WO2005007983A1

WO2005007983A1 - A building connector , joist hanger, ventilation packer and method of building construction

Info

Publication number: WO2005007983A1
Application number: PCT/NZ2004/000150
Authority: WO
Inventors: Craig William Smith; Steven George Hindley; Vail Martin John Hubner
Original assignee: Advanced Housing Systems Limited
Priority date: 2003-07-21
Filing date: 2004-07-13
Publication date: 2005-01-27
Also published as: NZ527119A

Abstract

In one aspect the invention comprises an elongate narrow web (302) for securement to a top or bottom plate edge or face edge of a wall panel, a plurality of elongate planar tie elements (303, 305) extending from opposed edges of the base web in a direction normal to said base web, said ties arranged in pairs with the ties of each pair located directly opposed across an elongate channel, the ties being spaced at intervals along said channel. Also disclosed is a joist hanger (Figure 9); joist hanger bracket (Figure 4, item 409); method of building construction (Figure 17); a ventilation packer (Figure 2c); a corner arrangement (Figure 6).

Description

A BUILDING CONNECTOR, JOIST HANGER, VENTILATION PACKER AND METHOD OF BUILDING CONSTRUCTION Field of the Invention

This invention relates to improved support structures and building elements for use in the construction of wooden framed buildings and improved methods for constructing such buildings. More particularly the invention relates to wooden framed buildings that are pre- nailed off site and transported to the building site where the pre-nailed frames are joined together into a strong wooden building frame. This invention also relates to the construction of multi-storey wooden framed dwellings.

Background Conventional wooden frame construction is a labour intensive process requiring considerable skill from builders and carpenters to produce a structure that is level, upright, has square corners and parallel door and window openings and a high level of strength. During construction, and especially in areas where inclement weather is probable, it is desirable to construct buildings in such a way that the initial framing is minimised so that the roof of the structure can be placed as soon as possible. After the initial framing structure is completed, the roof can be placed over the structure to give a degree of weatherproofriess to the overall structure. Builders can then proceed to erect the rest of the internal and external framing with some additional shelter from the weather. Other advantages which can be realised by the earliest possible fitting of the roof are that the nails that hold the floor down are less likely to rust, and the initial framing and floor structures have less opportunity to become wet and soak up moisture which may take a long time to dry out thoroughly or in severe cases may damage the structure, especially the flooring.

To accommodate early installation of the roof, it is known to use a bulkier timber (post and beam) method. However, this method can be expensive due to the additional cost associated with complex cutting of the framing such as mortice and tenon joints. Further, the sheet floor is not connected to the outside walls, which may result in a structure lacking stiffness against shear loads. It is also desirable to utilise a 2x4 framing system in order to ensure an economical use of timber.

High strength building techniques are desirable as earthquakes, wind and other natural forces affect the stability and serviceability of wooden framed buildings. Alternative, construction techniques which give high strength include steel construction, however such construction is expensive and can result in buildings that are not particularly accommodating of standard residential finishing elements.

It is an object of the invention to provide a method of constructing high strength wooden framed buildings that goes some way to overcoming the abovementioned disadvantages or at least provides industry or the public with a useful choice.

Summary of the Invention

In a first aspect the present invention may broadly be said to consist in a building component comprising: an elongate narrow web for securement to a top or bottom plate edge face of a wall panel, and a plurality of elongate planar tie portions extending from opposed edges of said base web in a direction normal to said base web, said ties arranged in pairs with the ties of each pair located directly opposed across said elongate channel, the pairs being spaced at regular intervals along said channel.

Preferably said component includes a channel portion, said elongate narrow web forming the base of said channel portion, said channel portion having a pair of side portions extending from opposite edges of said base in the plane of said ties, said ties being continuations of said side portions.

Preferably said component includes a plurality of joist hanger support members, a joist hanger support member extending as a flat tab from an extreme end of each of the tie portions arranged along one edge of said narrow web, aligned parallel with said narrow web and extending outward.

Preferably at least said tie portions include a plurality of preformed holes for driving fasteners through to secure to portions of construction members placed within said component in alignment with said ties. Preferably said elongate narrow web includes a plurality of regularly spaced holes to act as a guide for drilling bolt holes through a construction member placed within said component in alignment with said web.

In one form said component preferably includes a plurality of rafter straps extending from a face of said elongate narrow web in a direction opposed to the direction of extension of said tie portions.

Preferably said rafter straps are parallel pairs and spaced to accommodate a rafter between.

In a further aspect the invention may broadly be said to consist in an arrangement for securing a rafter to a top plate comprising a first component including a base web securable to a top plate and at least one pair of rafter straps extending from said base web in a substantially perpendicular direction, spaced and aligned to accommodate a rafter between, and second component including a plainer top portion and a pair of parallel legs extending from opposite edges of said top portion said legs spaced to match the spacing of said rafter ties, said legs and said ties securable in use with said second component straddling a rafter.

Preferable said top portion is at an angle to said legs and said ties are at an angle to said base member such that with said legs and said base portion parallel said top portion is at an angle to said base web equal to the indented angle of said rafters to said top plate upper face.

Preferable said ties of said first component and said legs of said second components slide together.

In a further aspect the invention may broadly be said to consist in a joist hanger support member including a first elongate web for securement to a wall stud, and a planar tab extending from one end of said first web aligned in a plane normal to the plane of said first web.

Preferably said hoist hanger support member is one of many forming part of a construction component as set forth above

In a further aspect the invention may broadly be said to consist in a joist hanger including a channel for receiving the end of a joist, said channel having a base web and normally extending side webs, wherein said base web includes means for retaining a flat tab (such as of a joist hanger support member as set forth above) in the plane of said base web, so as to resist removal of said flat tab by forces only in the direction normal to said base web.

Preferably said means for retaining a flat tab comprises a strap portion of said base web, said strap portion extending transversely between said side webs, and being defined by at least one slot in said base web, such that said flat tab may pass through said slot to lie partially under said strap portion and partially above the remainder.

In a further aspect the invention may broadly be said to consist in a method of construction including the steps of: constructing a framework wall panel including top member ("top plate"), bottom member ("bottom plate") and a plurality of interconnecting members ("studs") extending therebetween, fitting a component as set forth above over one of said top plate and said bottom plate and securing the base web to said top or bottom plate and each said tie to a said stud.

Preferably, said plate being a top plate, the ties on one side of said panel include a planar tab extending perpendicular to the general plane of said wall panel, to lie (at least in use) in a horizontal plane, and said method includes the steps of: fitting a joist hanger to said wall panel with said planar tab interconnected with a base web of said joist hanger, and securing said joist hanger to said wall frame.

Alternatively, said plate being a top plate, a plurality of rafter ties extend upward from said base web and said method comprises the further steps of: placing a rafter in position with a end of said rafter across said top plate, between a pair of rafter ties; putting a rafter strap in place astride said rafter; securing said rafter strap to each tie of said pair. Preferably said base web includes alignment holes spaced at intervals there along and said method includes the steps of: drilling or boring holes through said top or bottom plate in alignment through said alignment holes, and securing said wall panel to the top or bottom plate of a vertically adjacent wall panel by bolting together the adjacent top plate and bottom plate through said holes.

In a further aspect the invention may broadly be said to consist in a wall panel formed according to a method as set forth above.

In a further aspect the invention may broadly be said to consist in a method of construction including the steps of: fixing a joist hanger support member to a wall frame, said joist hanger support member including a planar tab extending perpendicular to the general plane of said wall frame, to lie (at least in use) in a horizontal plane, fitting a joist hanger to said wall frame with said planar tab interconnected with a base web of said joist hanger, and securing said joist hanger to said wall frame.

Preferably said method includes fixing a joist hanger in the manner set forth to each of a pair of opposing wall frames, fitting a joist between said opposing walls with an end of said joist seated in a said joist hanger resting on said base web and/or said tab, and fastening each said joist hanger to the respective said joist end.

In a further aspect the invention consists in a building build according to a method as set forth in any one or more of the above paragraphs.

To those skilled in the art to which the invention relates, many changes in construction and widely differing embodiments and applications of the invention will suggest themselves without departing from the scope of the invention as defined in the appended claims. The disclosures and the descriptions herein are purely illustrative and are not intended to be in any sense limiting.

Description of the Drawings

Figure 1 is a wooden building frame. Figure 2 is a perspective view of a building constructed using the system and method of the present invention, showing the first level framing.

Figure 2a is a perspective view of the building foundation of Figure 2.

Figure 2b is a close up perspective view of the foundation of Figure 2b shown with vent spacers installed. Figure 2c is a close up view of an embodiment of a vent spacer.

Figure 2d is a close up perspective view of a corner vent spacer according to an embodiment of the present invention.

Figure 3 is a perspective view of an embodiment of a bottom support plate.

Figure 4 is a perspective view of an embodiment of a top support channel. Figure 4a is a close-up perspective view of an embodiment of corner reinforcement.

Figure 4b is a perspective view of the reinforcement of Figure 4a, shown installed over a top support channel.

Figure 5 is a perspective view of an embodiment of a rafter channel.

Figure 6 is a perspective view of an embodiment of a rafter channel corner joint. Figure 7 is a perspective view of a first floor, showing an embodiment of a top support channel and joist hangers, installed over a frame.

Figure 8 is a perspective view of an embodiment of a rafter channel showing a rafter clasp engaged, over the rafter ties. Figure 9 is a perspective view of a joist hanger according to an embodiment of the present invention.

Figure 10 is a perspective view of a further embodiment of a rafter clasp.

Figure 11 is a perspective view of the rafter clasp of Figure 10, shown secured over the rafters and nogs to an embodiment of a rafter channel.

Figure 12 is a perspective view of the rafter clasp of Figure 10, shown with a corresponding rafter channel.

Figure 13 is a perspective view of a first level floor showing the floor joists. Figure 14 is a perspective view of a building frame shown with rafter trusses installed ready for placement of the roof. Figure 15 is a perspective view of an alternative corner reinforcing method and apparatus. Figure 16 is a perspective view of a ground floor flooring structure showing the floor joists. Figure 17 is a perspective view of a building structure showing the installation of insulation. Figure 18 is a perspective view of the building structure of Figure 17 showing the exterior trimming and roof.

Detailed Description

A first preferred embodiment of the method and apparatus for constructing a wooden framed building structure will now be described with reference to Figures 1 to 9. Figure 2 shows one level of a two storey building constructed using the method of the present invention. The building is preferably constructed of multiple pre-nailed wooden frames 101 that can be built on or off site as is well known in the construction industry. It will be appreciated by those skilled in the art that the embodiment described relating to a two storey building can readily be adapted to a single or multi storey construction if desired.

The first step for constructing a building according to the present invention is laying the foundation, as shown in Figure 2a. The foundation 205, is concrete and can be laid according to known methods in the building industry. The foundation 205 includes a number of regularly spaced bolts 206 projecting upwards. The hold down bolts 206 are embedded in the concrete and arranged on a suitable grid spacing. The grid spacing is adapted to match subsequent building elements which are adapted to fit over the hold down bolts. The appropriate grid spacing is usually determined by standard widths of building materials utilised i.e. sheet material such as plywood, and can vary from place to place. The grid spacing of the bolts are located to fit between the sheets so they can be fastened down.

In Figure 1, a typical pre-nailed wooden frame 101 is shown. The frame is essentially rectangular, and made up of a top plate 102, a bottom plate 103, and a number of studs 104, between the top and bottom plates. The top and bottom plates 102, 103 are normally arranged and nailed vertically. A door or window 105, may be present in the frame 101 as desired. The boundary of the window frame shown in Figure 1, is defined by the studs 104 on either side, a lintel 106 and a horizontal cill 107, as known in the art. Nogs or dwangs (not shown) may be used to aid in keeping the studs 104 straight, and provide additional rigidity to the structure.

With reference to Figures 2b - 2d, once the concrete foundation is laid, vent packers 207 are placed on top of the foundation, over the hold down bolts 206, to create an air gap between the concrete and the wall framing. The air gap helps to dry out the space under the building. Referring to Figure 2b, vent packer 207 has a thicker square middle section and two oppositely extending flanges from either side of the square mid section. The flanges on each side extend from the top and bottom of the mid section respectively, so that adjacent vent packers lap each other as shown in Figure 2. Towards the end of each flange is an aperture for receiving hold down bolts 206. The spacing between the apertures of the vent packers 207 is the same as the grid spacing of the foundation hold down bolts, so they fit together as shown. At the corners of the foundation, various methods of providing corner vent packers can be used. Referring to Figure 2c, the vent packer 207 may include four additional holes 208 adapted for nailing the vent packer to the foundation. At each corner, the vent packers can be mitre cut along a diagonal as shown by dotted line 209. In this way two diagonally cut vent packers 207 can be arranged to meet at a corner mitre joint. Alternatively, with reference to Figure 2d, an intergral one piece corner vent packer 210 may be provided. Alternatively, it is envisaged that the construction of the present invention may include packers and/or membranes which are known in the building industry art. A bottom support plate 301, (shown in Figure 3) is then positioned on top of the packers over the hold down bolts. The bottom support plate 301 preferably includes a number of holes 304 in the base 302 of the plate 301 to accommodate the bolts. The holds 304 are spaced according to the standard grid spacing. Once the plates 301 are positioned on the foundations, the pre-nailed frames 101 can be lowered into place, over the hold-down bolts and fastened down, via nuts and washers on he bolts 206, to assemble the building structure. The bottom plate 103 of frame 101 also includes spaced holes for fitting over the hold down bolts 206.

The bottom support plate 301 is an elongate plate consisting of a base 302 and a plurality of narrow ties 303 extending substantially perpendicularly to the base 302, on both sides of the plate 301. The plate 301 is preferably made of a metallic material in order to provide high strength. It is also preferable that the bottom support plates 301 are relatively weather resistant and not prone to excessive rusting. In this regard it is preferable to treat the outer surfaces of the channel members to reduce the risk of rust for example, by galvanising, painting, or constructing from a metallic material not prone to rusting. Preferably, the plate 301 is not a channel in order to prevent pooling in the bottom.

Referring to Figure 2, in a preferred embodiment the wooden frame 101 may be braced by sheet material 201, such as plywood or other bracing material such as strap bracing. The width 306 of the base 302 of the bottom support plate 301 is, approximately equal to the width of the bottom plate 103 of the framing, plus the thickness of the plywood bracing 201.

In use, the bottom plate 103 of a pre-constructed wooden frame 101, slides or is otherwise placed over the bottom support plate 301 and the ties 303 are nailed, screwed or otherwise secured to the frame 101. For convenience the ties 303 may have pre-punched, drilled or otherwise made holes 305 to enable, nails to easily pass through the ties. Alternatively the ties 303 may have integrally formed nails which can be hammered into the framing and bracing structure i.e. Gang Nails. In the preferred embodiment the ties 303 are aligned on the stud grid spacing of the wooden frame 101, so the ties on one side of the frame are secured to the studs 104 through the bracing material 201. The ties on the other side of the frame are secured directly to the studs 104.

In an alternative embodiment, the bottom support plate 301 is attached before the bracing material 201 is attached to the frame 101. In this embodiment the width 306 of the channel of the first support member 301 is substantially the width of the bottom plate 103 of the frame 101. Bracing material 201, can then be secured over top the ties 303 and framing. Because it is desirable to get the roof in place as quickly as possible, the wall framing may be lowered into place and tied down without installation of the floor joists, allowing a second storey to be assembled on top of the first, quickly.

A preferred embodiment of bottom support plate 301, is shown in Figure 2. Bottom support plate 301 may be provided with additional pairs of ties 303 towards their ends. In this embodiment, the spacing between the ties is more regular than the grid spacing. For example, the spacing between the pairs of ties 303 at the end of bottom support place 301 may be one quarter of the grid spacing in order to allow for alternative spacing of studs towards the corners of the building structure. Embodiments of the building elements incorporating extra pairs of ties at more regular grid spacings are to be understood to apply to all of the support plate, support channels and rafter channels disclosed in this specification and described later.

On the top of the frame 101 a top support plate 401 is placed over the top plate 102. The preferred top support plate 401 is shown in Figure 4. The top support plate 401 is an elongate channel made of metal and consists of a base 402 and two substantially perpendicular, long side members 403 and 404. In addition, the top support plate 401 has narrow ties 405, 407 which form part of the side members 404 and 403 and extend substantially perpendicularly to the base 402. On one side of the support member 401, the narrow ties 407 are shaped to form a joist hanger support structure. The support structure or tab 409, is formed substantially parallel to the base member 402 and substantially perpendicular to the tie 407 which it is a part of. The tab 409 extends away from the base member 402 channel a short distance. The joist hanger support structure 409 enables floor joists to be supported. This allows the walls of a building to be constructed before the floor joists of the second and subsequent floors of a building are put in place.

The wooden framing of the second storey is also preferably pre-nailed, and is essentially the same as for the first storey. A bottom support plate 301 is attached to a bottom plate 103 of second storey framing in a similar manner as it is attached to a bottom plate and framing of the bottom level. If the building has more than two levels then the respective levels are stacked on top of each other.

The second storey framing is placed on top of the first storey framing and the two frames are bolted or otherwise secured together. Holes 406, in the top support channel 401 of the first storey framing, are lined up with holes 304 in the bottom support plate 301 of the second storey, to enable the two frames 101 to be easily secured together, bolts passing through the frames and support members. The holes in the channel sections are used to guide the drilling through the adjacent top and bottom plates 102, 103 of respective levels. A layer of compressible rubber or plastic membrane 216 substantially the width of the support structure may be placed between the plates 301 and 401 in order to prevent wear between plates 301 and 401.

Preferably the compressible plastic membrane has a thickness of approximately 5 millimetres which can compress down to approximately three millimetres. In each corner, the top support channels 401 are mitre cut at an angle to form a join. With reference to Figures 4a and 4b, a reinforcing corner plate 211 is placed over top of the abutting mitre cut top support channels 401. The reinforcing corner plate 211, is a right angled L shape metallic reinforcing plate which is approximately three millimetres thick. The reinforcing plate 211 is pre-drilled with holes to 12 which are regularly spaced to receive guides 213 which receive bolts for securing adjacent floors together. Reinforcing plate 211 preferably also includes larger spacer apertures 214 for receiving spacers 215. Preferably the spacers 215 are of the same material as the compressible rubber or plastic membrane 216. The spacers 215 are circular and are also preferably of a thickness of approximately five millimetres. In use as the adjacent building level is placed over top of the reinforcing corner plate 211, spacers 215 and compressible membrane 216, compress down to substantially the same thickness as the reinforcing corner plate 211 under pressure.

On the top level of the building, a rafter channel 501, shown in Figure 5 is attached to the top plate 102, of the top level of framing. The top rafter channel 501 is an elongate channel, having two long sides 503, 504 and a base 502. Like the elongate channel of the previous support structure, the channel 501 has narrow ties 505, 507 which form part of the side members 503 and 504 and extend substantially perpendicularly to the base 502 for attachment to the studs below. In addition the top rafter channel 501 has pairs of narrow rafter ties 506 punched or cut out of the base 502 and bent back substantially perpendicular to the base 502. Preferably the rafter ties 506 are spaced along the length of the channel 501, adjacent each pair of stud ties 505, 507. Preferably the pairs of rafter ties 506 are spaced apart a distance 509, substantially the same as the width of the rafter trusses, such that the rafter trusses can slide between the rafter ties. Once the building framing has been assembled in this manner, the roofing rafter trusses are attached to the top storey. The rafters are placed between the rafter ties 506 and a rafter clasp 801, seen in Figure 8, is placed over the top of the rafter and attaches to the rafter ties 506.

Referring to Figure 8 the rafter clasp 801 is shown engaged over rafter ties 506. The rafter clasp 801, is constructed of metal and consists of a top 802, two legs 803, 804 which define a channel 805 for receiving rafter ties. In a preferred embodiment the legs 803, 804 are adapted to slide over the respective rafter ties 506. Locking elements 806 in the rafter securing element legs 803, 804 engage with locking elements 509 of the rafter ties 506 and lock the rafter clasp 801 and the rafter channel 501 together, thereby securing the rafter trusses.

In a preferred embodiment the locking elements 806 consist of a number of barbs in the legs 803, 804 and slots or holes 508 in the rafter ties 506. The barbs lock in place as the rafter clasp 801 is slid over the rafter ties 506 securing the rafter to the rafter channel 501. Alternatively, the barbs could be in the ties and the holes in the legs. In an alternative embodiment the rafter clasp 801 and the rafter ties 506 are secured together using nails or screws. It is also envisaged that the rafter clasp 801, and rafter ties 506 may include two columns of co-operating locking elements.

The top 802 of the rafter clasp 801 is angled relative to the base 502 of the rafter channel 501. The angle of the top of the clasps 801 corresponds to the angle of the top of the rafter trusses. This ensures that the top of the clasp 801 is a tight fit on top of the rafter it is securing. The space 509 between the rafter ties 506 is in the preferred embodiment is the width of the rafter to be secured.

An alternative embodiment of the rafter channel and rafter clasp will now be described with reference to Figures 10 - 12.

Rafter clasp 901 is constructed of metal and consists of a top 905 and two pairs of legs 902 and 903. The edges of the legs 902, 903, are bent back on themselves to form a channel 906 for receiving the rafter ties in a similar manner as described for the previous clasp 801. Two columns of locking elements 904 are arranged on each of the two pairs of legs 902, 903 which are adapted to engage with the pairs of rafter ties 606 and 609 and their corresponding locking elements 608 in order to lock the rafter clasp 901 and the rafter channel 601 together, by securing the rafter trusses. In a preferred embodiment, the locking elements, 904 consist of a number of barbs which are adapted to lock in place as the rafter clasp 901 is slid over the rafter ties 605, 607. Alternatively, the clasp and ties may be secured together using nails or screws.

The top 905 of the rafter clasp 901 is angled relative to the base 602 of the rafter channel 601. lit is desirable that the angle of the top of the clasp corresponds to the angle of the rafter trusses in order to ensure a tight fit. The rafter clasp 901 of this embodiment can be easily bent and used for roofing trusses with different angles of slope.

With reference to Figure 12, a rafter channel 601 adpapted to engage with rafter clasp 901 will be described. On the top level of the building, a rafter channel 601 is attached to the top plate 102 (not shown) of the top level of framing substantially as described previously in relation to rafter channel 501. The channel 601 is elongate and comprises two sides 603, 604 and a base 602. The sides of the channel further include narrow ties 605, 607 which extend substantially perpendicularly to the base 602 for attachment to the studs below. This alternative embodiment includes two pairs of rafter ties 606, 609 punched or cut out of the base and bent back substantially perpendicularly. The rafter ties 606, 609 include two rows of locking elements 608 which are adapted to receive the locking elements of the corresponding rafter clasp 901, substantially as described previously.

In certain cases, the building design may require the rafter trusses to meet at the comers of the building structure at an angle to the side walls. For this purpose, special designed comer top support elements 217 can be used in the comers. Referring to Figure 6, comer top support elements 217 are shown wherein the rafter ties 506 are angled upwards so that the side of the tie is parallel to the rafter, which fits there between. Alternatively, a comer rafter clasp with a pair of parallel legs and an angled top can be secured as previously described.

It is envisaged that reinforcing plate members similar to those described earlier may be utilised to reinforce the comer joints between the rafter channels. An alternative embodiment where rafter trusses are required to meet at the comers of the building stmcture will now be described with reference to Figure 6a and 6b.

Alternatively, comer reinforcing members 217 are mitre cut and fitted at the comers. This alternative reinforcement member 217 has a slots D located as shown close to the mitre cut. From below, a substantially channel shaped rafter tie A is pushed up through the slots D so that the upwardly projecting portions pass through the slots and bridge the join between abutting reinforcing members 217. The projecting portions can then be secured to the rafters by screwing or nailing or alternatively by a rafter clasp including locking elements substantially as described previously. It may also be preferable to place a support plate B underneath the join between the comer reinforcing element 217 and the top plate 102. This support plate acts to distribute the load across the joins.

The roof of the building is preferably fitted before the floor joists of the second and subsequent levels, if any, are constructed. Joist hangers are used to support the floor joists. Referring to Figures 7 and 9, a joist hanger 701 preferably consists of a channel with two sides 702, 703 and a bottom 704. The width of the channel 711 is preferably the width of the joist that the hanger is to hang. Preferably the width of the joists to be hung, and the studs supporting the hung joist are also the same.

In the bottom 704, two slots 709, 710 are cut parallel with the open ends of the channel. The metal between the slots is pressed downwards sufficiently to enable the tab 409 of top support channel 401 to pass through. There is a gap 712 in the bottom 704 of the joist hanger to allow the hanger to partially fit over a stud 104. Wings 705, 706 are attached to each side of the hanger for securing to nogs 202.

In use, the ties 407 are secured to a stud 104 or to bracing as discussed above, the joist hanger 701 is installed so that the tab 409 passes through slots 709, 710 in the hanger. The sides 702, 703 of the hanger pass either side of the stud. In a preferred embodiment, the wings 706, 705 are secured to nogs 202 or dwangs using the nailing holes 707 which are preferably provided. High strength is achieved by nailing the joist hangers to the nog, studs and joists. The joist is then installed in the hanger 701 and secured to the hanger using nails or other securing means. A nail hole 708 may also be provided for nailing the bottom of the joist hanger 701 through the tab 409 and into the joist to be hung.

The building components and building method of the present invention allows the pre-nailed exterior framing to be quickly assembled and tied together with the building elements described above. In order that the roof can be placed on the building as quickly as possible, the nogs, dwangs, floor joists and bracing can be added to the stmcture once the roof is on and the stmcture is thereby more weather proof. This gives the builders the opportunity to work inside the stmcture away from the extremes of weather when completing the internal and external framing and placing of the floor joists and floor sheets. The plate and channel supports and associated clasps, are preferably manufactured from metallic sheet, which is punched, and folded into the shapes described.

Preferably the top and bottom support channels of the present invention are pre-drilled at regular specified intervals to accommodate fixing to the concrete foundations and the bolting of the top and bottom support channels of respective lower and upper floors. In order to aid with lining up the pre-drilled holes when the upper and lower floor frames are assembled, plastic guide tubes 213 can be inserted into the holes through the top plate 102 and the top support channel 401 as shown in Figures 4a and 4b. These guide tubes are used to direct the adjoining bottom support channel and bottom plate of the adjoining upper level. The guides allow the holes to be lined up and make for easier placement of the bolts which secure adjacent levels together. The plastic/rubber membrane which is located between adjacent levels is also pushed over the guiding tubes into position.

After the framing is tied together and straightened and the internal walls are set in place, the rafter channel plate is moved into position and then nailed off. Once this is completed the next stage is to position the raft of trusses between the upright rafted ties protruding from the rafter channel 501. The rafter trusses are secured in place by the rafter clasps. Once the rafter trusses are in place all the nogs facias, barge boards and braces are nailed into place and the roof is fixed in place.

With reference to Figures 13 and 16, the placing of the floor joists 204 will now be briefly described. Figure 13 shows a first floor joist 204 supported in a joist hanger 201 as described previously. An additional nog 202 may be fitted between the neighbouring floor joists to which the sheet floor panels will be attached. Figure 16 shows the ground floor, floor joists 204 resting on the bottom plate 103 of wooden frame 101. The flooring sheets are then secured over top the joists as is known in the art.

Figure 14 shows a perspective view of a building frame which is ready for the roofing to be placed. The rafter trusses at the end of the building are shown attached via a bottom support plate 301.

In extreme weather environments, it is desirable that the metallic reinforcing elements described previously in this building construction method do not form a cold bridge extending from the inner walls of the dwelling to the outside ambient temperature. For this purpose, insulation may be applied to the outside of the bracing underneath the exterior trimming 220 as illustrated in Figures 17 and 18. Battens 218, are fastened at grid intervals to the exterior of the building. The gaps 219 between the battens 218 may then be filled with insulation such as glass wool or preferably polystyrene sheet. The thickness of the polystyrene sheet is preferably the same as the battens to form a flush outer surface. After the insulation is installed between the battens, the exterior trimming or weatherboards 220 can be fastened to the exterior of the house as is known in the art. The remaining finishing touches such as window frames, plumbing and electrical wiring can also be installed according to methods well known in the art.

With reference to Figures 8 and 9 an alternative embodiment of a rafter top support element 601 and rafter securing element 901 will be described. The rafter support element 601 is an elongate channel plate consisting of a base 602 and substantially perpendicular side member 603 and 604 along each side of the channel respectively. The rafter top support element 601 has narrow ties 605 and 607 which form part of the side members 603 and 604 and extend perpendicular to the base 602 on both sides for securing to studs. Four rafter ties 608 are punched or cut out of base 602 and bent back so they project substantially perpendicular to the base 602. Preferably one of the pairs of rafter ties 608, on one side of the rafter support element 601, are spaced apart substantially the same width as the width of the rafter trusses. The other pair of rafter ties 608 are spaced further apart to allow the rafter ties to be formed by stamping out from the rafter support element base 602.

Referring to Figure 9, a rafter securing element 901 is shown. The rafter securing element 901 includes two pairs of legs 902 and 903 which are adapted to slide over and receive respective rafter ties 608. Locking elements 905 are adapted to engage with locking elements 609 on the rafter ties 608 and lock the rafter securing element 901 to the rafter top support element 601. The rafter securing element 901 has an angled top and functions essentially the same way as the previously described rafter securing element 801. Different angle rafter securing elements can be used for different angled building specifications. The rafter securing element 901 provides additional bracing between the rafter trusses and all framing by providing four rafter ties to secure these pieces together.

The constmction elements and constmction method of the present invention allows the outer framing of a building to be constructed and assembled quickly and gives very high strength joins. This allows the roof to be placed over the building without needing to complete the construction of the floor joists, bracing elements and nogs etc. Once the roof is placed, temporary cladding can be used to effectively weatherproof the stmcture and allow the finishing of the framing to be done without the adverse effects of inclement weather.

Claims

1. A building component comprising : an elongate narrow base web for securement to a top or bottom plate edge or face of a wall panel, and a plurality of elongate planar tie portions extending from opposed edges of said base web in a direction normal to said base web, said ties arranged in pairs with the ties of each pair located directly opposed across said elongate channel, the pairs being spaced at regular intervals along said channel.

2. A building component as claimed in claim 1 wherein said component includes a channel portion, said elongate narrow web forming the base of said channel portion, said channel portion having a pair of side portions extending from opposite edges of said base in the plane of said ties, said ties being continuations of said side portions.

3. A building component as claimed in claim 1 wherein said component includes a plurality of joist hanger support members, a joist hanger support member extending as a flat tab from an extreme end of each of the tie portions arranged along one edge of said narrow web, aligned parallel with said narrow web and extending outward.

4. A building component as claimed in any one of claims 1 to 3 wherein at least said tie portions include a plurality of preformed holes for driving fasteners through to secure to portions of constmction members placed within said component in alignment with said ties.

5. A building component as claimed in any one of claims 1 to 4 wherein said elongate narrow web includes a plurality of regularly spaced holes to act as a guide for drilling bolt holes through a constmction member placed within said component in alignment with said web.

6. A building component as claimed in claim 1 wherein said component preferably includes a plurality of rafter straps extending from a face of said elongate narrow web in a direction opposed to the direction of extension of said tie portions.

7. A building component as claimed in claim 6 wherein said rafter straps are parallel pairs and spaced to accommodate a rafter between.

8. An arrangement for securing a rafter to a top plate comprising a first component including a base web securable to a top plate and at least one pair of rafter ties extending from said base web in a substantially perpendicular direction, spaced and aligned to accommodate a rafter between, and second component including a planar top portion and a pair of parallel legs extending from opposite edges of said top portion said legs spaced to match the spacing of said rafter ties, said legs and said ties securable in use with said second component straddling a rafter.

9. An arrangement as claimed in claim 8 wherein said top portion is at an angle to said legs and said ties are at an angle to said base member such that with said legs and said base portion parallel said top portion is at an angle to said base web equal to the intended angle of said rafters to said top plate upper face.

10. An arrangement as claimed in claim 8 or claim 9 said ties of said first component and said legs of said second components slide together.

11. A joist hanger support member including a first elongate web for securement to a wall stud, and a planar tab extending from one end of said first web aligned in a plane normal to the plane of said first web.

12. A joist hanger support member as claimed in claim 11 wherein said hoist hanger support member is one of many forming part of a constmction component as set forth above

13. A joist hanger including a channel for receiving the end of a joist, said channel having a base web and normally extending side webs, wherein said base web includes means for retaining a flat tab in the plane of said base web, so as to resist removal of said flat tab by forces only in the direction normal to said base web.

14. A joist hanger as claimed in claim 13 wherein said means for retaining a flat tab comprises a strap portion of said base web, said strap portion extending transversely between said side webs, and being defined by at least one slot in said base web, such that said flat tab may pass through said slot to lie partially under said strap portion and partially above the remainder.

15. A joist hanger as claimed in claim 14 wherein said strap portion includes a hole to align with a hole in said tab, such that a fastener can be inserted through both holes and into a hung joist to lock the hanger to the tab.

16. A method of constmction including the steps of: constmcting a framework wall panel including top member ("top plate"), bottom member ("bottom plate") and a plurality of interconnecting members ("studs") extending therebetween, fitting a component as claimed in any one of claims 1 to5 over one of said top plate and said bottom plate and securing the base web to said top or bottom plate and each said tie to a said stud.

17. A method claimed in claim 16 wherein said plate is a top plate, the ties on one side of said panel include a planar tab extending perpendicular to the general plane of said wall panel, to lie (at least in use) in a horizontal plane, and said method includes the steps of: fitting a joist hanger to said wall panel with said planar tab interconnected with a base web of said joist hanger, and securing said joist hanger to said wall frame.

18. A method as claimed in either claim 16 or 17 wherein said plate is a top plate, a plurality of rafter ties extend upward from said base web and said method comprises the further steps of: placing a rafter in position with a end of said rafter across said top plate, between a pair of rafter ties; putting a rafter strap in place astride said rafter; securing said rafter strap to each tie of said pair.

19. A method as claimed in any one of claims 16 to 18 wherein said base web includes alignment holes spaced at intervals there along and said method includes the steps of: drilling or boring holes through said top or bottom plate in alignment through said alignment holes, and securing said wall panel to the top or bottom plate of a vertically adjacent wall panel by bolting together the adjacent top plate and bottom plate through said holes.

20. A wall panel formed according to a method as claimed in any one of claims 16 to 19.

21. A method of constmction including the steps of: fixing a joist hanger support member to a wall frame, said joist hanger support member including a planar tab extending perpendicular to the general plane of said wall frame, to lie (at least in use) in a horizontal plane, fitting a joist hanger to said wall frame with said planar tab interconnected with a base web of said joist hanger, and securing said joist hanger to said wall frame.

22. A method as claimed in claim 21 wherein said method includes fixing a joist hanger in the manner set forth to each of a pair of opposing wall frames, fitting a joist between said opposing walls with an end of said joist seated in a said joist hanger resting on said base web and/or said tab, and fastening each said joist hanger to the respective said joist end with a single fastener passing through said hanger and said tab.

23. A method of constmction including the steps of constmcting walls wherein said walls have metal components spanning the thickness of the walls and lining at least partially outside a planar cladding layer secured to wall frames, securing to said wall frames, outside said first cladding layer a plurality of elongate batons, spaced part and parallel in a first direction, fitting a plurality of panels of insulation against said inner cladding layer, each said panel being located between adjacent said batons, and fastening a plurality of external cladding members to said batons, said external cladding members being aligned parallel with one another and transverse to said batons.

24. A method of construction including the steps of: building a foundation wall including a flat upper surface and a plurality of regularly spaced bars protruding upwards from said flat surface spaced along the length of the wall, and serially placing a plurality of packing members on said flat surface with each said packing member having a said protmding bar extending through a recess in each end, and each said protmding bar extending through a pair of said packing members.

A method as claimed in claim 24 including the further step of constmcting a wall panel above said foundation with a bottom plate of said wall panel resting on said packing members and said protmding bars extending through said bottom plate.

25. A building constructed according to method including the method as claimed in either claim 23 or claim 24.

26. A ventilation packer for disposition between a foundation wall and the bottom plate of a wall support and said foundation wall, said packer comprising:

a member having a first end and a second end, having a generally planar upper face and generally planar lower face, each said face spanning at least half of the distance from said first end to said second end, said planar lower face extending from said first end and said planar upper face extending from said second end, said faces overlapping at the centre portion of said packer, said packer having a determined thickness said overlapping centre portion, and having a thickness approximately half said centre portion thickness at each end, with an aperture through said half thickness portion adjacent to each end.

27. A ventilation packer as claimed in claim 26 wherein the said packer tapers from a widest extend and said overlapping centre portion towards said ends.

29. A ventilation packer claimed in either claim 26 or 27 said half thickness portion extends from its respective said end for at least a third of the length of said packer.

29. A comer arrangement including a first pair of walls meeting at said comer, being a lower pair,

a second pair of wall panels meeting at said comer, being an upper pair, a compressible spacing material between said upper and lower wall panels apart from in the immediate vicinity of said comer, said spacing material compressed between said wall panels to a predetermined thickness, and in the vicinity of said comer,

adjacent to but not overlapping with said compressible material, a planar comer reinforcing member following the angle of said comer, located between said upper and lower wall panels, and being said predetermined thickness

32. An arrangement as claimed in any one of claims 8 to 10 wherein said fist component includes groups of four said ties, and said second component includes four said legs, said ties and said legs arranged to engage one with the other, such that said second component can be secured astride a said rafter, with the rafter passing with a pair of said legs on each side, and each said pair of legs on each side of said rafter being in turn astride the end of a nog spanning between adjacent rafters.

33. An arrangement as claimed in claim 32 wherein all four said legs of said second component and all four ties of said first component are arranged substantially parallel with each other and substantially transverse to the intended longitudinal direction of said rafter.

34. A method of constmction substantially as herein described with reference to and as illustrated by the accompanying drawings.

35. A ventilation packer substantially as herein described with reference to and as illustrated by any one of Figures 2B, 2C and 2D.

36. A building system component substantially as herein described with reference to and as illustrated by Figure 3.

37. A building system component substantially as herein described with reference to and as illustrated by Figure 4.

38. A comer joint arrangement substantially as herein described with reference to and as illustrated by Figures 4 A and 4B.

39. A building system component substantially as herein described with reference to and as illustrated by Figure 5.

40. A comer component substantially as herein described with reference to and as illustrated by Figure 6.

41. A joist hanging arrangement substantially as herein described with reference to and as illustrated by Figures 4 and 7.

42. A rafter securing arrangement substantially as herein described with reference to and as illustrated by Figure 8 or Figures 10 to 12.

43. A method of creating a building substantially as herein described with reference to and as illustrated by Figures 14, 17 and 18.