Order of importance in building a new house
richardi
| Posted in General Discussion on
Good morning –
I’m planning on building a new home next Spring in SE Mass and have put my plans out for bid. In order to evaluate those bids (and GCs), I think I need to know what is the order of importance in terms of qualtity vs money spent. I’m thinking the envelope is the utmost important aspect, one which will make or break everything else that follows. The second most important piece of the puzzle is the HVAC system.
I welcome any and all comments/suggestions.
RI
Replies
Everything's important up to a point, and unimportant beyond that point. Ie, you must meet minimum standards/needs for foundation, roof, "envelope", HVAC, etc, but "overdoing" isn't always better.
So I think you could say that the most important thing is attention to detail.
There are, however, a few areas like roofing where you can buy a 15 year roof or a 30 year one. Usually it's more economical in the long run to buy the somewhat more (but not most) expensive roof, and it will usually look better. Floor coverings are another area where a little extra money MIGHT buy you more durability (but you have to be careful here).
Exterior finish can be natural materials or man-made, and that makes a difference in how often you need to paint. But this decision is usually more aesthetic than practical. Windows make a difference in both maintanence requirements and heating costs/comfort, but again it's aesthetics to a large degree, plus care in installation, rather than simply how much money you throw at the problem.
You should make a decision fairly early as to whether you're going after the highest aesthetic standards vs minimizing cost/maintenance. And you need to decide what style you're going for -- Casual/formal? Modern/"traditional"? Wood/stainless?
(And read "The Not So Big House" before you get very far in the design.)
The Not So Big House
I'm curious as to why you're recommending a 10 year old book.
Thanks
If your envelope includes.........
Drainage and waterproofing of the foundation, then I tend to agree.
Remember too that you live IN the house. While the outter structure affects the comfort of those inside, so does the way the space is laid out with the occupants in mind. If this is your dream home, bring your dream to life in how you plan your interior (no, not colors and accoutrements, but the layout of rooms and traffic patterns that fit your lifestyle.
If you have the room, site it on the lot to take advantage of wind patterns, sun travel, shade. Something that looks cool outside doesn't necessarily bring comfort to the indoors.
Best of luck.
IMO, the MOST important part of the house is that you have a good relationship with a good builder, not based on the cost of the lowest BID, but on the reputaion and character of the builder for quality and honesty, and the trust you place in each other, the ability to communicate with each other, and that you have similar philosophy about the end product.
After that, all else is minor details
IMO, the MOST important part of the house is that you have a good relationship with a good builder, not based on the cost of the lowest BID, but on the reputaion and character of the builder for quality and honesty, and the trust you place in each other, the ability to communicate with each other, and that you have similar philosophy about the end product.
After that, all else is minor details
Who are you getting bids from? If you don't already have a good idea of who the good builders are you may be getting bids from the 3 worst builders in town.
If you don't already know the correct answers to your questions how will you be able to make an intelligent choice between bidders?
Is it your intent to use the low bidder? Do you really expect to get a high quality house from a low bid? How will you know if the builder is doing the work correctly?
Order of importance
I have bids from 3 'good' builders in my area, all referred by satisfied customers. I'm trying t make an intelligent choice between them and not having that choice based solely on cost, thus my post here.
I thinking that I need to know how and where they place thier emphasis. Would it be what you don't see (foundation, insulation, HVAC, etc.) or what you do see (floors, walls, finish carpentry).
Also, I think the subcontractors play a huge role. For intance, I'd like the HVAC guy to be knowledgeable and experienced in alternative/ 'green' technology. Not sure if that's as important for the foundation guy.
Hmm, is there a correct answer to a question?
Thanks
Okay, you're doing good so far.
Your first order of business is a good design that avoids future problems and a good list of specifications. Make sure all the contractors are bidding on exactly the same design and the same specs. Different contractors will tell you that you don't need to things that are part of your design or that they can save you money with a short cut. Hint, there are no short cuts.
As Piffen said, your best bet is to talk to recommened contractors and try to establish a rapport. You need someone who, when building your house, acts like they are building their own house.
Every part is important. Think about what it would cost to replace or repair and you'll see that you can't afford to miss anything.
Order of importance
I agree, repport is key. And that is exactly what I'm trying to establish with each of these contractors; to pick therir brain as to where I'll get the biggest bang for my buck. way before any sheetrock is hung or floors laid. I am also looking for low-maintenance.
So here is my list -
1. Foundation with good drainage and exterior insulation.
2. 2 x 6 framed exterior walls and roof. (cedar shakes and standing seam metal roof)
3. Insulation consisting of a combination of batts over sprayed in.
4. High efficiency air-source heat pump for both heating and /air conditioning.
5. Solar hot water for radiant floor heat.
5. Solar hot water for radiant floor heat.
Explain this one a bit more please.
thanks.
Solar hot water heat will not be "low maintenance". And in most cases the concept has proved to be uneconomical.
I think it depends on the kind of solar collectors he would be using... FHB did an article on it a few years back IIRC.
Hmm, is there a correct answer to a question?
Everything has to work together. You say "3 'good' builders in my area, all referred by satisfied customers". They know how to fit everything they do together if they have satisfied customers.
You said in first post ' I am building a house' - wrong, you are having someone else build a house for you.
Trust them or DIY and actually build a house...... <G>
Not Wrong!
My original post stated "I'm planning on building a new home". I don't think that implies that I'm doing it myself.
Yeah, I'm sure they all can fit everything together to make a whole or they wouldn't be in business very long. I'm concerned with what 'pieces' they might be using. Since it is my hard-earned money and my satisfaction, I think I'm allowed to have a say in that regard.
Thanks for you input.
here's a
Design / Build we're doing in Jamestown
http://forums.delphiforums.com/breaktimeclass/messages?msg=6005.1
we've also done some radiant slab, super insulated.. where are you in SE Mass ?
SE Mass
Mike - My project is in South Westport. Do you have any updates on the Jamestown project that you referred to? Particularly anything/everything Energy Star related?
richardi, how about some more information on this?
5. Solar hot water for radiant floor heat.
by calvin in reply to richardi [original] on Sat, 12/10/2011 - 08:14
Explain this one a bit more please.
thanks.
Solar for Radiant
I'm sorry I don't have any more information. This is only a concept that I was told was a viable option to a boiler. Obviously, it needs to be explored in much more detail with professionals.
ok, I'll wait.
As a long satisfied boiler user for radiant in floor and domestic, I never thought of solar. Be good to find out more.
And btw, go back over to Mikes thread and read a bit closer, there's in wall "window" type ac units in a couple rooms.
(Or hire JH to build your house. It would certainly be unique -- the talk of the neighborhood. ;) )
BT Classic
I was able to view the pictures. However, right now I am more interested in learning about the envelope and the mechanicals than seeing the final project (ie, the finishing touches). What is the heating system? is there A/C, too?
Would a site visit (after the holidays) be worth my time (traveling from Boston)?
I am waiting on MassDEP approval before I can proceed. My property is riverfront and the project was approved by the local ConCom only to be contested by a 'citizen's group'..