Help with small home on property

[3gunr]

5 yrs ago i built a 28x36 home at my farm on a slab with a 8 ft porch across the front, central heat and air complete for a little over 30 grand. some local menonites did the concrete and helped me get it under roof for 12000 including the trusses, same guys just poured a 28x35 slab for my garage for 5900. most of the finish materials came from remodeling tearouts that i had been collecting for yrs.

 

[TnAndy]

Problem with a mobile or modular home is going to be ADA issues. Since you are dealing with elderly people that have, or will have, mobility issues, ADA is where you need to be focused on.

In my opinion, it will be faster, cheaper and function better if you build it yourself. There isn't a more cost effective way to build a home then stick framing on a concrete slab. Keep it simple just like a mobile home and you will save a ton of money. One level home without any steps or stairs. Simple exterior siding like Hardie. Pre made cabinets. Put the money into the bathroom with lots of space, grab bars, zero lip entry with a seat and you will make their life a lot easier, and safer.

Yep. I'll second all of that. Slab on grade beats any other type of wood + foundation cost wise.

"Barndominiums"...pole barns converted to housing cost more because it takes a LOT more lumber to turn around and finish the inside.....you're building the exterior wall twice in order to be able to hang drywall/etc on the inside. The same lumber required to frame out the exterior wall could have been used ALONE for the interior/exterior wall and skip the poles plus the horizontal banding. You can hang metal siding if you want, or as Eddie says, cement siding. Converted pole barns are the YouTube rage, but they can't have put a pencil to the costs.

 

[polarred21]

I can't offer any advice here but this family is very lucky to have you for a son and son in law. Good luck in your search and caring for these parents.

 

[Macinnis]

Yep. I'll second all of that. Slab on grade beats any other type of wood + foundation cost wise.

"Barndominiums"...pole barns converted to housing cost more because it takes a LOT more lumber to turn around and finish the inside.....you're building the exterior wall twice in order to be able to hang drywall/etc on the inside. The same lumber required to frame out the exterior wall could have been used ALONE for the interior/exterior wall and skip the poles plus the horizontal banding. You can hang metal siding if you want, or as Eddie says, cement siding. Converted pole barns are the YouTube rage, but they can't have put a pencil to the costs.

You don’t need to build the wall twice. You can simply add girts between the posts..not anything structural...more of a nailer for drywall and something that could be used to rest insulation on.

One the posts are up, there is nothing structural needed, so no double header or anything. This is how I plan to finish out my “apartment” in my pole barn.

Having said that...I am not sure if it’s better or cheaper than just poring a slab and stick framing everything...but I went the pole barn route so that I could get something going and pay for it in cash as I go.

 

[TnAndy]

You don’t need to build the wall twice. You can simply add girts between the posts..not anything structural...more of a nailer for drywall and something that could be used to rest insulation on.

No quite sure what you mean by 'girts', but every one I've seen used 2x4 or 2x6 studs with a bottom plate between posts....so the only thing missing from a structural wall is the double top plate. Add those, then subtract the cost of the posts, the 2x6 horizontal banding every 24-30" on the outside, and you come up with a LOT less lumber.

The true use of a pole barn is for a lot of open space with unfinished inside walls......once you start converting to interior finish, any economic advantage is lost. You can pay cash as you go for either....but you're gonna shell out more cash to convert a pole barn.

 

[Macinnis]

No quite sure what you mean by 'girts', but every one I've seen used 2x4 or 2x6 studs with a bottom plate between posts....so the only thing missing from a structural wall is the double top plate. Add those, then subtract the cost of the posts, the 2x6 horizontal banding every 24-30" on the outside, and you come up with a LOT less lumber.

The true use of a pole barn is for a lot of open space with unfinished inside walls......once you start converting to interior finish, any economic advantage is lost. You can pay cash as you go for either....but you're gonna shell out more cash to convert a pole barn.

Instead of putting the girts on the outside of poles the entire length, you simply put them in between the posts in a bookshelf manner. By doing this, you have a nailer for both the outside metal and inside drywall. That was all I was trying to say.

I don’t want to drift from the op’s topic, I was communicating my plan for finishing off a 960 sq foot apt inside a 3600 sq ft pole barn. Again, not an ideal structure, I would traditionally stick frame on slab if I was the op.

 

[old and tired]

#1 Modular Home Builder in NC | Custom Homes in NC | Modular (no attachment what so ever....)

We went with a modular home (Nationwide Homes | Modular Homes | NC, SC, VA, TN, WV, GA) for our second home. Toured the factory and drank the coolaid... We don't mind it looking like a mobile home... actually wanted to mount a triangle hitch to the front of it.

We poured through hundreds if not thousands of plans... I ended up designing one we wanted. It was number 6969 with a slight modification (just kidding but they did have one very similar to what we wanted).

We didn't want anything fancy, just very functional. We had planned to retire here but after spending a winter up there - we decided we need to keep our big city house... Our friend live nearby and if he ever ends up in a wheel chair; he could not use his kitchen (actually most of his house). We had planned for handicapped access bathrooms and lot of other things...

Anyway, the modular homes are marginal in quality... remember you want something cheap, you'll get it. Good luck with your plan....

 

[Sigarms]

Sincere thanks for the feedback everyone, it's much appreciated. Given me more to think about.

What I failed to mention is that our current house is going to get to big for my wife and I when our boys move out and when it comes to the time where my father is no longer with us, so we have plans on only being here 15 years or less when we downsize / retire ourselves. The reality is good chance my father goes before my inlaws, in which case my inlaws could live in the basement (which they did anyways for 6 months when they looked for a place relocating from Vermont when they retired and before my dad moved in with us LOL).

Thing is, our house is 3 stories, walk out basment and in general, not very "old folk friendly" with stairs everywhere.

The basement works for my dad, but as Eddie mentionend about no stairs, with my dad, couldn't agree more. My dad's pushing 91, and although he could golf 18 holes no problem 5 years ago (when he lived on his own), after he fracturerd his back 2.5 years ago and moved in with us, he really has slowed down, and making the stairs can become a chore for him now.

Thing is, my FIL is only in his late 70's and he seems to be slowing down just as fast as my dad, so I don't think even if the basement became an option for my in laws, it would really work (my MIL has COPD and we have oxygen to deal with as well).

Understand you get what you pay for. Just trying to decide if I just go the mobile home route or not. With our house sitting on a slope, the second structure won't be a stones throw away from the house but perhaps 50-100 yards.

Anyone know what a Park Model RV is?

 

[3Ts]

A park model RV is one that is built with the intention of it being in a "semi-permanent" location. It has features (such as a sliding glass door you'll find in stick houses) that do not lend themselves well to travelling on the road. Essentially a smaller version of a mobile home.

 

[Frankenkubota]

I'm building a house and garage/shop/apt., 2 buildings. The apt added to the garage/shop was a big mistake. I really don't ever see having a use for it, just seemed like a good idea at the time.

I would urge you to work with the local zoning and permitting folks. Here in the wasteland all my buddies suggested i just build it after i'm all done with insp etc. That's common. No one ever is gonna ever know.

Nowadays, if your children ever choose to sell the property and the health dept comes to visit and finds an unpermitted apt. you are in trouble. $$$$

I believe the days of hiding it are long gone. The tax assessor has aerial photos of my house going up!

My buddy has been doing that kinda thing for years and his son is going to have a can of worms on his hands when it comes time to sell.

Good luck and good on Ya!