OT Building a New Home

[Charcoal Filtered]

A lot of times, I have asked questions on here to get feedback from people I know have no stake in it. Wanted to share my experience if anyone else is considering building a home.

Current house has been too small ever since my daughter was born over 12 yrs ago. It also has no ground floor bedrooms, which is a problem for my wife's parents when they visit. Had looked for years to find something that fits our needs and found that hard to define. Finally decided to just build new and hope it fits our needs for awhile.

Started the paperwork before Christmas and have not broken ground yet. Can understand why everyone does not build new because we have so far paid 30k in retainers and another 20% of the home value. Estimating August before we can move in. That is a lot of time to have that much money sitting.

Building new also requires a different type of loan. While I have seen 15yr conventional loans under 2%, the construction loan runs about 3.5%. That can be refinanced after but will add cost. I originally had planned on using my bank since it has usually low rates but our builder only works with a few different banks. Said they had run into too many problems with accepting just any bank since they do not release all of the money at one time.

The upgrade process was also an experience. What some builders consider standard or an upgrade definitely varies. First time we went to pick out options, we did not complete everything and had added 15% to the final purchase price. After making choices on the earlier selections to trim the price and adding the final items, ended up adding about 25%.

Did not get 100% of what we wanted, but close. Are also not going to be paying forever on a mortgage and should have a house that does not need repairs for awhile.

 

[EL PRESIDENTE]

Did you find your own builder and lot? I know a lot of these days, they have the KB homes, etc who do big cookie cutter shit.

 

[Charcoal Filtered]

Did you find your own builder and lot? I know a lot of these days, they have the KB homes, etc who do big cookie cutter shit.

Builder we used is doing six houses in a small subdivision. There were quite a few options for house design and then interior upgrades. They have flexibility to deviate, but it costs more.

 

[EL PRESIDENTE]

Builder we used is doing six houses in a small subdivision. There were quite a few options for house design and then interior upgrades. They have flexibility to deviate, but it costs more.

From what I've gathered in my research, figure to spend at least 20-30% of the price of the house in upgrades. At least, that's what the big builders in Vegas are suggesting.

 

[Charcoal Filtered]

From what I've gathered in my research, figure to spend at least 20-30% of the price of the house in upgrades. At least, that's what the big builders in Vegas are suggesting.

There is some variance in builders but that is pretty accurate. One builder we looked at started with a higher price but allowed for downgrades. Ours it made sense to upgrade some things now while it was being built, but silly on other options. For example, we could have done blinds now but all of them would have been the same. For some rooms, we wanted light but others no. Did not like the fridge options either but not hard to buy one of those. One option we are doing is as many computer wall connections as possible. Could probably get a nice wireless setup but would rather be secure in as many spots as possible.

 

[Hoopguru]

There is some variance in builders but that is pretty accurate. One builder we looked at started with a higher price but allowed for downgrades. Ours it made sense to upgrade some things now while it was being built, but silly on other options. For example, we could have done blinds now but all of them would have been the same. For some rooms, we wanted light but others no. Did not like the fridge options either but not hard to buy one of those. One option we are doing is as many computer wall connections as possible. Could probably get a nice wireless setup but would rather be secure in as many spots as possible.

Has the price of lumber effected your negotiated price?
Congrats on your new place!

 

[Charcoal Filtered]

Has the price of lumber effected your negotiated price?
Congrats on your new place!

Our price was locked in December. We hear complaints from the builder that they are not making any money because of that and Washington changing heat pump requirements. Our builder uses 2x6's over 2x4's, so it may affect them more. I am guessing they are going to survive.

Thanks. Looking forward to so many things with the new place. Not sure I will miss anything about the one we are moving out of. My wife had it built right before we met. Nice home but nothing in the house was of my choosing.

 

[stampedehero]

A lot of times, I have asked questions on here to get feedback from people I know have no stake in it. Wanted to share my experience if anyone else is considering building a home.

Current house has been too small ever since my daughter was born over 12 yrs ago. It also has no ground floor bedrooms, which is a problem for my wife's parents when they visit. Had looked for years to find something that fits our needs and found that hard to define. Finally decided to just build new and hope it fits our needs for awhile.

Started the paperwork before Christmas and have not broken ground yet. Can understand why everyone does not build new because we have so far paid 30k in retainers and another 20% of the home value. Estimating August before we can move in. That is a lot of time to have that much money sitting.

Building new also requires a different type of loan. While I have seen 15yr conventional loans under 2%, the construction loan runs about 3.5%. That can be refinanced after but will add cost. I originally had planned on using my bank since it has usually low rates but our builder only works with a few different banks. Said they had run into too many problems with accepting just any bank since they do not release all of the money at one time.

The upgrade process was also an experience. What some builders consider standard or an upgrade definitely varies. First time we went to pick out options, we did not complete everything and had added 15% to the final purchase price. After making choices on the earlier selections to trim the price and adding the final items, ended up adding about 25%.

Did not get 100% of what we wanted, but close. Are also not going to be paying forever on a mortgage and should have a house that does not need repairs for awhile.

Expect Lumber prices to be astronomical.

In the town I work in, some builders have great reputations. Find out if your "Custom Builder" has done substantial work in the Township or borough you are having the house built. Be aware the Zoning officer may be a prick.
Will the roof be trussed or will dimensional rafters be installed? Will you have septic or public sewer? I'm sure hurricane straps like Teco or Simpson strong tie are required by the IRC and seismic bracing requirements should be expected to. It's worth the $ if you choose a poured foundation wall system. Your frame is better if 2"x6" studs are used for insulation depth and stronger dimensional capabilities than 2"x 4" studs. Will the HVAC system be installed in the attic? Heat pumps are good in mild weather and the costs are more than hi efficient direct vent furnaces but HP compressor life is shorter. Does your municipality require a residential sprinkler system _( huge cost). Plan on a finished basement in the future ($$$). If you can get the pdf off the plans, I can help. You can PM me. Good Luck!

 

[Charcoal Filtered]

Expect Lumber prices to be astronomical.

In the town I work in, some builders have great reputations. Find out if your "Custom Builder" has done substantial work in the Township or borough you are having the house built. Be aware the Zoning officer may be a prick.
Will the roof be trussed or will dimensional rafters be installed? Will you have septic or public sewer? I'm sure hurricane straps like Teco or Simpson strong tie are required by the IRC and seismic bracing requirements should be expected to. It's worth the $ if you choose a poured foundation wall system. Your frame is better if 2"x6" studs are used for insulation depth and stronger dimensional capabilities than 2"x 4" studs. Will the HVAC system be installed in the attic? Heat pumps are good in mild weather and the costs are more than hi efficient direct vent furnaces but HP compressor life is shorter. Does your municipality require a residential sprinkler system _( huge cost). Plan on a finished basement in the future ($$$). If you can get the pdf off the plans, I can help. You can PM me. Good Luck!

The group we are working with does a lot of work in the area. With it being in an addition, the zoning should not be an issue. Two houses are very deep into building. Was told the permit would take longer due to the size of the house though (4k sq ft). Will check on the roof but believe it will be trussed. Public sewer. Not sure on Hurricane straps out here but think they are building differently here due to earthquake probability being higher. Did not have an option with this builder for foundation. Do not believe it is poured and did not have the daylight option. Local rules mandated the heat pump. Sprinkler system was not required but included.

Will see if I can get a pdf and see if there are any issues you see.

Thanks!

 

[jonnyboy]

Expect Lumber prices to be astronomical.

In the town I work in, some builders have great reputations. Find out if your "Custom Builder" has done substantial work in the Township or borough you are having the house built. Be aware the Zoning officer may be a prick.
Will the roof be trussed or will dimensional rafters be installed? Will you have septic or public sewer? I'm sure hurricane straps like Teco or Simpson strong tie are required by the IRC and seismic bracing requirements should be expected to. It's worth the $ if you choose a poured foundation wall system. Your frame is better if 2"x6" studs are used for insulation depth and stronger dimensional capabilities than 2"x 4" studs. Will the HVAC system be installed in the attic? Heat pumps are good in mild weather and the costs are more than hi efficient direct vent furnaces but HP compressor life is shorter. Does your municipality require a residential sprinkler system _( huge cost). Plan on a finished basement in the future ($$$). If you can get the pdf off the plans, I can help. You can PM me. Good Luck!

Are you an engineer, contractor, inspector or just a smart fella?

 

[stampedehero]

Are you an engineer, contractor, inspector or just a smart fella?

My avatar says it and I like being a smart fella rather than a smart ass. I've been in this field for 36 years, retired as a home inspector after 25 years, work as a municipal building, fire and housing inspector for ten years as well as a home inspector. I retired, came back and now entering my fourth year in this small South Jersey borough as a fire, housing, code enforcement, multiple dwelling and Commercial/Industrial/Residential (ICS) building inspector.
Next month, two storage/multi use group structures will be built along with a 105 house/apartment development. One of the storage buildings will have a UPS facility. I'll be the guy involved in that and now have to work another day (damn).

 

[stampedehero]

The group we are working with does a lot of work in the area. With it being in an addition, the zoning should not be an issue. Two houses are very deep into building. Was told the permit would take longer due to the size of the house though (4k sq ft). Will check on the roof but believe it will be trussed. Public sewer. Not sure on Hurricane straps out here but think they are building differently here due to earthquake probability being higher. Did not have an option with this builder for foundation. Do not believe it is poured and did not have the daylight option. Local rules mandated the heat pump. Sprinkler system was not required but included.

Will see if I can get a pdf and see if there are any issues you see.

Thanks!

The insurance company should give you a discount for the R-13 sprinkler system. If you have public water the pressure will be advantageous vs. a well. Also, for the trussed roof frame, send a documented letter and invite the local Fire department to inspect the house and cc: the insurance company. Also locate the fire hydrant and measure to the house for insurance benefits. Fighting a trussed roof fire is utterly different than dimensional rafters. I never heard of a municipality requiring a heat pump unless there is no gas supply. Check out how a roof mounted solar system could be discounted/credited by the great State of Oregon. Seismic parameters would required strapping the water heater (typically if gas fired) and house post/roof sections. NJ does not have seismic provisions in the residential code yet but we have our own edition so your codes will be regionally adapted. I'm excited for you and your family.

 

[Lanny]

Expect Lumber prices to be astronomical.

In the town I work in, some builders have great reputations. Find out if your "Custom Builder" has done substantial work in the Township or borough you are having the house built. Be aware the Zoning officer may be a prick.
Will the roof be trussed or will dimensional rafters be installed? Will you have septic or public sewer? I'm sure hurricane straps like Teco or Simpson strong tie are required by the IRC and seismic bracing requirements should be expected to. It's worth the $ if you choose a poured foundation wall system. Your frame is better if 2"x6" studs are used for insulation depth and stronger dimensional capabilities than 2"x 4" studs. Will the HVAC system be installed in the attic? Heat pumps are good in mild weather and the costs are more than hi efficient direct vent furnaces but HP compressor life is shorter. Does your municipality require a residential sprinkler system _( huge cost). Plan on a finished basement in the future ($$$). If you can get the pdf off the plans, I can help. You can PM me. Good Luck!

All roofs are trussed that I know of. Some trusses are built at the factory and some are custom built at the home.

 

[Charcoal Filtered]

The insurance company should give you a discount for the R-13 sprinkler system. If you have public water the pressure will be advantageous vs. a well. Also, for the trussed roof frame, send a documented letter and invite the local Fire department to inspect the house and cc: the insurance company. Also locate the fire hydrant and measure to the house for insurance benefits. Fighting a trussed roof fire is utterly different than dimensional rafters. I never heard of a municipality requiring a heat pump unless there is no gas supply. Check out how a roof mounted solar system could be discounted/credited by the great State of Oregon. Seismic parameters would required strapping the water heater (typically if gas fired) and house post/roof sections. NJ does not have seismic provisions in the residential code yet but we have our own edition so your codes will be regionally adapted. I'm excited for you and your family.

I live across the bridge in Vancouver. Pay no ncome tax here and can drive to Oregon to shop tax free. Washington state is phasing out gas. The builder wrote the bill of sale with a gas furnace, so it costs us nothing more. Already know that water heaters must be strapped down but will look into the roof.

 

[donkiez]

How are building materials costs increases affecting the price?

 

[Charcoal Filtered]

How are building materials costs increases affecting the price?

My price is locked, so it should just be their profit margin that suffers. Hopefully they are not cutting corners to make this up.

Says quieter BCI floor joits and Tyvek house wrap weather barrier come standard. Other upgrades we opted for were pull out trays for the cabinets (which we should have too many), insulated garage, BIB insulation, under mounted sinks in all five bathrooms, and grab bars in the down stairs bathrooms. Guessing the garage will still have air leaks.

Solar roof panels were not an option but want to look into it once the house is complete. Keeping the attic cool was one of my concerns and that would seem like one way to remove the majority of heat. The other benefits are cool too.

 

[ABM]

Curious what your $/sq ft ended up at. We're finding in TN they're hovering somewhere around $200/st ft, give or take.

 

[Charcoal Filtered]

Curious what your $/sq ft ended up at. We're finding in TN they're hovering somewhere around $200/st ft, give or take.

Price started at $150 and is hovering around $175. In the initial design, it had 400 less square feet. We converted the open area above the living room to a second floor bonus room for only 10k, which helped our number. We were trying to be practical during the upgrades but did spend on the kitchen, bathrooms, and anything we thought was a good investment.

 

[barfo]

Washington state is phasing out gas.

I'm curious about this comment - could you say more? First I've heard of it...

barfo

 

[Charcoal Filtered]

I'm curious about this comment - could you say more? First I've heard of it...

barfo

I think it falls under this, but cannot give you the exact reason. Do know the 2018 code took effect Feb 1 of this year.

https://www.biaw.com/building-codes/

Will email the builder but vaguely remember him saying something about using renewable energy.

 

[stampedehero]

My price is locked, so it should just be their profit margin that suffers. Hopefully they are not cutting corners to make this up.

Says quieter BCI floor joits and Tyvek house wrap weather barrier come standard. Other upgrades we opted for were pull out trays for the cabinets (which we should have too many), insulated garage, BIB insulation, under mounted sinks in all five bathrooms, and grab bars in the down stairs bathrooms. Guessing the garage will still have air leaks.

Solar roof panels were not an option but want to look into it once the house is complete. Keeping the attic cool was one of my concerns and that would seem like one way to remove the majority of heat. The other benefits are cool too.

TJI floor joists? Truss-Joist-I beam. The instructions are stapled to them where it specifically states the perforated holes in the oriented strand board (pressure glued saw mill bits) allow plumbing and wire penetration. I saw a job where the webbing was hacked with claw hammers for access points. Tyvek is copy righted plastic vapor wrap typically installed for under siding weather protection and as a prescriptive method for the energy sub code requirements. It should be lapped properly especially at windows and doors. The builder is making money on your cabinets and grab bars, of which, require steel or wood blocking when the house is framed. Blown in Insulation is good for air seep joints. It was often used for old houses that lacked insulation coverage. It's made for wall cavities and attic flooring. Garages don't need insulation unless Washington State code requires it, a bedroom is built above (requiring two layers one hour rated type X sheetrock) or for your advantage, you plan to make this space a partial workshop. The builder (and often the subs) can cut corners even if the crews makes substantial profit. His framing crew is the most important sub contractor. Roof trusses require a shop plan where various trusses are located due to wind sheer and live load like snow. They are engineered at the factory with specific requirements. Also trusses require lateral bracing between them. Keep eyes forward on them. For dimensional lumber, I have seen crap mitre cuts at rafter ridge joints or header/jack/king stud assemblies. In one condo development, I saw crews hacking kitchen cabinets with chain saws to install plumbing. Your foundation requires a grounding electrode for electric safety. If you have a sump pit, location and discharge are key elements. Your foundation should have a drain around the perimeter with sump discharge attached. The foundation exterior should have a tar coat applied under the soil grade.
Electricians are the princes of the trade and there are rare circumstances of sub standard work. The inexperienced plumbing crews should be feared.
If you have vinyl siding installed, the courses have nailing holes that require a nail spacing to allow the course to move freely. So many times, I found the siding attached without this regard resulting in warping under hot weather conditions. I found out a lot of morons enter the siding field.
You have the right to view the inspection tech cards and comments under the open public records act or OPRA. If repeated fails appear on the tech field sheets, it tells you a lot about the disciplines who have witnessed the progress. If you have the money, hire a new house qualified ASHI home inspector, especially during framing and throughout the process.
https://www.biaw.com/building-codes/

 

[stampedehero]

All roofs are trussed that I know of. Some trusses are built at the factory and some are custom built at the home.

Saves $. On site trusses are questionable as they are engineered in the factory with computer models. Don't trust on site concepts for trusses.
Trusses are good grade 2"x 4"s coupled with toothed metal clips that are engineered for wind sheer and live load.
The old school dimensional frame contractors still exist. I find them most prevalent within additions.

 

[Lanny]

I live across the bridge in Vancouver. Pay no ncome tax here and can drive to Oregon to shop tax free. Washington state is phasing out gas. The builder wrote the bill of sale with a gas furnace, so it costs us nothing more. Already know that water heaters must be strapped down but will look into the roof.

Be careful about that shopping in Oregon. It used to be that the Washington State Patrol would look for Washington cars that just shopped in Oregon. I don't know about now.

 

[bigbailes]

Living in Vancouver most of my life I have never seen or heard of any one specifically getting in trouble for this. Pretty sure it's an old wives tale that they technically could get you on but it's gotta be so very rare.

 

[Charcoal Filtered]

Be careful about that shopping in Oregon. It used to be that the Washington State Patrol would look for Washington cars that just shopped in Oregon. I don't know about now.

Living in Vancouver most of my life I have never seen or heard of any one specifically getting in trouble for this. Pretty sure it's an old wives tale that they technically could get you on but it's gotta be so very rare.

I would imagine if I rented a Uhaul to grossly take advantage of no tax in Oregon, that might be the case. I have never had an issue or seen WSP at I5 or I205.

 

[stampedehero]

Be careful about that shopping in Oregon. It used to be that the Washington State Patrol would look for Washington cars that just shopped in Oregon. I don't know about now.

Lanny, Did they do this?

 

[OSUBlazerfan]

I've built a couple houses as a side hustle, as a GC.

Currently have three vacant lots that I wanna build on, but the market/city/contractors all of it is crazy.

 

[ABM]

Building a house can take a toll on a marriage. I shared a concept my wife: When we go to build a house, we each submit our respective top 3 gotta haves. In order. Only the top one is a true gotta have. Each of the other two are negotiable. We'll see how that plays out.

Have fun, CF!

 

[Lanny]

Living in Vancouver most of my life I have never seen or heard of any one specifically getting in trouble for this. Pretty sure it's an old wives tale that they technically could get you on but it's gotta be so very rare.

Not an old wives' tale. Read it in the Oregonian. They were mostly looking at people bringing back furniture. Better have Washington state receipts.

 

[Lanny]

I've built a couple houses as a side hustle, as a GC.

Currently have three vacant lots that I wanna build on, but the market/city/contractors all of it is crazy.

I see you have a picture of Lillard with a caption of O.S.U. fan. Shouldn't you either have a picture of Gary Payton or a caption of Weber State fan?