  CHAPTER XXVII.
In this section of the book it is proposed to consider, in as plain a manner as possible, the construction of all the details of a house. LOCATING THE HOUSE.First is the placing of the house on the lot. If it have an east or a west front, it is common to set the north side of the house within a few feet of the north line. On a small lot this gives more south and sun exposure. The distance the house is set back from the front of the lot depends largely upon what one’s neighbors have done or may do. In the case of a north or south frontage, the west side of the house is usually placed to the west line. This brings the east side of the house in the afternoon shade. Under any circumstances, there should never be less than eighteen inches of space beyond the north or west wall. If the projection of cornice is greater, there should be more than this. WATER.The next thing to do when one begins to build, is to provide water for the builder. This is from the city water service, if any; otherwise from a well. If a driven well is used, it is best to locate it on the inside of the house, near EXCAVATING.In excavating for a house, the loam, or upper strata of earth, should be separated from that which comes below. After the walls are placed, the openings around the outside should not be filled at once; certainly not until the wall is dry and the mortar set. After this, the grading and filling should begin. The grade line of the house should be slightly above that of the sidewalk, and there should be a general slope to it. If there is an alley in the rear, the slope should be divided to reach it, if possible. The drainage, excavating and filling connected with the plumbing, gas supplies, etc., should be done early in the building period. Thus the entire surface becomes compact and natural by the time the building is finished. If it should become apparent that there will be superfluous earth, it should be removed from the lot. DRAINING.Where there is a clay soil, and in sections of the country where cellars are inclined to be damp, they should be drained. This is done in various ways; usually by running an open farm tile around and below the level of the cellar wall, which should have connection preferably with a dry well; but if nothing better presents itself, with the sewer drain, although a connection of this kind is not safe. The air which will come into this drain Another method of draining a cellar is to excavate below the level of lowest mason-work, and fill in a depth of about twelve inches with broken stone, which is given a drain connection with proper outlet. The space between stone particles acts as a drain. MASON-WORK.The mason-work should be of brick or stone. First, we will consider that of brick, which is common to frame houses and is sometimes used for brick buildings. The foundations, walks, piers, and flues should be of hard burned brick. All should be laid wet, excepting in freezing weather, with lime mortar. The outside exposed brick should be preferably of a dark cherry-red color, laid in white or red mortar. The latter is in most general use. The joints for exposed work should be in form as indicated in Fig. 30; in mason’s parlance, these are called “rodded joints.” The joint is first cut down from above, with trowel, then the rod is placed along the upper edge of the joint, and the mortar is cut away with a knife in the form indicated. Then the vertical joints are trimmed in the same way; thus no mortar projects beyond the face of the brick. This form of joint is desirable for all kinds of exposed work, where one desires better work than is usual in foundations and other exposed brick work. Brick work should have struck or common joints in the cellar and outside exposed walls, only To prevent the passage of moisture through brick walls below grade from the outside, a coating of Portland cement is sometimes used. Coal-tar is also used, but is not as good as the cement. CHAPTER XXVIII.
A brick wall under a frame house is ordinarily nine inches thick; that is, it is called a nine-inch wall. In reality, it is the thickness of the length of a brick. Under these walls are placed footings. For a two-story frame house there are usually two footings of two courses each projecting two inches. Thus a nine-inch wall would have the bottom footing seventeen inches wide. In ordinary American brick work there is what is called a bond to each seventh course. The bond is made by laying the brick crosswise the wall rather than lengthwise. In that way it ties or bonds the wall together in the direction of its length. Below grade, where the brick work is not exposed, the bond is made by laying a continuous course of brick in this way. Above the grade, the bond is made by laying each alternate brick across the wall. This is called a header and stretcher bond. The stretcher is the brick which lies lengthwise the wall in the common way, and the header is the one which shows its head and runs crosswise the wall to form the bond. Thus there is a continuous row of alternating headers and stretchers in the bond course, which occurs, as said before, each seventh course. Another bond, by some brick-layers called the American bond, does not show on the outside. The corners of the inside of the outer row of bricks are clipped, so that the bond brick runs part All brick should be thoroughly “slushed” with mortar; that is, all spaces between brick should be thoroughly filled. The ideal condition would be to have all brick excepting the exposed faces entirely surrounded by mortar. The selection of the brick for the exposed fronts in a frame as well as a brick house should be made before the brick work is begun; at least a large supply should be selected and piled up. While the brick cannot all be of the same shade, different shades can be selected for different walls—a lighter shade for a north wall, and a darker for a south wall, a different shade for an east and a west wall. Very slight variations can be made in the ells and projections. This would apply to pressed, stock, or common brick, though pressed brick is usually selected before delivery. The best color for exposed work is a dark cherry red. The best-appearing work with indifferent brick can be made with the use of a reddish brown mortar. The use of this kind of mortar is increasing. White putty mortar is made in the ordinary way, excepting that white sand, similar to that from Lake Pontchartrain, rather than gray sand, is used. It contains more lime than ordinary mortar. The mortar is said to be richer. Black brick are made by heating and then dipping in coal-tar. Enamelled, glazed, and colored brick can be purchased in the larger markets as desired. Various forms of ornamental brick work are possible even where only the common brick are Brick veneering is not unusual in sections of the country where brick is very expensive and the effect of a brick house desired. It is a four-inch brick wall anchored to a frame structure. The anchoring is sometimes accomplished by driving twenty-penny nails into wood-work in a way to project into joints. Hot-air flues in brick walls are sometimes tin-lined, though this is not necessary when they are smoothly plastered, providing it is possible to make them eight inches square. If they cannot be made deeper than the width of a brick, four inches, they should be tin-lined. A four-inch hot-air flue can be placed in a nine-inch wall by setting the two outside rows of brick on edge. Hollow walls have not been regarded with great favor during recent years, for the reason that it is difficult to secure their proper construction. A hollow wall is usually twelve inches in thickness, with the middle course of brick omitted excepting at the corners and adjacent to openings. Suitable ties are placed across the open space. CELLAR.It now is in order to consider various features of interior brick work and details which come in connection therewith. Cellars are usually from seven to eight feet deep. As this does not give all the height necessary for furnace or other heating apparatus, it is usually pitted; that is, it is let down into the cellar floor, and a brick area built around the opening to the furnace-door. Because of the necessity for pitting the furnace, the walls of the house adjacent thereto should continue eighteen inches below the level of other walls. There should be a man-hole opening to the parts under the house where there is no cellar. Lintels or wooden supports should be provided over all openings in cellar, and over all openings in inside brick walls. Wooden brick should be provided and built in where it is necessary to attach wood work to brick work. Usually this is about two feet six inches apart in a vertical or horizontal direction. The wooden brick should be the thickness of the brick itself and the mortar joints; that is, there should be no mortar above or below a wooden brick. Iron ventilators should be provided; one in each outside wall under each room where cellar windows are not provided. Windows are not usually provided where there is no cellar. CHIMNEYS.It is known that wood-work should not come directly in contact with chimneys. The framework should never rest on a chimney. There are reasons for this other than those which have a regard for safety from fire, one of which is that the chimney is not liable to settle. If it does not, the shrinkage of the wood-work, which in a two-story frame house will sometimes amount to two inches in the height of the building, makes a high place around the flues, where the frame comes in contact with or rests on the chimney. All chimney-stacks should extend above highest point of ridge of roof, and the extreme tops should be laid in Portland cement. All the exposed brick of the chimney should be hard-burned. If due regard were paid to these points, there would be no rickety chimney-tops. All flues Fig. 31 illustrates the common form of constructing a chimney breast where a grate is to be used. The flues are eight and one-half inches square. A passage to the ash-pit is shown. The grate opening is two feet wide; the jambs on each side are one foot six inches wide; thus the entire width of the breast is five feet. Other dimensions as indicated. Where there are grates on two floors of the house, one above the other, or where it is desirable for any reason to have a flue pass around a grate, it is necessary that the breast should be five feet wide. It is clear that the grate from below must have its own flue out to the top of the chimney. Thus the grate flue from the first story must pass around the grate of the second story, if there be one. If there is no grate above, or if it is not desired to pass a flue around the first-story grate, the chimney breast need be only four feet wide; that is, it would have the usual two-feet opening to the grate, and twelve rather than eighteen inch jambs on each side. On one side of the dotted line is indicated flue construction for a brick wall, and on the other for a wood wall. The hearth should rest on what is called a trimmer arch, which is made of brick. It springs from the chimney breast to the header of wood in front. It is four inches in thickness. It is laid in the ordinary way, and at the proper time is filled on the top with concrete by the mantel-setter. In case a grate on the Fig. 32 indicates a common form of corner grate. The flues in this as well as Fig. 31 are drawn close together and come out through the attic and roof in a smaller stem. There should be distinct separation of flues. Ash-pits are frequently made of four-inch brick walls strengthened by brick pilasters. These pits are usually from three to four feet in depth and the width of the chimney breast, and nearly as high as the depth of the cellar. Where more than one grate empties into an ash-pit, it is common to divide it into compartments, one for each fire. The top of the pit is crowned with a brick arch. Ash-dumps are sometimes provided for the grate, depending, of course, upon the kind of grate used, and ash-pit doors of iron for the pits themselves. OUTSIDE CELLAR-WAY.The side walls of an outside cellar-way should continue to the bottom of cellar. It should be floored the same as the cellar itself. AREAS.Areas of brick should be provided around all cellar openings that continue below grade. The bottoms of these areas should be floored with paving-brick. This is better than cement, as it admits of natural drainage. CHAPTER XXIX.
Stone foundations for dwelling-houses are usually made of native stone, and anything that may be said here must necessarily conform to general rather than special conditions. The best stone that can be used for this purpose is hard, non-absorbent limestone. There are many varieties of stone conglomerates throughout the country which are valuable for foundation uses. Stone should be laid up in lime mortar in the direction of its natural bed in the quarry, with a sufficiency of bond stone. For ordinary dwelling-house work there should be at least one footing eight inches in depth, and six inches projection on each side of the wall. Stone walls for foundations are usually made not less than eighteen inches in thickness. It is not easy to lay a good stone wall less than eighteen inches in thickness. While the same number of cubic feet of stone work may cost less than brick work, a stone foundation ordinarily would cost more than one of brick for the reason that a brick wall does not have to be so thick. It usually takes about half the number of cubic feet of brick work that it does of stone work to answer the same purpose. Where stone is available at low cost it is best to use it. Interior brick walls may rest on stone footings. The inside of stone walls should be neatly pointed after other work has been finished. Stone work above grade may be finished in CUT STONE.Cut-stone work is too large a subject to consider in detail. There are several points which cannot be overlooked. There should be drips cut under all projections, so that the water will not run down the other stone or brick work and stain it. A drip is merely a little V-shaped channel cut on the under side of the stone work. They are found on the under side of most window-sills. In door, window, or other openings, the stone work should underlie or overlie all wood work at least two inches. This may be explained by stating that the stone window-sill should underlie the wood sill two inches, and the window cap should overlie the wood cap at least two inches. Generally speaking, coping should project on each side of the wall about two inches. Sills should extend at least one inch beyond the face of the wall. Window-sills should be no less than five inches in thickness. Door-sills should generally be about seven or eight inches, and extend at least one inch beyond the face of the wall, and through its full thickness. The water table of the stone foundation usually forms the window cap of the cellar windows, and the cap course, which comes at the grade line, the cellar window-sills. In this case it is necessary that the stone should run farther into the wall where the openings occur. Stone steps are not over six and one-half to seven and one-half inches in thickness, with from nine to twelve inch treads. They underlie and lap about one inch, and have walls, the same TERRA-COTTA WORK.Terra cotta is the perfection of brick-making. It is the only building material which is not affected by changes of temperature, or other natural or artificial conditions to which the building may be subject. It may be described as being a very plastic material; that is, anything can be done with it. It can be worked into any form that is desired, excepting long lintels, and even in that case there are means of arriving at the desired result and giving a lintel form in a very proper manner. Ornamental terra cotta is modelled by artists before being burned, and the best results may naturally be expected. PRIVY VAULT.The size of the privy vault is usually three and one-half by four and one-half feet, elliptical, and from ten to twenty feet deep, according to the character of the soil. Usually it is walled up with four-inch dry brick wall. Piers should be provided at corners for privy building. In some instances it is required that the privy vault should be made water-tight. In that case it should be built the same as a cistern, with round bottom and cemented interior surface. When it is desired to connect the privy vault with the sewer, it should be cemented in the manner CISTERN.The cistern is generally located near the rear kitchen wall, say ten or twelve feet therefrom. The walls, arch, and neck are usually four inches in thickness when capacity of cistern does not exceed one hundred and twenty-five barrels. Otherwise the brick work mentioned should be eight inches in thickness. The brick should be laid in domestic cement, and smoothly coated with Portland cement. It should be connected with the down spouts of the house by means of vitrified drain-pipe, the same as described in connection with plumbing work, though it has no connection therewith. The following table gives capacity of cisterns of various sizes. CAPACITY OF CISTERN IN GALLONS FOR EACH TEN INCHES IN DEPTH.
FILTERS.There are various ways of forming a filter. One is to have a small cistern of eight or ten barrel capacity, located between the main cistern and house. It should be divided by a brick wall laid in mortar, but not cemented on either side. The water enters on one side, passes through the brick wall in the middle, and from thence to the cistern beyond. Another plan is to cement the wall, leave an opening at the bottom, and pack the side on which the water enters with charcoal, sand, and gravel. The water passes through this packing and the opening below to the other side of the filter, and then to the cistern. Still another plan is to build the partition as first described on the inside of the cistern proper. All of the water passes to one side of the divided cistern, and through the partition before being drawn out. Thus it has to pass through the brick before it is to be drawn out. Still another filter is made by building what is called a beehive in the bottom of the cistern. It is a beehive form of brick work, with the pump pipe leading to the inside, so that all water has to be drawn through the brick beehive before it is pumped out. According to this plan, as well as the others mentioned, the water is strained through the brick. It is best that the cistern and independent filter, when used, should be provided with iron rims and cast-iron covers. It is good practice to connect the cistern with a dry well, which is constructed the same as an open vault excepting that the top is arched. This dry-well connection is by means of five-inch vitrified pipe laid in the same manner as sewer pipe. There is a practice, altogether too common among builders, of connecting the cistern overflow with the vault or sewer. Nothing could be worse than this. The water is certain to be polluted. BRICK PAVEMENT.Brick pavements are used for walks around the house, and sometimes for cellar floors. Cement floors, however, are better for cellars. Brick pavement of all kinds should be made of hard-burned bricks, laid on a six or eight inch bed of sand. The brick walk should not be laid until after all the grading and filling of the lot has been done. It is best to leave the brick walks out of the general contract, so that this work can be delayed until after the house is finished. It is a good thing to have the sodding and the paving in the same contract. The contractor who attends to the sodding can work the two together to a better advantage than if the walks were placed and the sodding done afterwards. CEMENT PAVEMENT.Cement pavements are used for walks around the house, and for cellar floors. Cement is more expensive than brick. The surface to be covered should, first, be levelled, then saturated with water; after which is laid a three-inch bed of cement concrete, made of gravel, sand, and cement in proper proportions. Upon this is placed a three-fourth-inch layer of cement mortar. Ordinary American, hydraulic cement may be used for concrete, but for the three-fourth-inch layer nothing but best Portland cement should be considered. Sometimes the cement work in the cellar is done by the plasterer. Outside cement work for walks requires special skill. In most large cities there are those who make a business of doing this work. They have different formulas and methods of reaching the proper results. CHAPTER XXX.
CARPENTER WORK.In considering carpenter work, we will first take up framing, and everything which pertains to the outside of the house. All material used for framing should be sound, square-edged material, free from imperfections tending to impair its use, durability, or strength. In different parts of the country, different kinds of lumber are standard for framing purposes. In the South and sections contiguous to it, yellow pine is used; in the North, white pine, hemlock, Norway spruce, poplar, and even hard wood. It is neither profitable nor desirable in this connection to indicate any particular material; it is natural to use the cheapest that is sufficiently strong for framing. The following table indicates the sizes of timber in common use in framing an ordinary dwelling.
Sizes here given may not be adapted to all sections. There is no occasion for being arbitrary. The sizes may be conformed to the material which is ordinarily used. Stories ten and a half feet high are generally considered the limit in an ordinary frame house at this time. Nine and a half and ten are more common. This is quite different from the general tendency to high stories a few years ago. Certainly, it is more rational. JOISTS.Joists are usually dressed, so that they have about one-half-inch crown or curve on their upper surface, which would make the centre of the room about one-half inch higher than the sides. They should be trimmed so that all are of the same width and form. Double trimmers and headers—that is, double joist—should be framed around all chimney-breasts, well-holes, scuttles, and openings in the wall. In dwelling-house work they should be mortised and tenoned together, as should be the pieces connecting therewith. In very cheap work headers and trimmers are sometimes spiked together. This is not good practice. For very good work, where heavy weights are to be carried, trimmers and headers should be supported on wrought-iron strips. This, however, is not necessary in ordinary dwelling-house work. Joists longer than eighteen feet should be twelve inches in STUD WALLS.See Fig. 33. Walls and partitions are usually of two-by-four-inch studding. In large houses it is best that the studding be two by six inches, and plates four inches in thickness and the width of the studding are commonly placed at the bottom and top of the walls of each story. Sometimes, however, the studding continues to the height of two stories, and the joists are supported on a one-by-six-inch “ribbon” piece let into the studding. Trusses or supports should be framed over all openings. Sliding-door pockets or runways should be lined with flooring. All corners and angles should be framed solid and have two-inch projections for lathing. Studding four by four inches thick should be framed around all window openings and on three sides of the door openings; bridging, two by two inches, one row for each story. Grounds should be placed on the inside openings, and elsewhere for plastering. The pipe duct, fourteen inches wide, should be placed between studding from kitchen to attic floor. All outside walls of frame Sometimes the insides of brick walls are furred. This means that they are lined on the inside with wood strips two inches in thickness, sixteen inches on centres, and then lathed and plastered. This prevents the passage of the moisture through the brick into the inside of the room. Various forms of sheathing lath for inside sheathing of a frame house are now in use. This form of lath contemplates a seven-eighth-inch tongued and grooved sheathing on the inside with dove-tailed channels cut into its surface, which form key-room for the plastering. ROOF.Most roofs can be formed with out-posts and purlins. All can be formed in this way where cost is not considered. An ordinary dwelling-house of the size given in these plans does not require separate posts and purlins. There should be double rafters around all chimneys and openings in the roof. The roof should be sheathed with seven-eighths by four-inch material; where exposed to view, with five-and-one-half-inch beaded flooring. Where deck framing is required, posts and purlins are necessary, size according to weight to be carried. Where shingles are used for roofing, they should be laid four and one-half inches to the weather for sixteen-inch shingles, with two nails to each. It is best that shingles should be dipped in stain, oil, or paint before they are put on the roof. The durability of shingles is not increased by being painted after they have been laid. The ridge finish of the shingle or slate Where slate covering is used, any size slate desired may be employed, bearing in mind that the bond should not be less than three and one-half or four inches. There should be two nails to each slate. OUTSIDE FINISH.All lumber used for outside finish should be thoroughly seasoned, clear, smoothly dressed, and free from imperfections tending to impair its use, durability, strength, or appearance. Poplar is the ideal building material for outside finish. It takes paint better than other woods used for this purpose. However, pine is generally used, for the reason that it is cheaper. Weather-boarding is usually laid with an inch lap four and one-half inches to the weather; three and one-half inches is better. Drop siding, or German siding as it is sometimes called, makes a warmer and better wall than weather-boarding. It is usually six or eight inches wide, and in form and construction as indicated by Fig. 34. Outside shingle walls are now quite common. Shingles are used for ornamental purposes in a large proportion of the houses that are built; in some instances they are used exclu Dressed shingles are commonly painted. Their form may be as ornamental as desired. Outside shingles are sometimes laid five and one-half inches to the weather, but four and one-half is better. It is not uncommon at this time to leave all shingles unpainted and unstained. The effect is very agreeable when they become weather-stained. OUTSIDE CASINGS.All horizontal trimmings and casings should be bevelled on the top to shed the water. They should run back under the shingled weather-boarding or other outside covering. There should be tin covering for all projections in excess of one and three-eighths inch. Ordinary window or door casings outside are usually three-eighths inch thick. WINDOWS.All windows in the part of the house regularly occupied should have box frames. Pulley styles should be of hard wood, and the inside bead should be secured with round-headed screws. Sash for plate glass should be one and three-fourths inch thick; side rail, two and one-half inches in rabbet; bottom rail, three and one-eighth inches; and meeting rail, one and one-fourth inch in the rabbet. Sash for common glass may be In some of the plans where wide front windows are indicated, the design is called pocket head. There is a pocket above the head of the frame so that a high sash may be run into it. The sash may be pushed up into the pocket; that is, it runs into the wall above the head of the frame. Where the pocket-head window is used, it is necessary that there be a clear space above the frame for the sash to be run up equal to the height of the sash itself. Hinged or pivoted windows have rabbeted frames which are usually one and three-eighths inch thick. They are used for the most part in unfinished cellars, attics, and unoccupied parts of the house, and preferably for pantry, store-room, and, occasionally, bath-room windows. They may be hung on hinges or pivots. Hinges are better, for the reason that fly screens cannot be used where the sash is pivoted. Sills should slant twenty degrees, with drip piece secured to outside. This prevents the storm from blowing water to the inside. OUTSIDE SHUTTERS.Outside shutters are usually one and three-eighths inch thick, with movable slats; if more than six and one-half feet high, they should be made in three panels each. Arrangements Sometimes shutters are cut at the meeting rail, so that the upper or lower section may be opened as desired. PORCHES.At this time it is not usual to provide special ceiling for porches. The rafters and all exposed material are dressed so that they may be painted or stained. Floor joists are not usually more than two by eight inches; sills, about six by eight. The floor should be inclined about one-eighth of an inch to the foot, and made of hard wood, tongued and grooved, not over two and three-fourths inches in width. Edges should be finished with nosings, which are rounded edges. The roof of the porch is usually the same as that of the body of the house. Gutters are similar to those on other roofs. Railing and turned balusters are usual, excepting where an opening for passage is desired. LATTICE PORCH.Framework of lattice porch is generally the same form as other porches. The covering is usually made with one-and-three-eighths-inch material, laid diagonal; openings, one and three-eighths inch. Door and hardware, same as used for other parts of the house, are generally provided. OUTSIDE STEPS.Outside steps of wood usually have hard-wood treads made of seven-eighths-by-two-and-one-half-inch pieces, with three- General statements as to outside wood-work apply alike to brick or frame houses, with certain omissions that should be obvious to an intelligent reader. CHAPTER XXXI.
INSIDE WOOD-WORK.All material should be perfectly clear, first-class, thoroughly seasoned, kiln-dried, dressed material, free from imperfections tending to impair its use, durability, strength, or appearance. All inside finish excepting floors should be sand-papered. Where an especially good finish is desired, all should be scraped as well. FLOORS.In preparing for floors, it is not unusual to make arrangements for preventing the passage of sound. This is done by deadening. The usual method is to nail strips about two inches and a half from the top edge of the joist, on which are laid one-inch boards. This leaves an inch and a half between their surface and the upper edge of the joist. This may be filled in with concrete, mineral wool, or other non-conducting material. Either is very effective in preventing the passage of sound from A permanent sheathing floor of the same material that is used for rough siding may be placed over all joists of first and second floors for a floor during the plastering of the house. This does not act as deadening, unless concrete or mineral wool be placed over it. It is well to have a floor of this kind for use during plastering. It also makes the lower floor warmer. It should be covered with building-paper before the finished floor is laid. Finished floors should extend throughout the first and second stories and the attic. They are commonly of pine or other soft wood. The material is tongued and grooved, secret-nailed, and should be smoothed off after laying. The boards should never be wider than five and a half inches, nor less in thickness than seven-eighths of an inch. They should be free from sap, large, loose, or black knots. Hard-wood floors may be of hard pine, oak, maple, or other hard wood that is readily obtainable or desirable. This material should not be more than two and three-fourths inches in width, nor less than seven-eighths of an inch in thickness, and should be tongued and grooved, secret-nailed, and smoothed off and scraped after laying. A better grade of pine flooring than that mentioned may be had if desired. It is best that all floors be laid after plastering. However, this is not the common practice. The carpenter should cut out flooring as directed, and prepare for hearths in proper places. Other inside dressed wood-work should never be placed in position until after the plastering is finished and dry. The following table is from a specification in use by myself, and shows the kind of lumber, style of doors, finish of wood, painters’ finish, and rooms supplied with plate glass, and the DOORS AND FRAMES.Door-frames, when rabbeted, should not be less than one and three-eighths inch in thickness. Sometimes the strip is screwed to the frame. In that case the frame is often not more than one and one-eighth inch thick. One and three-eighths inch, however, is better. Front doors or principal entrance doors are frequently hard wood when all the others are soft wood. All outside doors are generally filled with glass in their upper panels. Sliding doors should be the same general design as other adjacent doors. One additional panel to each additional twelve inches in excess of width of other doors may be provided. Sliding doors should be hung from above. Hard-wood doors are usually solid. All excepting pine are best made of a veneer, one-fourth inch thick on a one-and-three-eighths-inch pine body, as indicated by Fig. 35. Sometimes doors are made in two Doors in unfinished cellars may be made of two thicknesses Cuts 35, 36, 37 indicate ordinary style of inside door and window finish, the sizes and heights being marked. Doors from dining-room to china-closet and china-closet to kitchen should be hung on double-spring hinges, so that they will swing either way and come back to position. The slide from the kitchen to china-closet or dining-room should be hung the same as sash, with plaited cotton sash-cord, pulleys, and weights, and provided with lifts and bolt fastenings. Frames should be provided for opening into bay windows, window-seats, alcoves, and pilasters. Stop beads for glazed and sliding doors should be secured with round-headed screws. There should be corner beads for external angles. FLY SCREEN.In the modern house all outside openings, from cellar to attic, are provided with fly screens. They are now made by INSIDE CASINGS.The commonest way of constructing casings at this time is indicated in Figs. 35 and 36, showing inside of doors and windows. This is one of the least expensive forms, and is adapted to all ordinary work. The casings are usually seven-eighths inch thick, the corner and plinth blocks one and one-eighth inch thick. The plinth block comes at the bottom of the casing. One reason that this form of casing is in such general use is, that the corner block conceals any slight shrinkage which there may be in the wood. Where there is a mitred or flush joint, the shrinkage is certain to show. Casings as elaborate as any one is inclined to pay for may be used. Window, door, alcove, and other casings are generally all of one design in a room. All girders and projections below ceilings should be cased. BASE.The base-board around the room should be plain, so that it may be readily cleaned. Where it is ornamented, it adds nothing to the appearance of the room. There should be a base for all plastered walls. Generally they should be not more than WAINSCOTING.Wainscoting kitchen, bath, and other rooms is not as common as it once was. This is because wood-work is more difficult to keep clean than plastering. Wherever there is wainscoting, there must necessarily be joints. These are difficult to keep clean. Panel wood-work, or other form of decoration for wall or ceiling, may be used in rooms according to the disposition of the owner and the taste of the architect. INSIDE SHUTTERS.Inside shutters are not so universally used in good houses as they were a few years ago. Draperies, though more expensive, are preferred, and are taking their place. Inside sliding shutters, arranged in several sections and constructed according to the general plan described for fly-screens, are in more common use. Rolling slats which roll into a pocket are to be thought of only in connection with an expensive dwelling. The common inside shutter is ordinarily seven-eighths inch in thickness, four panels wide, beaded, and cut at the meeting rail; and the four centre panels are provided with movable slats. The special designs of inside shutters mentioned are manufactured by various establishments throughout the country, and are advertised in various magazines and periodicals. Under any WOOD-WORK FOR PLUMBING.All should be put up in a way to make plumbing readily accessible by the removal of screws. The pipe duct should be located as required in the kitchen, and pass from basement to attic floor. The inside measurement should be seven by twelve inches. It should be constructed of seven eighths-inch lumber. In case of stud partitions, the duct may be let into the wall the full depth allowed by studding. The front will project into the kitchen. All should be of clear lumber, the same as other wood used in finishing. A ventilating opening, five inches in diameter, may be provided at the top of the duct. This may be connected with pipe and funnel, or other device, placed over the kitchen range. The carpenter should provide pipe boards for all pipe runs. The following, in regard to wood-work for plumbing, is from the specification of an architect:
PICTURE MOULDINGS.Picture mouldings should be provided on all plastered walls excepting those of kitchen and pantries. It is usual to place the picture moulding on a line with the top of the door; that is, so that it comes just below the top of the corner block. CLOSET-FITTINGS.Shelves should be seven-eighths inch thick, number and arrangement as desired. The following is a schedule from closet-fittings. Provide hooks in closets as follows:—
DRAWERS FOR CLOSETS.Drawers for closets are best made by a cabinet-maker. If not, they should be modelled in all respects after cabinet work.
CHINA-ROOM SPECIFICATION.
PANTRY SPECIFICATION.
FLOUR-BIN.The flour-bin described in the specifications is the old kind with the hinged top. Another kind that has been used successfully is here illustrated. Flour-bin The receptacle for flour is pivoted in the manner indicated by the section. The pivot position is indicated on the drawing by the point of the arrow. The dotted lines on the section indicate the position of the flour receptacle when it is open. It is pulled open by the hand. The knob is shown on the drawing of front. As soon as it is released it falls back into a closed position. It is pivoted so that it remains closed unless held open. The front drawing indicates a flour-bin of this kind with three receptacles; the larger one for flour, and the two smaller ones for meal and graham. The marble dough-stone can be placed on the top of a bin of this kind. If there is no other room for the bin it can be placed BOXES FOR PANTRY SUPPLIES.Pantry Supply Box These boxes are constructed on the same principle as the flour-bin, just described. They are pivoted and arranged in a row, and may be set on a pantry shelf. The drawing indicates eight of these boxes, four of them nine by twelve inches, and four five by three and three-fourths inches. These boxes are of tin, the frame only being of wood. The socket into which the pivot fits is open at the bottom, so that the box can be lifted off the pivot and taken out and washed. An arrangement such as this takes very little room, and the boxes are always closed unless held open. They are so pivoted that they fall into a closed position as soon as released. Two of these boxes in a china-closet would be convenient to hold bread and cake. STAIRS.The wood-work of the stairway should always be of hard wood. Where hard wood is used for entire finish, the stairway is best of the same variety. The treads should always be one and one-eighth inch in thickness, and never less than ten inches in width. The risers may be seven-eighths inch thick and never more than seven and one-half inches in height; Square or turned newel posts are in common use. Winders should not CHAPTER XXXII.
It is only within the last ten or fifteen years that it has been at all common to do two-coat work in plastering. Before that time three-coat work was almost universal. Most of the plastering done at this time is what is called “laid-on” work. The first two coats are put on at the same time. The last coat is put on after these are dry. The laths are nearly always of pine. There should be one nail for each contact with the wood-work; that is, four nails to each lath. The mortar should be made of the best quality of lime and sharp sand. A sufficient quantity of hair should be used. The mortar should be floated, or made smooth, and straightened to receive the wood-work. The last coat should be put on after the other is thoroughly dry. It should be trowelled to a smooth surface, and when completed should be free from chip cracks, stains, and improper mixing of sand. Three-coat work, where each coat is allowed to become thoroughly dry, is better than two-coat work. The last coat is usually a white plaster-of-Paris finish, put on with the skim. A gray finish is used more generally at the present time than in the past. It is put on in place of the white skim coat. The hard white finish, which is not commonly used at the present time, is very satisfactory excepting for its extreme whiteness. This finish is made by the use of white sand and skim rubbed and floated down until only a sufficient amount of the lime or skim proper remains to cement the sand to the wall. The same kind of a finish with gray sand is very satisfactory. Proprietary finishes for plastered walls are now used to some extent in the better class of work. They are very hard, of waterproof texture and of any color desired. The coloring of finish for plastering is ordinarily not successful. However, some of the proprietary colored goods before the public are very satisfactory when well put on. The one difficulty in the way of their use is in getting the plasterer to handle properly a thing with which he is not familiar. Back plastering is common in very cold climates, and is done by plastering on the back of the sheathing between the studding. It is independent of the inside plastering. Cement pavements in floors are considered in the previous chapter. GAS-PIPING.Gas-pipes are placed in a house before lathing. The gas company which supplies the illuminating or fuel gas furnishes the inspection for each set of pipes. Below is given a form of specification in use by an architect in a natural-gas region. GAS.
TABLE OF DISTRIBUTION.
TIN WORK.It is now entirely possible to get first-class tin plate for architectural uses. The process is very simple. Require and pay only for a tin plate stamped with a reputable maker’s name and brand. There is a general effort upon the part of tin-plate dealers to raise the standard of tin in this way; and there are now a number of manufacturers of integrity who are pursuing the course of branding a first-class tin plate. All tin work should be painted on the under side before it leaves the shop. GUTTERS.In the matter of general utility the hanging gutter is ideal. It is below the eaves, where its overflow can injure nothing. It is easy to reach all parts of it in case of repair. If it is necessary to remove any of the shingles or other roof covering, the gutter need not be disturbed. There are those, however, who object to the appearance of a hanging gutter. A galvanized iron gutter made of No. 26 iron, in form as per Fig. 33, and which runs four inches above the overflow line at all times, may be placed on the first or second row of shingles or slate, and will give very good satisfaction. It is certainly much better than a wood tin-lined gutter. VALLEYS AND OTHER TIN WORK.All valleys should be lined with twenty-inch tin. The connection between all roof and vertical surfaces should be flashed and counter-flashed; that is, pieces of tin should be bent to conform to the vertical and horizontal surfaces, and slipped under the slate or shingles so as to lap both horizontally and vertically. This is the flashing. The counter-flashings are the lapped All wood-work which projects in excess of one and three-eighths inch from any vertical surface, should be covered with tin. Hip and ridge coping should be covered with tin in the manner described in chapter where roofs are considered. Down spouts should be provided to carry the water from all roofs to the ground. The presence of more than one gable in the front part of the building frequently makes more than one down spout necessary. Where the house is not too large, one five-inch spout will usually take all of the water from the roof. For a small structure a four-inch spout will serve the same purpose. Three and four inches are in common use for carrying water from the main roof where the continuous course of the gutter is interrupted by gables or dormers. The cistern down-spout should be provided with cut-off or preferably a switch spout, which connects by a drain pipe with a dry well or street gutter. Such connections should never be made with the sewer where a down spout is intended to supply a cistern. In connecting a roof with a cistern it should be borne in mind that it is not always so much the size of the cistern which insures a constant supply of water, as it is the amount of roof surface connected with the cistern. Porches are usually provided with two or three inch down spouts according to the amount of roof to be drained. Flat roofs are best when made with a standing seam. It admits of the expansion and contraction of the tin without injury to the joint. Copper has been extensively used on the better class of buildings during recent years. The improvement in the quality of tin has rendered its use unnecessary excepting for down Galvanized iron does not have the general architectural uses that were common to it a few years ago. For down spouts in excess of four inches, No. 26 galvanized iron should be used. Hot-air pipes which connect the furnace pipes in basement with the second floor are usually three and three-fourths by twelve inches in size. Before they are placed, all contiguous wood-work should be lined with tin. In frame houses the pipes should be covered with iron lath. They should continue above baseboard, with register opening on second floor and below joist with collar in basement. Where pipes run in an outside wood wall, which they should do only in case of extremest emergency, the back and sides of the pipe should be lined with several thicknesses of asbestos paper. A zinc drain should be provided from the refrigerator to the outside of brick wall. This drain is one inch in diameter, and comes up through the floor with funnel-shaped opening at the top. An ordinary six-inch tin funnel let into the tube will answer every purpose. Thus the discharge pipe from the refrigerator may be readily placed over it. Thimbles should be provided for the plasterer when he is putting on the last coat. Flue stops should be placed therein after plastering is finished. These are for stove connections with brick flues. PAINTING.Painting is not so serious a problem as it once was. We hear about people buying their own paint, the lead and everything that goes with it, and having it mixed under their personal supervision. But even this is not satisfactory. After a short time the paint begins to look chalky and dingy. When the mixing of the paint is not done under the supervision of the owner, and the result is as above stated, the painter is often accused of dishonesty. A painter does not ordinarily have the facilities or knowledge for properly mixing colored paints. In order to get satisfactory results in painting, we may again fall back upon the integrity of an established manufacturer of proprietary goods,—that is, upon ready-mixed paints. Not all are good. Most of them are made as cheap and common as possible; but the best results can be secured from really good ready-mixed paints. Any large dealer of established reputation, who is not himself a manufacturer of a cheap paint, may ordinarily be relied upon for a correct opinion. Preparatory to painting, all knots should be coated with shellac. All work should be painted with three coats,—one priming, and two following. One can always be sure of getting the color wanted in ready-mixed paints of the best quality. All outside frames should be primed before setting. The painter should follow the carpenter, and prime all dressed wood-work as put up. Putty work may be done after first coat, or before final color is applied. There is no advantage to be derived in painting shingles after they are put on. The paint gathers in a heavy ridge on the shingle next to the butt of the one above it in a way to let the moisture lie therein, so that it will rot at this point. Tin and iron work should be painted with one coat of metallic paint as soon as put up. Tin unexposed to view should receive a second coat of metallic paint before the building is completed. Tin work exposed to view should have two coats of paint on a metallic prime, same as house. EXTERIOR STAINING.Shingles should be dipped in stain and then stood in a trough, so that they will drain to a barrel. Other external wood-work should have two heavy coats of stain applied with a brush. Weather-boarding is sometimes dipped into a trough filled with stain, and then set so that it will drain therein. Shingle stain is a proprietary finish, and regularly advertised in leading periodicals. INTERIOR STAINING.The staining of interior finish is now rendered simple and satisfactory by the use of proprietary stains. Sometimes the stain is put on direct, without first applying filler. At other times a filler of cornstarch and oil, or a proprietary mixture, which is preferable, is used. One or two coats of prepared oil-finish follows the application of the stain. The various manufacturers of interior stains furnish wood samples which indicate the variety of this material manufactured. OIL FINISHING.All wood to be oil-finished should first be filled. The antique and acid stained effects are derived by the use of differ In the finishing of wood-work all under coats should be rubbed with dry hair-cloth, burlap, or fine sand-paper. On top of the filler two coats of prepared oil finish should be applied; the first one rubbed as above, and, if desired, the last left bright. A dead finish may be secured by rubbing down the last coat with fine pumice stone and water or oil. External exposed wood-work and bath-rooms may be finished with a water-proof varnish by treating as above, excepting that the last coat should be a water-proof oil finish made by some well-known manufacturer. FLOOR FINISH.All manufacturers of first-class interior finishes prepare a special floor finish. It is usually applied in two coats over a filler as described. In such cases the filler is not stained. Each coat is thoroughly rubbed. A satisfactory floor finish may be made by washing the clean wood floor with a solution of salt and water, and afterwards saturating with paraffine wax, and then rubbing. GLAZING.All glass should be embedded in putty and secured with glazier’s tacks and putty. American sheet glass is made in two Plate glass costs about five or six times as much as double-strength A American sheet. A thumb rule for calculating the cost of plate glass, which is not strictly accurate but which gives a general idea, is to calculate on from fifty to seventy-five cents per square foot. CATHEDRAL GLASS.Of cathedral glass proper there is only one quality. In ornamental and colored glass work the different kinds of glass used will not be here enumerated. Bevelled plate is becoming quite common. Generally speaking, cathedral glass may be arranged in geometrical forms in sash with wood separations or muntins. Cathedral glass proper for such purposes costs from twenty-five to thirty-five cents a square foot. Cathedral glass leaded may cost almost any amount in excess of a dollar per square foot. In selecting cathedral glass for sash with wood separations, the best and most satisfactory results may be reached by choosing the lighter tints, and not having more than one or two colors to the window. HARDWARE.It is difficult if not impossible to write a general specification for the hardware which goes into a house. It cannot be done excepting by specifying particular goods, which cannot be done here. However, a few general statements in regard to hardware may not be amiss. The cheapest locks used should have brass fronts and bolts, and be of the mortise pattern. Night-locks should be provided as desired. Outside knobs of rear door and those inside the kitchen may be of bronzed iron. The price of bronzed-faced locks is not much greater than Butts of bronzed iron have been made which are very satisfactory. Sash locks should be provided for all windows. Sliding-door hardware should be of real bronze. The locks should be what is known as “astragal” fronts, and the trimmings flush. Sliding doors should be suspended from above on hangers. Bolts of wrought-iron should be placed on all outside rear doors, and, if desired, on the inside of all chamber and bedroom doors; always on the bath-room door. Such bolts may be mortised or otherwise, as desired. Foot and top bolts may be provided for double doors and for sash. Pivots should be provided for all transoms; transom lifts as desired, also sash lifts. There should be wooden base knobs with rubber buffers at all doors. Double-spring hinges should be provided for doors leading to and from kitchen and china-closet or passage. Necessary drawer hardware should be provided, and butts, knobs, and fastenings for inside shutters. CHAPTER XXXIII.
In a previous chapter plumbing was considered from a sanitary standpoint, and the conditions of safety set forth. In this chapter it remains to consider plumbing work in a more practical way; to consider it with reference to its execution, assuming that it is desired to reach the best results. This means, primarily, good work; then good work with the least expenditure of money. The carpenter usually provides all necessary wood-work for the plumber. This means boards and runs on which pipes are to be placed, the pipe duct and other wood finish. It is best that the carpenter should do this in order that it may be well done. There should be specified in the carpenter’s contract exactly what he is to do, so that he may calculate on a definite basis. All of the cutting work, where cutting is necessary, should be done by the carpenter. The plumber is not usually supplied with tools of the right kind for doing this, and is as liable to botch carpenter work as a carpenter would be to botch the plumbing work. The plumber should do all of his own excavating. This includes trenches for pipes of all kinds to and from the house. After the pipes and drains have been placed therein, Plumber’s excavating is not included in the general contract. If there is any superfluous earth in connection with his work, he, and not the general contractor, should remove it. Contracting methods are explained in another section of the book. WATER DISTRIBUTION.Lead should be used for all purposes where pipes are exposed to view and where they come in contact with the earth. This is common practice. Sometimes, however, brass or planished copper pipes and fittings are used where they are exposed to view. Brass makes very beautiful and satisfactory work. Iron pipe, galvanized inside and out, is occasionally used for exposed work. It does not look as well, however, as lead pipe. Galvanized iron pipe is also frequently used where not exposed to view, and where it does not come in contact with the earth. Objections will be made to this by plumbers who are used to doing lead work. In all hospitals where the best work is done iron or brass pipe is used, and lead pipe and connections are entirely dispensed with. However, the use of lead pipe where exposed to view and where in contact with the earth, and iron pipe galvanized for other places, makes most excellent and beautiful work for dwelling-houses. The connections between iron and lead pipe should be of brass. Stop-cocks should be provided sufficient entirely to disconnect and drain all pipes, fixtures, and connections. “Stop-and-waste” cocks should be provided at the bottom of all main risers where they cannot otherwise be drained. A “stop-and-waste” cock is one which shuts off the supply from its source, and drains the water from pipes above, so that it passes out to a receptacle provided for that purpose. In some instances it is allowed to run to a sink on the cellar floor, or it may be taken in a bucket. The city water-supply for an ordinary dwelling-house is generally through five-eighths-inch extra strong lead pipe, and is provided with a stop-box so that the water can be turned off from the house at the street. OUTSIDE FIXTURES.Outside fixtures which connect with the city water are a street-washer and a hydrant. The street-washer is usually SOFT-WATER SUPPLY.In many cities the water from the public pipes contains too much lime to be used for bathing or washing. In such a case it is necessary to supply cistern water for that purpose. This is done by connecting the cistern in the yard with a tank in the attic, or some place above the highest fixture. To do this a force pump is placed in the kitchen. The best kind to use are those known as double-acting, horizontal, brass-cylinder force pumps. They may be screwed to the floor, and the handle come up next to the sink or between the drain-board and the dry-board. When not in use, this handle can be next to the wall and out of the way. A motor may be used in lieu of a pump. It is placed over the kitchen sink, and has connection with city water works. When it is desired to pump water to the attic, one can turn on the city water at the cock and let it run. The common size for tank is eight barrels capacity. It should be constructed of inch-and-three-quarters ploughed and tongued material with two three-eighths inch rods, with bolts and nuts at each end, and cleats across top and bottom in middle. The inside should be lined with four-pound sheet lead; that is, sheet lead which weighs four pounds to the foot. There should be an inch tell-tale pipe of galvanized iron which connects with the sink nearest the pump. Sometimes an overflow which runs to the roof is used, in which case a smaller tell-tale, say one-half inch in diameter, will serve. There are instances where the tank in the attic is connected with a special gutter on the roof, above the line of the tank. Then the tank is provided with a large overflow so that it may not cause trouble. However, The hot-water system is as simple as it is efficient. Usually a heavy-pressure galvanized-iron boiler, of from twenty-four to sixty-two gallons capacity, is located in the kitchen. It is connected with the tank by means of five-eighths-inch lead or three-quarters-inch iron pipe, and with fixtures subsequently named as being supplied with hot water in the same manner. The water is heated in the range by means of a water back or water front placed in the fire-box of the range. It is connected with the boiler by means of five-eighths-inch lead and three-quarters-inch iron pipe. One pipe from the lower part of the boiler takes the water to the back. The other carries it to the top of the boiler, the cold water naturally going to the bottom and the hot water passing to the top. The hot-water supply for fixtures is drawn from the top of the boiler. Any one may notice, by passing the hand up and down a boiler of this kind, that the top is always warmer than the bottom. Sometimes a wrought-iron pipe is used in a stove in lieu of a water back. It usually answers the same purpose, though its heating surface is not so great. It is best to use a pipe back where the boiler is not connected with soft water. The incrustation from the lime is such that the back soon becomes filled, and it is much more expensive to replace than one made of pipe. When the hot water is from the city water works, the supply is usually directly therefrom rather than from a tank in the attic. However, it is not uncommon to have a tank supply in the house where public-water supply is taken to the exclusion of all other, and it is a better system, though a little more expensive. The hot-water reservoir is usually placed on an iron stand near the stove. It should be provided with a draining connection for the purpose SOIL PIPE.Before considering other inside fixtures and fittings, the soil pipe should be mentioned. It is of cast-iron, light weight, and, when it is connected with a water-closet, should be four inches in diameter on the inside, and japanned inside and out. Joints are made at the hubs, and should be leaded and well calked. Connections with this pipe should be made by means of Y’s of proper size, depending on the size of the drain which connects therewith. The soil pipe should continue upward and through the roof to a point at least four feet above the nearest ridge. Below, it should continue outside of the foundation wall to connect with the drain. Where there is a sink in the cellar, the soil pipe should be below the cellar floor. Vitrified or earthenware drain pipe should never be used inside the walls of a house. INSIDE FIXTURES.The kitchen sink may be considered first. They are usually of light cast-iron. Sometimes they are of pressed steel; again, they are of cast-iron with an interior porcelain finish. If a common cast-iron sink is painted, the paint soon wears off. The ideal sink, the one which is the best in every way, is of porcelain. It has the white, glazed surface of a fine dish, and is easily cleaned. Any kitchen sink should be eighteen inches wide, six inches deep, and from twenty-four to thirty-six inches in length. Thirty or thirty-six is the best. They are provided with a strainer in the bottom, and have one-and-one-half-inch light The cellar sink should be sixteen by sixteen inches, ten inches deep, and should be provided with strainer, and an inch-and-a-half light lead “S” trap connection with soil pipe. If city supply only is desired, it may be had through five-eighths-inch brass self-closing cock. Where connection is made with cistern, it may be by means of one-and-one-half inch pipe and a cast-iron pitcher pump; if not this, a well, driven or otherwise, may be similarly connected by means of a pitcher or lift pump. This cellar sink is the kind that may be used in connection with the laundry previously described. Where stationary tubs are used, this sink is not necessary. CHAPTER XXXIV.
The fittings of kitchen and other sinks are fully considered in Chapter V., which has to do with kitchens and pantries. It is sufficient to say, however, that the only visible wood-work is the rim and wooden legs, which support the sink proper, and the splash-boards at the side tables as described. BATH-TUBS.A great deal might be said on this subject, which must be left unsaid for the want of space. The ideal bath-tub, the one which in every way is the most satisfactory, is made of porcelain, same as the sinks described. They are beautiful in appearance, easily cleaned, and altogether very satisfactory. However, they are expensive. For the tub alone the cost is about one hundred dollars more than for one of copper. They are used in houses where the matter of cost is not of great importance. Cast-iron, porcelain-lined, and cast-iron tubs, painted, are used occasionally in dwellings. They are more expensive than the copper tubs. An iron porcelain-lined tub is much less expensive than solid porcelain, and is very satisfactory. The iron and porcelain tubs do not require side or end casings of wood. They stand clear of wall and floor. As is known, tubs are of varying sizes and forms, the usual length being from The ordinary fixtures which go with a bath-tub of moderate cost are the combination bath-cock with rubber hose and sprinkler, and a plug and chain. All the metal work is nickel-plated. A combination bath-cock connection with hot and cold water mixes the water as it passes into the tub, so that the proper temperature may be secured by the adjustment of the valves. The most objectionable feature to the tub of general construction is the overflow which connects with the waste. It is simply a tube which has a single opening below the bath-cock to the waste pipe. This soon becomes foul. Various ingenious devices have been arranged for doing away with this kind of overflow. Arrangements are provided which connect directly with the outlet, and which may be readily removed and cleaned. These prevent the passage of water to the drain when tub is in use. By a movement of a handle in the top the passage may be opened below to allow the water to pass out. There are many devices constructed on this principle. In some instances they add only two or three dollars to the cost of the plumbing outfit, and are certainly worth the extra expense. There are Another modern arrangement which has to do with the sprinkler is a surrounding rubber curtain, which is supported by a plated ring on a level with one’s head when standing. This prevents the splashing of water out of the tub. It goes against the curtain, and is thus deflected into the tub. Various arrangements on this principle, looking to hot or steam baths, have been devised. They surround the person bathing, leaving only the head exposed, and discharge the warm water into the confined space surrounding the body. This is a makeshift to take the place of hot and steam baths. In some instances, one-third of the foot end of the tub is fitted with a copper-lined enclosure on three sides, with shower at top. One may stand in this space and use the shower as with the curtain. Additions are sometimes made to this arrangement, wherein the side spray or needle bath is provided. It is so called from the needle size of the streams, which are emitted from certain pipes. All of these showers are connected with regulating valves, so that any desired temperature of water may be maintained by proper adjustment. In some very elaborate bath-rooms showers are provided at the side of the room where there is a marble floor and marble wall surface. These things are arranged with a SAFES.A safe is simply a lead pan which may be placed under the bath-tub, or other enclosed fixture, to guard against accidents from overflow or leakage. They are made of four-pound sheet lead, and are usually turned up from two to four inches all around. The lead is formed to a bevelled strip at the sides and end, the size of the pan being that of the extreme outside of the fixture. There is usually an inch waste connection to the cellar or kitchen sink. It would be highly improper to connect a safe with the drain, trapped or otherwise, as its use under any circumstances will be occasional, and any water that there might be in the trap would be certain to evaporate, and in that way the safe waste would be the means of connecting the foulness of the drain with the house. Therefore, it is right and proper that it should connect with the sink or the cellar floor. In that way, any discharge therefrom would be readily noticed. Wastes are frequently placed under bath-tubs, generally under wash-stands, when they are enclosed, but rarely or never under a modern water-closet. They are frequently dispensed with entirely. WATER-CLOSETS.Fig. 7, page 68, indicates, in perspective and in section, the more common form of water-closet now in use, than which nothing-better has been devised. The details of the valve connection and general form of the closet itself, and the means of flushing it, are various, but the general principle is the same. It is nothing more or less than a large bowl having an “S” trap connection with soil pipe. The bowl and trap are of white porcelain ware, in one piece. The form, as here shown, is a washout closet, and is the one in most general use. Usually a connection with public water service is provided from a tank above. Trap vent, as shown, is connected with the outer air above the roof. The seat of the closet is usually supported from the wall at the back, and rests on the body of the porcelain, on rubber buffers, which prevent the liability of breakage or noise, if it falls. Under any circumstances, water-closets should never be enclosed. WASH-STANDS.It has been said that wash-stands are the most dangerous fixtures that go into a house, and for that reason the greatest care should be observed in their construction. The only material of which the bowl proper, for use in a dwelling-house, should be made is porcelain. The usual form is circular, and about fourteen inches in diameter. However, they are made in various forms. The details of their construction differ as greatly as those of the other fixtures which have been named. Bowls are made which have the same “patent” overflow arrangements as the bath-tub overflows that have been considered and described elsewhere. It is usual, however, to use a rubber plug and chain. The top and back of the wash-stand should be of marble. The top should be one and one-eighth inch thick, Generally speaking, it is not necessary for the trap to be ventilated, unless it so happen that it is some distance from the soil pipe or drain. The soil pipe, we know, is always ventilated, and if the wash-stand is situated some distance from it, it should have a direct communication with the outer air above the roof. Sometimes a pitcher-cock is placed on the wash-stand in the bath-room to enable the drawing of drinking water when the other connections are with the cistern, it being assumed in this instance that only the water from public water works is used for drinking purposes. The pitcher-cock is simply one with a long neck which extends above the bowl, and is directed into it, the pitcher being placed under it for the purpose of filling. LAUNDRY FITTINGS.The fittings for a simple laundry apparatus, that would go into a house of very moderate cost, have been described elsewhere. In this instance we will consider only the more elaborate The drain connections are of one-and-one-half-inch light lead, and are independently trapped for each tub. They lead to the main drain, connecting with sewer or vault. OUTSIDE DRAINS.Drains outside of the house should be of vitrified or glazed earthenware pipe, laid below the action of frost, with proper Storm-water connections may be made with the main sewer, but it is best that they be made between the house and the trap of main drain. In this way there is no danger of the sewer having connection with the down spouts in the event of the evaporation of the water in the trap of the storm-water connection. The modern plan of city sewer systems is to have independent service for storm water and house drain connections. GREASE SINKS.The grease sink is lined with brick, and is usually of four or five barrels capacity. It is cemented the same as the cistern, is generally twenty or twenty-five feet away from the house, and has a four-inch vitrified drain connection with the waste from the kitchen sink or other sink in which greasy water may be deposited. The sink itself has a siphon connection with the main drain or vault, and, being provided with an iron top, the deposit of grease or other material may be removed if necessary. In some instances a sink of this kind is required to be used to collect all solid matter before the drainage connection passes from the property. The “S” trap only has been distinctly mentioned. There are hundreds of others, all constructed upon the same general principle. Some are provided with mechanical means of closing the opening leading to the source of supply, and, in addition to this, they are provided with a seal of water depending upon some form or condition of the “S” trap. This principle is invariable in the construction of traps. No trap should be used unless provided with a trap screw of the same size as the drain itself, which will admit of its being opened when necessary. It is not uncommon that rings or other jewelry get into the waste of wash-stand or bath-tub; they may be recovered by taking out the trap screw. Again, should the trap become fouled or clogged, the matter may be removed in the same way. NICKEL FITTINGS.For the kitchen sink, nickel fittings are preferable to brass, because they are more easily cleaned. CHAPTER XXXV.
What makes the cost of a house? Everything that has been placed on the lot when the structure is completed. Below is a form or schedule, with blanks, filled out by an architect for a gentleman for whom he made plans.
Everything that goes into a house should be fully represented to the owner. Thus the costs may be fixed and the aggregate understood. If this were universally done, there would be less said about the unreliability of architects’ estimates. If the The schedule filled out for Mr. Smith is a printed form, which is handed to the owner as soon as the building cost is determined. It is in addition to the detailed specification. In the schedule the cost of the building is put down at three thousand dollars. The appurtenances are the items mentioned below the line which gives the price of the building proper, and in this instance are estimated at $1,128. The house estimate is $3,000. This makes a total cost of $4,128. The house was a well-finished building of nine rooms. The parlor and hall were finished in quartered oak, the dining and sitting rooms in quartered sycamore, the rear hall in quartered oak, the china-room in sycamore, kitchen and pantry in plain oak. It would have cost about $125 less to finish the first floor of this house in soft The privy building was figured at twenty dollars, and the vault at a dollar a foot. The cistern and connections at fifty cents a barrel. Thus a hundred-barrel cistern costs fifty dollars. The well pump, which was located in the kitchen, was a cheap form of horizontal force-pump fastened to the floor, with the handle coming up near the kitchen table. It supplied water to the kitchen sink. It, as well as the cistern pump, was included in the plumbing contract. The walks were ordinary brick walks laid in sand. Tight-board fence was figured, as shown, at twenty-five cents a lineal foot. The illuminating-gas pipe was figured at a little less than the price given on schedule “B,” but was ample. The same may be said of the plumbing work. The gas fixtures were neat brass goods that looked plain in the store surrounded with very elaborate ones, but were entirely satisfactory when in the house. The mantels and grates, as may be judged by their cost, were not very elaborate. However, they were of wood, the same style and finish as the room. There were bevelled-glass mirrors above the shelves. The hearth and facing were of unglazed tile, the grate-frame of brass, the grate itself club pattern, and altogether it was simple but pleasing. The furnace was of wrought-iron, riveted joints, with galvanized iron jacket. It would have cost about fifteen or twenty dollars more to set it in brick. This price included registers, pipes in the wall, and all connections. If the building had cost a thousand dollars more, or even two thousand, the appurtenances need not have cost more than a hundred to a hundred and fifty dollars additional. There would probably have been a The following schedule was prepared for Mr. Brown. His was an eight-room house; smaller, less elaborate, but just as well built, as the one for Mr. Smith. He did not have quite as much plumbing, and reduced the other appurtenances somewhat. Altogether they represent $801. If his had been a fifteen-hundred-dollar house, and the same general conditions had been met, the appurtenances would not have cost any less. Likewise, if it had been a two-thousand-dollar house, they would have cost no more. Additions to size of rooms or a more elaborate finish would not have appreciably affected the cost of the appurtenances. It is well to bear this in mind when building.
Below is the schedule “B,” so frequently referred to in the description of house plans.
CHAPTER XXXVI.
The cost of building varies in different sections. At the end of this chapter will be found a list of prices upon which the building estimates of this book are based. The plumbing schedule is formed so that one may see about what the different items of a completed plumbing outfit cost. Figuring sixty feet of service and seventy feet of drain, the plumbing outfit would cost, as indicated, $328. It has been furnished for less. The figures given in connection with plumbing work are not necessarily accurate. They are approximately so in detail. As no two plumbers or other mechanics will figure exactly the same on the same fixtures, or the same material and labor, it is not to be expected that an architect could form a thumb-rule schedule which would be satisfactory to plumbers and all others. In the class of work contemplated in this specification, the tendency of these figures is in the right direction. They are as nearly correct as general statements can be. It is known that a single bath-tub can be fitted up to cost more than the entire plumbing outfit here mentioned. It would afford no more conveniences to the occupant of the house, and would be no safer from a sanitary standpoint; and it probably would require more labor to care for than the one contemplated. The estimates are on the basis of a specification which would meet with the approval of the public sanitary inspectors in any of the large cities. There are various ways of reducing the cost of the outfit. The best way is to have less of it; for instance, only city water may be used, or, possibly, only the cistern water. The completed plumbing outfit mentioned in schedule “B,” with the exception of cistern-water connections, including hot and cold city water for sink, wash-stand, and bath-tub, has been put in, in plan No. 30, for $245. The natural-gas-piping figure, like the others, is liable to vary. Piping for five fires has been put in for $20, for $15, and for $30. The burners, the burner valves and mixers, usually cost from four to five dollars a fire. The gas-fixture schedule is priced by the burner, not by the connection. Each burner of each fixture is counted. Of course one may get a single fixture which will cost as much as the above rule would figure on a whole outfit, but that is unusual in moderate-cost houses. Some of the second-story brackets will cost from ninety cents to one dollar and a quarter apiece. This will increase the price of burner margin for the first floor, and allow more elaborate fixtures. The mantels are priced to include grate, hearth, facings, and everything that may go there, excepting fender and blower. One may get a mantel for $25 or $30, or he may use a grate setting without a mantel, or may go as far into the hundreds as his inclination and means will lead him. Very expensive mantels in moderate-cost houses are not in good taste. A $100 or $150 mantel in a room all of the other wood-work of which did not cost over half that sum, is in exceedingly bad form. The mantel appears like a monument; everything around it is The furnace price is necessarily arbitrary. The owner of a house will be told that the price here given is too high and too low. A moderate-sized, two-story, eight-room house, which, counting the bath-room, would have nine connections, could be provided with a furnace of wrought-iron or steel, riveted joints, double galvanized-iron jacket, for $240. The same furnace brick-set will cost from fifteen to twenty dollars more. The owner of such a house can get a cheaper furnace, or he can get one which will be much more expensive. Oftentimes when an architect estimates the price of a furnace to the owner, the latter will respond with the statement that he has been offered a furnace complete for ninety dollars. Upon investigation it generally proves that the furnace is in some one’s store ready for delivery; that it will cost extra to set it, and for all connections, fittings, registers, etc.; and that the furnace itself is of such a kind that ninety dollars is a high price for it. There is no doubt that the statement as to furnace prices will meet with general disapproval from manufacturers. Many will say that the prices given are ridiculously high, and others, ridiculously low. Other general statements as to heating apparatus may be found in a chapter given to that subject in that section of the book devoted to the Journey through the House. The estimates given on plate and cathedral glass are about as unsatisfactory as anything can be. They merely give the owner a general idea as to what to expect. Electric-work prices are approximately correct for localities where the facilities for doing this kind of work are at hand. Door and table bell outfits are now sold and arranged ready to The general statement may be made that these prices are approximately correct in all the larger markets; and that in cases where the building is far removed therefrom, there must necessarily be additions for travel of workmen, and other incidental expenses in the transportation of material and labor. The following is the list of prices of material and labor upon which the building estimates are based:—
Under certain conditions the above prices are subject to discounts.
The above labor prices are those paid by the contractors. Rarely, however, are the maximum prices reached. There are few subjects on which ideas vary so greatly as values. This fact may be made apparent when we call to mind that bids on a house let for $3,000 frequently range $1,000 higher than this figure.
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