The framing of your home is the foundation, floors, walls, and roof
which all tie together to form a solid structure. These are the
actual boards which make up the floor joists, wall studs, and roof
trusses or rafters. There are two types of framing used in home
construction as noted in chapter 1 – platform framing and
balloon framing:
- Platform
framing – the style of framing used in
most modern construction projects. For each story of the structure,
wall studs extend from a bottom plate at the floor (or foundation)
to the top plate which is either attached to floor joists of the
next story, or roof trusses. The floor structures for each story
are platforms that extend to the perimeter of the house. Because
each story has its own support structure, this style framing is
much less complicated when making alterations.
- Balloon
framing – commonly found in older homes;
consisting of wall studs that extend from the foundation to the
roof structure – even multiple story structures. The first
story rests on the foundation; second and third story levels are
supported by 1X4 ribbons set in notches in the stud walls.
Both styles of framing are supported by the foundation and a main
beam or girder, in the center of the structure. In platform framed
structures, the load-bearing walls are easy to identify. They have
a double top plate; consisting of two layers of framing lumber.
All exterior walls are load bearing. As are interior walls that
are aligned above the center support beam, or any other support
beams included in the structure.
Service System Review
It is equally important to understand the building service systems
of the structure, as outlined in chapter 1. As well as the location
of their components; plumbing sewer and supply pipes, electrical
wiring and circuit loads, HVAC plumbing pipes, air ducts, and wiring.
When the renovation plan is just a re-design of existing floor
space, chances are building service system components may only need
to be moved, if affected at all. However, if you add floor space
in a renovation design, keep in mind that it probably will place
added demands on existing services, and upgrading system capacities
may be necessary in order to meet them.
Plumbing systems usually consist of a drain-waste-vent system or
DWV, and a fresh water supply system. DWV systems operate on gravity;
the proximity of a vent is crucial to proper operation of each drain.
Water supply lines are under pressure, but can be routed almost
anywhere to suit a plan.
The electrical system is made up of many wiring circuits running
through the frame walls, floor, and ceiling of a structure; stemming
from a central electrical service box. They may be routed and configured
in countless ways, making it difficult to follow wiring runs for
each individual circuit.
Mapping the electrical system can be simplified by turning each
circuit breaker off in turn to see which outlets and fixtures are
connected to it. Following each wiring run is not necessary, but
each fixture, outlet, and appliance connected to the circuit should
be noted to accurately determine loads and capacities.
A forced-air HVAC system will have a furnace that heats the air
and feeds it to a main supply duct. This in turn feeds branch ducts
that supply heated air into each room or area of the structure.
A second series of ducts returns cold air back to the furnace. To
map a forced-air system, follow the ducts from each room or area
back to the main duct, and the main duct back to the furnace.
Hot water or steam systems use a network of pipes that carry hot
water or steam to radiators that heat the area. Some systems just
have one pipe that connects all radiators together in a loop. Other
systems may have an individual feed and return for each radiator.
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