[Background Info] [Basic structure] [Inspection] [Engineering] [Materials] [Appraisal] [Construction] [Deck] [Septic & Well]
Background Info
This is a custom-built home, constructed in 1999. Instead of using fiberglass for insulation, the house uses over 300 bales of straw. The straw was purchased from a Salisbury, NC farmer and custom baled to have about 1.5 times the density of normal bales. The outside of the house, as well as about 1/2 of the inside, is finished with three coats of natural concrete stucco, giving the house a great deal of character and unique appearance.
Other than the straw bale insulation, the rest of the house is made of standard materials. Like any new construction in Orange County, the house went through a multi-stage inspection process, from the foundation, to the framing and insulation, to the finished product.
The property was appraised in 1998 for $95,000, and the house appraised for $180,000 when built. Since then, the property values and tax assessments in the area have increased. The house's unusual insulation was not a consideration in the appraisal report, nor in the mortgage or insurance -- none of these are concerned with the nature of the insulation, as long as the structure is sound.
During the inspection process, an engineer's report on the ability of the post and beam structure to hold the weight of the straw plus stucco was delivered to the Orange County inspectors, along with structural details from the architect. Because the post and beam structure, as well as floor joists, roof trusses, and interior framing, were all built consistently with construction standards, there was no doubt about the ability of the house to withstand normal wear and tear, as well as the occasional North Carolina hurricane or thunderstorm.
Basic structure
The house's structure is post and beam, with 6x6" posts every 8 feet. Floor joists are 2x10” at the base, and 4x8” timbers for the 2nd floor. Perimeter beams are around the middle and top of the house. The interior framing is typical 16” on center with 2x4 lumber. The foundation is 25 concrete piers. The roof is built on scissor trusses. The floor joists and posts are connected with Simpson strong ties.
Inspection
The house was inspected and approved by the Orange County building inspectors, operating under the NC department of insurance. All inspections were passed, including foundation, framing, insulation, plumbing, electrical and final. Inspection is a requirement before permanent power hookup by the utility company.
Engineering
John Williams of Hillsborough was the architect. He confirmed load bearings and other aspects of the construction with structural engineer Howard F. Morris. The architect and engineer’s letter is available, and was given to the Orange County inspectors.
Materials
All new materials were used, except for the entry windows and windows over the entry, which were from a recycling sale. Many of the timbers were locally milled.
Straw: About 300 bales of straw were used to insulate the house. These were custom tied to be packed more tightly than typical, by a farmer near Salisbury NC. The bales are pinned vertically with rebar to provide lateral stability. The bales were dry and compact. In the unlikely event of a leak in the roof or elsewhere, the stucco walls will allow the bales to breath to dry out. The roof has 2’ overhangs and gutters, to help keep rain away from the walls. Tyvek was covered around the lower half of the house to prevent bales from getting wet due to possible deck splashback.
Stucco: The stucco mix included natural concrete stucco, yellow sand, Portland cement and hydrated lime. It was mixed on-site. The stucco is layered over house wrap (like Tyvek), then over metal plaster lath. The lath is pinned to the straw bales and attached to the wooden frame with framing screws. The Tyvek is from the bottom of the deck up about 5 feet, to provide added protection against rain splash.
Appraisal
The property was appraised for $95,000 and the house was appraised for $180,000 in 1999. These appraisals were used as a basis for getting a standard mortgage from BB&T. Since then, tax assessments on the property and house have gone up. The house has carried full insurance coverage against fire, theft and other damage.
Construction
Plumbing, electrical, roofing, framing, septic and many other construction activities were done by professionals. Other parts were done by the homeowners.
Deck
The bottom of the deck is pressure-treated lumber, but the top is not. This is because arsenic, which is used for pressure treatment, is poisonous to pets. The back deck is treated since it is where the hot tub was located. The entire deck was coated with wood preservative annually. Top boards may be easily replaced as needed. The deck is tied to the house with lag screws and aluminum flashing, as required by building codes.
Septic & Well
The septic is sized for 3 bedrooms. The well provides about 7 gallons per minute.
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