Do I need a general contractor to build a house?

[jk96]

To be clear, I should have said it was very hard to find an HVC contractor that would create the metal duct to go from the closet to the attic. In the end, I found several and went with the bid from the contractor that did the big commercial jobs in my area, including the airport. I believe that they did a good job making it, and that they did a good job of sealing it. But I was in a house last week out at the lake that is considered very high dollar, and it has both metal and flex ducts in it's attic. Guess which ones where keeping me cool while I was up there?

To say that metal is better because it flows better ignores the simple fact that metal ducts leak and flex ducts don't. While you might have your ducts sealed good enough to never leak anytime in the future, odds are very good that if you look at ten other systems with metal ducting, 9 of them will have leaks. In my opinion, best practice is to use what will offer the best chances of success over the longest period of time.

Eddie I agree with you on most every post but advocating flex over hard pan duct because someone can't seal them correctly is something I can't get on board with. So much pressure drop and potential for kinks/restrictions with flex.

Here's a few pics coming off one of our two hvac systems in the home. Red and green lights are the zoning dampers. All custom hard pan and even the short runs off trunks are hard round metal including those in our basement into our drop ceiling. Not a single piece of flex and proper sealing at all seams.

 

[JasperFrank]

I quickly went through three different GCs before deciding to do it myself. Two major factors influenced this decision. First, was that the house was a Geodesic Dome, and none of the GCs had any experience building one. They tried to apply standard methods to the construction and attempted short cuts when ever they ran into a problem. I suspect that two of the GCs had never built anything that required so many compound angled cuts. The subs they hired were even more clueless.

Second, was that I didn't take out a construction loan. I had enough cash to cover the whole project, so I could take my time. All the subs I hired were "Time and Materials," and not bids. This worked out as the subs couldn't work out what a fair bid was anyway.

Being my own GC was one of the greatest and most full filling tasks I'd ever taken on. It took several years to finish the house. But I learned near everything one could about construction. I know where everything was done, how it was done, and the quality of the workmanship. And if anything needs to be maintained or fixed, I know how to do it.
Plus, I could rationalize buying all sorts of tools that were then mine to use.

 

[Steppenwolfe]

Yes, it's amazing how different things are done in different areas of the country. When I insisted that the HVAC system was installed in the utility closet, I was told by several HVAC contractors that it wasn't possible because nobody could create a metal duct to go from ground level to ducts in the attic.

While I don't agree that you are correct on your comments on ducts, I do agree that what is done around the country varries significantly on those unique areas.

There is night and day difference what HVAC is in residential vs commercial. We don't allow flex duct runs more than 5 feet, and that is after a hard elbow. I won't even get into ducted returns for every room.

 

[Steppenwolfe]

To be clear, I should have said it was very hard to find an HVC contractor that would create the metal duct to go from the closet to the attic. In the end, I found several and went with the bid from the contractor that did the big commercial jobs in my area, including the airport. I believe that they did a good job making it, and that they did a good job of sealing it. But I was in a house last week out at the lake that is considered very high dollar, and it has both metal and flex ducts in it's attic. Guess which ones where keeping me cool while I was up there?

To say that metal is better because it flows better ignores the simple fact that metal ducts leak and flex ducts don't. While you might have your ducts sealed good enough to never leak anytime in the future, odds are very good that if you look at ten other systems with metal ducting, 9 of them will have leaks. In my opinion, best practice is to use what will offer the best chances of success over the longest period of time.

A

Eddie I agree with you on most every post but advocating flex over hard pan duct because someone can't seal them correctly is something I can't get on board with. So much pressure drop and potential for kinks/restrictions with flex.

Here's a few pics coming off one of our two hvac systems in the home. Red and green lights are the zoning dampers. All custom hard pan and even the short runs off trunks are hard round metal including those in our basement into our drop ceiling. Not a single piece of flex and proper sealing at all seams. View attachment 727059View attachment 727060View attachment 727061

That's what I have in my home for each of the 3 units. And ducted returns from each room.

 

[dstig1]

That's what I have in my home for each of the 3 units. And ducted returns from each room.

Same here, and just like jk's pics. If they are properly sealed they won't leak. And yes, ducted returns from almost every room (not bathrooms)

But another one of those regional differences: all my ductwork is within conditioned space. If there IS a leak, it doesn't mean it is heating the atmosphere, but rather just causing a bit of imbalance in the amount of air that should have made it to the end of the run. It is still conditioning the house, just not quite as efficiently as it should. This is typical around here.

 

[jk96]

Same here, and just like jk's pics. If they are properly sealed they won't leak. And yes, ducted returns from almost every room (not bathrooms)

But another one of those regional differences: all my ductwork is within conditioned space. If there IS a leak, it doesn't mean it is heating the atmosphere, but rather just causing a bit of imbalance in the amount of air that should have made it to the end of the run. It is still conditioning the house, just not quite as efficiently as it should. This is typical around here.

We have a timberframe home with the underside of all rooflines spray foamed so our duct is all in conditioned space as well. Hvac units are in a conditioned basement one on each end of the home.

 

[JasperFrank]

Electical heating is near always 100% efficient. If designed correctly. There is no waste heat. Lighting is also heat. I found, and ran into to the modern problem that Code can not understand that lighting can be a heating source. Incandescence bulbs are horrible at making light but they are good to make heat. And for some reason we want to get rid of incandescent lights as being inefficient. Well they are not, they are a heat source also and do a dual propose: They heat and light. There is no inefficient use here as they do two things: They heat and they light: Its a win win to get light and heat from the same place. Code says something else, that I don't understand. I can heat the entire house just using the lights, which was part of the design. But cultures change, and ones ideas become out dated if the culture wants you to do something else, and to buy something else.

 

[jk96]

Electical heating is near always 100% efficient. If designed correctly. There is no waste heat. Lighting is also heat. I found, and ran into to the modern problem that Code can not understand that lighting can be a heating source. Incandescence bulbs are horrible at making light but they are good to make heat. And for some reason we want to get rid of incandescent lights as being inefficient. Well they are not, they are a heat source also and do a dual propose: They heat and light. There is no inefficient use here as they do two things: They heat and they light: Its a win win to get light and heat from the same place. Code says something else, that I don't understand. I can heat the entire house just using the lights, which was part of the design. But cultures change, and ones ideas become out dated if the culture wants you to do something else, and to buy something else.

Many of us have an equal amount of heating and cooling through the year. I wouldn't consider it a win in the cooling season nor much of a win in the heating season with that heat being in the highest part of the home where it is not needed and most likely to escape. I'll stick with more efficient led and let the hvac put the heat/air where it is designed to.

 

[Sberry]

If i am gonna build it myself what is it i need the subs for again?

 

[Steppenwolfe]

If i am gonna build it myself what is it i need the subs for again?

To cut out those greedy @$%^&%*$ General Contractors...

 

[Sberry]

I saw a post the other day somewhat similar, guy said,, we built our own house the only things we hired out was the excavating, foundation, framing, insulation, the roof, the hvac, the wire and the pipe. Oh, and the drywall,,, other than that we did it all ourselves.
Wonder when hanging some curtains became building a house?

 

[Sberry]

Yes, all general contrators are highly organized and poster children for effeciency.

 

[Manhattan]

I know quite a few people "down the shore" who had no other choice due to "Sandy". All but one used a modular home builder. I got a ballpark price from a modular builder for $400,000 for 2,200 square feet, and that was without upgrades. For 3,000 sq ft it was over $500,000. It did include demo which was around $15,000. Also these are houses built on pilings. Personally I think it is a wise move. A lot of people do a major renovation on their existing home and end up spending as much or more than a tear down and rebuild.

 

[rScotty]

If i am gonna build it myself what is it i need the subs for again?

Exactly. Designing and building our own house - with the help of subs and a friendly carpenter who helped guide us - well, it was one of the most exciting, exhausting, and enjoyable things we've ever done.

I think we saved money, too. But that turned out to be the least of the benefits.
rScotty

 

[Steppenwolfe]

I saw a post the other day somewhat similar, guy said,, we built our own house the only things we hired out was the excavating, foundation, framing, insulation, the roof, the hvac, the wire and the pipe. Oh, and the drywall,,, other than that we did it all ourselves.
Wonder when hanging some curtains became building a house?

But, what you just described is the GC's job....

 

[PILOON]

"

Do I need a general contractor to build a house?"​

NO, but you sure need to know what you are doing plus know all the local bylaws.
Also need to to know drafting to prepare those plans for approval.
Then how to comply with the ever raising local requirements that can change before you know it.
Some regions look at soil erosion, others look at set backs and some require surveyed set backs from all local septic and well installations.
Heck some demand soil compaction or perk tests.
YES, DIY is possible but do a lot of homework B4 you tackle it.

Not recently, but I've been there and done that.
It is a challenge.

 

[Sberry]

But, what you just described is the GC's job....

They said they built their own house except for that work,,, seems all they really did was hang a couple curtains.

 

[3Ts]

I've talked to some people who said they had a custom home. After a few questions, I found out that they picked one of the builder's stock plans and got to chose the paint colors and whether the exterior had some lick 'n stick stone on it. Not my definition of "custom home".

 

[rScotty]

I am recently retired. I have done my own repairs or upgrades in regards to electrical and plumbing over the years.
I can do basic carpentry and have the tools to build anything.
I have project management experience in the manufacturing world.

I recently bought an IRC 0016 book online to review and have house drawings approved with an architect's stamp.

My son recently had a house built and says that he became his own contractor as he went there daily to see the work and got up to speed by asking the builders questions. I know contractors manage more than just overseeing the work but I am wondering if it's necessary.

I know enough about carpentry, electricity, and plumbing but I don't feel I know enough about footers, foundation, and waterproofing (basement) to do this on my own.
The foundation scares me a bit. i know a big box company has a reputation for cutting corners but I don't know the details. I am considering hiring a qualified contractor to oversee this up to the point where the concrete is all poured and is ready for framing.

I can afford it but I will also be twiddling my thumbs watching others do the work if I hire this out.

Hoping others here can give some advice.

It sounds like you have the basic skills required in a GC. in fact more than most. If you have a house design you like and have drawings approved by an architect you are already way ahead. The big thing is to be honest with yourself about how you get along with people doing work for you. Do you get frustrated when things don't work out or are you the kind of guy who can figure out how to make it work?
Is your auto mechanic glad to see you when you show up in the middle of a job? How do people like taking "suggestions" from you? Or working with you? And how comfortable are you with explaining just what you want? How are you at handling mistakes? How about when that mistake just cost you a thousand bucks?

I'm guessing that most of us already know those answers. So down deep inside you already know if you will make a good GC.

If you decide to be your own GC, know that the really good & professional foundation builders tend to bid a job as a complete package that includes them providing their own foundation GC or foreman whose specialty is all the things involved in getting a foundation right. Particularly when it involves a basement.

You just have to do is show him the plans & tell him exactly what you want. Be specific. For every sub, you have to make sure both of you know and agree whether it is cost, time, or craftsmanship that matters most to you.

We found that being your own GC and working along with the subs was a great adventure....hard work but lots of fun.
Good luck,
rScotty

 

[jk96]

They said they built their own house except for that work,,, seems all they really did was hang a couple curtains.

If they were their own GC and didn't have a builder hired I can assure you they had their hands full and I would consider them the builder.

I was my own GC
Timber Frame Hybrid Home - Owner Builder

I subbed out a lot of the work but oversaw and scheduled everything. If I didn't build the house who would you consider the builder? I think most people greatly underestimate how much work a good GC does.