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:

1. Perform some of the work yourself
2. Build only what you can afford
3. Shop at builder outlets and lumberyards that cater to builders
4. Buy at discounted prices
5. Look for sale
6. Ask for builder discount
7. Open an account with your material suppliers and ask for discount
8. Plan and design the house to minimize waste of materials
9. Cut corners, a square house is the cheapest to build. Too many corners are costly
10. Get the extras later
11. Downgrade on items such as windows, doors (metal windows are cheaper than vinyl)
12. Design and build the house with expansion in mind
13. Use quality materials but not the most expensive
14. Avoid the temptation of trying to get everything
15. Stay within budget and monitor the budget
16. 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.

1. Surveying and staking the lot
2. Clearing the lot and he home site preparation
3. Application for water and sewer
4. House site is located and clearly marked
5. Excavation and foundation
6. Temporary utilities hookup (electrical T pole, water line, portable toilet, dumpster)
7. Foundation form
8. Stub-up plumbing
9. Excavation and foundation
10. Framing and roofing
11. Exterior work details : cornice, siding and masonry work (stone, brick, stucco)
12. Rough Mechanical: plumbing, HVAC and electrical
13. Insulation: walls, doors, windows, ceilings, attic
14. Sheetrock: hang, tape, float and texture
15. Interior trim: cabinets, baseboard, moulding, windows and doors trim work, kitchen, closet, utility rooms
16. Painting: priming, caulking, painiting, staining exterior and interior
17. Finish mechanical and trim out: HVAC, plumbing, electrical (fixtures and glazing are installed)
18. Flooring: carpeting, tiles
19. Attic insulation installed
20. Appliances
21. Driveways, walks, patios
22. Cleaning
23. Grading and landscaping
24. Walk thru and inspection
25. Punch list items are resolved
26. Final inspections and surveys
27. Closing and move-in

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To following topics will be discussed at a later date:

1. How to design your home for maximum efficiency
2. Residential Construction standard specifications
3. Building codes
4. Home inspection
5. Tips on contracting your own home
6. Using a construction consultant
7. The design build concept
8. Stock house plans
9. Working with a plan designer (an architectural draftsperson)
10. Engineered foundation
11. How to select your lot
12. Blueprint and construction specifications
13. The construction requirements
14. The construction schedule
15. House construction phases
16. Lot clearing and preparation
17. Site plan
18. Survey, setbacks and easements
19. Construction materials estimating
20. Listing of suppliers and subcontractors for Houston area
21. Math for construction estimating
22. The house mechanical (plumbing, HVAC, electrical)
23. Framing and cornice
24. Excavation and foundation
25. Rough mechanical
26. Insulation
27. Masonry
28. Stucco
29. Doors and windows
30. Sheetrock/drywall and texturing
31. Appliances
32. Finish carpentry
33. Flooring and moulding
34. Painting and staining
35. Siding
36. Plywood and OSB
37. Roofing
38. Ceilings
39. Material take-off
40. Glossary of construction terms
41. Architectural symbols
42. Lumber dimensions and grade