Can you use 2+4's on a exterior wall with another story above it?

Question

I have a friend doing this and not putting plywood sheating but cheap styrofoam panels. He is spacing them 2' on center. Where can I get some information online to print off so I can send it to him?

Answer 1

Hmmm. It seems to me to be the story of the three little pigs and the big bad wolf, although they obviously had no code enforcement agencies either.

Certainly there are many "stick built" wood frame homes out there of more than a single story, but I have to wonder "WHAT is he thinking?"

The construction grade cellular foam panels are an OK insulator, but don't have many other qualities as it pertains to strength of a structure. "16" inch centers are common for a residence. Beyond any Loss or liability, and/or any inspections, etc. that should be done in those regards, I'd have to notify any code enforcement agencies.

If the notion is to save $$$, I suggest he won't, in any short or long term.

Steven Wolf
(The Rev.)

Answer 2

Requirements do vary with local codes, but in general you can build at least two stories with 2x4 stud wall construction if the studs are not more than 16" on centers and you are using the proper wind bracing installation. Of course, there is a lot more to a good framing job than that.

If he is using wider centers, especially on the lower supporting floor I think he is out of code right there, as well as below minimal engineering standards for strength.

Equally important is the sheathing material. If you use a foam panel as a siding sheath, you gain very little in the way of stiffness, which makes it harder for the studs to do their job. It also lowers the wind resistance of the structure, making it more susceptible to storm damage. Alternative wind bracing such as angled stiffeners or plywood corners are a must.

It is - well, stupid , to invest materials and labor in something that isn't going to be structurally safe and durable, especially when you (or anyone) is going to live in it. If he violates code requirements in this way and gets caught, they will probably require that the building be torn down.

Framing codes are local regulations or laws, and that is what you are looking for. Because things like snow loads vary in different areas, as do local policies, framing codes aren't all the same in all areas. Contact your local building inspectors and find out what applies in this case. You only need a few answers to start. Ask about minimum stud spacing for single and two floor homes, and minimum wind bracing requirements.

Custom Design/Builder

Answer 3

Go to your local library and ask to see a copy of your local building code. Building codes vary by country, region, and even by town. You want to get your hands on the one that applies.