*
Dear Rusty, Start small, stay small. Don’t move in prematurely unless you’re happy to live forever without window and door trim, finish flooring, etc. Respect the other person involved in this momentous undertaking. Take breaks and get away once in awhile.
Discussion Forum
Discussion Forum
Up Next
Video Shorts
Featured Story
The FHB Podcast crew takes a closer look at an interesting roof.
Featured Video
Highlights
"I have learned so much thanks to the searchable articles on the FHB website. I can confidently say that I expect to be a life-long subscriber." - M.K.
Replies
*
Dear Rusty, Start small, stay small. Don't move in prematurely unless you're happy to live forever without window and door trim, finish flooring, etc. Respect the other person involved in this momentous undertaking. Take breaks and get away once in awhile.
*
Hi Rusty,
With limited knowledge and experience, do not, I repeat do not act as your own GC.
Find a designer/manager that you have confidence in and then stand back and let them do their work.
Accept the fact that perfection is not the ideal, reasonable satisfaction is.
Gabe
*Have fun and take pics. How many times in your life are you going to get to do this?Rich Beckman
*Especially if it doesn't work out! get experienced "counsel" -- someone who can knowledgeably hire, supervise, and, if needed, fire subs quick and sure. You can still GC with that person as "foreman," meaning you take on the financial headaches.
*Rusty-I agree 100% with Gabe. Find a pro you can look in the eye. Someone who you would trust with $100,000. (That is what you are doing.) You should feel totaly comfortable debating opinions with this person, and still feel ok about them the next day. If you take the time to find this person, you'll be able to do as Rich says, enjoy this process instead of "white knuckle it". Do what you can to help the crew out - buy donuts once in awhile, maybe clean up the place without getting in the way or misplacing anything. Above all, treat all workers with respect. We're used to being thought of as "less thans", a little respect on your part will endear you to them, and you will get the kind of work you hope for. - yb
*Having gotten into the business this way many years ago, I'd say two things: one, no matter what, treat everyone with respect. If you have an obligation (for paying, making sure something is done on time, meeting or calling someone, etc.), make sure you keep that committment. Its the first sign of professionalism, and it never hurts. Secondly, don't cheap out--in general, the more expensive products and sevices are also the quicker and easier to install--don't try to make economy studs be straight in your kitchen, don't use cheap housewrap that'll last two weeks, don't save $5 by using a crappy tool that'll only last three weeks and so on. Have fun.
*It was a dark and rainy night...really, it was miserable. I was roughing in the plumbing with water dripping down my neck because the roofing wasn't on yet. I enjoy framing and that was done but I wanted to do everyting myself. At that point I decided that plumbing a home wasn't my lifes dream. I brought in a plumber. $3k and 1 week later it was done, then the electrician, etc. I kept myself busy enough with the trim carpentry and odd jobs and let the pros do their job. My first home was done in 6 months instead of 3 years.
*$$$$Find your "max" budget. Subtract 10% if you think you've done a "supreme" job planning out your house, subtract 15% if you think you've just done a "great" job in planning. You now have your working budget.Most builders will set "Allowances" for items...A cetain amount for the fridge, the stove, the carpeting, etc. Make sure these dollar amounts are realistic. $40 for your kitchen sink faucet? When you actually get around to choosing a nice quality fixture, you've just gone $150-$200 over "budget." And that was just for one faucet. It adds up. Quickly. Quietly. As others have mentioned, go quality. Get what YOU want, not what the builder "thinks" you should have, or what "everybody else" has, or what you think your neighbors might "ooohh" and "ahh" over. You're paying for it, you're planning it, make it your's. Everything in writing may be an inconvenience, but should problems arise, you've got paperwork and signatures. Paperwork doesn't have to slow things down, just ensure that every few days things are written and the principals have signed. An evil neccessity depending on your threshold of pain.
*Don't change a thing once the digging starts. Since something always changes make sure the chnages are addressed in writing and all the costs are known before proceeding. If this delays the schedule somewhat so be it. I am amazed at how people are so willing to sacrifice quality and money to hurry the project along. Then they leave the paperwork go and find out the all of the "While you are at it..." things add up to over $40,000. If you are O.K. with verbal changes document your discussions, write the words exactly as they were spoken and both sign it. If the contractor says "about five thousand more" then you have to understand that it could be six thousand. He better understand that it better not be ten thousand! Changes and poor documentation are the biggest snags in this industry. If you have good documentation you automatically have a better bargaining position. Certainly you wouldn't get sued for non-payment by a contractor that knows you've got him on paper.Before breaking ground document the whole site, and adjacent sites. Pay particular attention to neighboring houses, driveways, trees, plantings, grass, whether they are clean or not.This can be done with a video camera. Update it periodically during the different construction phases after one contractor finishes, or just before another starts. This establishesa timeline and eliminates sources of discussion later on. Money grubbers lurk everywhere - especially in people that don't even need it. One project I was on the neighbor (and their attorney) said our runoff flooded their basement. This was impossible due to elevated roadway in between!! Our documentation ended that at the first encounter.Limit your liability, and control your costs - all with proper documentation. All of this advice may not be the legal "by the book" way to handle it. But non-documented verbal discussions can kill your wallet.-Rob
*My first piece of advice is: Be sure your relationship is rock solid, because it WILL be tested to the max. A realtor once told me of a couple who were having problems, so they bought a lot and proceeded to build a house thinking it would bring them together. I laughed. Needless to say this project ended the marrage. My second piece of advice is: Don't take my first piece of advice lightly.
*Thanks guys for the input so far ..... keep them coming though!
*Don't "shop" bids--playing one sub against another to get you a lower price. It's really f***** to do it and it usually results in a higher cost to you anyway.Know your budget--be very realistic. You may have a terrifically built shell, but how were you planning to pay for the finishes?Change orders are okay. Just have them in writing, make sure everyone knows, and think it through before you decide on the change. (Ex.: owner decided he wanted to change the door from a right to a left swing. Okay, but now gotta' move the switch box, but the window is in the way...)As well as the respect for the workers, you should trust them right off, unless they give you a reason not to. Trust their skill and committment to the job.Not luck, but best wishes.
*dont set the house too low! This is most probably the most common and in my opinion the worse mistake! 2 foot above highest part of curb if this applies. Good luck. P.S. proper drainage around footer is something to watch for also. Glenn
*You say that you are really close to starting your planning?Then get some paper and put the dreams on paper. Then run them to a profesional builder before they turn into a nightmare.And if you are GCing the house yourself...don't call me!And no, I don't come in to do repairs either!Have fun,blue
*
Rusty -- My advice is, DO it. Build the whole thing yourself. Just expect that if you misjudged your determination or adaptability, it will be a disaster. If you have the guts, luck and brains to see it through, expect this to be the hardest and most satisfying ten years of your life.
Read a lot, look at jobsites, think hard every night until you are asleep. And buy flowers for every anniversary, because it will be unfair to your wife and family, count on it.
-- YankeeDam
*
We are in the process of planning a new house -- close to starting actually. I am not a carpenter/contractor but I'm fairly "handy" (do all my own repairs). YOU guys on the other hand, are "pros" (well, most of you). Could you share with me your one best bit of advice about common mistakes, gotchas, things you absolutely need to have/do (or want), things to absolutely avoid, etc. ?? I'm just looking for the little things that make the difference. Thanks a bunch!
*
Rusty,
One thing I've always found with these type of projects is that in the beginning there is a lot of exciting eyewash going on first a big hole and then lots of cement, and then hundreds of sticks flying up,pretty soon it looks like the house is racing to be done before schedule. Then...
Theres a small material delivery delay, something on back order,or miles of wires to pull or floor to lay, and no matter how much "fun" it is after the first coat spackling doesn't look much different for days.
And...
The owner gets a little discouraged and anxious, enthusiasm starts to wane, and the Tums become a constant companion. I think knowing this going in is very important.
The way to minimize it has been mentioned in the earlier posts. 1. Hire a GC or PM you can trust and work with , think of it like a shorterm marriage. 2. Do respect everyone and let them do their jobs. 3. Have all your ducks in a row, plan meticulously and then go over it again and again. One delay on "forgotten" material or a late phone call to a subcontractor who is now booked, can cost you big time.
Have confidence and stamina and this will be one of the most rewarding things you ever do. Be wishy washy and lackadaisical and it will quickly become a disaster.
Now my small contributions to details:
Wire the piss out of it! Not just electric but phone, cable, computer, speakers, intercom, security, whatever. Ten years ago no one had computers, modems,and all this other stuff in thier houses. Now everyone does and who knows what will be next. Leave a chase or large conduit from the basement to the attic for future expansion if practical. All this costs pennies now and saves big bucks and lots of headaches later.
Also don't skimp on the trim. In my opinion after the proportions, it is the moldings that really make the detail of a house and give it a 'feel'. Pick a style you like and try and carry it thru the whole house. Adding extra touches where they'll do the most good.
Best of luck and post some updates here.
Richard Max