Topics open for discussion are:
How to save money when building or contracting your own home?
A. COST MANAGEMENT
A good cost estimate for home building should be within 3 to 4% of the actual cost. However, with too many changes and no cost control in place the actual cost may creep to well above that.
B. MOST COMMON CAUSES OF CONSTRUCTION FAILURE
•Costs are underestimated
•Lack of budget control
•Project is not well organized
•Things go out of control
•Lack of understanding of contracting
•Vandalism, arson, natural disaster, theft
•Workers are paid before inspection
•Legal complications and family conflicts
You may save money when constructing your home if you:
- Perform some of the work yourself
- Build only what you can afford
- Shop at builder outlets and lumberyards that cater to builders
- Buy at discounted prices
- Look for sale
- Ask for builder discount
- Open an account with your material suppliers and ask for discount
- Plan and design the house to minimize waste of materials
- Cut corners, a square house is the cheapest to build. Too many corners are costly
- Get the extras later
- Downgrade on items such as windows, doors (metal windows are cheaper than vinyl)
- Design and build the house with expansion in mind
- Use quality materials but not the most expensive
- Avoid the temptation of trying to get everything
- Stay within budget and monitor the budget
- Ask 3 contractors to bid
C. General Construction Cost Breakdown
•Framing and roofing (19%)
•Plumbing (5%)
•Electrical (4-5%)
•Drywall (3-4%)
•Windows and exterior doors (4%)
•Foundation (6-7%)
•Masonry (6-7%)
•HVAC (3.5%)
•Cabinets and countertops (2.5%)
•Paintings and staining (3%)
•Flooring (4%)
•Interior trim (4%)
•Exterior trim and cornice (3.5%)
D. Your Job Duties and Responsibilities As Owner-Builder/General Contractor
•Make sure materials get to the site on time
•Work is done properly and timely
•Everyone knows about changes
•Good records are kept
•Questions are answered promptly
•Bills are paid on time
•Make sure every crew stays on schedule and knows of every change
•Serve as liaison and coordinator between crews
•Keep the job site neat and safe
Posted 5/21/06
E. The Residential House Construction Process:
Here is an outline of how a home is constructed. Having a good understanding of the process, will help the owner/builder a great deal. These steps are for a slab foundation.
- Surveying and staking the lot
- Clearing the lot and he home site preparation
- Application for water and sewer
- House site is located and clearly marked
- Excavation and foundation
- Temporary utilities hookup (electrical T pole, water line, portable toilet, dumpster)
- Foundation form
- Stub-up plumbing
- Excavation and foundation
- Framing and roofing
- Exterior work details : cornice, siding and masonry work (stone, brick, stucco)
- Rough Mechanical: plumbing, HVAC and electrical
- Insulation: walls, doors, windows, ceilings, attic
- Sheetrock: hang, tape, float and texture
- Interior trim: cabinets, baseboard, moulding, windows and doors trim work, kitchen, closet, utility rooms
- Painting: priming, caulking, painiting, staining exterior and interior
- Finish mechanical and trim out: HVAC, plumbing, electrical (fixtures and glazing are installed)
- Flooring: carpeting, tiles
- Attic insulation installed
- Appliances
- Driveways, walks, patios
- Cleaning
- Grading and landscaping
- Walk thru and inspection
- Punch list items are resolved
- Final inspections and surveys
- Closing and move-in
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To following topics will be discussed at a later date:
- How to design your home for maximum efficiency
- Residential Construction standard specifications
- Building codes
- Home inspection
- Tips on contracting your own home
- Using a construction consultant
- The design build concept
- Stock house plans
- Working with a plan designer (an architectural draftsperson)
- Engineered foundation
- How to select your lot
- Blueprint and construction specifications
- The construction requirements
- The construction schedule
- House construction phases
- Lot clearing and preparation
- Site plan
- Survey, setbacks and easements
- Construction materials estimating
- Listing of suppliers and subcontractors for Houston area
- Math for construction estimating
- The house mechanical (plumbing, HVAC, electrical)
- Framing and cornice
- Excavation and foundation
- Rough mechanical
- Insulation
- Masonry
- Stucco
- Doors and windows
- Sheetrock/drywall and texturing
- Appliances
- Finish carpentry
- Flooring and moulding
- Painting and staining
- Siding
- Plywood and OSB
- Roofing
- Ceilings
- Material take-off
- Glossary of construction terms
- Architectural symbols
- Lumber dimensions and grade
