LEC-Custom Building

2006-09-09T09:43:00.000-07:00

Project Definition

A. Preliminary Preparation: Buying the land and lot – choosing the site – decide on house style, size and construction type - provide access to utilities: water, electricity, phone, sewer – permits, codes and inspections – insurance – estimating - financing

B. Subcontractors: lot cleaning crew – foundation and concrete crew – framing and roofing crew – plumbing crew – electrical crew – HVAC crew – sheetrock crew – finish carpentry crew – flooring crew – painting crew - yard and landscaping crew
nSuppliers: lumber, roofing materials,

C. Suppliers: Soil materials and soil compaction, Concrete/foundation materials, lumber and framing materials, Sheetrock, bricks and masonry, roofing, flooring/carpeting, interior trims, exterior trims, cornice materials and exterior moulding, windows, doors, interior trim package, door hardware, painting, light and plumbing fixtures, landscaping materials, insulation, cabinets, glazing, electrical fixtures, plumbing fixtures, landscaping

2006-07-31T17:56:00.000-07:00

How To Order: If you want to order a copy of our guide: How to Become A General Contractor, send $15.00 plus $3.50 for shipping and handling to:

Dynamic Publishing
P.O. Box 218821
Houston, TX 77218

2006-07-17T17:41:00.000-07:00

Wanted:
Experienced construction manager: Conduct inspections, monitor schedules, review subcontract work. Home building construction experience required.

Construction Management Trainee: Coordinate all customer service calls. Monitor trade work. Promote customer satisfaction through quality repair service and the scheduling of service in a neat, speedy and courteous manner.

Construction Builder:

Manage the construction of all the homes under construction by managing all aspects of the residential home building process according to the established quality standards.
Manage up to 25 homes under construction at one time
Maintain the construction schedule and budget for each new home
Provide high levels of service to all customers
Responsible for scheduling construction activities for each home and monitoring daily progress
Schedule sub contractors for the necessary work to be completed for each home
Communicate with trade contractors and manage their performance
Inspect trade contractor work to ensure it meets the established quality standards
Meet with homebuyers to plan, review and frame their home
Conduct meetings with homeowners at designated points in teh construction process
Do complete walk-throughs with homebuyers
Manage the worksite to ensure all homes are completed within the time frame alloted for each home
Review budgets and monitor construction costs
Ensure the overall cleanliness, appearance and safety of the community
Approve payments to trade contractors
Use knowledge of local codes in order to get inspections completed in a speedy way
Provide management, leadership and support to all subordinates
Walk in every room in every home every day to check and inspect for progress and quality

Car allowance, bonus plan and full benefits -

Outstanding opportunity for an aggressive and dynamic individaul

2006-06-15T18:21:00.000-07:00

Project Management

Architects use 16 broad general divisions to manage a construction project. Here they are:

General conditions: all project support not involve direct construction
Site work: clearing, hauling and excavation
Concrete: pouring and foundation
Masonry: installation of bricks, stones, stucco
Metals: if metallic materials are used
Wood and plastics: rough framing and finish carpentry for interior and exterior
Thermal and moisture protection: heat, ventilation, moisture controlled
Doors and windows: interior and exterior
Finishes: sheetrock, trim, moulding, painting, ceiling covering, tile, flooring
Specialities: bathroom accessories, attic ventilation
Equipment: garagage door openers, kitchen appliances
Furnishings: window treatments, cabinetry
Special construction: shelter, theater, sauna
Conveying systems: elevators, wheelchair lift
Mechanical systems: plumbing, air-conditioning
Electrical systems: lightings, receptacles, controls, phone, cable

These divisions help to break down the project by tasks and so make easy to manage. It can use also to create a budget by category for the entire project. You may not have to use all the 16 divisions in a given project.

2006-06-15T18:09:00.000-07:00

Design Considerations
House specifications including all the instructions necessary to start building the house from floorplan to construction techniques are conveyed to the contractors via blueprints. Plans should include all the necessary details. The more details the less things are left to interpretation by the different sub-contractors. Design plans should include the following:

Front elevation
Left and right elevations
Rear elevation
Floorplan for all the floors
Roofing plan
Foundation plan
Interior elevation
Framing details
Electrical layout
Plumbing diagram
Special instructions
Wall wall cross section
Set of specifications to include instructions for the subs
General construction specifications and requirements

If you were to work with an architect, he/she and you will work together to arrive at the general conception of the finished house. An architect will first do a schematic design based on your discussions with him about the style, type and size of house you want. During the schematic design phase he will sketch the house profile and some components for you to review and make changes. He will also consider the lot size, topography, orientation, climate and configuration. Next, the architect will move to design development phase. You will need to come up with more details including finishes, exterior materials, roof style, electrical and other features. Cost estimate will evolve from this phase. If it is approved, the architect will move to create the construction documents to start building the house. The construction document will include detailed plans along with special instructions and specifications. In addition, an architect may for a fee manage the building project from bidding to the final construction.

2006-06-03T09:50:00.000-07:00

Framing: Schedule the rough framing contractor
Frame the house all the way to the roof decking
Roofing: Telephone the roofing contractor to confirm work schedule
Install roofing felt, flashing and shingles
Fireplace and Chimney: Telephonel masonry contractor to confirm work schedule
Erect fireplace and chimney
Plumbing: Telephone the plumbing contractor to confirm work schedule
Install rough plumbing system
Schedule the plumbing inspection
Heating, Ventilation and Air Conditioning (HVAC): Notify HVAC contractor to confirm work schedule
Install rough HVAC ductwork and equipment
Schedule mechanical inspection
Electrical: Telephone the electrical contractor to confirm work schedule
Install rough electrical wiring and service panel
Schedule electrical inspection
Framing Inspection: Schedule the rough framing inspection
Interior and Exterior Concrete/MasonryWork: Telephone concrete and masonry contractors to confirm work schedule
Pour concrete floors, driveways, and walkways
Ceiling Insulation: Telephone insulation contractor to confirm work schedule
Install ceiling insulation
Wall Insulation and Soundproofing: Notify insulation contractor to confirm work schedule
Install wall insulation and soundproofing as required
Inspection before covering walls: Schedule necessary inspections before drywall
Interior Walls and Ceilings: Telephone drywall contractor to confirm work schedule
Install drywall: hang, tape, float and texture if necessary
Paint, Stain and Wallcoverings: telephone painting contractor to confirm work schedule
Caulk exterior and interior walls where necessary
Apply paint primer on the exterior and interior
Apply interior paint, stain, wallcoverings
Apply exterior paint, stain, preservatives
Finish Floor Coverings: Telephone flooring contractors to confirm work schedule
Install hardwood flooring
Install resilient or ceramic tile
Install padding and carpet
Interior Finish and Trim: Telephone the finished carpentry contractor to confirm work schedule
Install interior doors and hardware
Install interior window and door trim
Install baseboard base and shoe
Install wall moldings, chair rails, etc.Install cabinets, countertops
Install vanities, bars, soap dishes, mirrors
Install closet shelves, poles, hardware
Install stair treads, railings, balustersInstall mirrors, medicine cabinets
Install tub and shower doors, rods etc.
Finish Plumbing: Install plumbing fixtures and appliances
Schedule the final inspection
Finish HVAC: Install final HVAC equipment and test
Schedule final inspection
Finish Electrical: Install fixtures, appliances, outlet covers etc.
Schedule final inspection
Exterior Finish and Trim: Install window and door trim
Install fascia, frieze and rake boards
Install soffit and porch ceilings
Install porch posts and railingInstall gable louvres, soffit vents, etc.
Install garage door and door opener
Install gutters and downspouts
Landscaping: Schedule the landscaping contractor to start
Finish grading, seeding, sodding and shrubbery
Final Building Inspection: Inspect work of subcontractors and make punch list
Review punch list (deficiencies) with contractors
Re-inspect building after corrections and accept work
Obtain lien waivers and approve final payment
Telephone for final building inspection
Conduct final walk-thru and notice any deficiencies
Obtain occupancy permit
Schedule final survey for bank loan
Notify financial institution of completion - Schedule final appraisal
Close on the construction loan and convert to new mortgage
Notify insurance company of completion
Switch insurance to home owner's policy
Notify any other agencies of completion

2006-06-03T09:21:00.000-07:00

The Schedule for a Typical Home (place date and duration for each task)

Notify the following: The building permit and Zoning departments of the locality where the lot is located, the community association if any, the financial institution which will finance the construction loan, the insurance agency which will provide liability insurance, the general contractor and individual subcontractors, the water/sewer and sanitary authority of the locality, the surveyor and the building inspector.
Site Cleaning and Excavations: Telephone the excavation contractor to confirm work schedule.
Cut or grade entrance road or driveway
Install culverts, spread crushed stone, etc.
Clear building site and material storage area
Dig basement excavation (if needed), haul or store dirt
Water Well: Call water well contractor to confirm work schedule
Drill water well
Septic System and Drain Field: Call septic contractor to confirm work schedule
Install septic tank and drain field
Temporary Utilities: Call contractors and utilities to confirm work schedule
Install temporary toilet facilities
Install temporary electricity
Install temporary telephone
Schedule the plumber for the stub-up plumbing if it is going to be a slab foundation
Schedule the necessary inspections as needed
Footings or slab: Call foundation contractors and confirm work schedule
Purchase and order delivery of foundation form materials
Schedule delivery of concrete
Locate and dig footings and pier pads.
Prepare the house pad
Prepare the foundation form
Install access pipe for under-foundation utilities
Call for footing inspections
Pour concrete foundation footings and pier pads
Termite Protection: Call contractor and confirm work schedule
Apply termite protection chemicals
Foundation: Call concrete contractor to confirm work schedule
Order the foundation materials (2x's, 1x4's, rebars, stirrups, vapor barrier, mastic, corner bars, metal dowels, barties, anchor bolts, ...)
Telephone surveyor to conduct form survey
Prepare foundation form
Telephone plumber to dig and install stup-up plumbing and waste drain pipe
Schedule foundation inspection
Pour concrete foundation
Install waterproofing, parging or insulation
Subfloor: Call carpentry contractor to confirm work schedule
Install subfloor, beams, posts as required
Backfill and Rough Grade: Call excavation contractor to confirm work schedule
Backfill around foundation
Rough grade slope for lawn

To be continued...

2006-06-01T17:37:00.000-07:00

The Construction Schedule
The construction schedule serves as an important tool in the hand of the owner/builder manager –It includes many fundamental variables that can assist in keeping the construction project moving along smoothly. It will alert the construction manager when the project is about to run into snags, and help make needed adjustments when unforeseen circumstances arise. In order to achieve all that the plan has to be well coordinated, regularly updated and communicated to all the parties involved. In order to be successful the plan must:

Outline the progress expected on a construction project in a timeline that is the most efficient and cost effective possible.
Give the project stakeholders a realistic timeline by which they can expect the project to be completed. It lays out the sequence of events and the process that will be followed by major contractors and subcontractors, making it easier for him to monitor.
Serve as a scheduling, coordination and feedback tool for the project manager, who can use it to schedule workers, time material deliveries and equipment rentals and monitor the progress in case of needed changes.
Serve a as daily, weekly and monthly benchmark of the actual progress of the project.
Serve as a base plan for any changes that might have to be made due to unforeseen circumstances, unexpected delays or owner changes and additions.
Use as a tool to document work completed as the involved parties sign off on agreed upon completion.
Serve as legal documentation of the actual history and events of the construction and can be useful in the event of litigation or conflict resolution.
Serve as a guide in future projects

Open Communication

Open communication between the parties involved is very important once construction begins. Everyone who is a part of the project team needs to be informed and keep up-to-date of the project schedule. Since open communication helps to keep a project running smoothly, it’s of great importance when unexpected complications arise.

Keeping the lines of communication open involves making regular updates on progress. Project progress must be tracked regularly. Any foreseable or possible delays need to be noted as soon as possible, as well as finished work flagged. In addition to daily updates, regular weekly meetings of the team leaders are vital as well. These meetings should include all the parties and stakeholders including the project manager, the owners, and major subcontractors. Update meetings can provide a look forward on the project’s progress and possible difficulties or gains. By slicing the schedule into smaller blocks, periodic meetings can help make the transition from the big picture to a more detailed look at the tasks needed in the upcoming week. If a delay has caused the loss of time, the team members can work on recovering the lost time. If there is a gain, such as moving ahead of schedule, the team can come up with way to make the best use of the gain. Having the ability to update and make changes as soon as new information is available help reduce delays and allow everyone to make the best use of their time. All this should contribute to a highly successful project delivery.

2006-05-25T17:57:00.000-07:00

Owner/Builder Resources

Lumber and Building Materials

Hope Lumber
936-273-1112

Bison, Building Materials
713-467-6700

Trussway

WestEnd Lumber
713-688-9726

Olshan
713-225-5551

Roofing Materials

ABC Roofing Supply
936-788-1668
713-466-1505

Gulf Eagle
281-537-9893

Humble Roofing Supply
280-219-6055

West End Lumber
713-688-9726

Granite, Marble, Travertine and Slate

GME
713-812-8600

Siding, Plywood, Hardee Board

Hope Lumber
936-273-1112

Gulf Eagle
281-537-9893

Cabinets

Gulf & Basco
713-668-5151

Bricks and Masonry Materials
Boral Bricks
713-278-9200

Mission Bricks

Concrete Materials

Shepler's
713-895-6590

Concrete Contractors Supply
936-441-9513

Plumbers

A1 Quality Plumbing
281-568-5757
JG Plumbing Concrators
281-537-9220
Aberle Plumbing Service
281-458-5911
Johnson Plumbing
936-856-0782
Value Plumbing
281-355-1744
Pride Plumbing
281-361-7217
Integrity Plumbing
713-828-9028
Orion Plumbing
713-939-8606
C.A. Garrard Company
713-218-0004

Licensed Electricians
Waller County Electric

Fultz Electric

HVAC Contractors
Waller County Electric

A/C and Heating Service

2006-05-21T14:23:00.000-07:00

Construction to Permanent Loan
This program provides for both a construction and permanent Loan, all in one transaction and with one closing. The owners/builders sign one set of Loan documents that covers both the interim construction phase and the permanent Loan phase. Owners/builders may choose from several loan products (Fixed and ARM) and rate lock options. The construction period can vary in length between 6, 9 and 12 months. During the construction period, the Loan will be interest only with interest payments paid from the interest reserve account. When the home is completed, the Loan will be converted to a 30-year or 15 year fully amortizing permanent mortgage Loan.

Some construction to permanent loan program offer these features:

100% construction financing
One closing - one set of fees
Zero point loans
Rate Protection
Quick loan approval
Loan amounts up to a certain limit
LTV up to 95%
Primary residence and Second homes
No monthly mortgage payments during construction
Interest rate protection
Simple conversion to permanent financing
Construction terms: 6, 9, 12, 15, 18 & 24 months
Online draw requests

You need to provide the following information:

Owner/builder: if you are acting as your own general contractro bo build the home for personal use
Custom: if you are going to hire a general contractor to build the home for your personal use
Spec: if you are building the home for reasale or investment. Hiring a contractortor or not.
Rental: if you are building a rental property - single - duplex
Lot information: site address - cost - balance due
Project description: house type - foundation - square footage - construction type - garage -
Construction information: start date - costs already paid toward construction - how much do you have available to contribute to construction - construction loan amount requested -floor plan and house elevations - description of materials

2006-05-21T12:23:00.000-07:00

Clearing The Lot
It means removing trees, brush, rocks and debris from where the house is going to be located. This is a very important step since the foundation of the house need to rest on solid ground. You need to clear 12 to 14 feet around the perimeter of the house to allow for easy movement of equipment and workers.
Subs for this kind of work can be found in local newspapers and street signs. Depending on where you live, prices depend on the amount of work to be done and the slope of the terrain. Lot of trees and stones will cost more than a flat lot. Make sure all trash, branches, stumps and other debris are hauled away from the site.

2006-05-18T17:00:00.000-07:00

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