All,
With building costs high where I have land, I am considering hiring a contractor to build a house to dry-in stage, with rough plumbing and electrical, well and septic. Wood stove would also be installed for heating in winter. I can get better quality windows, doors and other materials, live in it as I finish it over another year or 2.
2 questions: 1. I know this is a hard question to answer, looking for a rough guess: what percent of total cost would I be looking at compared to building the entire home right away? 2. Has anybody done this? Are there pitfalls I should watch for? Downsides other than the drawn-out build timing?
Thank you,
Jim
Replies
I have done it twice. Called a dry in. A lot depends on how far away you are from your building site and how much time you have to devote to it. I had a variable work schedule but I lived 500 miles from the first site. Cost me a marriage.
You may not be able to live in it without a CO, certificate of occupancy. The CO reqs depend on local authorities.
Sub out things like drywall. I got one of the panel lifts and did all my own but looking back it was a mistake I did NOT make with the second build. Pro's can be in and out in almost no time and their mudding techniques are way superior.
If you count your time as an expense I doubt you really save any money, but I do like the satisfaction of looking at the floors/trim/doors/ cabs, etc and knowing I did all that myself.
First time took me four years at four days at a time. You can get 90% done rapidly then the last 10% will take 2 years.
When you do things yourself pros may be reluctant to be your subs if you need them because they usually have strict scheduling guidelines and can't rely on DIY owner/builder to be ready on time when their services were scheduled.
But it is the greatest opportunity to buy all the tools you ever wanted. I am still using the tile saw/planer/compound miter slider saw/tool activated vac/three routers and router table...........you get the picture.
Thanks, MG.
Is the CO a bank thing or a county/inspector safety thing? I suspect if I do not have a mortgage I could drag it out as a 2-year build as I live and work there a few days a week.
I do not live as far as you did but not in the same town either.
Will need to negotiate schedule with wife is what I am hearing.
If you have a mortgage or apply to get one in the circumstance you describe your life will be miserable. Keep in mind a mortgage means you are dealing w OPM, other people's money, and it is their house, not yours until paid off. OPM does not like or tolerate unlicensed/non professionals working on their house. They will have strict time line schedules also that may be hard to meet.
If you are building w your cash as you go along then you are ok.
The CO is an AHJ thing. Authority Having Juristiction. You cannot inhabit your house without one. The degree of completeness required may vary. In other words, you may not be able to live in it as you complete it. These details per your contractor and AHJ. Some are sympathetic to what you are trying. Others are not and throw obstacles in your way. YMMV