OSB decking

[Deb]

Am still looking at my Palm Harbor. Spent 4 hours today tweaking numbers. I'm just about there!! I am being offered an upgrade called an Excel package that will add ceramic tile, drawer-over-door cabinets, and a few other cosmetic changes, but most importantly it will upgrade the floor decking from 5/8 to 3/4 OSB. Is this a significant amount as regards decking? Should I opt for the package in order to get the stronger floor? Thanks for all the help you've been over the last few weeks. Sure do appreciate it.

[rmurray]

YES...ask about the plywood option as well..

[Kevin C]

Murray,

Is plywood better than OSB and why? Thanks in advance.

[Mark]

When they upgrade the decking, ask what size the floor joist are, the spacing, and the span. There are limits to what you can put on what floor, for example, the ceramic tile may be an option due to the upgraded decking, or the decking may be the requirement to get ceramic tile.

Once you have that sizing info, do a search on the net for floor span calculators for ceramic tile, and see if what they are proposing is actually capable of supporting the tile.

[Scott]

PH puts ceramic tile on either OSB or Plywood floors and will put it on 2x6 or 2x8 floor joists as do most builders that offer it. Karsten puts it in houses with D3 decking and 2x8 floor joists so I can't see why the type of floor decking or size of floor joists will make a difference. The important thing about ceramic tile in a manuhome is that there is hardi backer between the floor decking and the tile otherwise it will be much more trouble than you can emagine. I speak from experience.

[Mark]

Believe it or not, there are specific guidelines for flooring materials. The one we are concerned with here is flex. Ceramic tile installed a floor that doesn't meet the minimums for flex will crack.

Let's make some assumptions..

Yellow pine, 2x8, 16" OC with a 14' span. That a deflection of L/200
The limit for ceramic tile is L/320

Jump that to a 2x8, and you're at L/380, which is good enough (just) for ceramic tile, but still a long ways for stone (which is L/720).

This is simply to support the floor on the length of the joist, now you have to add materials to support the floor between the joists, and I'd question whether 3/4 OSB would be enough.

[Deb]

I was discussing ordering plywood with my dealer. She said one consideration with plywood is the knot holes that might eventually catch a nail and cause "core void" which could develop a unfixable squeak. She assures me that the OSB is quite satisfactory, but was quick to let me know it was my choice. Now I have to decide whether to go with the Excel pkg, (ceramic floors, drawer-over-door cabinets, a door on furnace, towel holders:) and 3/4 OSB to the tune of $1820 or just go with plywood for $1100. Ahhh!! Between these choices and the financing end, this deal is stressing me:))) I guess I could move to Russia if I'm having trouble with choices:) From what I gather here, my best choice would be plywood. Help me if I'm not seeing something! Thanks.

[rmurray]

There are interesting sales arguements for both...3/4 inch tongue and groove plywood is the accepted standard of the best flooring in the construction industry...

Its only problem is cost...

3/4 inch tongue and grooved OSB is a very good floor...Some will argue that the long term (10 to 25 year) warranty makes it a better product than the plywood which does not have a long term warranty...It is becoming much more common in stick builts simply because of cost...both are FAR better floors (and more expensive) than the pressboard that is standard on many manufactured homes...Little or no pressboard is used in stick construction..even though it is cheaper..

From my personal observations....if have seen NO problems with either of these floors...I am a big guy and the plywood just feels stronger...is it..???....that is for the engineers to argue..

[rmurray]

GEEZ....she makes plywood sound bad...

This is a good argument to combat plywood in competitors product..some manufacturers use a grade C plywood...finished on 1 side..no tongue and groove feature..often 5/8 inch thick...grade C does have knot holes and can be a problem...Actually the knot holes fall out and there is now a hole in the floor..the squeaks come from the lack of the tongue and groove feature that allows the sheets to rub together and cause unusual noises..

As you know..Palm Harbor builds different homes in each of its plants...most with different building specs to serve the various price points that folks want to stay in...Be assured...Palm Harbor is very experienced with plywood..since all of its highest end homes are standard with plywood floors...From what I have seen the upgrade is to 3/4 inch tongue and grooved top of the line floor decking...This floor is glued down..then nailed with 16 penny serrated nails with glue on them to hold the plywood steady and quite..There are no knot holes in this kind of plywood...

The ceramic tile is a nice option...Palm Harbor offers this standard on many of it higher priced models and has for many years..they have the process of installation down pat...You probably can buy this as an option along with the plywood...

I think the floor upgrade is a good long term idea...the other items are more features and only you can decide if they are worth the money to you...Most important is to move on and get your order in soon...Good Luck

[Keith]

In my opinion, "Drawers over doors' should be standard. Floors are rated and should be assesed for the use and load. Some things may be forced options like stated earlier fro the weight of the tile you may have to go to a different floor. and thats why they package it together.
Towel racks you can get all you want at Lowes, Walmart, and Home Depot. You probably will replace whatthe factory puts in anyway. My opinion is that if PH is that good of a home for your money, why do they offer you an inferrior option???
If you feel you have too many choices, some that involve quality, then you should maybe find another dealer. Even if it is another PH dealer. They do build a good home. Whether it is the best available in your area is a different matter.
A qualified sales person, or housing consultant (they are one in the same) , should have made a strong enough sales presentation that you would have no questions about how well you want your new home built. They would never leave you to ask inthis forum what to do. They would also not hold you hostage over an option package. Would you really settle for less quality given the chance?