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Published by: Remodelors Council
ISBN: 0-86718-606-2
120 Pages, 6-1/2 x 8-1/2, Shipping Weight: 1.00 lbs.
Third Edition |
Created and reviewed by more than 300 builders and remodelers, this guide gives cut-and-dry construction standards that should apply to new construction and remodeling. It defines corrective action necessary to bring all construction up to standards.
Standards are listed for sitework, foundations, interior concrete slabs, basement and crawl spaces for block walls and poured walls, wood-floor framing, beams, columns and posts, plywood and joists, walls, wall insulation, windows, doors, exterior finishes and trim, roofs, roof sheathing, roof installation and leaks, plumbing, sanitary and sewer systems, electrical, interior climate control, HVAC systems, cabinets and countertops, floor finishes and more.
Contents
Purpose of the Book, vii
A level of Expectation, vii
Third Edition Review, vii
Scope of the Construction Performance Guidelines, viii
Scope of Responsibilities, ix
Remodeling Projects, x
How to Use This Manual, x
General Instructions, xi
Explanation of Terminology in This Manual, xii
How to Incorporate These Guidelines Into a Warranty or Dispute Resolution Program, xii
Other Ways to Use These Guidelines, xiii
Applications, xiii
For Additional Information, xiv
Acknowledgments, xv
1. Site Work, l
2. Foundation, 3
General, 3
Interior Concrete Slab, 4
Basement and Crawl Space Concrete Block Walls, 6
Basement and Crawl Space Poured Walls, 7
Moisture and leaks, 8
Basement Floor and Walls, 8
Crawl Spaces, 9
Columns, l 0
3.Wood Floor Framing, 13
Floor System, 13
Beams, Columns, and Posts, 13
Plywood and Joists, 15
4. Walls, 19
Wall Framing, 19
Wall Insulation, 20
Windows, 20
Exterior Doors, 22
Exterior Finish, 26
Wood and Hardboard Siding, 26
Aluminum or Vinyl lap Siding, 29
Cement Board Siding, 32
Masonry and Veneer, 33
Stucco and Parge, 34
Exterior Trim, 36
Paint, Stain, and Varnish, 37
5. Roofs, 41
Roof Structure, 41
Roof Sheathing, 41
Roof Vents, 42
Roof Installation and Leaks, 42
Asphalt Shingles, 42
Roll Roofing, 45
Chimney, 46
Gutters and Downspouts, 46
Skylights, 47
6. Plumbing, 49
Water Supply System, 49
Plumbing Fixtures, 50
Sanitary Sewer or Septic System, 52
7. Electrical, 53
Fuses and Circuit Breakers, 53
Outlets and Lights, 54
Fans, 55
Smoke Detectors, 55
8. Interior Climate Control, 57
Air Infiltration and Drafts, 57
Humidity Control and Condensation, 57
Heating System, 59
Central Air-Conditioning System, 60
9. Interior, 63
Interior Doors, 63
Interior Stairs, 65
Trim and Moldings, 66
Cabinets, 68
Countertops, 70
Interior Wall Finish, 73
Lath and Plaster, 73
Gypsum Wallboard, 73
Paint, Stain, and Varnish, 75
Wallpaper and Vinyl Wall .Coverings, 77
10. Floor Finishes, 79
Carpeting, 79
Roll Vinyl and Resilient Tile Flooring, 80
Wood Flooring, 82
Tile, Brick, Marble, and Stone Flooring, 85
11. Miscellaneous, 87
Fireplace and Wood Stove, 87
Concrete Stoops and Steps, 88
Garage, 89
Driveways and Sidewalks, 90
Wood Decks, 91
12. Landscaping, 95
Glossary of Common Terms, 97
Organizational Reviewers, 102
Subject Index, 104
Purpose of the Book
A Level of Expectation
Beyond building codes and local regulations, both contractors and their customers have long sought a measurable benchmark that deals with the expectations of performance in the goods and services provided by the residential construction industry. Although addressing matters of health, safety, and welfare are the mandated responsibility of those codes and regulations, a greater likelihood of matching the "other" dimension of a consumer's expectations will come from the acceptance of objective criteria regarding performance. Upon this premise, the prior two editions of Residential Construction Performance Guidelines were developed and refined to offer achievable minimum levels of workmanship for the products delivered.
It should be noted that the core of these criteria were first established as a basis of coverage under the insured warranty program, which was initially offered some 30 years ago. More than 20 years ago, the Remodelors Council of the National Association of Home Builders embraced a similar compilation of guidelines, which led to the published editions of Quality Standards for the Professional Remodelor. The joint effort of the Remodelors Council and the Single Family Small Volume Builders Committee culminated into the first edition in 1996. As such, many of the individual guidelines have remained as time-honored measures.
Currently, in certain geographical locations across the country, the Residential Construction Performance Guidelines have grown in acceptance to become the basis for evaluating performance by parties under residential construction contracts when dispute may lead to litigation or arbitration.
Third Edition Review
The performance guidelines in this manual were initially created and reviewed by more than 300 builders and remodelers. In addition, a number of specialty trade organizations participated in the review process and are listed in the appendix. This exhaustive review resulted in a first edition that builders and remodelers referenced with confidence as they communicated with their customers. The second and third editions are substantially similar to the initial publication. In both the second and the third editions, certain guidelines were updated to add clarity and thus make them more easily understood by both contractors and consumers alike. Certain issues were deleted while others were added to make the text more complete and comprehensive.
It remains an objective that the continued refinement of these guidelines can only lead to a mutual understanding of expectations by contractors and their customers. As such, the potential for disputes throughout the process can be greatly reduced. It is in that vein that the inclusion of an Applications section (see page xiii) and a Glossary of Common Terms (see page 99) was made.
Additionally, performance guidelines were prepared where they were previously addressed as "none." Finally, any perceived ambiguities or redundancies were corrected as needed for clarity and comprehension.
Scope of the Construction Performance Guidelines
The guidelines are intended for use as a reference and should be interpreted with common sense. They should be applied only within the scope of the particular project being performed, and are not intended to answer all questions pertaining to workmanship of construction that might arise in the course of a typical residential construction project. The guidelines selected for this manual deal with those issues that most frequently give rise to questions for the contractor and the consumer. Although many contractors routinely build to tighter tolerances, this is a collection of minimum performance criteria and should be interpreted as such.
The developers of these guidelines examined typical building techniques and quality measures based on an overall view of residential construction within the United States. Local or regional differences in construction techniques and environmental conditions may make the application of some of these guidelines inappropriate.
Users of this manual should recognize that not all of these guidelines could be consistently applied across the United States. Common construction practice or the performance of materials or components under certain local conditions may prevent reasonable use of these guidelines for evaluation and suggested remedy. In these cases, the parties may want to expressly provide that some standard, other than the related guideline, will apply. Similarly, if the specific problem has resulted in locally developed guidelines, practice, or changes in the local building code, the parties may want the local guideline, practice, or code to take precedence over these guidelines.
The construction performance guidelines do not constitute a warranty nor are they intended as a substitute for a warranty; however, both parties may agree to incorporate them by reference within a warranty or within any other construction contract provision. They are separate and distinct from any manufacturers' or fabricators' warranties that may apply to materials and products used in the project.
Contractors often refer to these guidelines in the Dispute Resolution section of their contracts as the first step prior to any mediation, arbitration, or litigation. In essence, the use of these guidelines as the basic criteria has eliminated the need for any type of dispute resolution in a number of cases.
The use and application of these guidelines with regard to residential construction and remodeling work is strictly optional and at the discretion of the individual users, and if implemented, only refers to contractorinstalled materials and services and not elements contracted by consumers and other trade contractors.
Nothing in this manual should be construed as policy, an endorsement, warranty (express or implied), or guaranty by the National Association of Home Builders or any persons or organizations involved in the creation of this manual of any technical descriptions, systems, details, requirements, materials, or products.
The National Association of Home Builders expressly disclaims any responsibility for any damage arising from the use, application, or reliance on the recommendations and information contained in this manual.
Scope of Responsibilities
Typically, numerous parties are involved in a residential construction project, whether it is building a new home or remodeling an existing one. Each of these parties has specific responsibilities to fulfill. The Contract Documents should provide a clear statement of the agreement between the contractor and the customer. In addition to the specific provisions of any contract, the following general responsibilities should be noted:
The Contractor: For the purposes of this book, the contractor is the entity named in the contract that has primary responsibility for completing the project. The contractor often employs others to assist him or her. In most cases, the contractor is responsible for all work assigned in the contract regardless of who actually performs the work. If the contractor is acting in a special role (for instance, as a construction manager), or the consumer selects others to work on the project who are outside the contractor's control, then the responsibility for evaluation and remedy of proposed problems may fall to other parties.
The Consumer: The consumer is the buyer of the product or service named in the contract; as such, the consumer is responsible for carefully reviewing the contract to ensure it accurately represents his or her expectations for the final product. Once the consumer accepts the project and moves into the home or occupies the newly renovated space, then he or she is responsible for routine maintenance and upkeep. Homes require a certain amount of care that is generally the consumer's responsibility. Additionally, consumers should note that in some of the guidelines contained in this publication, the contractor is not obligated to make repairs to items that fall within the consumer's maintenance responsibilities.
Manufacturer or Fabricator: Manufacturers and fabricators warrant many residential construction components that may fall outside the scope of the contractor's responsibilities, such as kitchen appliances, furnaces, air conditioners, and the like. Other less obvious items may include certain types of siding, roofing, or flooring. If there is a warranty question with one of these components, the consumer should be aware that the contractor might not be responsible for the performance of the product once it is installed. If a problem occurs, the consumer will often deal directly with the manufacturer or fabricator to have the problem evaluated and, if necessary, rectified unless otherwise specified in a contract. The contractor's responsibilities may end once he or she provides the appropriate information on how to contact the manufacturer or fabricator, unless otherwise specified in the contract.
Remodeling Projects
Remodeling is the process of expanding or enhancing an existing structure.
There are inherent difficulties in melding the new and old in a way that meets the'consumer's needs and is also aesthetically pleasing. Therefore, there are circumstances that call for the suspension of the application of these guidelines in order for the remodeling project to be successfully completed. These include, but are not limited to: the meeting of old, out-ofplumb or out-of-Ievel structures with new structures; the appearance of new materials near weathered, existing materials; and the practical considerations for new projects to work within the limitations of existing buildings.
Because of the unique challenges of joining new with old, a remodeling contractor may build part of or the entire project outside the scope of these guidelines to achieve the contract objectives. When it is reasonable, the contractor may note and discuss a condition with the consumer before construction. It is also normal for'a contractor (in the course of construction) to discover and accommodate conditions in the old structure that require solutions different from those the guidelines suggest. In these circumstances, the governing factor is meeting the needs of the consumer as outlined in the contract and complying with the local building code. Note: Remodeling-specific items are in italics.
How to Use This Manual
This manual is divided into chapters generally organized according to the usual sequence of events in the construction process. Nearly every chapter has major categories or sections; some also have smaller subsections. Each chapter contains individual construction performance guidelines.
The guidelines in this book are numbered according to the following
sequence:
Chapter Number-Section Number-Guideline Number
Please note that the guideline numbering restarts under each new section within a chapter. Smaller subsections within chapters do not affect the numbering system.
Each construction performance guideline has three parts, with an optional fourth part:
Observation: A description of a particular construction condition.
Performance Guideline: The specific criterion for acceptable workmanship.
Corrective Measure: A description of the work required by the contractor to meet the performance guideline and/or the consumer's maintenance responsibility.
Discussion: (optional) An explanation of unique factors pertinent to the observation, performance guideline, or corrective measure.
The guidelines are supplemented by a glossary, a list of trade associations that have contributed to the guidelines in this manual, and an alphabetical subject index. The subject index is a comprehensive listing of applicable guidelines. Most guidelines are referenced by several listings that generally capture both contractor terminology and a typical consumer's description of a condition.
General Instructions
In many areas, construction is covered by a process that requires all work to be done in compliance with locally approved, applicable building and related codes or locally approved or adopted guidelines.
If any conflict arises between these guidelines and applicable requirements of locally approved codes or locally approved or accepted guidelines, as a matter of law, the code requirements or performance criteria may take precedence over these guidelines.
These performance guidelines apply only to contracting work as specified in the contract documents for the project. They do not apply to designs, plans, materials, or workmanship that is supplied by the consumer or is outside the scope of the particular project. They are also designed to apply only to the part of the job addressed in each guideline.
Explanation of Terminology in This Manual
Substantial completion of the project. A project has met substantial completion where the areas are functional for their intended use as stated by the contract (except for items noted prior to final presentation), and cleanup on the site has been completed.
Warranty period is defined as the duration of the applicable warranty provided by the contractor or any other period agreed to by the parties.
How to Incorporate These Guidelines Into a Warranty or Dispute Resolution Program
The warranty, like the contract, should clearly express the intent of the parties. The limited warranty describes the problems for which the contractor will be responsible after completion of the project, and specifies the time period during which the warranty is in force. Moreover, if a builder or remodeler warrants workmanship and materials in a warranty, he or she will want to provide some means of determining whether he or she is complying with the terms of the warranty. Without guidelines referenced, the parties run the risk of having to follow specified dispute resolution procedures where an arbitrary standard may be imposed.
Accordingly, the contract and/or warranty might include a statement such as the one that follows.
All workmanship shall conform to the guidelines found in the publication Residential Construction Performance Guidelines for Professional Builders and Remodelers, National Association of Home Builders, 2005. If an item is not covered in that publication, standard industry practice shall govern. This may include the dispute resolution process as specified in the contract documents or by applicable laws.
If there are particular guidelines within this publication that the contractor or consumer does not feel are reasonable, they should be specifically excluded from all warranty or contract documents. Likewise, if there are particular guidelines that are not addressed, then by agreement, the contractor and consumer should add these to be part of the warranty and/or contract documents as referenced.
Other Ways to Use These Guidelines
Make the guidelines available to consumers to help them understand the construction process, whether or not they are referenced in the contract.
Avoid disputes by referencing an objective set of guidelines with third party credibility.
Make the guidelines available to mediators, arbitrators, and judges to help them understand the acceptable performance criteria.
Make the guidelines available to building code officials so that they can distinguish them from code compliance issues.
Make the guidelines available to trade contractors whose profession is an integral part of the construction process.
Make the guidelines available to city, county, and state officials to consider adoption of the guidelines as their accepted criteria.
Make the guidelines available to private, third-party inspectors and their trade associations to facilitate their compliance if designated as a condition of acceptable fit or finish.
Applications
Through the years, some methods of application have evolved to more readily assist both contractors and consumers in making accurate measurements of such items as ridges, cracks, gaps, lippage, or variations in plumbness or levelness. Because the majority of these are generally less than a 1-inch dimension, the use of the width of coins is suggested to approximate the measurement of variation. For example, the width of a U.S. dime approximates 1/32nd of an inch while a US quarter is reasonably close to 1/16th of an inch.
With this in mind, measurements can be made using multiples of coins to make fairly accurate measurements to determine compliance with the stated tolerances, as well as to determine the extent of repairs needed where the element exceeds the guideline.
A second suggestion refers to dimensions of levelness of surfaces, or those within horizontal measurement. While a standard 2-foot or 4-foot "carpenter's level" is readily available at most hardware or home stores, the search for a standard 32-inch level has been unsuccessful. To that end, removing 8 inches from both ends of a fiberglass 4-foot level will yield a fairly accurate tool for this need.
For Additional Information
Users are encouraged to provide comments and suggestions regarding their experiences with the guidelines. This could include applications that have been found useful in determining compliance. Responses should refer by name to Residential Construction Performance Guidelines, Third Edition and should be submitted in writing to NAHB Business Management Department, 1201 15th Street NW, Washington, DC 20005. Your comments will be considered in the preparation of future editions of this book.
BuilderBooks.com, a division of the National Association of Home Builders, has several publications available to assist with the development of contract documents, a comprehensive warranty program, and a variety of construction and customer service-related topics. There are also resources created specifically for the new-home buyer or remodeling customer. For a catalog and more information, call BuilderBooks at 1-800-223-2665. Visit BuilderBooks online at www.builderbooks.com.
Visit www.nahb.org/biztools and log on as an NAHB member for a variety of business management resources to help you work more profitably and productively. You'll find articles, books, and educational courses organized by category: Whether you need help with accounting and financial management, business and strategic planning, computers and information, customer service, the regulatory environment and your business, construction management, human resources, or sales and marketing, we have information for you. Visit and bookmark www.nahb.org/biztools.
Back Cover
Residential Construction Performance Guidelines
for Professional Builders & Remodelers, Third Edition
Residential Construction Performance Guidelines is the industry's most widely accepted reference on how homes should perform. This fully revised and updated reference was created specifically for builders and remodelers to help successfully manage customer expectations-and protect the bottom line-while delivering high performance homes.
Features include:
-A unique collection of nearly 300 guidelines in 12 major construction categories.
-50 new guidelines on cabinets, cement board siding, concrete, countertops, drainage, driveways, drywall, landscaping, water infiltration, and more.
-New remodeling-specific content- italicized throughout for easy identification.
-Guidance on how to take critical measurements.
-Glossary of common terms.
The consumer version of Residential Construction Performance Guidelines (BuilderBooks item 0026, sold separately) lets you:
-Help customers understand the basics of a properly constructed home and how it should perform during the warranty period.
-Prevent and resolve customer complaints without having to resort to arbitration or litigation.
-Show prospects that you are a professional who consistently builds to meet or exceed accepted industry guidelines.
BuilderBooks.com
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National Association of Home Builders
1201 15th Street NW
Washington, DC 20005-2800
Item 00225
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