Mitsubishi Heat Pump Seattle
Marina Lehane
20 days ago
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20 days agotigerdunes
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Difficult slope in backyard - design help
Comments (60)So ironic you ask today.... we have in fact done some work on it but finally just yesterday came up with a final plan. :) the slope is the same at the moment but the lower section has cana and hibiscus growing nicely (to tie in the tropical look on the patio area more to left) and to block visual a little with up hill neighbors. To the right towards top of hill we planted a marina strawberry tree for shade on the house in the hot summer. Yes, we planted it too close to the retaining wall... on purpose but oh well - so far so good. We knocked down a little of the length of the upper retainer wall ( to walk around) and we just now mapped out that we will take the leap and cut into the lower white wall to add stairs to access the upper yards more quickly. We had a landscape designer come out for an hour consultation and agreed it needs access to the top. I've seen some nice meandering concrete stone steps look with retaining walls in various ways to hold back hill and at the top we'll build a small deck with seating under the new tree and maybe even a narrow rectangular fire pit. Results would be that we can move directly from the house/ kitchen area up the steps and into our yard - rather then out, then down steps then over through patio the up a longer flight of stairs and back over. :) it's going to take some time but we are excited. :)...See MoreConverting a Garage to a Mancave
Comments (27)Habitable space is not even an occupancy classification. HABITABLE SPACE. A space in a building for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces and similar areas are not considered habitable spaces. Just because a bathroom isn't considered a habitable space, doesn't mean it has to be a pump house or manufacturing facility. International Building Code SECTION 302 CLASSIFICATION 302.1 General. Structures or portions of structures shall be classified with respect to occupancy in one or more of the groups listed in this section. 1. Assembly 2. Business 3. Educational 4. Factory and Industrial 5. High Hazard 6. Institutional 7. Mercantile 8. Residential 9. Storage 10. Utility and Miscellaneous 310.1 Residential Group R. Residential Group R includes, among others, the use of a building or structure, or a portion thereof, for sleeping purposes when not classified as an Institutional Group I or when NOT regulated by the International Residential Code. 508.2 Accessory occupancies. Accessory occupancies are those occupancies that are ancillary to the main occupancy of the building or portion thereof. 508.2.4 Separation of occupancies. No separation is required between accessory occupancies and the main occupancy. 509.1 General Incidental uses located within single occupancy or mixed occupancy buildings shall comply with the provisions of this section. Incidental uses are ancillary functions associated with a given occupancy that generally pose a greater level of risk to that occupancy and are limited to those uses listed in Table 509. Exception: Incidental uses within and serving a dwelling unit are not required to comply with this section. In the IRC, the classifications are called; 1) one family dwelling 2) two family dwelling or townhouse 3) accessory structure A garage is a subset of an accessory structure with special provisions. A habitable space is just a descriptive term used in codes to refer to certain rooms as a group instead of listing every single specific room for every single code it applies to every time it comes up. It carries certain connotations with it such as; ATTIC, HABITABLE. A finished or unfinished area, not considered a story, complying with all of the following requirements: 1. The occupiable floor area is at least 70 square feet (17 m2) in accordance with Section R304, 2. The occupiable floor area has a ceiling height in accordance with Section R305, and 3. The occupiable space is enclosed by the roof assembly above, knee walls (if applicable) on the sides and the floor-ceiling assembly below. Now if an attic was considered a habitable BEDROOM, it would also require an egress window. A basement with habitable space must have an egress window, but just any habitable space does not necessarily have to have a window. And a basement does not necessarily have to have habitable space.(R305.1.1) A habitable space used as a theater room would be less than functional with a window. There are areas within residential structures that have special provisions. Those are called hazardous locations. Or, they can be called kitchens, bathrooms, bedrooms, balconies, stairs, etc. There is no room 'occupancy classification' called "habitable room" An enclosed patio, whether attached or detached from the dwelling unit is structure and a room that is permitted by the IRC. It IS an accessory structure, AND it cannot be considered a "habitable room". But, it can have furniture and tv entertainment. AH101.2 Permitted uses. Patio covers shall be permitted to be detached from or attached to dwelling units. Patio covers shall be used only for recreational, outdoor living purposes, and not as carports, garages, storage rooms or habitable rooms. Here is a quote out of the IBC HANDBOOK; "HABITABLE SPACE. An area within a building, typically a residential occupancy, used for living, sleeping, eating or cooking purposes would be considered habitable space. Those areas not considered to meet this definition include bathrooms, closets, hallways, laundry rooms, storage rooms and utility spaces. Obviously, habitable spaces as defined in this section are those areas usually occupied, and as such are more highly regulated than their accessory use areas.Although typical, it is not necessary that a room or area be finished in order to be considered habitable space. It is not uncommon for a dwelling unit to have a large basement that is not completely finished-out. Nevertheless, the basement may be used as living space, particularly for children who use it as a playroom." Clearly, the term 'habitable space' does not demand much in the way of fire protection or other specific codes if the room can be unfinished. But, an enclosed patio is fully regulated by the IRC just like any other structure based on its use....See MoreMonthly Averages of a Scott Home
Comments (0)In 2012 we worked with Washington State University and its Energy Program when we built the Inspiration Home to showcase the most efficient and sustainable products and systems in homebuilding. We knew it was possible to build an extremely energy efficient, affordable and beautiful home. The Inspiration Home is proof that it's absolutely possible! WSU has continued to monitor the energy efficiency Inspiration Home. And the proof is in the numbers. Our extreme, energy-efficient home out matches both local and nation averages for energy savings. The Story Behind the Inspiration Home When we began planning the Inspiration Home, we partnered with NEEA (Northwest Energy Efficiency Alliance) and PSE (Puget Sound Energy) to develop and monitor these new, innovative practices. The result, the home is durable, low maintenance, and about 40% more efficient than a home built to code as of 2013. Building science has come a long way in the last decade. Doing things better and smarter has always part of our company values - after all, it just makes sense to build a house that is more efficient and more comfortable. We constantly raise the bar on our own standards. The Inspiration Home was an exciting part of putting into practice research, experience and advances in technology. Here's how we accomplished this feat: ◦Building with SIPs (Structurally Insulated Panels). SIPs allow us to create a high levels of insulation, and a strong frame, while using less labor, time, and materials to construct. ◦Properly Air Sealing the home to keep the properly conditioned air in the home and prevent uncomfortable drafts. ◦Installing a Heat Recovery Ventilator (HRV) to maximize air exchange in the home, keeping humidity levels low, recovering heat as the old air is exhausted, and increasing efficiency. This also filters the air, so your home has the highest level of air quality. ◦Integrating a Solar Water Heating System. Combining a solar thermal collector with a highly insulated hot water tank drastically reduces energy consumption of one of the most energy draining systems in the home. ◦Installing High-Performance Windows further increases efficiency. We recommend triple-paned windows to get the highest insulation value for your home. ◦Installing a Mitsubishi Ductless Heat Pump (DHP) for your heating and cooling. This is something we talk about a lot, but for good reason. DHPs are 410% more efficient than standard heating and cooling systems. That means every $1 you spend on energy your receive $4 worth of heating and cooling. The Results The end result of these building methods? Pretty darn impressive! The icing on the efficiency cake is that this is a low-maintenance home. What do the owners think of the home as they are coming up on their second year in the home? "I'd recommend it," owner Pat says, "It's easy to maintain; we clean out the filters once a month."...See MorePOLL: Does your home have air conditioning?
Comments (394)I have a central air unit but only because my house already had it when I bought it. I honestly have no idea why as I live in southern New Hampshire, where it doesn't get that hot very often to begin with, and my house tends to stay cool any way. It faces east and has trees and topography that result in the house not getting very much direct sun, but instead beautiful reflected light to illuminate the rooms without heating them up too much. Every room also has a remote controlled ceiling fan, and I have rough finished basement that stays cool year round, so there are plenty of ways to circulate air and keep it cool without turning on the AC. In the two years I have lived here I literally used the AC only 3x, mostly to make sure it still works. I'm pretty much of the opinion that anywhere between 60 and 80 degrees is fine for a house (cooler in the winter, warmer in the summer), and a little cooler or warmer is tolerable, although perhaps not as comfortable, so it is not often necessary to use the AC here. I grew up in New Jersey where summers were muggy and disgusting. That house got plenty of sun and would hold the heat. We never had central air, but some years used window units (one in my parents' bedroom and my dad kept one in his office, but that's it). There were always at least a couple hot spells every summer where it would be at least 90 degrees in the house at night and sleeping was miserable. It was simply too expensive for us to cool the whole house. My mom still lives there and I wish she would put in AC and use in moderately (even just cooling the rooms to the low 80s). I think AC or not, and how it is installed, is very much a factor of climate and house design. It's not necessary at all in many places, but there are certainly areas I wouldn't want to live without it....See Moremtvhike
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19 days agoMarina Lehane
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Marina LehaneOriginal Author