New Home Building

[BIGUN]

</font><font color="blue" class="small">( Yes, similiar experience here too, but when you buy that already built house how do YOU know that someone else took the care you did to make sure it was built right?

In other words, the already built house house may be full of construction flaws because no one cared to make sure it was done correctly. )</font>

I guess I try to live by that saying about having the strength to change the things I can and accept the things I can’t. On a preexisting house I know there are plenty of flaws in it but after giving it my inspection if I don’t find any I can’t live with or correct myself then I buy it and it’s a done deal, hopefully./forums/images/graemlins/smirk.gif Most of the mistakes are of the type, what you don’t know won’t hurt you. On the other hand I felt compelled to try to correct all the mistakes while the new house was being built. If the builder builds a wall 6” off from where I draw it on my plan then I am upset, whereas on the preexisting house, if I like where it is now I won’t even know it is in the wrong place.

 

[johnday]

John; Not necesarily aimed at you, but you seemed the most logical for me to reply to.

There are a number of bad builders, and there also is a number of bad homeowners. As a builder, I've found that some owners read a Howto book or have a 'relative" that built his own house back around 1952. I take it as my responsibility to educate them as to why we "don't buildem like they usta". I usually come back with "and thats a good thing too". Then I'll try to explain why modern building materials for the most part are actually better. The one I think that irks me most is when they call the OSB I'm using partical board and infer it;s the same stuff that cheap cabinets are made of.
I know some topnotch craftsman, and I still hear homeowners bash them. Mind all of you again, there ARE bad builders out there. No doubt about it. But, I'll lay anything on it that the majority of them DO turn out quality products and DO build them like they were thier own.

Disclaimer: This is only my opinion. The previous can be reproduced as anyone see's fit. /forums/images/graemlins/smirk.gif

 

[BIGUN]

</font><font color="blue" class="small">( I'm sure that there are quality builders and craftsmen who take pride in their work. My neighbor, who used to be a carpenter, is that kind of person. I've helped him with jobs and seen him take 15 minutes out to figure out why a measurement was out 1/4" from where it should be (house wasn't built square), or take the extra time to crown boards, or hand pick the lumber at the yard, etc. )</font>

Not these carpenters. A buddy of mine bought a new “cookie cutter” house from the largest builder in town. When I was over there one day I noticed the large brick wall at the end of his house curved in very noticeably from bottom to top. Evidently the wood trim that they run the top of the bricks up behind was a couple of inches farther in than the brick ledge. The brick layers must have noticed this about half way up and started curving the wall in to make it come up behind this trim. Unbelievable!

He is now in the process of building a house in Austin. He told me the builder wants $100 for each additional duplex plug added to the existing plan. Unbelievable! I figure the cost to the electrical contractor, already on site, parts and labor is not over $10. I think I could make a good living going around to these houses before the drywall goes up and add plugs for $50 a pop and the buyers would be saving hundreds if they desired several additional plugs.


</font><font color="blue" class="small">( The guys on my new house job didn't. They were going to frame part of my finished basment with the wood from the forms from my concrete porch!!! Another time these yahoo's drove 35 miles to our build site and then were gonna leave because they didn't have any nails!!! )</font>

They framed my house with the once used form board too. The GC said that's how they always did it. One board looked like it had been lost on a vacant lot for a year or two and was partly rotten. They used this one for a closet header. I insisted they replace it.

The vinyl floor guys cut too big around the toilet and you could see concrete showing through the missing vinyl after the plumbers set the toilet. The GC sent the plumbers back out to remove it so the vinyl could be repaired (not replaced). When they got there no one else was working and the house was locked up, so they broke in through a window with a pry bar busting off the latch and bending the frame rather than drive back to town and getting the key. Unbelievable!

 

[BLUEBONNET2]

good afternoon,
just a note.......i have posted foto's of the progress of my new home under RURAL LIVING banner(here we go!!!!!!), and a couple under the new photo tab.....
i have been in contact with my builder every day or his building supervisor..... /forums/images/graemlins/wink.gif /forums/images/graemlins/wink.gif....they have answered every question with a smile, made suggestions, made some upgrades at no charge /forums/images/graemlins/shocked.gif /forums/images/graemlins/shocked.gif...because we were under budget....however, he told me it has taken years to find PROFESSIONAL subcontractors that he can trust to do the work correctly.......(all of the subs have worked for him over 5 years).....
having said that, i did check with the BBB and the local builders association before we started......no recorded compliants with either group /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif
they started the trim work today and the young man must have $15000 worth of tools setting in my living room.....cabinets to be set tomorrow /forums/images/graemlins/laugh.gif /forums/images/graemlins/laugh.gif /forums/images/graemlins/laugh.gif /forums/images/graemlins/laugh.gif
so it pays to do a little looking around before you get started
hope all is being made ok on your new home and wish you all the best /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif /forums/images/graemlins/grin.gif

good luck,
bluebonnet2

 

[Inspector507]

<font color="blue"> I think I could make a good living going around to these houses before the drywall goes up and add plugs for $50 a pop and the buyers would be saving hundreds if they desired several additional plugs.
</font>
Yeah and then the local Inspector would bust you for doing work without a permit /forums/images/graemlins/grin.gif


Markup is outrageous on extras on a new house. That's where they make a GOOD profit. The electrician will spend $10 and want to charge $40 for profit. Then the builder will mark it up to $100. THAT'S if you make the change before it's wired /forums/images/graemlins/grin.gif

 

[johnday]

Gary; That's what I'm talkin about!!! It's nice to not hear builder bashing.

Thanks for the wish. Since I'm doing it by self it's taking me a lot longer than usual. It's also 250 miles from where I live. /forums/images/graemlins/smile.gif /forums/images/graemlins/smile.gif

I've looked at your pics. Looks like it will be a very nice home. I still get excited ever time I start a building for a customer, but it sure feels good to do one for yourself. Good luck on yours too!! /forums/images/graemlins/cool.gif

 

[DannyD]

The company I work for does a lot of building projects, new construction and new installations inside a free standing building. We draw the plans, know what the doc wants, know what it takes to get it, and make sure it is done.......with lots of surprise and off time site specs. You would be surprised at the number of construction folks that can not read blueprints, or have no clue what a legend is on one, much less where to find it. I would suggest that anone wanting to build, know how to read at least the bp of the home you are building. Before the first nail is hit, dirt dug etc, make the builder/contractor go over every inch of the plans. Ask him NOW what is what, and make sure you realize what effect it has on construction. Know how to read a tape, check for square, and especially how to bring up deficiencies in a professional but firm manner. If the crews know you know your stuff, they will not try to blind side you with bs. We go as far as having the contractor make a time line, and we check before, during and after each phase. NO board up till all backing, wiring, plumbing etc is checked by us.

I will admit to not ever seeing food brought on site, but hey maybe next one I am working on I will have to do that.

If I ever build a house, not planning now, unless my numbers come up on lotto, I will be a royal pita (pain in the $$$$), but I know alot about the process and I also know the contractor I would use without doubt. He is the best I have ever seen, and his crew is great! No business degree, none of that bs, but a good ole boy who knows how to build for keeps.

 

[Henro]

<font color="blue"> As I've mentioned a few times before I've built a new home. </font>

I should know better...but even before reading the balance of the thread...being one who has built his own home with his own hands and after twenty plus years is still not done...even though I am doing some things the second time... /forums/images/graemlins/blush.gif

I get the impression "I had a home built for me" might be the way to say it... /forums/images/graemlins/blush.gif /forums/images/graemlins/blush.gif /forums/images/graemlins/blush.gif

Man...all I can think after reading your first post in this thread is I AM REALLY GLAD I DID IT ALL MYSELF!

I apologize for the useless post...but I really am glad... /forums/images/graemlins/tongue.gif

 

[RichNJKubota]

Henro,
I agree - After reading these posts and talking with others over the years - I'm sure glad I built my own house.
In the end if you hire a GC you still have to do alot of his work yourself. We did the GC work and alot of the labor.
In the end we saved at least $100k that would have gone into the GC's and other's pockets (if we had one).
And yes, we are not done either but it's little stuff like baseboard trim and the front walk.

Rich

 

[ByronBob]

Henro
I really wanted to do the house myself or at least more of it but with night school, wife and little boy I just didn't have the time. There is a certain self gratification that comes with doing it yourself. I did get a good home in the end but just signing checks and waiting til the carpet was in isn't how you can build a home anymore. Too many weekend warriors around to destroy what you dream of.

I will be going back around this winter and fixing up the drywall blemishes, paint the walls where they got bumped moving in furnature and the other **** issues I have. At the end of the project you just want everyone to get the heck out and take a little time off from the stress of the whole thing.

I can't point to anything else in my life other than my house which is a point of pride. Don't have a sports car, diamonds, nice truck ect... to show off. Just my pad and my Kubota /forums/images/graemlins/blush.gif /forums/images/graemlins/grin.gif /forums/images/graemlins/blush.gif /forums/images/graemlins/grin.gif

 

[rtimgray]

I have read this thread with some interest because I am in the process of building a new house - and I am doing all of the work myself. Dug the basement, formed and poured footers, built forms, poured the basement walls, the basement floor slab, etc. The only thing that I have contracted so far (and all I have planned to contract) is the installation of the septic system. I spoke with the inspector and she said I could do it myself, but it seemed very troublesome as compared to the quote that I got from my (licensed) installer. I have a neighbor who has been trying to install his own septic system for the past fourteen months, and he still can't make the inspector happy.

Yes, building a house doing the work yourself is very time consuming, but I'm not sure how that time could be better spent. You know all of the details of what you are doing, but you also have to be responsible for getting every last bit of material purchased and on site. I find spending time working on the house very rewarding, and I don't have to worry about someone taking a shortcut while I'm not around.

On a side note, I guess I don't understand what is wrong with using concrete form lumber in the building of a house. I plan on disassembling my forms (made from 3/4 plywood and 2x4s) and using them as framing material. The lumber has only been out in the weather for a month or two, rained on less than 10 times, and still seems very structurally sound. I can understand if the lumber is truly rotten, I wouldn't use it, but if it is strong enough to hold concrete walls in place while they are poured, it's strong enough for me.

Of course, the owner-builder will inevitably take longer to build the house than the owner-contractor (in most cases), but five years down the road, it won't matter that much.

Finally, there is a quote that I can't remember exactly or who said it, but it goes something like "The miracle that is a brick is lost upon the man who has never placed one".

Good luck and take care.

 

[ByronBob]

rtim
Not sure where you are but in NY you need to leave the tank, d-box and one leach line open for inspection by the county before you can bury it. And in my opinion I'd set up the septic dig so you can be there to take pictures and check the work in progress. I did and saw them using lazer levels and the like to make sure pitch was correct ect... and when done they put water in the d-box and adjust water level to all the lines so one isn't overloaded more than another. It's all important stuff. I got quotes to use plastic and concrete but IMO it's concrete I'd go with. Plastic over time becomes brittle and will crack. Concrete has a better shelf life

 

[rtimgray]

Not sure where you are but in NY you need to leave the tank, d-box and one leach line open for inspection by the county before you can bury it. And in my opinion I'd set up the septic dig so you can be there to take pictures and check the work in progress.

Here the entire system has to be left open for inspection - I was there the afternoon that the guys were putting the system in. I didn't take any pictures but I set up an instrument and shot stadia to locate all of the tank/box/lateral line end points and put them on my plot plan. The guys doing the installation are familiar with all of the requirements of the inspectors. By being licensed, it just means that the inspector can come look at the entire system prior to it being covered (they have to leave inspection pipes in place for her to shoot the level of the lateral lines, d-box, etc). If I were doing the installation, she (the inspector) would have to come out for every step of the process. Luckily, the work is already done and the system is approved - it took them less than two days. The d-box and septic tank are both concrete.