- My Forums
- Tiger Rant
- LSU Recruiting
- SEC Rant
- Saints Talk
- Pelicans Talk
- More Sports Board
- Fantasy Sports
- Golf Board
- Soccer Board
- O-T Lounge
- Tech Board
- Home/Garden Board
- Outdoor Board
- Health/Fitness Board
- Movie/TV Board
- Book Board
- Music Board
- Political Talk
- Money Talk
- Fark Board
- Gaming Board
- Travel Board
- Food/Drink Board
- Ticket Exchange
- TD Help Board
Customize My Forums- View All Forums
- Show Left Links
- Topic Sort Options
- Trending Topics
- Recent Topics
- Active Topics
Started By
Message
re: Questions about building a house and costs
Posted on 7/24/14 at 4:53 pm to Jack Daniel
Posted on 7/24/14 at 4:53 pm to Jack Daniel
Okay, I'm a contractor, but not in your area. Here's what I would tell you.
1. Don't listen to the people telling you to hire an architect and get plans first. Very dumb. They generally have the same knowledge of cost that you do. Find a contractor you like and are comfortable with, nail down a budget and features you want, then work with a plan guy to meet those needs.
2. Hire a contractor. Jeez dude, what you need to realize is that we get 10-25% discounts on material. I just had a friend beg me to order lumber through our biz for him because it saved him 6K right there on form and lumber packages.
3. Push for hard quote contractors. The cost plus is perfect for large customs where money is not an issue. For most people iron out exactly what you want and get a price. Remember if I am making 10% on you where is my best interest? To have you spend more.
4. You will need some cash. Most construction loans are 90/10 or 80/20. Plus you won't get your first draw until you pour a slab and you have to pay closing. You probably should have 50K availible if you want to self contract unless you want a nightmare.
5. I will say if you want standard stuff with a few upgraded items, you can self contract for about $60/sqft total sqft assuming about 70/75 percent is living. It will go up or down based on that ratio bc living is more expensive than non.
6. Remember contractor discounts? You can probably get a contractor to build the same thing from $63-$65/sqft total footage. So that's 9-15K extra to have someone back it and take care of it for you. Find somebody who you are comfortable with.
1. Don't listen to the people telling you to hire an architect and get plans first. Very dumb. They generally have the same knowledge of cost that you do. Find a contractor you like and are comfortable with, nail down a budget and features you want, then work with a plan guy to meet those needs.
2. Hire a contractor. Jeez dude, what you need to realize is that we get 10-25% discounts on material. I just had a friend beg me to order lumber through our biz for him because it saved him 6K right there on form and lumber packages.
3. Push for hard quote contractors. The cost plus is perfect for large customs where money is not an issue. For most people iron out exactly what you want and get a price. Remember if I am making 10% on you where is my best interest? To have you spend more.
4. You will need some cash. Most construction loans are 90/10 or 80/20. Plus you won't get your first draw until you pour a slab and you have to pay closing. You probably should have 50K availible if you want to self contract unless you want a nightmare.
5. I will say if you want standard stuff with a few upgraded items, you can self contract for about $60/sqft total sqft assuming about 70/75 percent is living. It will go up or down based on that ratio bc living is more expensive than non.
6. Remember contractor discounts? You can probably get a contractor to build the same thing from $63-$65/sqft total footage. So that's 9-15K extra to have someone back it and take care of it for you. Find somebody who you are comfortable with.
4
Posted on 7/24/14 at 4:54 pm to Libertariantiger
quote:
Okay, I'm a contractor, but not in your area. Here's what I would tell you.
1. Don't listen to the people telling you to hire an architect and get plans first. Very dumb. They generally have the same knowledge of cost that you do. Find a contractor you like and are comfortable with, nail down a budget and features you want, then work with a plan guy to meet those needs.
2. Hire a contractor. Jeez dude, what you need to realize is that we get 10-25% discounts on material. I just had a friend beg me to order lumber through our biz for him because it saved him 6K right there on form and lumber packages.
3. Push for hard quote contractors. The cost plus is perfect for large customs where money is not an issue. For most people iron out exactly what you want and get a price. Remember if I am making 10% on you where is my best interest? To have you spend more.
4. You will need some cash. Most construction loans are 90/10 or 80/20. Plus you won't get your first draw until you pour a slab and you have to pay closing. You probably should have 50K availible if you want to self contract unless you want a nightmare.
5. I will say if you want standard stuff with a few upgraded items, you can self contract for about $60/sqft total sqft assuming about 70/75 percent is living. It will go up or down based on that ratio bc living is more expensive than non.
6. Remember contractor discounts? You can probably get a contractor to build the same thing from $63-$65/sqft total footage. So that's 9-15K extra to have someone back it and take care of it for you. Find somebody who you are comfortable with.
Posted on 7/24/14 at 4:57 pm to Libertariantiger
Thanks. I appreciate the actual facts and the time you took to type all that.
Posted on 7/24/14 at 4:58 pm to Libertariantiger
You sir, get an upvote and a bookmark
This post was edited on 7/24/14 at 4:59 pm
Posted on 7/24/14 at 5:02 pm to Libertariantiger
Very informative!!! Lots of good stuff right there.
Posted on 7/24/14 at 5:19 pm to Jack Daniel
Not to be a dick but based on the questions you are asking and what appears to be your level of experitse, I would recommend that you not embark on this project. I recommend that you find a home that is already built that both of you like and then purchase it. Otherwise you will be heading down the path to a major headache and money drain.
Posted on 7/24/14 at 5:27 pm to PokerPlayingTiger
Ok, hold the frick up Bob Vila. The only question I have asked was was was the average price per sq. ft. to build a house around the Natchez area, I think that question is pretty reasonable. I added 1200 sq. ft. Living to the house I live in now myself and was also very involved with my sister and my uncle's house where they subbed out themselves
So to clarify. I was asking if someone has built or know someone that built around Natchez and what was an estimated cost per sq. ft.
So to clarify. I was asking if someone has built or know someone that built around Natchez and what was an estimated cost per sq. ft.
Posted on 7/24/14 at 5:31 pm to Jack Daniel
quote:
Ok, hold the frick up Bob Vila.
Back to your question though. Cost per square foot varies wildly no matter the location. Whether or not you're going to use a GC you can still go talk to a GC about a house plan. The plan complexity and then the finishings will drive the price.
Posted on 7/24/14 at 5:33 pm to BeerMoney
I should also mention you don't have to have a plan to go to a builder. I made the mistake of buying a plan(online) first and every builder I showed it to acted like I was asking them to build a house on the moon. $160+ per square foot type stuff. Architects apparently don't draw for value.
Posted on 7/24/14 at 5:36 pm to Jack Daniel
quote:
Ok, hold the frick up Bob Vila
Nice one! I wasn't trying to offend you. Maybe I misinterpreted your original post but it seemed to me like you may be biting off more than you can chew. If that isn't the case then by all means build away. Best of luck to you.
Posted on 7/24/14 at 5:45 pm to whit
quote:
I'm subbing out everything
Me too.
Started first June.
Everything gone smooth so far. Finished up Sheetrock today, start bricking Monday.
My builder has been lots of help.
There money to be saved building a home if you have time to be own general contractor.
Posted on 7/24/14 at 6:45 pm to TIGRLEE
quote:Same thing I am doing.
My builder has been lots of help. There money to be saved building a home if you have time to be own general contractor
Made custom plans through an architect and went to a builder who analyzed the complete plans. He created an itemized spreadsheet with subs he uses as well as allowances for certain amenities. He supervises everything (schedule subs, check everyone's work etc) for a flat fee. I pay all of his subs directly but I can also use my own subs if I can get a better price as I have friends and family in certain fields. While I am technically the contractor, I can be as involved as I want. This is allowing me to save tons of money while building a high end custom home. This guy only works by word of mouth and does absolutely no advertising. We are about half way through right now.
This post was edited on 7/24/14 at 6:47 pm
Posted on 7/24/14 at 7:24 pm to saderade
I don't understand. What is the difference between a builder and a contractor in your mind. This guy is contracting your house. I call myself a builder. Either way your paying someone to schedule, check, advise.
The biggest red flag I think of when people talk about this is the guy is probably not liscensed or insured and it is illegal. Where I build there are some frame carpenters that help people line guys up and schedule. I would not go this route. You pay slightly less but are open to risk. If something goes wrong and you pulled the permit and notarized the affidavid saying you are the contractor, if shite hits the fan it's on you.
The biggest red flag I think of when people talk about this is the guy is probably not liscensed or insured and it is illegal. Where I build there are some frame carpenters that help people line guys up and schedule. I would not go this route. You pay slightly less but are open to risk. If something goes wrong and you pulled the permit and notarized the affidavid saying you are the contractor, if shite hits the fan it's on you.
Posted on 7/24/14 at 7:36 pm to saderade
My situation exactly.
Page 3 of 3
Popular
Back to top
Follow TigerDroppings for LSU Football News