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Trent Tarter

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Trent Tarter last won the day on April 8 2018

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  1. I would not waste my money on trying to waterproof a stone foundation/basement or convert it to living space. If you really want to make "high quality" finished living space in the basement, I would spend the money on having a new basement/foundation installed that would be waterproof. I would also raise the home or dig basement down to have minimum 8+ foot ceiling height. You could go with standard poured concrete, ICF (insulated concrete forms) or a PWF (permanent wood foundation).
  2. I would call it the upper flat roof section with parapet walls. I have inspected some condo units with similar roof design to hide AC units.
  3. It appears that you have old 2-wire thermostat wire. If so, I suspect it's not going to be compatible with the new thermostat. A 24 volt transformer may be needed. Look at the install directions for using old 2 wire thermostat wire.
  4. As others have said I would RUN! Finding those kinds of structural defects on a two year old home is very alarming and is a good induction that there's more issues going on. The inspection report is very poorly written and unprofessional. I would hire a new inspector and move on to another property.
  5. Not sure if it has the same structural rating. It would not matter as the post frame walls would not require sheathing, the Zip sheathing would simply be an upgrade vs having metal siding over wood frame only.
  6. That's an option I might consider, however it takes more labor. I am also looking at "zip wall R sheathing". It's an OSB sheathing that has one inch foam insulation attached.
  7. I have nothing against stick built construction. However, my goal is to be able to build quality, durable homes that are more affordable than typical stick built construction. A typical post frame shell home goes up twice as fast as stick built, with much less excavation and foundation costs. Post frame builders are telling me I can have a 2000 sq ft dried in shell built in about two weeks. I am getting quotes for around $30-$38 a sq ft for a residential post frame shell. This includes reinforced/insulated concrete slab, roof, siding, windows, doors. 24 inches eaves, 8/12 roof pitch, 9 foot and vaulted ceilings, 2x8 walls. Here's a cool video of post frame home tour
  8. Can you describe what you mean in regards to unusual "bypass issues".
  9. Pole barn and Post Frame are the same thing. While some older styles used round poles most all pole barns & post frame buildings use posts (columns). "Post frame" construction is the professional term that's used. The basic concept is the same but there are many variations as far as foundation types, wall framing methods and truss type.
  10. The posts can be installed in a variety of ways that keep them above grade. One product is called "Perma_Column" You can also use "wet set" column brackets and pour footing onsite, which is what I am leaning towards. You also use brackets to mount the posts on any type of concrete foundation (stem wall, basement, monolithic slab). They are making premium laminated post columns that are treated all the way through, they claim to have a 50+ year warranty. I would only consider that for a real small home or cabin. I will use "bookshelf" girt design for walls. I will place horizontal 2"x8" girts between the posts at 24 inches apart. This eliminates the need to install standard girts on top of posts and then have to fame interior side for drywall. This will give me an R-30 wall using fiberglass batt, the walls end up having less thermal breaks than stick frame.
  11. Most builders either don't understand or are unaware of the potential that post frame construction has to offer. They still think of basic pole barn construction with treated posts in ground. With design advancements the post frame industry is currently taking off in both commercial and residential markets. It' more common in the mid west and south. My goal is to be able to build a more cost effective qualify home that's more energy efficient than a typical stick built home. Post frame construction will allow me to do this. I am not saying post frame is better than stick built but it has huge potential. Here's a good article http://www.constructionmagnet.com/frame-building-news/going-residential
  12. I have been interested in building "post frame" homes for many years now. I am getting ready to build a post frame home for a client. This will be the first home I have built, in process of getting my general contractors licence. I will be the general contractor and will sub out most of the work including the post frame structure (shell). There's an old house on the property that has to be torn down first. This will be an interesting project for me as I have quite a bit of freedom in making design choices. I am currently working on plans and budget, the home is going to around 1200-1500 sq ft. single story, maybe a loft area. My goal of using post frame construction is cheaper cost per sq ft, more energy efficient and quicker to build than stick frame. It will be a few months before I get started.
  13. Here's a good source I use to find references for HVAC/water heater age. http://building-center.org/
  14. Yes I came to the conclusion it was a 3-phase panel, the small read wire on middle lug me wondering?
  15. Hear's a pic of main terminals. Would this be considered a 3-phase panel?
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