New Construction Foundations & Full Basements, with a Special Tip for Builders

If you are building or considering buying a newly constructed home, there will be dozens of items at the top of your mind. We’re gong to dive into one specific topic that is important and often overlooked, and that’s below-grade water management with full basements.

If you are a builder, you can stop reading right now and get a free download of the BC Housing Research Centre Builder Guide to Site and Foundation Drainage. Our Northern colleagues have published an authoritative and comprehensive manual for builders, and it’s full of useful tips with illustrations that can be applied to you plans, especially if you build homes in wet and/or cold climates. Few builder resources on the topic of foundations are as valuable, and we owe our Canadian friends our gratitude for putting so much into this free manual.

If you are buying a new construction home with a full basement, then it is important to pay attention to how the foundation was built with an eye towards water management. Water is the primary killer of homes, and a flooded basement can cause major damage. We have seen multiple examples of this in the Chicago area, where poor water management leads to expensive repair and remediation bills for the homeowner as well as costly liability for the builder.

Below are three main areas where good water management practices can be applied to your new home: (1) the exterior walls of your foundation, (2) the below-grade drain system, and (3) the mechanical system for drawing water away from your foundation.

Dual protection layers on the foundation walls is a good practice to avoid a single point of failure that would allow water penetration. The first layer is a monolithic liquid coating that is typically sprayed on the surface or applied with a roller. In this illustration, you can see the green layer which is a rubberized coating sprayed on the surface at 60 mil thickness. A thick plastic waterproof brown dimple board is adhered on top to protect the green layer and aids drainage to the below-grade pipes that carry water away from the foundation. These two systems work in tandem to help protect the exterior of the foundation walls. Individual components and whole systems can be purchased from numerous manufacturers.

A cross-section showing a perforated drain pipe on the exterior of the foundation, installed in a bed of coarse gravel and surrounded by filter fabric. The pipe is usually 4” or 6” diameter and helps carry water away from the foundation. A similar strategy is often found under the basement slab on the interior for additional protection. Illustration credit: Understanding Basements, Joseph Lstiburek, Building Science Digest 103. (c) 2006.

An example of a basement sump pump system we installed in a new home. Due to the size of the finished basement and environmental factors, we installed three separate sump pits with a dedicated electrical circuit for each. The center pit had a dual pump system, and both pits flanking it had an overflow backup pump that would activate in the event of a main pump failure or storm event that caused excess water buildup near the foundation. The system was connected to an automatic alarm system that would alert if a pump failed or the water level reached a certain height. The entire sump pump system was backed up by a whole home generator that would switch on automatically if the power went out. While your particular basement might not need this, it is worth considering two sump pumps and two pits with at least a battery backup for some level of redundancy that will save a basement from flooding in many common circumstances.

Top 3 Reasons New Home Builders Disappoint

Buyers risk being disappointed in their purchase of new construction because the overall quality of new builds is generally average or worse. Good quality new homes are the exception, not the rule. Even in upscale neighborhoods, we see new homes erected every year that are not going to withstand the test of time without costly repairs and improvements. We build new homes, and we admit that home builders could do better.

Below is our view of the top three reasons new home builders disappoint.

1. Builder Education. New home construction has changed more in the last decade or so than the previous 50 years. So much advanced information is now available about best practices for building enclosures, long-term durability, interior air quality, material science, and more. Quite a few builders ignore these practical developments. It’s a form of construction malpractice to build a new home today as if it was state of the art in 1998 (or earlier). Unfortunately, some builders exhibit a “this is how we have always done it” mentality that is a disservice to everybody.

2. Code is All. A recognized building expert once said that a code-built home is the worst home you can build without going to jail. Modern building codes have, to be fair, created a threshold focused on occupant health and safety. But they have also created a perverse incentive for builders to erect homes that only meet the minimum code requirements using low-cost labor and materials. Nothing more. Building codes evolve slowly, and builders routinely miss opportunities to surpass code requirements for the benefit of the buyer.

3. Shiny, Pretty Things. Information asymmetry in new home construction simply means that the builder knows more about building than the buyer does. The typical builder is counting on it. He prioritizes things that the buyer can see and touch in order to justify the purchase decision. Think cabinetry, millwork, and appliances. The result is form over substance, even in multi-million dollar homes. Less effort is dedicated to building a high quality home that will be enjoyed by generations of occupants. This is a common misallocation of resources we see in new construction, to the disadvantage of the buyer.

Building a new home or addition is a journey. A capable partner increases the odds of success. If you are planning to build in the North suburbs of Chicago, we welcome the opportunity to discuss how we may help.

Redundancy vs. Standard Build Assumptions in New Homes

A recent conversation with a prospective new home buyer inspired us to jot down our thoughts about the areas in new construction that call for extra effort during the construction phase compared to the typical building practices in our market. During a tour of the most recent new home we built, the prospective buyer said, “I live in an older home, and I worry about my basement flooding during heavy rains.” He also asked about power outages that occur every now and then in the Chicago suburbs.

Redundancy usually means that important things should be doubly protected to ensure that no single point of failure leads to a disaster in your new home (but see an example of added convenience in #4 below). In contrast, standard build assumptions are usually code-minimum practices that do not emphasize the most important areas of your new home. Home builders might offer these items as “extras” or not discuss them at all with the home buyer. The additional cost involved might strain the budget or cause the home buyer to question whether the expense is worth it.

Below is a list of four items included in our new homes, and we encourage new construction buyers to give these serious consideration even if it means there are budget trade-offs elsewhere:

1. Dual sump pumps in two sump basins with backup power. Most new construction in our area includes a basement, and a sump pump in a single basin is standard. The extra effort to install a second basin and separate pump with backup power is a relatively small price to pay to prevent flooding. A number of reputable sump pump manufacturers such as Zoeller, iON, and Wayne offer primary and backup pump systems with alarm systems in case of a problem and battery backups that will operate the pumps for a period during power outages. Even better is a standby generator to generate critical power for extended periods of time.

2. Standby generator. Most new construction homes do not include a standby generator as a standard included item, but they probably should be. A whole home generator automatically turns on when there is a power outage so that the home can be cooled during a heat wave, or remain warm during a deep freeze. It can operate sump pumps during stormy weather to keep the basement dry, and they can prevent the refrigerated food from spoiling during prolonged outages. We can expect power outages to increase in frequency and severity as our aging electrical grid strains under increased electrical consumption that grows each year.

3. Low air leakage and high insulation values. One basic goal of a home is to keep the outside out and the inside in. Tight air sealing refers to multiple steps your builder has taken to focus on this specific topic when constructing the envelope of your home. While some of these steps might seem redundant, they are intended to prevent uncontrolled air from entering or escaping the house. High quality doors and windows, along with careful installation, are an important piece of the puzzle. The building code states the minimum amount of air leakage and insulation that is permitted, but it varies from one suburb to the next. One suburb has adopted the code from 2012, while another suburb 15 minutes away has adopted code from 2018 and will soon adopt the 2021 enhanced requirements. The bottom line is that drafty homes with poor insulation values and builder-grade door/window packages won’t cut it today: they are uncomfortable to inhabit and expensive to heat and cool. Building a home that meets or exceeds the 2021 code minimum is a worthy goal, even if it is not yet a building standard or the required practice in your neighborhood.

4. Expanded kitchen functions. This one falls somewhere between a nice-to-have feature and a necessity in large custom homes. When we design a new home and have the footprint that allows for it, we recommend planning for two areas with separate sinks, dishwashers, and food prep/storage spaces. The underlying reason for this redundancy is that the kitchen has taken on greater importance today. Kitchens have grown in size and function. Everybody seems to congregate in or near the kitchen. Distinct areas for food prep, seating, dining, cleanup, and storage fit the expanded role a kitchen plays in our lives. In this case, redundancy is more about convenience and new expectations rather than protecting a vital part of the home.

We hope this short list helps you prioritize the plans for your new home. We’ll be exploring these topics again as we tour a new construction home in Wilmette, so stay tuned and don’t hesitate to contact us at hello@uncommonresidential.com if we can assist you with your new home.

An Addition, part 4. The Basement Laundry and Bathroom.

The kitchen-addition took center stage last time, and it was recently featured in Thermador Behind the Build if you would like to read more about it. Now we return to the the unfinished basement. We’re the kind of people who feel that tingle of excitement when we first see an old and neglected basement, and there’s nothing wrong if you feel the same. It’s a big world. You do you.

The basement in this home was a typical dark and dank cavern in need of much attention, including a new bathroom and laundry room. Neither could be standard issue. Regarding standard issue builds, be sure to read to the end of this post.

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A steel Restoration Hardware vanity with custom marble top adds plenty of storage in the new bathroom. Penny round tile from Ann Sacks and a Kallista One faucet with cross handles modernize a classic bathroom style.

The shower opposite the vanity. Subway tile from Ann Sacks and hex tile from Stone Impressions help elevate this basement bathroom.

In addition to the new bathroom in the basement, we needed to create new spot for the laundry machines.

When we stop thinking of a room as a strictly utilitarian space, something changes for the better. A bedroom becomes a restful and relaxing place. The kitchen is more welcoming, Here, laundry is a little less of a chore.

A view of the other half of the laundry room with ironing board, storage, and drying rack opposite the laundry machines. Pardon the snapshot, photography in small rooms is always a challenge. The quartz top is impervious to water, a good tip when you are thinking about the placement of clothes drying racks.

One key to making good use of the basement is to treat it as well or better than the rest of your home. If the basement is carefully planned and comfortable, you will increase your chances of enjoying it. Thanks for reading about this addition and renovation!

Aiming Above the Ordinary. . .

We’re happy to announce that we are in the planning phase for a showcase home in the McKenzie School area. This new home will definitely not be standard issue, and we’re looking forward to showing you the project from start to finish. Please reach out if you know anybody who is thinking about new construction in Wilmette next year.

An Addition, part 3. The Kitchen.

A new custom kitchen was a prominent part of our expansion of this 1903 home, and you can catch up on our work underneath the kitchen here. The old all-brown kitchen was aging poorly. Our clients requested a highly functional space for serious cooking as well as a gathering place for guests. Here’s what we delivered.

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The new kitchen featured hunter green custom inset cabinetry, Thermador appliances, Marvin windows, and a mosaic backsplash.

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Diverse lighting sources are an important consideration in planning a new kitchen. Large windows, under-cabinet LED, and wall sconces complement the ceiling fixtures.

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A multipurpose island holds the microwave, two refrigerator drawers, and an ice maker.

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Recessed pocket doors offer space-saving storage of countertop appliances and bulky items.

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A view of one of our favorite backsplash installations.

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We like to remember that this kitchen started as an idea before it became a drawing. Then it evolved into a framed enclosure above. The kitchen you see in these images traveled a long distance from conception to creation, and the act of building something from nothing is one of the most rewarding parts of our job.

We’re thrilled to know that the new kitchen is serving this family well. We have not forgotten their patience during a pandemic and willingness to live through major construction without complaint. This stuff can be hard, but our clients made it look easy. We hope they enjoy many great moments with friends and family in their new kitchen!

An Addition, part 2. Improving Good Plans.

Every good build relies on good plans, and now you may thank Captain Obvious for pointing this out. A slightly less obvious proposition is that good plans can be improved when the builder and client are collaborating well. For example, the addition of a wet bar in the basement made sense (ok, adding a bar makes eminently good sense these days), especially when we could take advantage of a nearby plumbing wall. Now let’s take a look at the original basement bedroom plan.

The addition included a new basement bedroom, which also requires a so-called egress window below grade. More on the “so-called” part below. Egress window wells tend to be a hassle to keep clean of debris, need some sort of cover on them, and generally look unsightly—the only saving grace is that they are mostly visible from the basement only.

The guest bedroom looked appealing on the plans. The egress window was supposed to be on the side of the rear of the house, minimizing the eyesore. So far, so good. Then our client asked if we could create a walkout basement by adding an external stairwell.

A couple decisions in every build often add outsized value to the project. This was one of them. We hesitated at first because it might be a little challenging for City of Chicago reasons that we do not need to discuss here. Also, it would cost more to accomplish and add a little complexity. Still . . . it was easy to see the appeal of our client’s request.

Smart plan, if we could make it work. Brilliant idea, said our crew chief, who knows one when he hears it. Tell me where and let’s dig, shouted the always enthusiastic excavator who was already turning over the engine.

New steps from grade to the basement bedroom allowed us to eliminate the egress window and provide access to the basement without entering the first floor. Perfect for guests and relatives, a live-in helper, or even a tenant.

In went a flight of stairs, and out went the so-called egress window. We say “so-called egress window” because it’s a commonly used expression when, in fact, there is no such thing as an egress window in the International Residential Code. The IRC only refers to an “emergency escape and rescue opening” or EERO, which can be a window or a door or some other opening. The important part is that it has to be large enough for an emergency rescue. The new basement door satisfies this requirement and provides multiple options for the client’s basement living space.

Sometimes we have a lightbulb moment, and sometimes our clients do. Great things can happen when there is an exchange of good questions and good listening in the planning phase. May your New Year be filled with many good ideas, wherever you find them.

An Addition, part 1 (and a toast to 2021)

Like many we know, we are certainly ready to pull away from the table full of all things 2020. We might have been over-served, but we’re ending it with a deep appreciation for the lovely families we worked with this year. We felt enriched by working on beautiful projects, and we were moved by how well our clients and colleagues adapted to the times in which we all live.

We plan to dive into a particularly rewarding adventure over the coming months, and it was the first major project we completed during the pandemic. In the spirit of the season, we’ll start with the basement bar.

The basement bar, finished in Hague Blue from Farrow & Ball.

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The original part of the circa 1901 basement was unfinished and unloved before we connected it to the addition. Our clients requested a basement bar while we reviewed the plans over pizza, and so we took advantage of the bathroom plumbing wall to add the wet bar on the opposite side. Capturing those unplanned developments or realizing unforeseen opportunities is one of the satisfying parts of major construction.

It turned out that this wet bar was even more important than we realized at first. A family member is now staying in the basement bedroom and has convenient access to necessities without having to visit the kitchen upstairs. Sometimes a bar is more than just a bar.

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Most basement bedrooms are an afterthought. Not this one.

We have more about this project coming soon. Until then, we wish you all healthy and happy holidays!

New Beginnings

Decades ago, homebuilders had few resources, building science was primitive, and homeowner expectations were generally low.

Builders now enjoy access to a wealth of resources, they can take advantage of a growing body of knowledge about high quality construction, and owners expect much more from their homes.

It’s possible to build homes today that meet high standards in performance, beauty, and healthy living. Homebuilding has dramatically evolved, even if many homebuilders have not. That’s where we come in. Welcome to Uncommon Residential.