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Criterium-Turner Engineers Guide to Selecting a Building or House

Site

Location, Location, Location. That is the standard slogan, and there is great truth to this. I add a few twists:

  1. Solar orientation - South facing slope with driveway/main entrance at south are ideal.
  2. “Lay of the land.” - Ideal: basement level of the home should be above street. At a minimum, driveway/land around building should slope away from the building.

Age

This is the single biggest factor. Below are some considerations:

  • 1850 Modern foundation
  • 1880 Modern framing
  • 1920 Cast in place concrete foundations
  • 1900-60 Asbestos and lead paint were popular (avoid)
  • 1965 Less chance of lead paint
  • 1970 Grounded (three strand) distribution wiring
  • 1965-75 Aluminum single strand wiring possible (probable in manufactured housing)
  • 1978 Lead paint and asbestos banned
  • 1980 Vented attics (minimizes chances of moisture/mold issues)
  • 1986 Lead solder banned (minimizes chances of lead in drinking water)
  • 1986 NH Energy Code (6”/R20 Walls and 10”/R30 ceilings, Thermal-pane windows)

In summary, I would not rule out old houses, but typically, the older the house, the greater the number of issues.

Accessibility/Fundamental Structural System

Cast-in-place concrete with full basement is most desirable. Structural stability, ease of repair, warmth of floors are all enhanced by a heated, fully accessible basement. Slab on grade is second. Heated crawl space is third. Unheated crawl space is least desirable.

Roofs

In general, the steeper the better. 12:12 pitch is ideal for this climate. Large overhangs are a win.

The “Turner Stair Construction Rule

If the stairs are well constructed, the home is well constructed!” Study the stairs to the basement and upper floor. Stairs are tough to frame. If they got the stairs right, they probably did a good job on the remainder. Good stairs should have 7 ½” rise, 11” finish tread, 6’8” (80”) minimum headroom, >=36” landing space, >=36” width, solid handrail/newel post 32-36” above nosing (edge of tread).

Water/Sewer

Municipal services are certainly desirable.

Utilities

Separate electric and heating are desirable and are required by the NH Energy Code (1986/newer or major renovations).

Heating

Oil fired forced hot water is best value. Indirect fired hot water is best source for domestic hot water. Don’t rule out electric heat homes (they tend to be quite well insulated and Heat Smart makes it an affordable heat source). Least desirable: Forced hot air system with furnace/air handler situated in the attic (inefficient, ice dam problems, difficult to service).

Plumbing

Avoid PB (polybutylene) piping. This is gray plastic distribution piping. It is particularly problematic with plastic (acetyl) fittings. Copper is good. PEX (Cross Linked Polyethylene) is fine.

Beware the deck!

Most decks have a variety of problems. A gap between the deck and house is the single best indicator of construction competence.

Garage

Attached is much preferable to under. 8’ high, 9’ wide doors preferred. Watch for stairs between garage and house.

Driveway

Bituminous asphalt is most popular in this climate. Black color attracts heat from sun and tends to melt better than alternate materials. Also, less brittle than concrete and more salt resistant.