Homebuilders advice thread

If you are trying to do it without a contractor, expect to be out there most of the time.

If you have to ask, you're not ready for the challenge..!!

Take your time with the plans. Cross all the T's and dot all the i's.

Here are a few things you may not think of that bit us.

1)Look over the electrical plan. Adding recess cans and switches later will cause you to go over budget.

2) If you plan to have the front loader washer and dryer, add room in the laundry room for them. They stick out alot more then the standard units and you have to account for swing doors.

3)Also think about how you are going to do window treatments. Alot of people like arched windows, but if you plan to do wood blinds they don't work so well. You either need to get plantation shutters (which are $$$) or hang drapes. Ask the wife now what she wants it will help down the road.

4)Pre wire, Pre wire, Pre wire. If you are an electronics freak. Wire for speakers even in rooms you may not want speakers in now. Whole house systems are cheap if things are prewired. Also think about running Cat 5 or Cat 6 from a computer room to the TVs. sure wireless is good but hardwire is better for not that much more $$$. Run hdmi or componant cables to an outdoor Tv for HD outside. Definitly do a security system even if you never plan to get coverage. Its like $500 to pre wire the house and install the key pads.

From one Crusader to the next hope this helps.

Also subbing it out yourself can be done, but get good subs and expect to spend alot of time on site.

quote:

---

We are really open to all ideas, which is one of the reasons I came here.

---

having someone to manage the jobsite, subcontractors and understands the permitting/inspection process is a huge benefit. The key is laying out a formal submittal/approval process along with a clearly defined way to process draw requests and invoices (assuming you're carrying the construction loan). You don't want to find out that 70% of your budget has been spent and the house isn't even 50% complete.

I would iron out your plans and amenities you want then go shopping for a general contractor/ custom builder then. They should be able to give you a good idea on cost at that point.

Whoever you find to manage the construction may or may not want to work with your subcontractors, so that's definitely worth mentioning while your looking for a GC.

First off, whatever you prequalify for have lender put 25k less than you intend to spend. Important when negotiating with builders.

I 2nd the tech shield, used LP version and every sub working out there has commented its the coolest house they've ever worked, despite the temp. It's an amazing product.

Ask to see all suppliers "builder's grade" selections before you sign a contract. It's amazing what you can pick from before they get contract vs after.

Make sure you have all fixtures in writing on contract (tubs, sinks, faucets, lighting, hinges, doorknobs, etc...) If you want Kohler tubs in biscuit color and Moen bronze faucets, put it in contract as "no exceptions". Builders like to use terms like "equivalent" for fixtures, and that is where they cut.

A trick I use is putting recessed lights over all bath vanities, looks better than stupid bar sticking out your wall and doesn't eat up lighting budget on a ugly fixture.

Over prewire as mentioned, making sure you include ceiling fans in all initial drawings wherever you may want a ceiling fan. I have 3 cable outlets for living room alone, nice during football season when using multiple TV's.

10 foot ceilings are about a dollar more per square foot than 9, and will pay for themselves the first few years alone in A/C bills, especially here in south. 10 foot is the new 9 foot.

Make sure you are clear about baseboards/crown. If you do hardwoods over 4" use engineered, not sand and finish.

Soft close cabinets in kitchen and bathrooms. 36" counter height in all bathrooms. Schluter systems in every bathroom no exceptions. Walls and floors. Elongated toilets.

Get appliance allowance and buy online, AJ Madison, for example, will ship to your door free and no taxes. Saved almost 3 grand over builders supplier prices.

If you drive SUV's go with 9 foot garage doors vs 8 foot.

Brick as much as possible, especially steps. Cement fiber is good but brick is better. Stay away from vinyl anything.

Crawl is better than slab foundation.

Rabalais Homes.



/thread

Add 30% to whatever they quote you....
Stay on their arse, if not you will have shoddy work..
Inspect everyday and ask questions...
Don't befriend them, it will cost you more $$$

quote:

---

We started 2/9 and should be finished end of July.

---

is that just construction or design and construction? And depending on the budget 6-7K doesnt seem to bad.