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Posted on 4/17/24 at 7:09 pm to Drop4Loss
I have yet to see a working recommendation on how to hire a quality general contractor. Following hurricane Harvey I searched for 10 weeks using a full set of drawings, trying to find a qualified contractor. They all wanted control of money up front, use of their std plans and an aggressive change order costing.
I decided to be the general contractor. Built a windstorm compliant house, that exceeded heating/energy requirements. Had no change orders .
I decided to be the general contractor. Built a windstorm compliant house, that exceeded heating/energy requirements. Had no change orders .
Posted on 4/17/24 at 7:18 pm to Trevaylin
I am also curious now, it seems not unreasonable to buy land and build
Posted on 4/17/24 at 7:40 pm to fareplay
quote:
People who went from nice older home to newer one
I did the opposite. I was living in a new construction spec home and recently renovated and moved into a mid 1960’s built house.
Assuming the spec house is built out of the same weak shite I see on the lumber aisle at Home Depot… it’s no comparison to the studs I saw in my current house when it was gutted. 2x4’s that are actually 2x4’s and solid as a rock. Can’t buy that anymore.
Posted on 4/17/24 at 8:49 pm to fareplay
The build is crappy because Americans want the most you can get and the largest house possible for the cheapest price.
You can use premium materials and hire an outstanding builder, but you will pay for it. For example, I recently designed a house with help from an architect using premium materials including a slate roof. It was designed to withstand hurricanes and flooding. It was over double the cost of what a similar sized house can get built for by a different contractor. My builder said he could reduce it 20% to 30% by using cheaper but still quality stuff, but further cuts will result in a bland house. We bought a different new construction completed house which is half the size, but it a few years we plan to start building the new house. It is above average quality.
I won’t cut corners. Do it right or don’t do it at all.
A problem is that the average builder promises the world and after you commit he cuts corners where you don’t notice it initially.
You can use premium materials and hire an outstanding builder, but you will pay for it. For example, I recently designed a house with help from an architect using premium materials including a slate roof. It was designed to withstand hurricanes and flooding. It was over double the cost of what a similar sized house can get built for by a different contractor. My builder said he could reduce it 20% to 30% by using cheaper but still quality stuff, but further cuts will result in a bland house. We bought a different new construction completed house which is half the size, but it a few years we plan to start building the new house. It is above average quality.
I won’t cut corners. Do it right or don’t do it at all.
A problem is that the average builder promises the world and after you commit he cuts corners where you don’t notice it initially.
Posted on 4/17/24 at 9:03 pm to ticklechain
quote:
They weren't built like a tank. materials were different back then. So was craftsmanship
I’ve been in the guts of a lot of older houses and the difference is instead of more efficient engineered safer and cost effective ways to do things they would just overbuild the shite out of stuff because they didn’t know what would work.
Posted on 4/17/24 at 9:32 pm to fareplay
Buy from a builder. The ones I know who build and live in them usually do a great job on every phase of construction.
Posted on 4/17/24 at 9:46 pm to RaginCajunz
That lower cross section looks like it came from a Christmas tree.
quote:
Posted on 4/17/24 at 9:47 pm to fareplay
The difference is all in the timber. A house built before the 60’s was probably made with old growth wood that’s much harder and heavier. You’ll burn up drill bits like crazy in a house from the 1920.
On the other hand, if those older houses haven’t been well maintained, there are a lot more potential hazards to consider. Especially electrical. I live in an old house with old wiring. Electricians are real divas today and it’s hard to find someone who knows what they’re doing who’s also willing to take on an old house. Unless money is truly no object.
Add in asbestos, lead paint, lead and galvanized plumbing. It’s a real hassle if you aren’t prepared for it. Love my old house, but as I get older I’m planning to build new at some point.
On the other hand, if those older houses haven’t been well maintained, there are a lot more potential hazards to consider. Especially electrical. I live in an old house with old wiring. Electricians are real divas today and it’s hard to find someone who knows what they’re doing who’s also willing to take on an old house. Unless money is truly no object.
Add in asbestos, lead paint, lead and galvanized plumbing. It’s a real hassle if you aren’t prepared for it. Love my old house, but as I get older I’m planning to build new at some point.
Posted on 4/17/24 at 9:48 pm to poochie
quote:It's preposterous to act like everything isn't way better now. Starter homes now have tech in them that's better than nice homes 15 years ago.
Modern safety and structural requirements far outweigh the “heavier and better quality” older stuff. I’m not saying some cookie cutter mass produced homes don’t have questionable craftsmanship but let’s not pretend every old home is just build like a tank and trumps every modern home.
Posted on 4/17/24 at 9:48 pm to East Coast Band
quote:
They've been saying this for decades.
Perhaps we really are just slowly getting worse materials as the years go by.
The house I grew up in was built in 1962. If you went into the attic and looked up at the bottom of the roof, it was 1x6 tongue and groove planks.
As opposed to 5/32" OSB in 4'x8' sheets.
I know for a fact building materials have gone to shite, and so has craftsmanship as a whole.
Posted on 4/17/24 at 10:00 pm to fareplay
Bro you should have offered cash…this one is going to hurt. You win some you lose some I guess
Posted on 4/17/24 at 10:50 pm to fareplay
.
This post was edited on 4/19/24 at 4:59 pm
Posted on 4/17/24 at 10:56 pm to fareplay
fareplay and BabyTac in this thread. can’t do it, both trolls who are full of shite.
Posted on 4/17/24 at 10:57 pm to Big Scrub TX
quote:
It's preposterous to act like everything isn't way better now. Starter homes now have tech in them that's better than nice homes 15 years ago.
like what?
Posted on 4/18/24 at 12:07 am to fareplay
I've built and remodeled a ton of homes. The "they just don't make them like they used to" mindframe of people is just simply wrong. Yes - older homes have denser wood and yes older homes have actual 2x's. Congrats. The majority of older homes we open up have structural issues that need to be remedied. I'm not talking issues resulting from age or leaks, or termites, etc. I'm talking bracing. Load support. Things that cause sagging in ceilings, bows in walls, failure in subfloor and foundations... newer homes are built with better engineering. They're built with better codes.
Plumbing in new homes blows the old methods out of the water. I can't tell you how many homes we've gone into where the cast iron pipe is just gone. Entire sewage lines need to be replaced.
You know what new homes have that a lot of old homes don't? Insulation. I can't tell you how many older homes flat don't have it in the exterior walls.
Then there's the people saying new homes have all kinds of problems early on bc the craftsmanship is worse. No you're comparing a home in its first year to a home in its 40th, 50th, etc. You don't know what kind of punch list and warranty that old home had in its first year and how many times items have been addressed.
Then to address home pricing - yeah new construction is ridiculously expensive and there are a ton of reasons. One that doesn't get mentioned enough is home design these days vs home design in the past. How we value our square footage is wildly different. Compare the size of the kitchens and master baths today to those in old homes. Older homes tend to have larger dining rooms and living rooms. It's a lot more $/sf to build a bathroom and kitchen than it is a living room.
I'm biased because I'm in the industry but it's an informed bias as I've just opened up more older homes than people who simply live in them. Give me a new home with new construction standards every time.
Plumbing in new homes blows the old methods out of the water. I can't tell you how many homes we've gone into where the cast iron pipe is just gone. Entire sewage lines need to be replaced.
You know what new homes have that a lot of old homes don't? Insulation. I can't tell you how many older homes flat don't have it in the exterior walls.
Then there's the people saying new homes have all kinds of problems early on bc the craftsmanship is worse. No you're comparing a home in its first year to a home in its 40th, 50th, etc. You don't know what kind of punch list and warranty that old home had in its first year and how many times items have been addressed.
Then to address home pricing - yeah new construction is ridiculously expensive and there are a ton of reasons. One that doesn't get mentioned enough is home design these days vs home design in the past. How we value our square footage is wildly different. Compare the size of the kitchens and master baths today to those in old homes. Older homes tend to have larger dining rooms and living rooms. It's a lot more $/sf to build a bathroom and kitchen than it is a living room.
I'm biased because I'm in the industry but it's an informed bias as I've just opened up more older homes than people who simply live in them. Give me a new home with new construction standards every time.
Posted on 4/18/24 at 6:21 am to fareplay
The homes of 40-60 years ago are built with heavier and stronger materials. Also built with more craftsmanship with wood work. But they are also built with materials that are bad for the environment and your health. Led paint and asbestos comes to mind.
Today’s homes are built way more energy efficient
Today’s homes are built way more energy efficient
Posted on 4/18/24 at 8:21 am to Beef Supreme
Can you link your company I want to email some questions
Posted on 4/18/24 at 8:41 am to BabyTac
quote:
Most people don’t live in a house anymore for more than 4-5 years so who cares? The days of owning a home you live in for 30 years are over with.
The median duration of homeownership in the U.S. is 12.3 years.
The median length of homeownership has increased by 21% since 2012.
Posted on 4/18/24 at 9:10 am to fareplay
quote:
Can you link your company I want to email some questions
I'd like to try and keep as much anonymity as possible lol. Post your email and I'll reach out.
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