designing and building your own house

[Ja Rhule]

PhillyB is building his own bunny ranch and he will host massive orgies.

[PhillyB]

well that's a given

[SmokinwithWilly]

Since you aren't a virgin to the construction process, here's a couple of things I did in my own house when I built it that made a huge difference later on. 

Contractors are great, but they aren't going to be as picky as you are and they aren't going to supervise as well as you are. Plan to be there daily going over everything. Get a material list before construction starts and keep an eye on your stuff. It's amazing how fast things like sheeting, 2x4s and such can vanish. Expect around 10% waste if your design is simple up to 30% if you get really intricate. Get to know your subs before hand, and their crews if possible. Generally, they are there just to do a job, but if you show a little love with a pizza and a 12 pack, they take a little more pride than usual, and you get an overall better job. 

Before our walls were sealed, I added bracing in places for pictures. I have certain pieces of art I've carried with me through multiple homes and I wanted to make sure I could hang them where I wanted. I added fire blocks throughout bedroom walls from the scraps lying around for added fire protection. Also, I had the back of the drywall sprayed with a fire deterrent. It's added protection that wasn't too much more expensive that would allow for an extra few minutes in case of a fire and those definitely count. You might also consider insulation in your bedroom walls. It really prevents echoing in the house and also keeps your rooms cooler/warmer. That way, you don't have to spend as much keeping the open areas warm/cool because bedrooms have better climate control. 

Another thing to consider before you build is the materials you use and how your house will face the sun. Brick absorbs heat during the summer to keep your house cooler. Certain designs also allow for cross breezes to cool without air conditioning and a central fireplace can heat your home very efficiently compared to gas forced air. We used to turn on our gas fireplace for an hour and it would provide enough heat to keep the house warm throughout winter with temps averaging in the 20s or lower. Stone floors that are warmed by the sun during the day will also radiate heat at night for free. Look into eco friendly floor plans and you can save yourself a ton of money in utility costs. 

Don't forget your landscape. A good landscape designer can help you plan an outdoor space that will grow with your family and provide you with things that you can use for food, like rosemary, basil, thyme, aloe vera plants for burns, fruit trees that are decorative and bear fruit, etc. Your landscape can become a mini grocery store, providing organic food at little to no cost. I'm a landscape designer by trade, so this is where I really have fun.

The biggest problem I see for you honestly involves getting permitted and how that may affect your loan. Properties with multiple dwellings usually require special permitting and the land has to be zoned for multiple residence depending on where you build. This can greatly increase your permit costs and can be a huge pain in the ass dealing with department of building safety, city hall, and all the other fun things you get to deal with during the process. It may also up your utility hook up costs. 

Just some more thoughts for you. 

 

[Anybodyhome]

I've had 2 houses built and enjoyed every minute of it except not being around when the actual construction was happening. Pored over plans and designs until we found the one we liked, or came very close, gave it to my brother in California who is an architect and an engineer and let him make the changes we wanted. We had the property already, so we simply bid out the construction to several reputable builders in the area. Not accepting the low bid and not going with the high bid either, we interviewed a couple builders who came in at the mid-point and went from there.

I won't get into system specifics and design thoughts simply because it's all a matter of preference, choice and money. I will simply say this- if you cannot be there for every step of the construction, you may want to consider having someone there for every step of the construction. Also get a decent warranty period from the builder. I did something completely out of the ordinary as well- got a cash bond from the builder ($10k) that I held for the entire warranty period of the house (1 year after move-in) in case he filed bankruptcy or otherwise dispatched himself after the house was completed and I had to make repairs due to workmanship issues.

[Ja Rhule]

I get 50%-80% off on most home building supplies but I'd rather buy an older home in a good area.

[PhillyB]

38 minutes ago, ARSEN said:

I get 50%-80% off on most home building supplies 

how?

[pstall]

17 minutes ago, PhillyB said:

how?

Yeah. How?

[Doyle]

56 minutes ago, pstall said:

Yeah. How?

Yeah. 

[Ja Rhule]

1 hour ago, PhillyB said:

how?

I'm working for the largest home builder in US.  Purchasing power, baby!  I also get favors from laborerers (they do work for half the price) so I can talk to VP of construction (who is my buddy) and tell him they did a good job.

[pstall]

Arsen im the kind of person that if someone says hey if you are ever in town give me a shout i do.

I shall call in a favor or four as im getting ready to do some upgrades at pstall manor.

[PhillyB]

10 minutes ago, pstall said:

Arsen im the kind of person that if someone says hey if you are ever in town give me a shout i do.

I shall call in a favor or four as im getting ready to do some upgrades at pstall manor.

if that were true you'd have grabbed that beer at my bar after the paul mccartney concert... tsk tsk

[PhillyB]

13 hours ago, Panthro said:

I am looking at either building an additon onto or bumping up the roof of the house.

I have been dorking around with this site...

https://planner5d.com/

just played around with that for about an hour. pretty nice tool, but really limited unless you buy the full thing, as is to be expected. it won't let me add on stories or anything.

i might shell out for the full thing as i start throwing ideas together.

[stirs]

One side of my brain loves the thought processes, dreams, desires, functions, etc. of your new project.

The other side (accounting background), views the need for one hell of an income stream to not only pay for but operate the various functions of your home.

I would think that yours and your wifes current jobs and associated income streams would be hugely effected by planned uses and associated responsibilities/time that will be required.

I drew house plans 25 years ago and used a retired architect to "flesh out" the required drawings which saved me quite a bit of money.  Of course, nothing was on the scope of what you are planning, so I really have nothing to offer on that front.

Wish you the best

 

[PhillyB]

59 minutes ago, stirs said:

One side of my brain loves the thought processes, dreams, desires, functions, etc. of your new project.

The other side (accounting background), views the need for one hell of an income stream to not only pay for but operate the various functions of your home.

I would think that yours and your wifes current jobs and associated income streams would be hugely effected by planned uses and associated responsibilities/time that will be required.

I drew house plans 25 years ago and used a retired architect to "flesh out" the required drawings which saved me quite a bit of money.  Of course, nothing was on the scope of what you are planning, so I really have nothing to offer on that front.

Wish you the best

 

most of it's static though. other than probably insanely high utility bills for powering and heating all that (which i'm hoping ppl on the property will pitch in for anyway, but if not whatever) and some annual repair bills how high is the cost actually gonna be? the salon will be the biggest room in the entire place, but once it's up it's up. it's an open space with some chairs and tables, lamps, a bunch of bookcases, low lighting, and an open atrium staircase leading up the second level. it just sits there so its monthly expenses are a can of pledge and a featherduster.

unless i am just horrendously naive