Optimal Envelope Construction Sequence
When building your Cottage, the optimal construction sequence for completing the exterior building envelope is dependent upon having all materials and subcontractors available, on-site, when needed. Even small delays in completing each step, caused by waiting for materials or personnel, can easily snowball into major ones. Losing subcontractors to other jobs, losing equipment availability, or losing a weather window, can add weeks and even months to a job. And, leaving the partial structure exposed longer than absolutely necessary when working with SIPs is extremely detrimental.
With proper planning, however, construction can move quickly and smoothly. Getting the exterior envelope complete and weathertight allows the site to stabilize more quickly, and the rest of the construction to progress inside, with fewer possible delays. This is our goal at Chesapeake Cottages.
This is how we see the Exterior Envelope being completed:
Week 1
- Prepare the site and excavate for the foundation
- Install the stone base, leveled and compacted, and locate and place the footing pad forms
- Superior Foundation Wall Panels, Footing Pads, and precast basement stairs delivered
- Install foundation panels, pads, and precast stairs
- Install vapor barrier, slab reinforcing, control joints, barge boards, sump crock, and required formwork for the Basement slab
- Pour and finish the Basement slab
Weeks 2 & 3
- Allow the Slab to adequately cure (1-2 weeks) prior to installing structural posts, as required
- Install perimeter foundation drainage piping, subterranean roof drainage piping, filter fabric, and stone
- Build masonry chimney and fireplace, and masonry Porch Walls
- Install brick veneer for the chimney and at the base and Porch walls as shown
- Install sill sealer, termite shield, plates, columns, beams, First Floor deck framing, Warmboard subfloor, and Bilco door at Basement access stairs
- Backfill foundation and in-fill at Porches
- Pour and finish Porch Slabs and Steps
Week 4
- Thermocore SIPs delivered, off-loaded, and safely stored flat and protected on-site
- Install Thermocore Wall Panels
- Install structural posts and beams, bearing walls, Second Floor deck framing, and Warmboard subfloor
- Install construction stairs, Second Floor posts, beams, bearing walls, ridge and valley beams
- Install Thermocore Roof Panels
- Install Porch posts or temporary supports and beams, and additional required roof framing and sheathing at Porches and pent roofs
- Wrap the entire structure with WRB; Install Ice & Water Shield and roofing paper on Roof Panels, and Blueskin house wrap on Wall Panels
Week 5
- Install prefinished Fiber Cement fascias, and, flashing, lath, and Rainscreen Drainage Mat on Roof Panels
- Install Prefinished Standing Seam Metal Roofing
- Prepare all openings per Window and Door Manufacturers, and install windows and doors
- Install nailers, Rainscreen Drainage Mat, flashing on walls, and prefinished Fiber Cement siding
- Install soffit framing and prefinished Fiber Cement soffits, corner and frieze boards
- Caulk and touch-up siding, trim joints, and fasteners
Week 6
- Install Brick pavers at Porch floors and steps
- Install rake boards and gable detail pieces, wrap exterior posts and beams as required, and install decorative elements such as brackets, window boxes, planters, and lattice panels
- Install prefinished metal railings and newel posts as required
- Install gutters and downspouts
- Finish grade, rake, and seed
Week 7
- Begin installation of remaining interior framing and systems on a complete, weathertight envelope
This schedule – what we are calling an Optimal Construction Sequence – for completing the exterior envelope of a Cottage, has clearly been laid out in a vacuum. This is how we realistically see these steps being able to happen, but without the real-world issues that come with the building industry. We do, however, feel that with the systems and materials that we specify, and with proper planning and attention to detail, it is attainable. And, if everyone on the team is dedicated to making it happen, it is definitely worth striving for.