Island Cottages/Camps

Flyfisha · 02-26-2022, 09:56 PM

If you count T1-11 on studs count me in!! Camp and outhouse

John Mercier · 02-26-2022, 11:51 PM

I asked because engineered and dimensional lumber is becoming a bit expensive.
So with shear bracing on framing - an older technique - we could help owners looking to build new camps with some cost savings.

upthesaukee · 02-27-2022, 12:50 PM

I have friends who had, among 3 members of the families, owned 3 cottages in the Alton Bay campground back in the 1980s. In the course of showing us the houses, I found it interesting to notice the walls were all tongue in groove siding or bead board. Bare studs on the inside, showing there was no insulation throughout. There was a cookout, usually around Columbus day, when they drained the plumbing in all three buildings. Many hands made quick work.

All three have been sold now, but the structures are still there.

Dave

John Mercier · 02-27-2022, 03:44 PM

Older camps and cottages were...
I just wasn't sure that the newer camps/cottages were/were not having problems with the local building code enforcer.

The reason that we went to 2x6 framing for the most part was to fit extra fiberglass insulation in the walls.

For a three season, not really necessary. So using an older building technique can lower the amount of dimensional and engineered lumber; that can help bring down the costs especially for a DYIer.

Lake Fan · 02-28-2022, 02:48 PM

An associate who is trying to build a seasonal camp on an island was told that there is no separate building code for a "seasonal" building. He's looking for documentation on that, but if the local official decrees it I'm not sure what options you might have.

Quote:

Originally Posted by John Mercier

Older camps and cottages were...
I just wasn't sure that the newer camps/cottages were/were not having problems with the local building code enforcer.

The reason that we went to 2x6 framing for the most part was to fit extra fiberglass insulation in the walls.

For a three season, not really necessary. So using an older building technique can lower the amount of dimensional and engineered lumber; that can help bring down the costs especially for a DYIer.

codeman671 · 02-28-2022, 05:51 PM

Quote:

Originally Posted by Lake Fan

An associate who is trying to build a seasonal camp on an island was told that there is no separate building code for a "seasonal" building. He's looking for documentation on that, but if the local official decrees it I'm not sure what options you might have.

It will need to be built to standard building codes. Even large remodels need to be brought up to code. We just renovated our 1200sqft island cottage last season in Meredith and everything had to be to code. We got caught up on bedroom window egress. We were just replacing bedroom windows with new and not changing the RO, but they didn't meet egress so we had to buy them again and enlarge...

WinnisquamZ · 02-28-2022, 06:05 PM

Quote:

Originally Posted by codeman671

It will need to be built to standard building codes. Even large remodels need to be brought up to code. We just renovated our 1200sqft island cottage last season in Meredith and everything had to be to code. We got caught up on bedroom window egress. We were just replacing bedroom windows with new and not changing the RO, but they didn't meet egress so we had to buy them again and enlarge...

Agree. Going through a kitchen/living room remodel now. All plumbing,electrical, framing must be brought up to code. $$$$$$

Sent from my iPhone using Winnipesaukee Forum mobile app

John Mercier · 02-28-2022, 07:26 PM

Quote:

Originally Posted by codeman671

It will need to be built to standard building codes. Even large remodels need to be brought up to code. We just renovated our 1200sqft island cottage last season in Meredith and everything had to be to code. We got caught up on bedroom window egress. We were just replacing bedroom windows with new and not changing the RO, but they didn't meet egress so we had to buy them again and enlarge...

It is important to let the window designer know when a window must be egress or tempered for code.

The item I am looking at is not signified in the IRC.
It can be done may different ways. The trick is to determine the limitations of transport, skill and background of the builder, and costs associated with each option.

John Mercier · 02-28-2022, 08:08 PM

Quote:

Originally Posted by Flyfisha

If you count T1-11 on studs count me in!! Camp and outhouse

T-111 in a 5/8 fir would be a normal goto. It covers the shear rating requirement and acts as siding; but it is currently around $80/sheet.
Shear bracing along with a board and batten made from 1x12 rough sawn form board would come in around $40 for the same coverage... but requires the extra bracing.

What I am expecting is transport costs to be very high this summer.
We can meet the energy code requirement on the mainland with either 2x6 construction with R19/R21 fiberglass, cellulose, or spray foam... but that may not be easy on an island build.

With zip or OSB/CDX with housewrap, we get into the $60/sheet plus before even applying a siding. When insulating, the cellulose needs a blower, and the spray foam need special equipment normally stored on a van; so fiberglass or maybe a scoreboard option would need to be looked to.

02-26-2022, 09:56 PM	#1
Flyfisha Senior Member Join Date: Apr 2009 Location: Rattlesnake Island Posts: 140 Thanks: 58 Thanked 46 Times in 24 Posts	T1-11 on studs If you count T1-11 on studs count me in!! Camp and outhouse

02-27-2022, 12:50 PM	#3
upthesaukee Senior Member Join Date: Jan 2003 Location: Alton Bay Posts: 5,607 Blog Entries: 2 Thanks: 2,478 Thanked 1,984 Times in 1,084 Posts	Abccc I have friends who had, among 3 members of the families, owned 3 cottages in the Alton Bay campground back in the 1980s. In the course of showing us the houses, I found it interesting to notice the walls were all tongue in groove siding or bead board. Bare studs on the inside, showing there was no insulation throughout. There was a cookout, usually around Columbus day, when they drained the plumbing in all three buildings. Many hands made quick work. All three have been sold now, but the structures are still there. Dave __________________ I Live Here... I am always UPTHESAUKEE !!!!

02-26-2022, 11:51 PM	#2
John Mercier Senior Member Join Date: Jun 2021 Posts: 3,526 Thanks: 3 Thanked 627 Times in 516 Posts	I asked because engineered and dimensional lumber is becoming a bit expensive. So with shear bracing on framing - an older technique - we could help owners looking to build new camps with some cost savings.

02-27-2022, 03:44 PM	#4
John Mercier Senior Member Join Date: Jun 2021 Posts: 3,526 Thanks: 3 Thanked 627 Times in 516 Posts	Older camps and cottages were... I just wasn't sure that the newer camps/cottages were/were not having problems with the local building code enforcer. The reason that we went to 2x6 framing for the most part was to fit extra fiberglass insulation in the walls. For a three season, not really necessary. So using an older building technique can lower the amount of dimensional and engineered lumber; that can help bring down the costs especially for a DYIer.