John L. Claybrook

Things required in new construction today that were not required 50 years ago (and there are many great 50 year-old homes)… Each has a reasonable justification, but the costs are quite substantial… A partial list: - Smoke alarms (hardwired + interconnected) $300–$500 - Carbon monoxide detectors $100–$250 - Tempered safety glass (bath, near doors, stairs) $400–$800 - GFCI outlets (kitchen, bath, garage, exterior) $200–$400 - AFCI breakers $300–$600 - Double/triple-pane insulated windows $4,000–$8,000 - Upgraded wall & attic insulation to modern R-values $2,000–$5,000 - Air sealing & blower door test $500–$1,500 - Sealed & tested ductwork $300–$800 - High-efficiency HVAC equipment $1,500–$3,000 - Programmable thermostat $150–$300 - Egress windows in bedrooms $800–$1,500 each (usually +$2,400–$4,500 total for a 3-bedroom) - Handrail & guardrail upgrades (to modern code) $500–$1,200 - Anti-scald valves in baths $150–$300 - Low-flow fixtures (toilets, faucets, showers) $200–$500 - Backflow preventers (hose bibbs, irrigation) $100–$300 - More electrical outlets (per modern spacing rules) $300–$700 - Dedicated appliance circuits $200–$500 - Hardwired closet lighting with clearance $100–$300 - Stormwater management improvements $500–$2,000 - House wrap or vapor barrier (Tyvek, etc.) $500–$1,200 - Continuous ridge & soffit ventilation $200–$500 - Fireblocking & draft stopping in concealed spaces $200–$500 - Fire-rated drywall in garages/house separations $300–$800 - Waterproof backer board in showers (instead of greenboard) $300–$700 - Foundation anchor bolts (seismic/wind uplift) $200–$500 - Anchor straps/tie-downs for water heaters $50–$150 - Pressure-balancing shower valves (anti-thermal shock) $150–$300 - Attic access hatch with insulation/weatherstripping $100–$300 - Whole-house ventilation requirements (mechanical fresh air) $800–$2,000 - Energy-efficient lighting % requirement (CFL/LED fixtures) $200–$500 - Electrical panel capacity increase (200A service instead of 60A–100A) $800–$1,500 - Fire sprinklers (required in some jurisdictions for new builds) $3,000–$8,000 - Soil compaction testing before foundation pour $300–$700 - Termite soil treatment (pretreat before slab) $200–$500 - House number visibility requirements (reflective/contrasting) $25–$75 - Exterior lighting at entrances (for safety and egress) $100–$300 - Door hardware with ADA-compliant levers $100–$250 - Garage door auto-reverse safety sensors $100–$200 - Insulated garage doors (for energy code compliance) $300–$700 - Minimum ceiling height requirements (can require more framing/lumber in some cases) $500–$1,000 in materials if bumping height - HVAC load calculations & commissioning $300–$700 - Hot water pipe insulation $100–$300 - Shutoff valves for each plumbing fixture $100–$300 - Attic walkways & lighting $200–$500 This list is not comprehensive and already easily adds $25,000 - $60,000 in cost to the average home (approx $150-$400 extra per month at today’s 30-year mortgage rate). As I look through the list, it seems most these things are targeted at “safety” or energy efficiency. I think those idea-categories are noble enough, but at what cost for what gain? Throughout my life I have slept or lived in homes that had none of these things. My own parents’ and grandparents’ homes for instance. At no point did I feel like I was taking an unusually dangerous risk (certainly driving a car at all seems much more dangerous). I would happily let my own children sleep in my grandparents’ old homes without feeling that I had put them in harm’s way. As part of a renewed effort to make housing attainable again in America… I think there is an honest, good-faith conversation to have about what is required in a home, and what is an upgrade.