Let’s see what you need to do before framing, as it is the skeleton of the house, while the rough systems — your home’s electrical and technology wiring, plumbing, heating, and air conditioning — represent the guts. After you have the foundation finished you need to give your creation strong bones and the systems to move air, water, and energy.
You have a lot to consider before framing actually begins. You need to think about everything, including what materials to use, communication schedules, and what questions you want to ask or points you want to clarify with your contractor.
You and your contractor need to review the plans for marked flooring, framing, roofing, electrical, and plumbing. The detailed engineered plans, known as working drawings, have specific instructions for framing, subflooring, rough electrical, and rough plumbing. A precursory review insures that everyone is on the same page about the tasks ahead.
Questions to Ask before Framing and Rough Work Begin
Because most people have the least understanding about the framing and rough systems stages, you need to ask your contractor and subs the following questions:
- What is each sub responsible for?
- What are you (the homeowner) responsible for?
- Which subs are involved and when are they involved?
- What is the proper order of tasks?
- Who’s responsible for managing the coordination of tasks?
- What are my responsibilities with inspections and when will they occur?
- How does the contractor plan to keep you (the homeowner) apprised of the schedule, costs, materials, and so on?
Even though the contractor gets bids early on in the process, prices may change. After you have the subs’ estimates for materials and labor, always discuss with your contractor whether you can negotiate even better deals by paying the subs cash or on a weekly schedule. You should be
able to customize the project payment plan to give yourself the maximum buying advantage (and the best prices).
The schedule is everything in the process of building your custom home. When your schedule starts dragging, not only do you become frustrated with an apparent lack of progress, but also the overall completion of your home may become delayed. So, you have to stay on top of the building schedule. Discuss with your contractor how long each of the subs should take to finish their part with the framing and rough work. Having a schedule doesn’t guarantee everyone can finish on time, but it does allow you to track progress and make adjustments, if you need to.
You still need to discuss with your contractor whether or not to use engineered lumber such as floor trusses and I-joists. Floor trusses and I-joists are prefabricated wood structures commonly used for framing subfloors and roofs. Although floor trusses and I-joists often cost more than the materials that you buy for custom framing, because they’re made by combining different kinds of wood and glue, they’re often stronger and the quality is more consistently made. Trusses and I-joists are useful for running long distances when you have no underlying support, such as in an open cathedral ceiling, for example. In addition, when you factor in all the material waste and labor associated with custom framing, trusses or I-joists may end up being more economical in the long run.
Some builders are using another composite material called laminated veneer lumber beams extensively in their building process because of its versatility, uniformity, and cost benefits. Lastly, engineered composite plywoods are used in many cases to minimize the creaking sounds that keep everyone up late at night. This choice may or may not be more expensive than using standard plywood, but it does help the house retain a modern feel as it lasts through time. You need to calculate your budget before framing and choose accordingly.