Anybody built a house recently?

[PadronMe]

Just got aproved for the loan to construct our new house. I am looking foward to seeing the progress but I am sure I'll be hating it towards the end.
Any suggestions from those who've been through this recently.

Watch out for the Might-as-wells!!



"Since we will have the electrician out here already, we might-as-well have him wire the basement for future rooms."

"We might-as-well add a vaulted ceiling in the master bedroom, since we will already have special framing for that area due to roof pitch...."

There are a million variations on the theme, and they mostly revolve around saving money down the road by adding only incremental costs while you are in the building stage. I'm not saying NOT to have extras, just know before hand, and have them in the budget. Otherwise, the change orders and added costs for the might-as-wells will sneak up on you just like cigarbid does.

From an appraiser's standpoint: Don't overbuild the price range of the area where you are building, and remember the three most important factors governing re-sale value and time on market: 1. Location; 2. Location; 3. Location. Always look to the future in the planning and building stage, cause people today rarely stay in their first home for more than 5 years, so you need to consider re-sale issues while building. Kitchens and baths are NOT the rooms to cut corners on. Swimming pools, while nice to use ARE NOT a good investment in terms of resale return on your money, regardless of what a pool installer may tell you, so only consider that as a personal enjoyment item if you are inclined to add one at initial construction. Split foyers are currently coming back into style, because it's cheaper to add living area in a basement. Doesn't mean I like the Split foyer design, though! Make sure your A/C unit is really large enough to handle southern heat and humidity. I see lots of new homes with marginal size units. Its cheaper to build 2000 sq.ft. in a 1 1/2 story home than in a one level home, and your are young enough that running up and down stairs isn't going to kill you. On the other hand, with small children, mother is NOT going to want them that far away from a master bedroom suite on the main level.

Be loving and caring and listen attentively to what your wife says (doesn't mean the same as always agreeing or rubber stamping her thoughts about the process). I say this, cause I have built a couple, and grew up with best buddies that were sons of builders who were always moving inot new homes. Building a home can put a lot of strain on personal relationships.

Work with your builder, keep an eye on what is going on during construction. Don't be afraid to point out errors, but don't be nit picky. I would say that at least 50% of people start out loving their builder, but by the end of the construction, are ready to kill the sorry S.O.B. Don't know why it is so high, and it's just a personal observation!

Find an appraiser that will tell you what the property will be worth, not one who will just rubber stamp the contract price between you and the builder, no matter how bad you want the deal to work. If you get into a home 10-15% over the actual value because of new home fever, it will be a couple or more years before you are at the breakeven point to be able to re-sale.

Current builder package pricing on most mid-upper quality homes in Birmingham area is running $100 to $125 per sq.ft. of living area. I would imagine suburb areas of Tupelo are running close to the same.

Well, you asked for advise, sorry for sounding like a rant!!

[backwoods]

3 years ago I built mine. I hired a general and had him do most of it and had him hire me to do the roofing, siding and other stuff. I was at the house everyday and made sure everything was up to snuff...but neglected some of the 'choice' items.

1) get solid doors. I got hollowcore doors and regret it. Its not that I'm cheap, I just didnt get all the info and they chose them for me.

2) make sure they (or you when everyone is gone) take some insulation laying around from the exterior walls and put some in the bathroom walls. It quiets the shower noise(among other noises) into the rest of the house. I did it and it makes a world of difference.

3) If you use the garage alot for working on cars or cooking or whatever... put a sink in with hot and cold. It cost me under a couple hundred dollars and I use the thing all the time. (my builder thought I was crazy)


There is a few more things but I suck at typing. pm me and I'll give you my # to call me if you want any more info

[Puffy69]

Never built one for myself but most contractors like to do what they call "Back charging" or might as wells.lol..But i worked for a General Contactor for years. Anything that defers from the plans or contract will be a back charge and they will stick it to ya big time so think very hard before you submit for bidding. Think of all the little things you will need such as electical and especially architechual.. If they have to change or add, your gonna pay big..Thats what they bank on is your lack or experience for details in building. But the way you get them is putting stuff in the contract or specs if you will that they dont catch..they have to install or build anything thats included in your plans or specs. After accepting the job. Find a friend or be your own General Contractor will help save you some money if you do your own contracting and planning..Its alot cheaper to do the things you want now then to wait and decide later..Especially if you want like a pool. Do everything now. My friend built a Million Dollar home on a golf course and his general contractor was never there and he did all the quality control himself with out any kick back. Just did because it was his house they were building. Gotta keep an eye on them..Good Luck..

[PadronMe]

Some great info. I will be the contractor on the house doing all the hiring and doing alot of the work ourselves, but this keeps the costs down a lot. And as far as the back charging, I am in the engineering consulting business dealing with contractors so I am well aware of the crap they try to pull.

[germantown rob]

Originally Posted by PadronMe

Some great info. I will be the contractor on the house doing all the hiring and doing alot of the work ourselves, but this keeps the costs down a lot. And as far as the back charging, I am in the engineering consulting business dealing with contractors so I am well aware of the crap they try to pull.

Have you contracted much for yourself in the past? I don't want to sound like an a$$ but I have been involved in many $300k jobs where the home owner contracted the job instead of us and they saved themselves the 20% however because of scheduling conflicts and other of the hundreds of things that need coordination they would end up spending 30 to 50% more. I am not saying it can't be done it just takes some knowledge of how to plus many hours after work crews go home of getting things lined up for the next day.
Here in Pa a bank won't aprove a loan to a builder who hasen't built a house in the last 3 years.

I feel a build will go smooth if the proper planning is put in before any ground is broken. Even after all is decided in to making the blue prints I spend 10-30 hours going over the prints, architechs are not builders and things get overlooked, by cathching this early lots of $ can be saved.

[PadronMe]

Originally Posted by germantown rob

scheduling conflicts and other of the hundreds of things that need coordination they would end up spending 30 to 50% more.

How exactly do schedule conflicts end up costing 30 - 50% more. And I know it will take twice as long to build but thats ok with me.

[RPB67]

I built three homes.

I probablywill never do it again.

My best piece of advice is stick to your plans. I built a 4500sq ft contemporary and we went $100,000.00 over budget. Different sinks,tile,lighting and a few alterations add up realy quick.

However, Building is great. This house is just the way I want it. Now to change the room of the garage into a smoking room and walk in humidor. I am 1/2 way there.

Good luck and have fun.

[LeafHog]

1) Be aware of your local code requirements and don't rely on anyone but yourself to make sure they are met. That goes for structural / electrical / mechanical / plumbing. I'm not saying you have to be an expert or an engineer (but you are!), at least know enough to recognize possible problems. A quick browse thru the IRC wouldn't hurt either.

2) Busch lite empties aren't "just as good as rebar"

3) Inspect the foundation excavation and be there for the pour(s).

4) make sure the plumbing, electrical, hvac contractors don't compromise structural members when installing their components.

[Kayak_Rat]

If you need any help with the plan layouts shoot me a PM. I am no full fledged architect but I can draw up some basic stuff for you to play with.

[germantown rob]

Originally Posted by PadronMe

How exactly do schedule conflicts end up costing 30 - 50% more. And I know it will take twice as long to build but thats ok with me.

One job the home owners contracted was a major house remodel, gutted and redone, there was 6 trades all working at the same time to try and get the job done for move in day and many conflicts arouse, simple ones were painters doing finish work in hallways and stair cases before large custom built ins were moved into place, walls were damaged and patched and re-painted. This would have been on our hands if we were the contractors but was an extra since it was not our scheduling. Electricians going into a room to add wiring and phone when it needed to happen a week earlier, again I have 7 guys doing our work and have a dead line to keep so electricians and painters charging extra for work they were not contracted to do. Plumbing leaks from old plumbing because they didn't budget for the bathrooms to be remodeled, plaster damage, repair plumbing, re-plaster, and paint.

If I am contracted to build a 1500sqf addition and the mason's screw the block foundation out of level that is my problem and on me to fix, if you contract him and don't hold his hand and it's off we will charge extra to fix it.
It really comes down to dumb errors but on a whole house there are many little things that can throw the whole job off.

Bottom line is that you can save money if the mistakes are kept low (there are always mistakes or complications that are unforeseen) and the trades are choreographed.

[dadof3illinois]

Originally Posted by germantown rob

One job the home owners contracted was a major house remodel, gutted and redone, there was 6 trades all working at the same time to try and get the job done for move in day and many conflicts arouse, simple ones were painters doing finish work in hallways and stair cases before large custom built ins were moved into place, walls were damaged and patched and re-painted. This would have been on our hands if we were the contractors but was an extra since it was not our scheduling. Electricians going into a room to add wiring and phone when it needed to happen a week earlier, again I have 7 guys doing our work and have a dead line to keep so electricians and painters charging extra for work they were not contracted to do. Plumbing leaks from old plumbing because they didn't budget for the bathrooms to be remodeled, plaster damage, repair plumbing, re-plaster, and paint.

If I am contracted to build a 1500sqf addition and the mason's screw the block foundation out of level that is my problem and on me to fix, if you contract him and don't hold his hand and it's off we will charge extra to fix it.
It really comes down to dumb errors but on a whole house there are many little things that can throw the whole job off.

Bottom line is that you can save money if the mistakes are kept low (there are always mistakes or complications that are unforeseen) and the trades are choreographed.

Building a new house is different than a remodel. Tons of unforseen problems with a remodel. If you've got some common sense then you can work it out, having 7 different contractors working at the same time is asking for trouble no matter what your doing.

I've built 2 new homes and just finished my second remodel. Both the remodel jobs were so much harder and both went over budget by about 10-12% but the new homes where I worked as the contractor were both well under budget. Neither were huge homes 1500 sq ft and 2400 sq ft.
Just make sure you don't over extend yourself trying to do too much of the work, let the contractors have at it and you just worry about the schedule.

[Franksmith]

Originally Posted by SvilleKid

Watch out for the Might-as-wells!!



"Since we will have the electrician out here already, we might-as-well have him wire the basement for future rooms."

"We might-as-well add a vaulted ceiling in the master bedroom, since we will already have special framing for that area due to roof pitch...."

There are a million variations on the theme, and they mostly revolve around saving money down the road by adding only incremental costs while you are in the building stage. I'm not saying NOT to have extras, just know before hand, and have them in the budget. Otherwise, the change orders and added costs for the might-as-wells will sneak up on you just like cigarbid does.

From an appraiser's standpoint: Don't overbuild the price range of the area where you are building, and remember the three most important factors governing re-sale value and time on market: 1. Location; 2. Location; 3. Location. Always look to the future in the planning and building stage, cause people today rarely stay in their first home for more than 5 years, so you need to consider re-sale issues while building. Kitchens and baths are NOT the rooms to cut corners on. Swimming pools, while nice to use ARE NOT a good investment in terms of resale return on your money, regardless of what a pool installer may tell you, so only consider that as a personal enjoyment item if you are inclined to add one at initial construction. Split foyers are currently coming back into style, because it's cheaper to add living area in a basement. Doesn't mean I like the Split foyer design, though! Make sure your A/C unit is really large enough to handle southern heat and humidity. I see lots of new homes with marginal size units. Its cheaper to build 2000 sq.ft. in a 1 1/2 story home than in a one level home, and your are young enough that running up and down stairs isn't going to kill you. On the other hand, with small children, mother is NOT going to want them that far away from a master bedroom suite on the main level.

Be loving and caring and listen attentively to what your wife says (doesn't mean the same as always agreeing or rubber stamping her thoughts about the process). I say this, cause I have built a couple, and grew up with best buddies that were sons of builders who were always moving inot new homes. Building a home can put a lot of strain on personal relationships.

Work with your builder, keep an eye on what is going on during construction. Don't be afraid to point out errors, but don't be nit picky. I would say that at least 50% of people start out loving their builder, but by the end of the construction, are ready to kill the sorry S.O.B. Don't know why it is so high, and it's just a personal observation!

Find an appraiser that will tell you what the property will be worth, not one who will just rubber stamp the contract price between you and the builder, no matter how bad you want the deal to work. If you get into a home 10-15% over the actual value because of new home fever, it will be a couple or more years before you are at the breakeven point to be able to re-sale.

Current builder package pricing on most mid-upper quality homes in Birmingham area is running $100 to $125 per sq.ft. of living area. I would imagine suburb areas of Tupelo are running close to the same.

Well, you asked for advise, sorry for sounding like a rant!!

Good stuff!!!!

I'm just a Realtor but that wonderful chunk of free advise comes from a very seasoned (read old and experienced) appraiser...

Might-as-wells!! I love it!

[IHT]

i did, then my wife came in and turned on the fan, blew all 52 cards right off the table...

Originally Posted by Franksmith

Good stuff!!!!

I'm just a Realtor but that wonderful chunk of free advise comes from a very seasoned (read old and experienced) appraiser...

Might-as-wells!! I love it!

There's a wisea$$ in every crowd!!!

Come to think of it, I guess I am old and experienced after all!!!

Best piece of advise I have not seen mentioned: Build you an all weather smoking area!! Put in enough electrical and plumbing for a wet bar, ice maker, drink frige, and frig-a-dor. Put a non-smoker alarm system in the area to keep pest and complainers at bay.