Help with Custom House Build

[highfigh]

I've tried and failed to convince her of the basement. Some battles just have to be compromised. She is adamant about having a Safe room in the master closet just like on the house plan.

I will try to fight her on this again in the later stages before they begin building.

Stage 1 was buying that 1.33 acre lot. Got that done and paid for.

Now is only Stage 2 which is the floor plan selection. Will try to buy that house plan by next week.

Stage 3 is working with the builder on modifying the house plan and selecting all the specific components. This is where I will try to fight her on the basement.

I fail to see how having a safe room in the bedroom closet will be helpful when people are in the opposite end of the house. I would have a basement (for several reasons) where the mechanicals & safe room can be, with two ways to go down there.

The temperature in a basement is definitely lower than the main floor and in Summer, that can help.

 

[AcuDefTechGuy]

I fail to see how having a safe room in the bedroom closet will be helpful when people are in the opposite end of the house. I would have a basement (for several reasons) where the mechanicals & safe room can be, with two ways to go down there.

The temperature in a basement is definitely lower than the main floor and in Summer, that can help.

I will definitely try and win the argument.

I also heard that basic basements (especially ones done properly by specialty basement subcontractors without bathrooms) only cost $20-$30 per SF. The safe room is 5x8 and costs $6,000, which is $150/SF.

 

[highfigh]

I will definitely try and win the argument.

I also heard that basic basements (especially ones done properly by specialty basement subcontractors without bathrooms) only cost $20-$30 per SF. The safe room is 5x8 and costs $6,000, which is $150/SF.

The cost obviously varies, but what is the reason for the safe room- intruders, or storms? If it's for storms, I'd want it below grade- the house can leave, but the basement safe room would be unaffected. Add good drainage to the room and flooding won't be a problem, even if the pump has to be operated manually.

In places where the lots are small, basements are a great way to have more living space without the need for a large floorplan. If I were to build a house with a basement, it would be at least 12 courses high- mine is too low to really be useful and the house was built in 1946. It's nice and cool during Summer, too. If I want to cool the upstairs without using the AC, I close the windows, turn the furnace blower on and recirculate the air.

 

[AcuDefTechGuy]

The cost obviously varies, but what is the reason for the safe room- intruders, or storms? If it's for storms, I'd want it below grade- the house can leave, but the basement safe room would be unaffected. Add good drainage to the room and flooding won't be a problem, even if the pump has to be operated manually.

In places where the lots are small, basements are a great way to have more living space without the need for a large floorplan. If I were to build a house with a basement, it would be at least 12 courses high- mine is too low to really be useful and the house was built in 1946. It's nice and cool during Summer, too. If I want to cool the upstairs without using the AC, I close the windows, turn the furnace blower on and recirculate the air.

Great points.

 

[AcuDefTechGuy]

Much better.
I would relocate the entry to your study. Closer to the inside of the house and preferably better access from your master bedroom. Why walk through half of your house to get to it.

Wi-fi central antenna? Internet access to bedrooms, especially if you kids are older; however, even if they are young, they do grow up too fast.

Better access to the house from that 3 car garage besides through the utility room?
Is wife into sewing or quilting? Combine utility and enlarge? That space, I think, between the utility and br4 is wasted; build it in and enlarge the utility or br or split the gained space.

Don't rush into building. Go through your plans in both of your minds how you habits accommodate the traffic patterns and needs.

Great points.

I think you have convinced me of turning that wasted space (12' x 18') between Bed#4 & Utility room into another room.

 

[Irvrobinson]

The cost obviously varies, but what is the reason for the safe room- intruders, or storms? If it's for storms, I'd want it below grade- the house can leave, but the basement safe room would be unaffected.

Safe rooms are actually a USA Federal Emergency Management Agency term to describe a shelter meeting specific construction standards. They're intended to provide "near absolute protection" from tornadoes and hurricanes. Given potential for flash flooding in severe thunderstorms I'm not sure if I'd want the safe room above or below grade. There's also the debris burying you problem for below-grade installations. I'd consult a local expert, ADTG, and I wouldn't buy a safe room that doesn't meet the FEMA P-320 standard.

https://www.fema.gov/safe-rooms

 

[AcuDefTechGuy]

Safe rooms are actually a USA Federal Emergency Management Agency term to describe a shelter meeting specific construction standards. They're intended to provide "near absolute protection" tornadoes and hurricanes. Given potential for flash flooding in severe thunderstorms I'm not sure if I'd want the safe room above or below grade. There's also the debris burying you problem for below-grade installations. I'd consult a local expert, ADTG, and I wouldn't buy a safe room that doesn't meet the FEMA P-320 standard.

https://www.fema.gov/safe-rooms

Very good points. Will ask about the FEMA P-320.

 

[mtrycrafts]

Purely for when its night time and the power goes out. He does live in Tornado Alley.

Yes, but wouldn't a stand by generator be a better alternative? That is what I use in need.

 

[TheWarrior]

Yes, but wouldn't a stand by generator be a better alternative? That is what I use in need.

True, but considering his probable power usage, I'd like to encourage he offset that as much as possible!

 

[highfigh]

Safe rooms are actually a USA Federal Emergency Management Agency term to describe a shelter meeting specific construction standards. They're intended to provide "near absolute protection" from tornadoes and hurricanes. Given potential for flash flooding in severe thunderstorms I'm not sure if I'd want the safe room above or below grade. There's also the debris burying you problem for below-grade installations. I'd consult a local expert, ADTG, and I wouldn't buy a safe room that doesn't meet the FEMA P-320 standard.

https://www.fema.gov/safe-rooms

At 5' x 8', it would seem that a room of that size would be like a chip shot for a flying tree. I think the topography will be the determining factor on how the safe room is designed.

 

[AcuDefTechGuy]

At 5' x 8', it would seem that a room of that size would be like a chip shot for a flying tree. I think the topography will be the determining factor on how the safe room is designed.

Just the 5'x8' part alone is a big turn off for me. I would prefer something like at least a simple 15'x15' basement.

 

[Irvrobinson]

At 5' x 8', it would seem that a room of that size would be like a chip shot for a flying tree. I think the topography will be the determining factor on how the safe room is designed.

Good for FEMA that you're so smart! You've saved them from disaster by pointing out the flying tree scenario, which I'm sure they never thought of! I'll forward your comments right away.

 

[Irvrobinson]

Just the 5'x8' part alone is a big turn off for me. I would prefer something like at least a simple 15'x15' basement.

The trouble with a simple basement is the house over your head. A safe room is safe even if the house falls on your head. A safe room on the main floor is also more accessible for protection against intruders.

 

[highfigh]

Good for FEMA that you're so smart! You've saved them from disaster by pointing out the flying tree scenario, which I'm sure they never thought of! I'll forward your comments right away.

Thanks- I was looking for their address, but they seem to have moved. Something about a lot of people in New Orleans and along the Eastern Seaboard looking for them because they promised something and didn't deliver.

Also, their being a government agency doesn't instill confidence in their ability to make great choices WRT building anything, considering the debacle with the trailers they brought in after Katrina and the mismanagement of finds that has been rampant.

BTW- I went to school for architectural engineering, so it's not exactly uncharted territory, for me. I'd like to see their idea of building for "near absolute protection" (looking at the link now).

Having read it, I still think being in a basement would be preferable, assuming they're on high ground. Best of all, the theater could be built in the basement in a way that IT becomes the safe room, with energy backup for the equipment, HVAC and a pump that empties a cistern for catching any water that enters the basement.

 

[highfigh]

The trouble with a simple basement is the house over your head. A safe room is safe even if the house falls on your head. A safe room on the main floor is also more accessible for protection against intruders.

There's no perfect answer. Best to design for the most likely scenario.

 

[AcuDefTechGuy]

If I do a basement, it would only be for storm shelter and big enough to sleep in. Something like 15'W x 15'L x 8'H.

 

[Alex2507]

I built a safe room once. Adam is still in it.

Seriously, it was a wife's walk in closet. The walls were 2x6 and the bottom plate was anchored to the floor using sleeve anchors and the 3/4 ply was on the walls and ceiling. Pretty simple idea of not having that one part of the house blow away in a hurricane. If you want a 15x15 'pool' ... lol ... try the back yard.

 

[mtrycrafts]

If I do a basement, it would only be for storm shelter and big enough to sleep in. Something like 15'W x 15'L x 8'H.

You could install a hydraulic pole in a corner that you can trigger to go up a number of feet in case the house is on top of the room. Rescue will see that funny thing there.

 

[AcuDefTechGuy]

I built a safe room once. Adam is still in it.

Seriously, it was a wife's walk in closet. The walls were 2x6 and the bottom plate was anchored to the floor using sleeve anchors and the 3/4 ply was on the walls and ceiling. Pretty simple idea of not having that one part of the house blow away in a hurricane. If you want a 15x15 'pool' ... lol ... try the back yard.

I would definitely prefer an underground shelter bigger than 5x8.

Not many people in OK have basements. The misconception is that there is too much clay or bad dirt in OK to build basements, but it is 100% okay to build a 7x8 underground tornado shelter in the garage.

I may just tell my wife that I don't want a "basement". Oh, no. Not that. Not a basement. No. Instead, I just want a bigger underground "tornado shelter" that is 12x12.

 

[AcuDefTechGuy]

You could install a hydraulic pole in a corner that you can trigger to go up a number of feet in case the house is on top of the room. Rescue will see that funny thing there.

Everyone is supposed to register their safe room or underground shelter/basement with his city. So I am not too concerned with not having people know I am in the shelter.