to the question of sheetrock and moisture, please remember that Pele did not invent humidity and Hawaii isn't all that climatically unique.

I've lived in some of the dankest, moistest areas of America - including Florida and 38 years worth of Oregon - and the wallboard of all my houses held up just fine.

aloha,
Gene

[adias]

Thanks for the description of the single wall construction. I had pictures of the Kalani Cabins and was trying to figure what was going on, since it didn’t look like the pictures in the framing book. I guess this is a happy cross between Timber Framing and stick building.

It looks like the walls between the rooms are simply painted plywood placed between the 4x4s. In other places T&G panels were used and again painted over. I don't see why there would be any cleaning issues here. (They charge 200+/night for these rooms). There is no site of electrical or plumbing, probably hidden as LeilaniGuy described.

The cabins have a simple yet charming/rustic look. Definitely what David Thoreau would have build in the Hawaiian rainforest!!!

Ok, so I am romanticizing it a little bit ;-)

Ajit

Edited by - adias on 12/09/2005 19:58:28

[leilaniguy]

Something I meant to mention about the plank walls and forgot to: If you urethane the interior, there is practically no mold. I am slowly doing this to all my interior, but too many other irons in the fire, maybe spending too much time online?