Leaky condo… two words that strike terror in the hearts of condo owners in BC. Unfortunately, the “leaky” part was not restricted to just condos. The prolonged wet winters on the West Coast take their toll on single residences as well.

In 2006 the B.C. Building Code, Part 9 was amended to include “rain screen” requirements. Changes to the Building Code mean that in some parts of Canada, in particular coastal areas with high precipitation, rain screen (RS) detailing is now mandatory. Whether the code requires a rain screen or not, it is being lauded as a better way to clad the exterior walls of buildings. In fact, some building areas outside of the rainforest parts of BC have implemented rain screen requirements as well.

Rain screen, otherwise known as a capillary break, is essentially a built-in gap or cavity between the cladding of a building and the building paper or wrap layer. This gap allows water that may get beyond the cladding an ‘planned’ escape so that it does not seep through to the sheathing or framing where long term damage could occur.

Typical details for rain screen call for pressure treated strapping over the building paper or wrap to separate the cladding from the building paper. This cavity or capillary break allows for drying and drainage of incidental moisture and helps to ensure moisture will not penetrate the paper and come in contact with the sheathing. Most cladding will require rain screen including stucco, metal cladding, cedar siding, cultured stone veneers and fibre cement siding products. Some claddings such as real brick already have a cavity as part of the normal application. There are also systems specifically developed which use non-moisture susceptible, open mesh materials. When amendments to the Building Code are introduced, they are seen as improvements to building practices and as a means of incorporating new techniques and new products. The rain screen amendment for single-family houses was adapted from a multi-family building technique in an effort to improve the performance of single-family homes. This amendment will make good homes that much better.

Does this mean homes without rain screen will leak?

Will houses look different with rain screen? Rain screen is a technique that adds a cavity or separation between layers in a wall. Nothing about a rain screen wall will look different before or after the code change comes into effect.

Will houses with rain screen cost more? There will be modest increases for labour and material as there is greater attention paid to the water-stopping details around windows and other through-wall breaks such as vents and hose connections. In the overall cost of a house, these very modest cost increases are far outweighed by the better wall design and the confidence that the wall assembly will perform at a higher level with rain screen.

Do I need to include rain screen detailing when applying for a building permit? This will vary from area to area. It is important to note that building techniques must be in accordance with the applicable building code as a minimum standard. To accommodate the potential requirement of written detailing, the new home warranty companies operating in BC banded together and developed a package of standardized details for typical conditions found in house construction to provide builders some guidance. The resulting Reference Guide of Typical Rainscreen Wall and Window Details PDF is normally sufficient for these agencies.

The details can be downloaded here and should be attached to the front of your plans, if required. Special thanks to the National Home Warranty program for providing the Details and some of the content within this blog entry.

More rain screen information: Building & Safety Policy Branch, Office of Housing and Construction Standards (British Columbia) bulletin ; Information about the Building Envelope Guide for Houses: Part 9 Residential Construction - Home Owner Protection Office;
Homeslicker & Mortairvent ;
Sure cavity ;
Sill Saver;

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In its May/June issue, Home Builder Magazine, the official magazine of the Canadian Home Builders’ Association did an interesting report about the evolution of house plans in Canada.  Judy Penz Sheluk contacted us to get our opinion about the stock plan industry and the emergence of house plans web sites.  You can read the entire article by clicking here.

Marie-France Roger, my partner, was the one interviewed by Mrs. Sheluk and explained that Stock House plans can be sold as is or modified to suit the customer’s needs.  We can even do a compelete custom project, on-line, by exchanging information with the customer / Builder. 

Some designer, like Mrs. Jane Cameron from Life Home Design, think that people can not be 100% satisfied with a stock plan…  Over the years more than 110 000 people can argue with that because it is the total number of stock plan we sold in the past 35 years !  However, a stock plan company must be able to do some modifications to their plans to make sure that we can serve all types of customers and this is what we do.

In the past, people who wanted to do some modifications or get a full custom design had to meet with a local designer to get a complete set of plans.  Today, we can all do it on line (we do more than 500 modified / custom house plans per year without meeting direct with the customer!) and tailor a complete design to the customer needs and then, by also contacting local engineers and/or architect during the project to complete the plans and meet the local regulations.  Customer saves time and money.  Our costs are about 1 to 3% of the total cost to build.  Get a quote right here !

If you go to a local designer with some images of a stock plans, make sure that the designer gets the copyright licencees from the original designer and work legally on your project because those plans are potected by our Canadian Copyright law.  The original designer has the total right to sue you and your designer…  Don’t get in trouble and work legally!

Drummond House Plans has some programs for local designers / drafters who would like to modifiy a plan based on our design;  it is simple, quick and not expensive !  Click here for more information.

Special thanks to Mrs. Sheluk and to Charlie Blore, Editor of Home Builder Magazine.

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A few days ago, I got and e-mail from a friend in Alabama, Architect Bob Chatham from Chantham Design Group, who featured in a very interesting TV episode from Dany Lipford.

The video will explain you the details of a green house and also how you can be greener in your existing home ! 

Congratulations to Bob who designed the featured house of this video.  The Fairhope Green Home Project is the first house in the state to receive Gold Certification from the National Association of Home Builders Green Building Program. 

Remember one thing if you build green,  this type of construction is a real team work !

Enjoy !

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You’ve thought about it for so long and now, you are close to start building your home !  What an exciting decision but are you ready ?  Are you stepping down this path for the firts time ?  Nervous ?!…

Like any process, building his home can be tricky and there are many important details to consider as you get started.  Have you decided on a style of home yet ? There are many styles as American, Bungalow, Cottage, Country, Crafstman, and many more.  Try to find the style of a friend’s or a neighbour’s home that you like and you will probably find what you like.  Write down or draw the details you like and and keep it in a file;  once you will meet an architect or any plan designer, you not forget anything.   Browse the Internet and you will maybe find the home of your dream through a Stock Plan Collection, or you can do some modifications of a stock plan through the original designer or do a complete Custom plan.

Where you build is very important too.  If you already own the land you plan to build on, your options will be more open than if you are building in an established subdivision.  One thing very important though;  make sure you have your land before buying the plan.  Some people bought some plans and bought the land after…  They noticed that the home they dreamed of can not be built on the land they bought !

If you buy a land in a subdivision, make sure you know very well all the restrictions and limits from the developer.  These “covenants” are in place to assure that all the homes in the area are worth about the same and this will protect the value of your investment in the future.  Always remeber that a house is an investment that you have to protect and, even if you do not think about it now, you may want to sell it some day !  Protect it !

There are a lot of things to consider about the location of your new home: Distance to shopping, Schools, work have to be thought about.

Finding the right contractor is your next step.  Talk to some friends or relatives about their experiences and make sure, when you have identified the right contractor that you get at least 3 bids plus the names of satisfied customers you can contact.  Always remember the old adage: “If it is too good to be true, it problably is !”  To ensure that both you and your builder are satisfied with the work, make sure the details are spelled out in a written contract.  The time you spend at this stage and on the plan stage will avoid any confusion later on.

With the internet and groups like the Canadian Home Builder Association and your provincial groups, reams of information is available to help plan your home.  The Canada Mortgage and Housing Corporation also offers useful information including valuable question and answer sheets.

Beyond choosing a good contractor, you will also need a lawyer and a banker to handle legal matters and financing.  Finally, remember that some home builders are more concerned about structural integrity and the attractiveness of your home from the outside.  Remember that the interior should also be designed for practical concerns like - will all the furnitures you already have fit ? Do not hesitate to contact an interior designer before starting to build;  they will help you to maximise your living space and avoid mistakes you will see once you live in your home !

Want to build green ?  Many links like LEED and Built Green can surely help you.

Enjoy !

this post was based on an article from the Cottage and Home Plans magazine provided by Tim-Br Mart. Some information was also supplied by CMHC and CHBA.

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Store your bicycles, garden tools, recreational toys & other seasonal necessities like snow blowers and swimming pool gear in the creative NEW shed plans that Drummond House Plans‘ has planned. Saving space and making room, either way you look at it, this Drummond designs’ collection of sheds is dedicated to providing you with storage solutions.

Shed Plan 2963-16 by www.DrummondHousePlans.com

To get a custom shed plan or a playhouse plan to match your existing or future house, please contact Drummond House Plans’ customization department or call 1-800-567-5267.

If you are looking for a larger storage solution, visit our detached garage designs collection. 

Garage Plan 3981 by www.DrummondHousePlans.com

For those who are searching for extra space for your in-laws, review our garage plans with apartment collection.

Garage Plan with Apartment / Mother-in-law Suite (Plan 3935) by www.DrummondHousePlans.com

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This morning, I awoke to the wonderful sound of tree frogs croaking in the forest beside our home. At last spring appears to have truly sprung here on Vancouver Island!

As I sat listening to the frogs doing frog things, my mind began to wander to all of the spring things on my “honey do” list. I was brought back to reality when a rather loud croak occurred from what sounded like inches away from my head. I looked over and to my astonishment a very small, but vocal, tree frog sat perched on the fig tree by our now open patio door.  Hmm… one of the items on my list was fixing an errant downspout. Somehow, it felt like there had to be a connection here.

In areas like Vancouver Island, rain is bountiful until the summer heat and then it can be surprisingly dry on our “Wet Coast”. Collecting and reusing rainwater can equal dollars and sense. Having your own natural reservoir can reduce water bills and storm sewer charges, alleviate demand on local water supplies and bypass strict watering schedules.

While planning to build any home, and more particularly one where reliable water supply may be an issue, it is a good idea to look at the logistics of water harvesting. A publication of particular value may be the Rainwater Harvesting Frequently Asked Questions, a project of the Islands Trust Fund. This publication targets an area where water collection has become a heated and urgent topic.

Whether you have a dependable water source or not, rainwater is better for your landscape than treated water as it is rich in nutrients, will reduce fertilizer requirements, and does not contain chemicals.

There are many ready-to-use collection options and rainbarrels available. At one of the recent Home Shows we participated in in the Comox Valley, we were introduced to the RainXchange Rainwater Harvest Systems. It is an intriguing rainwater collection system that integrates discreet, scaleable, and flexible rainwater storage with a circulating/filtering system and water feature. Of course there are also a number of innovative DIY solutions which abound on sites like YouTube. (Some of them are quite amusing!)

Regardless of the option you choose, remember to store your water safely. Be sure that children cannot access your storage vessel, ensure that you filter any debris from getting in and fouling your water, and make sure you screen the intake to prevent mosquito breeding. One final safety note… make sure you have an overflow plan. A 2000 sq. ft. roof generates 1,250 gallons of water for every inch of rainfall! A tiny rainbarrel will overflow in no time!

Speaking of showers, it is time to get Kermit out of the house and back where he belongs! We have a nice rain falling and his friends are calling.

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In order to answer the increasing requests from the population, Drummond House Plans has decided to re-design three of its top-selling home designs, to incorporate an elevator.

In fact, it involves three very popular house plans: a Country style design, a charming European home and a luxury European mansion, already in existence here. Modifications have been made to these homes in order to integrate an elevator in each one of them.

There are many reasons why our customers are looking for houses with elevators. Among other things, we find baby-boomers or the elderly with reduced mobility but are otherwise completely self-sufficient, as well as families where one family member has reduced mobility.

Home Elevator by www.universalelevator.com

Last January, during our annual meeting of Drummond House Plan Agencies, we had the opportunity to have as a guest, the Savaria Concord company.

They specialize in finding accessibility solutions in North America. Amongst these solutions were stair chair lifts, platforms as well as elevators themselves. Able to modify plans from its collection, Drummond House Plans also specializes in the exclusive concept of plans for new homes according to your needs as well as renovation plans and home addition designs for your existing home, among others, integrating an elevator!

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Fridays are not always the same…  This one, is a particular “positive Friday” !  Since I was very busy and out of the office most of the week, I decided to go through my e-mails and found this one who really made my day !

“Dear Mr. Girouard (Dan Girouard is our production manager),

I would like to express my thanks for the efforts Johnny Graziani did on changing our house plans.

While the modifications to our plans were not much out of the ordinary, we ran into some unexpected administrative discussions with our town in getting the needed permits. This required additional modifications to the plans with a very quick turnaround time. Johnny made sure that he understood our needs, worked within the limitations of his staff and assisted us in getting preliminary versions of the needed changes so we could work with the town as quickly as possible. Johnny could easily just told us that his schedule was fixed and we would have to wait until his team could complete the work efforts. But instead, he worked with me to understand what the minimum we needed was and how he might be able to get this done quickly.

It was truly a pleasure working with Johnny and the resulting plans match our needs perfectly. I hope all the people in your organization are as pleasant as Johnny to work with.

Kind Regards / Viele Grüße,

Thomas Voshell
Director Industry Solutions
Constituent Services
SAP Labs
1300 Pennsylvania Avenue, NW
Washington, DC 20004 USA
www.sap.com “

We can get recognition from our industry partners but nothing matches that kind of comments to me !  Thanks for your e-mail Mr. Voshell and I want to congratulate our modification team, Johnny, and Dan who does a great job managing all the production team.

To answer your question, Mr. Voshell, I am sure all the people in our organization are as pleasant as Johnny !…  Except myself, sometimes !!!   ;o)

Have a great week-end everyone !

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Dear future homeowners, home builders, home renovation builders,

Come and meet Drummond House Plans‘ residential design expert Mr. Richard Martin, at these 2009 Home Shows in British Colombia, Canada:

March 27-29: Comox Valley Spring Home Expo, Sports Center

April 3-5: Tri-City Spring Home Expo, Port Moody Arena

April 17-19: Victoria Spring Home Expo, Juan de Fuca Recreation Center

April 24-26: Langley Spring Home Expo, George Preston Recreation Center

May 1-3: Campbell River Spring Home Expo, Strathcona Gardens Arena

May 8-10: Powell River Spring Expo, Recreation Complex Arena

Drummond House Plans - Home Expo

Drummond House Plans will also be attending these great home shows in New-Brunswick, Canada:

March 20-22: The 2009 Moncton Home Show, Moncton Coliseum. Come and meet Mr. Denis Cormier from the new Drummond House Plan Agency in Moncton.

April 24-26: Salon de l’Habitation Richelieu d’Edmundston, au Palladium.  Come and meet Mr. Daniel Lepage and Mrs. Annie Lajoie from our new Drummond House Plan Agency in Edmundston.

We’ll see you there!  And until then… take a minute to have a look at our new website: www.drummondhouseplans.com and give us your comments!  Take advantage of our free house plan search!  Send us your criterias, and we’ll get back to you with a plan selection that will meet your requirements!  Send your request to: searchrequest@drummondhouseplans.com and if you place your order before April 30, 2009, you’ll get 20% discount on your plan purchase!

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For family reasons (keeping the family together without sacrificing independance) or for economical reasons, you might be thinking of investing in a multi-family construction and build a townhouse or a semi-detached homes, a duplex,  a triplex, a multi-family building (4 or more units), or simply a home with a basement apartment with a separate entrance.

Below, I will share with you my favorite Drummond ready-to-build Duplex House Plan, Triplex House Plan, TownHouses (Semi-Detached Home Plan) and a House with a basement apartment.  However, click on the link above to access the entire collections, depending on what you are looking for or directly on the house below to see my favorite multi-family picks!  If you have something specific in mind or haven’t found the ideal multi-unit design yet, contact Drummond’s Custom Design Dpt. to get your FREE house plan cost estimate.

Drummond 4-units Multi-family plans no. 3006 which ia a Beautiful Country Style 4 unit residential building.  Each unit has 2 bedrooms and 1 bathroom. 

www.DrummondHousePlans.com 4-unit Multi-house plan #3006

Drummond House Plans Duplex House Plans no. 4096 which is an Affordable Country Style Duplex with two nice 2 bedrooms 1 bathroom units.

www.DrummondHousePlans.com Duplex House Plans no. 4096

Drummond House Plans Triplex House Plans no. 3029 which is Drummond’s most popular European / Traditional Style Triplex, with 2 bedrooms and 1 bathroom per unit.

Drummond House Plans Duplex House Plans no. 3029

Drummond House Plans Country Style Semi-detached House Plans no. 6014 is among our top-selling One-level Semi-Detached Floor Plans, with a one-car garage.

www.DrummondHousePlans.com Semi-detached house plan #6014

Drummond House Plans Houses with Basement Apartment Plan no. 2795B, which is the most charming 4-bedroom Country Style, plus a one-bedroom basement apartment!  Interesting for young families and first-home buyers.

www.DrummondHousePlans.com Home with Basement Apartment - House Plans#2795B

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