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Message
re: New construction house advice
Posted on 5/1/23 at 3:50 pm to MidSwerve32
Posted on 5/1/23 at 3:50 pm to MidSwerve32
I'd get with an architect first and go from there.
1
Posted on 5/1/23 at 3:55 pm to CeauxPilot
quote:
I mean EFCU has 4.45%…
Seriously? 30-year fixed?
Posted on 5/1/23 at 6:49 pm to lnomm34
quote:
Are local community banks magically able to offer low rates?
You’d be surprised.
Also the origination costs are some of the lowest, if not the lowest, you’ll find.
Posted on 5/2/23 at 2:51 pm to lnomm34
Following
Posted on 5/2/23 at 3:37 pm to MidSwerve32
i'm not even going to touch on the money aspect beucase sh!t is ridiculous right now...
For plans, you don't necessarily need an architect, a good draftsman can do what you need. find one local to your area, ask around, look at his/her work. i downloaded a ton of plans from different sites (like madden homes) and we went though each one and circled what we liked and didn't like. We also went into it with a 2 page list of our wants, needs, and also things we did not want.
we brought all of that to him and a general idea of the exterior look we wanted and he went to work. we went through a few iterations and are extremally happy with our layout.
One VERY IMPORTANT thing to do is live in your floorplan before you start. what i mean by that is ask for a 1/4"=1' scale set of plans and print out a set of 1/4" scale furniture template from the internet, cut out your furniture, and lay it out in the house. where will you walk, do you have space for that chair or this table, how will it flow. also get some blue tape and lay out different rooms in your current house in an open area or on the garage floor. if you're not the type of person that can visualize a set of plans brought to life, you might miss something that you'll hate and have to live with forever.
another good resource for ideas is houzz and Pinterest to get ideas.
as far as skimping on stuff "to do later", honestly, just do it. like someone said, what you "want" will cost more anyway in the future, just roll it into your mortgage now. if it is something big structural or mechanical (especially plumbing) that you can't do right now but want to, get them to show it in the plans and rough it in. Adding carpentry isnt that bad in the future, busting out cement for a drain is a different animal.
we self contracted our house and i'd do it again in a heartbeat but that's the kind of thing i like to do. if you're not into it, it may not be for you. if you're worried about finding subs, go to the local lumber yard for recommendations on framers, concrete guys, finish guys, etc. The local paint shop for painter and cabinet maker recommendations. The local coburns or mechanical material shop for plumbers. Ask around to who your friends and relatives used.
For plans, you don't necessarily need an architect, a good draftsman can do what you need. find one local to your area, ask around, look at his/her work. i downloaded a ton of plans from different sites (like madden homes) and we went though each one and circled what we liked and didn't like. We also went into it with a 2 page list of our wants, needs, and also things we did not want.
we brought all of that to him and a general idea of the exterior look we wanted and he went to work. we went through a few iterations and are extremally happy with our layout.
One VERY IMPORTANT thing to do is live in your floorplan before you start. what i mean by that is ask for a 1/4"=1' scale set of plans and print out a set of 1/4" scale furniture template from the internet, cut out your furniture, and lay it out in the house. where will you walk, do you have space for that chair or this table, how will it flow. also get some blue tape and lay out different rooms in your current house in an open area or on the garage floor. if you're not the type of person that can visualize a set of plans brought to life, you might miss something that you'll hate and have to live with forever.
another good resource for ideas is houzz and Pinterest to get ideas.
as far as skimping on stuff "to do later", honestly, just do it. like someone said, what you "want" will cost more anyway in the future, just roll it into your mortgage now. if it is something big structural or mechanical (especially plumbing) that you can't do right now but want to, get them to show it in the plans and rough it in. Adding carpentry isnt that bad in the future, busting out cement for a drain is a different animal.
we self contracted our house and i'd do it again in a heartbeat but that's the kind of thing i like to do. if you're not into it, it may not be for you. if you're worried about finding subs, go to the local lumber yard for recommendations on framers, concrete guys, finish guys, etc. The local paint shop for painter and cabinet maker recommendations. The local coburns or mechanical material shop for plumbers. Ask around to who your friends and relatives used.
Posted on 5/2/23 at 3:37 pm to MidSwerve32
Congrats on the decision to build. I think it is a good one. Especially for a young family.
We broke ground in October 2021 and moved in July 2022. Here are the things you should plan for...
1- Costs- Likely $200 a sft (house only) for moderate finishes. Things like brick (exterior) is difficult to change. Choose wisely. Please reconsider if you want to paint brick white. I think it is a fad and will look dingy in time.
2- Design- Unless you are looking for something very specific or different, I would find a tried and true plan off the internet instead of an architect. This will save you about $4000.00. Madden has nice plans. There are others. They all have been build and live in tested.
3- Get financing lined up. The deed of the property you are planning to build on has to be in a position for the lender to work with. I am not sure how that works but they likely won't lend you money to build on someone elses land. Not sure though.
4-Landscaping and lawn can be done by the builder but will cost you an extra 10% minimum. Maybe you set aside 10K for flower beds and some sod/seed for the yard.
5- Builders will never eat cost over runs. They may say they will with a turn key price but... I seriously doubt that. If they do, they are bidding everything high to counterbalance the project losses. We went with a cost plus 10% builder. I loved the experience. We went 25K over budget but... some of that was our choice to upgrade and materials/labor fluctuations. I have every invoice for our house build and know specifically where every dollar we spent went. If you go cost plus, make sure the builder has access to reasonable subs and can get materials at a better price than we can.
That's about it. Good luck.
We broke ground in October 2021 and moved in July 2022. Here are the things you should plan for...
1- Costs- Likely $200 a sft (house only) for moderate finishes. Things like brick (exterior) is difficult to change. Choose wisely. Please reconsider if you want to paint brick white. I think it is a fad and will look dingy in time.
2- Design- Unless you are looking for something very specific or different, I would find a tried and true plan off the internet instead of an architect. This will save you about $4000.00. Madden has nice plans. There are others. They all have been build and live in tested.
3- Get financing lined up. The deed of the property you are planning to build on has to be in a position for the lender to work with. I am not sure how that works but they likely won't lend you money to build on someone elses land. Not sure though.
4-Landscaping and lawn can be done by the builder but will cost you an extra 10% minimum. Maybe you set aside 10K for flower beds and some sod/seed for the yard.
5- Builders will never eat cost over runs. They may say they will with a turn key price but... I seriously doubt that. If they do, they are bidding everything high to counterbalance the project losses. We went with a cost plus 10% builder. I loved the experience. We went 25K over budget but... some of that was our choice to upgrade and materials/labor fluctuations. I have every invoice for our house build and know specifically where every dollar we spent went. If you go cost plus, make sure the builder has access to reasonable subs and can get materials at a better price than we can.
That's about it. Good luck.
Posted on 5/3/23 at 5:00 pm to MidSwerve32
You will need a set of plans first. I can help you with that, I design homes for a living. Reply to this message and I will get you my email that we can start communication. In regards to a GC, I recommend Josh at JC Quality Construction.
Posted on 5/3/23 at 6:07 pm to felps22
Get a set of plans, deciding on BR, BA, sq footage, etc. I have a guy I used, give him what I was looking for, he’d find a number of plans, then let me look them over. Then he would get it touch with the homeowner, allowing us to do a walkthrough, the owners would then say, what they would have done different. I’ve drawn up plans, I’ve taken plans, made changes before raising the first wall. I’ve taken an existing plan, highlighted the changes.
There is so much, with little to no cost difference.
Too many things I could write. Best of luck, if you need more information, let me know.
There is so much, with little to no cost difference.
Too many things I could write. Best of luck, if you need more information, let me know.
Posted on 5/3/23 at 6:10 pm to MidSwerve32
Many times, a builder is only as good as the subs he uses. I had great subs, never had to check on them. They knew what I wanted and what I wanted done. Paid after the jobs complete.
When using a builder, always hold back some money, I’d rather write 100 checks, than one. But that’s me.
I could tell a number of stories.
When using a builder, always hold back some money, I’d rather write 100 checks, than one. But that’s me.
I could tell a number of stories.
Posted on 5/3/23 at 7:06 pm to bayoutiger225
quote:
thermador/sub zero appliances, quartzite, real hard wood floors
Where did you source these and what was your lead time? Even a good friend that’s a rep for top end appliances told me 12-18 weeks.
Posted on 5/3/23 at 7:10 pm to Peruviantiger
I have a set of plans I want to make adjustments to, mind sending your email?
Posted on 5/3/23 at 10:20 pm to Rendevoustavern
Info@cornerstone-dds.com
Posted on 5/4/23 at 3:27 am to MidSwerve32
Started building in February of ‘21 just moved in on Good Friday. Yes, that’s right, it took 14 months. Windows put me behind 2 months, finish carpentry put me behind another3. I live in the Donaldsonville area and subcontracted everything myself. Problem was Covid and waiting on materials. Lumber was set and offered the lumberyard a check to prepay for everything, the day after my loan was signed, my lumber estimate went up 30k. Get estimates and get signatures with how long they honor these estimates. Things have changed a lot since we started. Just make sure you build what you want but live and build within your means. It’s your forever home so don’t skimp if you can afford it. We be built on family land as well and love the experience I had doing it with my wife.
Posted on 5/4/23 at 11:17 am to MidSwerve32
figure out all your potential add ons and bite the bullet all at once. Like if you want/need a shop/storage? Planning on an outdoor kitchen? fireplace? swimming pool? etc.
go ahead and get what you want drawn up initially and go for it at once versus staging it years at a time down will be better than retrofitting in my opinion.
go ahead and get what you want drawn up initially and go for it at once versus staging it years at a time down will be better than retrofitting in my opinion.
This post was edited on 5/4/23 at 11:18 am
Posted on 5/4/23 at 8:31 pm to Rendevoustavern
I bought them in Lafayette the same month I bought my lot. C&C Appliance on pinhook I believe. lead time was 6-7 months but I knew I had about 12 months until I really needed them.
This post was edited on 5/4/23 at 8:32 pm
Posted on 5/5/23 at 3:11 pm to Tifway419
I will speak for Danny Gallman. I would say his build time is more 4-6 months, but I can guarantee the quality and service. He spends a lot of time on site and has a very ordered and detailed schedule.
There are also a few other really good builders in Livingston Parish. John Blount does a great job also. His supervisor, Easton, spends a lot of time on site and works with with the subs and homeowner.
Matt Jeansonne builds a very good house also.
John McDowell is another. Hope these names help.
Now, I have no idea on price point.
There are also a few other really good builders in Livingston Parish. John Blount does a great job also. His supervisor, Easton, spends a lot of time on site and works with with the subs and homeowner.
Matt Jeansonne builds a very good house also.
John McDowell is another. Hope these names help.
Now, I have no idea on price point.
Posted on 5/5/23 at 3:19 pm to ShermanTxTiger
Sherman Tiger,
$10,000 for landscaping is very very high unless in a subdivision or including sod!
Builders do usually mark up 10%, but many times they save 10-15% on subcontract labor and materials.
$10,000 for landscaping is very very high unless in a subdivision or including sod!
Builders do usually mark up 10%, but many times they save 10-15% on subcontract labor and materials.
Posted on 5/5/23 at 4:15 pm to Shabath227
quote:
$10,000 for landscaping is very very high unless in a subdivision or including sod!
We had a local (Small landscaper/nursery owner) bid to only create the flower beds with no plants... Just flower beds... It was $7700.00. Sod is $400 a pallet laid down. (450sft)
We ended up doing the beds ourselves and seeding the yard. The beds (everything included) cost $4400.00. The seeding $1000.00.
This post was edited on 5/5/23 at 4:20 pm
Posted on 5/5/23 at 8:00 pm to Shabath227
quote:
$10,000 for landscaping is very very high unless in a subdivision or including sod!
Just finish building and got a quote for landscaping and sod.
Sod was $4,915 (corner lot 14 pallets)
Landscape was $6,800. Though the landscape plan was well above what I had envisioned so I can definitely cut back a good back probably.
Posted on 5/5/23 at 10:04 pm to Piece
We just got a couple quotes for creating the garden beds and quotes for also including the plants. Just garden bed quotes ranged from $3,600-$4200. If the plants are included, the quotes ranged from $8,000 - $14,000. It can cost more than you think.
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