We are in the planning stage on the construction of our “Dream Retirement Home”. In the area where we are building the local contractors don’t have a reputation for dependability, they operate on “Lake Time” and don’t always show up when promised.
We have looked into a Modular, but no matter how nice you build the home it still looks like a modular.
My brother who is a builder in another state has volunteered to help me build the home to weather tight and I will then do some of the work myself and sub out the rest.
I recently stumbled onto Landmark Home and Land company who does panelized construction of the rough framing components. This looks like the route to go because of the time saved on the rough framing. The framing panels are built in the factory, placed on flat bed trucks and transported to the building site.
Has anyone on this forum used this type of construction. How did the cost compare to stick built rough framing? Can you recommend other companies other than the one mentioned above? We will be building in Northeast Oklahoma.
Replies
We used panels around our timberframe in North Central Arkansas. I don't know the cost compared to traditional stick framed buildings, but check out this book for a lot of good information: http://www.taunton.com/store/pages/070482.asp It's pretty much the only book on the subject.
The company we used was Stress Panel Incorporated, in Arma, KS (not too far from you, I'd imagine). Good to work with, their price was better than others we checked and the quality was high.
Stress Panel Inc
(620) 347-8200
104 S Industrial Dr
Arma, KS 66712
Leigh
Just because your children were born in the South doesn't make them Southerners. If a cat has kittens in the oven, does that make them biscuits?
Nick:
One option is using a panel system with integrated insulation, such as structural insulated panels (SIPs), or steel framing with integrated insulation.
We will be building a custom home with SIPs. We had the architect design for conventional framing, and the SIP company modified the plans to use their system. All the companies that I've dealt with will do this. It will not look like a modular home. It will cost a bit more to build this way, but my house will be insulated like no stick framed house can. I'd rather get a larger mortgage for a tighter envelope and write off the interest, than pay higher utility costs ad infinitum.
Depending on who you deal with, some manufactures have a build team that will travel to assemble the envelope. So you don't have to depend on local knowledge of the system.
Get more info here: http://www.sipweb.com/forum/forum.asp?FORUM_ID=1&CAT_ID=1&Forum_Title=SIP+Talk
In my experience doing design build, here are some pros:
Panelized construction can help you get a good price on your lumber package. This is one way a company can insure getting your contractors business, and they will typically supply trusses as well. It can also limit the refuse and waste collected on site - reduce your dumpster charges. Construction can go fast which can help with pricing estimates. Due to recent events, construction costs are going through the roof on some materials. The fact that you are able to pin down a closer date should help guarantee some of your bids.
Here are some cons:
Make sure you have a good framer and make sure you have good communication with your plumber. The biggest problem we've encountered is the fact that the framed panels are within 1/4" or so of the plans - they're too exact. When your plumber goes out and lays pipe before a slab is being poured, if he is off, you're going to have problems. A good framer can rectify this (sometimes). If your framing your floor then you'll have more flexibility.