Replies

1. 
   Guest_ | Sep 04, 1999 06:54pm | #1

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   Hi Joyce,

   Go shopping for other design plans. Most of the savings are in the design and labour, not in who buys the 2x4.

   Your architect should have been sensitive to your budget and given you better guidance. A qualified firm can cost a house to the penny "during" discussions. An ethical firm will not pressure you with a design that is outside your budget.

   Find another architect.

   Gabe

2. 
   Mad_Dog | Sep 05, 1999 07:08am | #2

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   Joyce,
   Gabe is right about the labor costs. The precuts can save a
   little time, but they cost a little more. If they change drawing
   dimensions and goof even one other detail up, you've lost ground.
   They are no better or worse than any other dimensional lumber.
   Someone will still have to look them over before nailing. A good
   carpenter can cut standard boards to size quite fast, so again,
   not much savings. There should be other, more dramatic ways to
   cut back your costs. Can you leave some things unfinished, or
   partially? As far as quality goes, buy good lumber, hire good
   carpenters, you'll get good quality. Buy cheap boards, hire a
   hacker, well I'm sure you know the rest...

   Good Luck. If you want more details, give us more info.
   MD

   xxxxxxxxxxx

3. 
   Guest_ | Sep 05, 1999 07:22am | #3

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   Joyce,

   It's hard to give a definitive answer without know if there were any other requirements that you wanted/needed in your design scheme that your architects provided for. Also, without know the specifics of the home it would be difficult to suggest cost saving measures.

   But off the hip, windows and interior doors might be a place to save some money. Exterior finish is also a candidate. Whether or not you have a basement or your home is built on slab. The list can go on. If you post some more information you will probably get more definite answers.

   Joseph Fusco

   View Image

1. 
   Guest_ | Sep 05, 1999 11:37am | #4

   *Joyce,Where are you in the design process? Has your architect presented finished blueprints or are you still in the conceptual stage? If you have finished plans then I would agree with the earlier posts - get an architect who is more sensitive to your needs. If you are still in the conceptual stage then your architect is negotiating with you on design. This is to be expected. In most cases the first design comes in higher than the client's budget. Then one of three things happen - the client finds more money, the plan is scaled back, or the client walks. Keep this in mind - if you should walk in the conceptual stage "your" plan is most likely the intellectual property of architect and you could be sued if you go ahead and build something substantially similiar. As for pre-cut lumber, I am not aware of anyone cutting house "kits". The most common form of pre-cut material in use today are studs which make up a small part of the lumber used in a typical frame. Most estimates presume pre-cut studs because they save on labor costs. If you have finished plans and they are "yours" (fee paid) then it might pay you to run them by a good builder. He or she might be able to offer some options that can save on construction costs. Another thing to consider right now is the price of materials. This is a seller's market. There is no assurance that any construction commodity will be available at the price used in the estimate when you need it. You should anticipate some cost overuns and have money set aside for them. Good luck!

1. 
   Guest_ | Sep 07, 1999 03:46pm | #5

   *Steve is right. Set your budget 10% below what you can afford. And no matter what you do, dont get 10 contractors to bid the job. The low bidder will probably have made a mistake and you will pay for it in the end. If the archeitech knows a good builder that you are comfortable with he may be able to help you work on cost. If he does this he should be compensated for his time, or the contract negotiated solely with him. If you do put it out for bids do not take any bid that is 10% below the average of the bids. The builder has made a mistake, and you will pay for it one way or another.Rick Tuk

4. 
   stephen_ernst | Sep 07, 1999 07:44pm | #6

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   Miles Homes builds whole house kits. They have
   stock plans but will draft plans to your liking.
   Of course the cost is cut with sweat equity but
   parts can be sub contracted out (foundation or
   basement, framing, plumbing, electrical, etc).

   I visited an open semi-house once (work inprogress)
   the family had been working weekends ( but not all
   weekends) for about 6 months. they had subcontracted
   the slab and framing and they were at the point that
   the windows , drywall and outside were finished,and
   they had received the kitchen counters and shelves.
   They were quite happy with it.

1. 
   Joyce_Fingerut | Sep 10, 1999 07:17pm | #7

   *Thanks for all those responses. I hadn't expected anyone else would have information after Gabe, so I didn't bother checking back tll now.Our proposed house will be in eastern CT, about 3,000 sq. ft. and contains the amenities we would like to live with (else, why bother custom designing?): dedicated guest room, offices for both of us, den (w/TV) and LR (next to each other (otherwise one doesn't get used at all)....and the usual DR and kitchen. No special finishes or materials (no granite counters, slate floors, soaring ceilings), fewer walls, since it's an open plan. It was priced by the architect (who is trying for a further job as contractor) at $122 sq. ft. This seemed high to us, but perhaps we're just out of touch with the latest realities.Special thanks to Steve Hansen, who showed me how things generally proceed, and that this is standard. If it does turn out to be necessary, we'll wait till the next payment to "walk."

5. 
   Joyce_Fingerut | Sep 10, 1999 07:17pm | #8

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   We have an architect-designed plan that we love. But despite our best
   efforts (no granite countertops, jacuzzis, crazy angles or special
   finishes), the first estimate on building costs (from the architect's
   firm) has come in over budget.
   Would using pre-cut lumber (factory cut, assembled on site) realize any
   savings? Would quality remain high? What are the compromises?

   Thanks for any answers and leads.