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Building a house
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Okie Boarder
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PostPosted: Jan 03, 2015 9:55 am    Post subject: Building a house Reply with quote

We're most likely going to build on a piece of property. I started the thread about living in the country, but thought a house build thread might be good. Seems like there may be one person in the middle of a build and at least one other planning it.

For our build, we're thinking country/rustic/farmhouse style blending, with an open floor plan and a moderate size/price. Some things being considered...

concrete floors

metal roof

jack & jill bath or teen suites

2 car garage, oversized with extra room to one side for workspace.

small concrete drive with gravel drive the remainder

large front porch and back patio

blend of electric and gas (propane) appliances

wood stove as primary heat source

tankless water heaters

electric heat pump

Thoughts and ideas or experience with any of these items?

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PostPosted: Jan 03, 2015 10:46 am    Post subject: Reply with quote

Wood stove as PRIMARY heat source?!?! My grandparents had a wood stove. Not a fan - constant maintenance and work! OOF! Unless you only turn your heat on once or twice a year, I'd avoid it at all costs!
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PostPosted: Jan 03, 2015 11:04 am    Post subject: Reply with quote

Yep. I grew up with a wood stove as our primary heat source...definitely not for everyone as it does require maintenance and work. But, I prefer being more self sustaining.
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PostPosted: Jan 03, 2015 12:46 pm    Post subject: Reply with quote

Alright then more props to you! It does give the house a wonderful smell!
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PostPosted: Jan 03, 2015 1:20 pm    Post subject: Reply with quote

Whats more self sustaining about woodstove primary heat?

I would tell you even here in the PNW where there are tons of trees that wood heat is more expensive than nat gas or heat pump.

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Okie Boarder
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PostPosted: Jan 04, 2015 5:41 am    Post subject: Reply with quote

If needed, I can heat my house without the need of any provided utility with wood.
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Okie Boarder
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PostPosted: Jan 04, 2015 5:43 am    Post subject: Reply with quote

Some other thoughts/ideas...

j-bar or bar in the kitchen with upper (eating area) and lower counters; lower counter all butcher block

wood counter tops in bathrooms

LED lighting throughout

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Okie Boarder
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PostPosted: Jan 04, 2015 6:12 am    Post subject: Reply with quote

Some images that capture some of the ideas...

Gravel drive with some concrete in front of the garage



Concrete floors...





Wood bathroom counters



Eating bar with butcher block



Farmhouse type of porch



Farmhouse/DIY type fixture ideas...






Wood stove with rock platform...


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PostPosted: Jan 04, 2015 7:59 am    Post subject: Reply with quote

Would you be heating those concrete floors?
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Okie Boarder
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PostPosted: Jan 04, 2015 8:18 am    Post subject: Reply with quote

wakeboarderdave1 wrote:
Would you be heating those concrete floors?


Probably not.

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PostPosted: Jan 04, 2015 8:36 am    Post subject: Reply with quote

So you essentially want your house to have pinterest chic?
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Okie Boarder
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PostPosted: Jan 04, 2015 8:41 am    Post subject: Reply with quote

LOL, to a degree...many of the ideas we like are definitely popular looks and common on pinterest, blogs, etc.
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PostPosted: Jan 04, 2015 12:30 pm    Post subject: Reply with quote

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PostPosted: Jan 04, 2015 12:31 pm    Post subject: Reply with quote

Okie Boarder wrote:
If needed, I can heat my house without the need of any provided utility with wood.


You could do that regardless if woodstove is "primary" heat source.

My point is you are NOT going to save money with burning wood to heat your house.

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PostPosted: Jan 04, 2015 12:56 pm    Post subject: Reply with quote

Chad H, LOL...most of the ideas are what the wife likes, but I do definitely like a fun style. Having style and being crafty is not reason to forfeit the man card, IMO.
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Last edited by Okie Boarder on Jan 04, 2015 1:39 pm; edited 1 time in total
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PostPosted: Jan 04, 2015 12:58 pm    Post subject: Reply with quote

eeven73 wrote:
Okie Boarder wrote:
If needed, I can heat my house without the need of any provided utility with wood.


You could do that regardless if woodstove is "primary" heat source.

My point is you are NOT going to save money with burning wood to heat your house.


Yep, as long as you have both, there is the option. We'll see how it plays out, but most people around here can heat their house with wood for the same or less as other options, from what I understand. I'm not necessarily considering it just from a cost standpoint.

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PostPosted: Jan 04, 2015 9:44 pm    Post subject: Reply with quote

If your going concrete floor I would definitely recommend heating them. Heated floors make the ambient feel of a home so much nicer. And you can even do it via wood burning stove. But depending where your at I would look at using solar or a heat pump to do it. My future home will be heated floors with wood burning stove as auxiliary heat.

My vacation home PVR will be nearly off the grid. Maybe off the grid.

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PostPosted: Jan 04, 2015 9:45 pm    Post subject: Reply with quote

So getting into this thread a bit late (I suspect I might be the one in the middle of the build).

What square footage are you looking at? I can't imagine heating one of the homes you've posted with a wood stove. Especially not at the price of natural gas these days. If you must be able to operate off the grid, I would recommend that you look at geothermal + solar electricity.

If you are doing concrete floors, I would highly recommend heating them. We did this in our last house and it was wonderful. It's expensive, but well worth it as it is the most comfortable heat source; not to mention the floors don't "feel" cold. We found that we could set the thermostat lower with the floor heat than with GFA heat and still be comfortable with both.

You mentioned that you are looking at a tankless water heater. In our last house, we had this. In the house we are currently building we are actually using a combi-boiler which will not only provide hydronic heat for our concrete floors, but ALSO will act as our hot water heater.

Why two car garage? Even with the extra work space, I imagine you will complain that this is too small in a year or two unless you also are planning an outbuilding.

If you are on a budget, I'd recommend spending your money where it counts IE quality building materials, insulation, etc rather than focusing on things that are easily changed. This is especially important if you want to minimize your reliance on utilities as you will want to be as energy efficient as possible.
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PostPosted: Jan 04, 2015 10:42 pm    Post subject: Reply with quote

jjaszkow wrote:
In the house we are currently building we are actually using a combi-boiler which will not only provide hydronic heat for our concrete floors, but ALSO will act as our hot water heater.


How is this different than a hot water on demand system? Is it because it uses gas and not electricity?

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PostPosted: Jan 04, 2015 11:06 pm    Post subject: Reply with quote

nmballa, the combination boilers basically have two modes and two separate channels for liquid to flow through the heat exchanger. In ours, one channel will be heating the ethylene glycol that is used to deliver heat to the floors and the other channel heats water for our hot water use.

I don't have experience with electric hot water on demand systems. Our last one was gas, and this combination system will be gas as well.
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PostPosted: Jan 04, 2015 11:21 pm    Post subject: Reply with quote

Gotcha. Hopefully sooner than later I will be moving out of the condo and buying a house. I'm also planning to build in Mexico in the next few year. Have a lot but have yet to do anything with it. Goal is to be off grid in Mexico other than mains water.
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Okie Boarder
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PostPosted: Jan 05, 2015 3:56 am    Post subject: Reply with quote

jjaszkow, we're planning to stay pretty close to 2000 sq ft and we are trying to build in the middle range price wise. The pictures I posted are just snippets of style and our design will likely incorporate some of those elements, but as simple as possible.

I'll check into the floor heating...not sure if very many people do that around here.

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PostPosted: Jan 05, 2015 5:02 am    Post subject: Reply with quote

eeven73, what are you paying for wood up there?
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PostPosted: Jan 05, 2015 6:21 am    Post subject: Reply with quote

As far as wood heat goes, do everything you can to simplify the process regarding wood storage and how you plan to move it into the house. We heat primarily with wood but have a 95% efficient NG furnace as well. Almost all of the wood we burn comes from our property. I figure if I'm going to go to the trouble of clearing the dead trees I may as well process them into firewood. We are definitely saving money provided I consider my time as free. Besides, I'd much prefer a day in the woods doing that versus sitting in front of the boob tube.

I'd absolutely do what you can to have in-floor heat. We have it in our finished basement and in the garage/shop and it is VERY nice. If you do go this route, you may want to consider an indoor or outdoor wood fired boiler which can then also provide (or preheat) your domestic hot water.
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PostPosted: Jan 05, 2015 7:24 am    Post subject: Reply with quote

fish6942 wrote:
an indoor or outdoor wood fired boiler which can then also provide (or preheat) your domestic hot water.


For 2000 square feet, I would absolutely go this route versus a wood stove if you are planning on using wood as your primary heating source. fish6942, is this what you use for your heating, or are you using a wood stove + fans to heat your place?
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PostPosted: Jan 05, 2015 8:20 am    Post subject: Reply with quote

jjaszkow, can you go into more detail about what you had mentioned on the ohsix thread?
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PostPosted: Jan 05, 2015 10:58 am    Post subject: Reply with quote

jjaszkow wrote:
fish6942 wrote:
an indoor or outdoor wood fired boiler which can then also provide (or preheat) your domestic hot water.


For 2000 square feet, I would absolutely go this route versus a wood stove if you are planning on using wood as your primary heating source. fish6942, is this what you use for your heating, or are you using a wood stove + fans to heat your place?


The basement in-floor uses an electric boiler and the garage/shop in-floor uses a NG boiler. There is a zero clearance fireplace on the main floor that also heats the second floor. The fireplace is capable of putting out up to 80k BTUs and uses outside air for combustion. For circulation, there is just a ceiling fan in that room along with the furnace fan that runs full time in low speed circulation mode.

I loaded the fireplace up last night with good oak. Got up this morning at 5:15 and the main floor was 68° and the second floor was 67° which I didn't think was too bad considering it was -12° outside (that's minus 12 degrees).

We do keep the NG furnace set to 65° so we're not totally hardcore about wood heat.
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PostPosted: Jan 05, 2015 12:11 pm    Post subject: Reply with quote

We don't get anywhere near that cold, nor do we typically remain real cold for extended periods of time...this is what our average temperatures are like:


January
Average High: 46.7
Average Low: 25.2
Average Precipitation: 1.1

February
Average High: 52.1
Average Low: 29.6
Average Precipitation: 1.6

March
Average High: 62
Average Low: 38.5
Average Precipitation: 2.7

April
Average High: 71.9
Average Low: 48.8
Average Precipitation: 2.8

May
Average High: 79.1
Average Low: 57.7
Average Precipitation: 5.2

June
Average High: 87.3
Average Low: 66.1
Average Precipitation: 4.3

July
Average High: 93.4
Average Low: 70.6
Average Precipitation: 2.6

August
Average High: 92.5
Average Low: 69.6
Average Precipitation: 2.6

September
Average High: 83.8
Average Low: 62.2
Average Precipitation: 3.8

October
Average High: 73.6
Average Low: 50.4
Average Precipitation: 3.2

November
Average High: 60.4
Average Low: 38.6
Average Precipitation: 2.0

December
Average High: 49.9
Average Low: 28.6
Average Precipitation: 1.4

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PostPosted: Jan 05, 2015 2:22 pm    Post subject: Reply with quote

I'd go Geo thermal and heated floors.

You can turn up the heated floors and it will basically warm up the whole house if you crank them up if you wanted to. I just don't see a wood burning heating source being good enough in the winter for the size of house you're looking at. Those floors are going to be cold... We have slate through most of my house and it's cool. When we did our reno all of the new flooring and what ever we tore up, we went with electric floor heating and I'd never not do a heated floor on something like a slate or tile again.

Depending on your area Geo thermal in the long run would be cheaper. For us it doesn't pay out so natural gas is the way to go here. As a natural gas trader I can tell you, you'll have cheap nat gas for a lot of years....especially in your area.

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PostPosted: Jan 05, 2015 2:37 pm    Post subject: Reply with quote

A point to clarify, we will likely be building in the "country" without access to natural gas. We will likely be on propane, with electric, well and septic.
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PostPosted: Jan 05, 2015 2:48 pm    Post subject: Reply with quote

ahhhh propane is pretty much free this winter. I'm sure that will change once we chew through some inventories.

We are so connected to Nat gas here it really doesn't matter where you are there's always going to be a line running nearby. Unless you are really in the boonies you can always get a gas line running to your place.

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PostPosted: Jan 05, 2015 6:21 pm    Post subject: Reply with quote

Okie Boarder wrote:
eeven73, what are you paying for wood up there?


You can get good quality seasoned split delivered for 250-300 per cord.

You might luck into a little less.

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PostPosted: Jan 05, 2015 6:47 pm    Post subject: Reply with quote

We're usually around $150-225 for the same, depending on the wood. I'm sure like here, if you got whole log and split them it would be quite a bit less. Most people I know around here that buy full logs and split themselves get a full cord for $75 or so. Some people pay nothing if they have a heavily enough wooded place that they cut their own wood from.
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PostPosted: Jan 06, 2015 5:40 am    Post subject: Reply with quote

Not to derail the heating conversation, but the wood counter tops you would like to use in the bathrooms... Do you plan to leave them rough like the above pic shows? I would think that would be a nightmare to keep clean/sanitary with the rough porous surface like that. I love the look of barn wood on furniture or other accent pieces in homes, but can't really see it being a great counter surface.

Concrete floors look great and should be maintenance-free, but I would really think into heating them like others have suggested. Since you are already thinking of using a heat-pump, if you plan to stay in this home for awhile it would be worth looking into geothermal.

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PostPosted: Jan 06, 2015 5:44 am    Post subject: Reply with quote

We might let them have some imperfections or rustic look, but for the most part we would probably smooth them out and coat them well with varnish/poly so they would be damaged by water.
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