Building home on my own with house plan, Advice please
artklein
| Posted in General Discussion on
I am looking to buy a house plan and then give my plan to a home builder. So basically i will not use an architect and handle myself. What makes me a little nervous is that this is all new to me. Have any of you built your home using a house plan you purchased online? how did it go? What can you share with me so i do this right? Thank you so much.
Replies
Check your building codes locally. To get the projected cost check out your local chapter of home builders, pick one and tell them how may sq. feet the home is your building. Hope that helps
Design your own house, give your drawings to an engineer, two weeks later you have your plans for about the same cost as you would have paid for a set froma house plan site. I've never ued an architect in my life.
Good advice from Florida, I' maybe even take it a step further in view of most of the International Residential Code being prescriptive based tables.
Although an ingineer mahself, one does not even need to know the simplest truss vector proceedures witht he code table.
If the AHJ says ya gotta use the code, you might as well just look up everything in tables.
When 26 YO, DW and I designed, drew the plans, and did 100% of the building outselves, zero hired work unless you count the concrete truck driver.
Best investment ever, never had a mortgage after that, property here has appreciated 1000% in the last 40 years - an acre bout 40 years ago for 1,200 now goes for 300,000. Probably very few opportunities like that now though?
Put your cash into the land, put your own labor into the house - your own labor is 100% tax FREE !
PS: Wife and I tell our own grandkids to do the same, that way they too will be able to pay for THEIR kids and grandkids education without going into debt. Built a small ADU at grandkids house 3 years ago, got them to help will all pahses of the building - 2 preteen boys, one teen.
Our oldest was 7 YO when we bult our house, the 7 YO went thru a whole box of 50# GVS nails nailing down the subfloor on the 2nd floor (2x6 TG over 6 by 12s)
My first advice would be to not buy a house plan off the internet. They are terrible plans that you end up having to re-draw anyway.
Instead print off a plan you like, or multiple plans that you like different things about. (The kitchen on one is better, and you like the layout of another - Something like that) Or sketch up something and take it to a local guy who draws plans.
Someone mentioned taking a plan to an engineer to be drawn. That may be a good idea in Florida. Around here engineers would laugh at you. Ask around and find out what's needed. You may or may not need stamped plans.
Someone local should know the local situation, codes, etc. They can give you some advice and direction.
Also - Do a little research on resale value. If you screw up, you'll build something that won't sell or will be difficult to sell.
A lot to consider
Unless you plan on building a basic ranch, most design it yourself houses look like it. If you have the skill set, draw it up in a CAD program and 3d model it. There are draftsmen out there that can do this for you. Roof lines that are ignored during the drawing stage tend to be trainwrecks when on plans other than ranches. But even there they can be screwed up too.
Although I do find architects to be expensive, the right one is worth it IMO. Instead of writing them off from the start, you ought to investigate their costs locally so you really know the dollar amount you are saving. Compare that to the cost of your house, and how long you plant to live with it vs teh cost difference between the off-the shelf plans and local architect costs.
It helps to have your criteria defined... hall way width IMO the code minimum of 38" is just too narrow to be comfortable. If you think you'll stay there until your later years a width for wheel chairs and walkers and assitants is a smart thing. That's something to look for when considering off-the-shelf plans and most likely you cant' really tell until you've bought the set and have them in your hands and pulling your own dimensions off the plan.
Off-the-shelf plans tend to have details not appropriate for your area (BTW where is it you plan to build?) frost depth/foudnation type, wind lift, earthquate requirements are all variables so you may still have to get them reworked/redrawn.
I hope the powers to be don't mind this link to a something that spun off of here long ago but it's an example of what an arhitect may do for you. http://forums.delphiforums.com/breaktime_3/messages/?msg=820.1. It shows you how much of the devil is in the details. That poster has several other posts that show the workings of a good architect, too although I think he's a cut above most of in his trade (IMHO).
John
how the heck did you get paragraphs to show up?
been another change here ...........
well, not here exactly. Same with the auto caps at the beginning of what should be a paragraph (dbl space).
and just a guess in the original post since the email don't jive with the posters name......but I deleted a link to a plan company in the message. Could just be a thoughtful spam post.
but, I been wrong b/4.
edit: well lookie there, we got paragraphs!
Ya aint wrong if the OP never posts again, eh?
Did generate a couple of respones though, I'llput up some photos if OP does post again. Photos would be difference in tract homes here vs. DIY .
Gawd, I do hate the new houses, 99.9% all look the same, prescribed white vinyl windows, wonder why noone makes anythig except white vinyl ?? Fancy fronts with 5 different non-functional rooflines, backs all look like cheap sheds!
Paragraphs???
Hey Cal, long time...
I talked to the bosses and told them I wouldn't come back unless they had a paragraph function. :)
I'm typing from a desk set and not a phone or tablet and paragraphs jsut show up sans spell checker... which I really need with soem fingers quicker than the others. Are you seeing an editior as exhibited in Plate 1? (Sheesh, have to roll back my photo refernces 100 years... :) The 2nd box from the left on the top row should say normal for the formatting. I've seen a lot of mobile access that drops the editors though.
Disappiointing that this was a spam.
Not sure if you've heard but I've been sending a letter to the Pope once a week putting you in for Sainthood.
John
john7g wrote:
Hey Cal, long time...
I talked to the bosses and told them I wouldn't come back unless they had a paragraph function. :)
I'm typing from a desk set and not a phone or tablet and paragraphs jsut show up sans spell checker... which I really need with soem fingers quicker than the others. Are you seeing an editior as exhibited in Plate 1? (Sheesh, have to roll back my photo refernces 100 years... :) The 2nd box from the left on the top row should say normal for the formatting. I've seen a lot of mobile access that drops the editors though.
Disappiointing that this was a spam.
Not sure if you've heard but I've been sending a letter to the Pope once a week putting you in for Sainthood.
yes, normal is it, no way I'm getting into the hieroglyphics stuff. If it isn't wysiwyg I can't do it.
Hey Calvin
I messed around a bit yesterday and found that Firefox now blocks Java Script, and probably Internet explorer does too, but they act differently. I had to open the Java console and add exceptions to allow Java on Finehomebuilding.com, and its working as usual now. I'm posting on Firefox now.
The editor is back etc.
Mark
I'll mess around with plumbing electrical paint cars some sound system hookups and Photoshop.
But
Don't think I have any conversational java-ese.
Now what do you mean it working as usual ?
What do I mean?
It's got all the old problems, but the editor window shows up, paragraphs work, and no script errors. Don't get too excited.
I'm using windows 10. Type java in the search menu and click on Java Console. Enter finehomebuilding.com in the exceptions window.
If you're using android, I duh no what to do...
Do you
Cal, do you knwo anything abotu this message I get? Checked my accont settings and the email hasn't changed in the 10 years since I first entered it here and it's stil my main email that gets used every day.. See plate 2 for more information..
Everyone gets that...
Email notifications don't work (for me).
Editor (plate2)is missing.
Forum members are mostly gone...
This was a great site once.
Edit, paragraphs are obviously missing too.I'm using firefox, possible another browser will work, hmmm I may try that the next time I post something.
Hmmm
Plate 2 shows for me still... not sure why you're not seeing it..
Paragraphs working while using Chrome browser.
I meant to say the editor is missing as shown in plate2. Plate2 works just fine.
The site seems to work with Internet Explorer.
New paragraph.
Another paragraph.
Smiley test from the now present editor
Unfortunately I'm getting a lot of annoying script errors.
the screen shot shows the banner improperly displayed, and one of many script errors.
Now testing with Chrome. Now testing with Chrome.
Copy/Paste works, would not work in Internet explorer. No script errors either, banner is allright too.
I guess this site now only works with Chrome, that's odd, Internet Explorer used to be the standard. I'm not sure if Edge works or not. I'll stick with chrome for now.
Paragraphs started working again a few days ago (using Firefox). The email notification deal hasn't worked in months.
John
john7g wrote:
Cal, do you knwo anything abotu this message I get? Checked my accont settings and the email hasn't changed in the 10 years since I first entered it here and it's stil my main email that gets used every day.. See plate 2 for more information..
as was mentioned, that bull shit line has been going on for a long time. We used to get notification that a reply to us was made along with a link to that post.........then quickly it became a notification every once in a while OR..................4 notices for one stink'n post.
this is like playing bingo or better yet, playing the big wheel at the circus. We've be lied to and abused to quote some rock song.
sainthood blah.
more like State Hospital residency.
so s.o.b.'n old van lost most of the break system. Add some frame rust through at crucial steering and stability areas. Body shot where Express vans notoriously develope cancer. Lessee, there were several other demoralizing factors and as I worked the e-brake with my foot, knee high in the air........hand gripping the release low left under dash......occasionally having to slip it into neutral, I drove that fuck 're home and succeeded in not driving right by the house and down the hill.
so yes, I learned how much "stuff" I had in that old van as I cleared it out and moved much of it into a new used ride. What the hell did I do, I'm trying to retire.
Start out with your permit people
Make sure you are buying a plan they will take. In Florida they want a plan stamped by a Florida engineer or architect. Something you bring down from up north will not fly.
Ok, another way to summarize what you posted is that you have a quarter-million in cash laying about , and you are going to skimp on 10-15% of that to have to guess your way through the homebuiilding expericnce.
You will have to have the cash, as most lenders are not going to give you a note based on your scheme as stated. Particularly as it does not sound like you have even begun your due dilligence yets.
What to do first? Easy. Go open google. Type in the name of your town and "planning and development". This will link you to your city's Building Department (if they have one, and almost all do). Look for a tab labeled "Permits." Most cities have a flowchart for homeowners to illustrate the minimum they require for permits. This can be quite a lot of items, few of which are satisfied by a newsprint plan from a plan book. Most of Florida has to meet some pretty high wind and storm engineering, which has to be in the construction documents you present to the City for Permit. In addition, Florida has some unique geology to account for, too.
Architecture on spec is some of the least best design imaginable. The yobbos running the plan houses do not spend any money or time on professional designers. Instead, they thrive on half-trained wretches desparate for employment, who can crank out 4 or 5 of these stock plans a week.. You will wind up dropping somewhere between $2000 and $5000 on the three (possibly four) sheets you will get. You typically will need another $2-5000 to redraft those plans, and they still might not pass muster with the Permit office. And, if they are ok, they will not fit on your site, and that will require some expensive remediation.
Now, if you are in an unincorporated area, say the upper Gulf Coast, it can be done--but generally, they just skip the plans part and just get a couple of truckloads of cinder block and corrugated tin, and carry on.
Drawing plans is complicated; good design is just as complicated. I feel a dam fool just drawing 'dream' plans for myself, and I've been architecting since 1978. One thing 38 years' of being on the pointy end of coplying with zoning and land use and landscaping ordinaces, and IRC, and keeping things buildiable by the average (not a select or elite) GC is that the 12 to 15% you spend up front with licensed design professionals is cheaper that the 20-25%, here, I'll do it my way with these napkin-drawn plans.
Florida is a strange place to build. I drew up my own plans for an addition with a cheap CAD program and shamelessly stole most of the "details" of the plans from some masters my wife was building.
Rejected, no engineer stamps
OK I went to an engineer and he redrew them, and was rejected twice. In the end, he laid my original plan in the middle of his details (all copied from state handouts), shot a picture and they flew through. I was baffled by the whole process.
He was so frustrated by the process, he did not charge me.
Overall, too bad the OP was a spammer troll ! Most hits on a thread in a good long while.
Good for Cal to catch the spam and remove the cheapshot link. 2nd John's nomination for 'sainthood'. Is the 'house plan' link that now comes up a Taunton ad?
Still cannot cut and paste sections from previous post somehow though.
was going to reply to Captn's "...1/4 million and the 10--15% .."; if one does not pay attention to the 10 and 15% along the way, there IS NO 1/4 million (BTW, cannot even buy an acre around here anymore for that).
Own opinion is that the 'pointy end' of the permit process is another crony capatialism/local gov way to separate the average guy from $$, although even though a small proportion of folks, plenty of GC shysters to give them an excuse.