Build or Remodel Your Own House

Leasing Solar Panels Makes Solar Energy Affordable.

2012-02-16T17:33:00.000-08:00

Summary: Leasing solar panels is an innovative approach to making solar affordable. The high initial cost of solar energy is what stops many homeowners from buying a solar system.

In fact without major assistance from tax credits and rebates, few people can afford solar energy.

So, now instead of buying a solar panel system you can lease it from SolarCity with ZERO money down!

And, the money you save on your electric bill can not only pay for the lease, it can give you additional savings too. WOW!

SolarCity High Performance Solar Panels

Read more about SolarCity and even try their solar calculator to see how much money you can save here...

Carl Heldmann

Solar Roof Shingles

2012-02-13T05:58:00.000-08:00

Carl,

I note there are solar panels that are similar to roof tiles and appear to be part of the roof and not the present unsightly solar panels. Do you have the manufacturer of these solar panels?

Hi Paul,

Courtesy of Dow Solar

I believe you are referring to solar shingles...continued.
Carl Heldmann

Getting Bids From Builders

2012-02-10T06:01:00.000-08:00

Hi
We just bought a lot for $285,000 on a pond in Charlotte, NC.

The lot is a little sloped to one side. We want to build a ranch with a partial basement and were hoping to keep the house at no more than $600,000 for 3500-4000 sq feet.

Do you think $150 per sq feet is doable for a house with granite in the kitchen, 10 ft ceilings, stone in master bath, ceramic in secondary baths and custom cabinets in kitchen and master bath?

I am trying to get an approximate range before I get bids from builders.
Thank you so much!
Laura

Hi Laura,

You can get an approximate range of the cost to build your new home by using the construction estimating software on my page, Construction Estimating Software.

Using Quality Class # 3 on the estimating software, plus your input that includes 10 foot ceilings, I also used 3,500 sq ft, a 600 sq ft garage, 1,500 sq ft of unfinished basement and I came up with an approximate cost of $594,864, excluding land.

So, I would say that if you are careful, you should be able to stay within your budget.

Play with the cost to build calculator (software) and see how your design and quality input affects the total cost to build.

One of the most expensive items on your list is the ten foot ceilings.

Ten foot ceilings usually mandate oversize windows and doors, and moldings. They also require more drywall, insulation, framing costs, larger HVAC systems (You will need a minimum of 2 systems anyway), and other cost increases due to the added height of the ceilings.

As builder's bids can vary tremendously, be sure to also read my Construction Bids-Contractor Bids.

Good luck,
Carl Heldmann

What State Allows You To Build A Home Yourself Without Contractor?

2012-02-01T11:45:00.000-08:00

Dear David,
What state allows me to build a home myself without contractor?

Regards,
Artiom

Artiom,

To the best of my knowledge, you can build a home for yourself in almost any state without being a licensed contractor. Licensing is only required if you are building a home for someone else, or if you intend to sell the home you are building.

Good luck with your project,
David Moore, AIA

Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
And, you might want to read my pages:
How to be a General Contractor
How to Get a Contractors License
Getting a Contractors State License
Carl Heldmann

When Do You Need a Structural Engineer for Foundation?

2012-01-27T11:05:00.000-08:00

I plan on building a 3500SF ,story and a half home on blocks. I will pour concrete runners to set the blocks on.

I am curious as to how thick the concrete needs to be.

The soil is heavy clay and is located in southeast Texas if that helps.

Thanks, Clay

Dear Clay,

Even up here in snowy Connecticut, where I'm located, we've heard about your famous Texas "gumbo clay" which can eat an entire house.

I wouldn't go near the stuff without consulting a local structural engineer, but I would suggest that, instead of concrete block, I'd stick to reinforced, poured concrete which is much, much stronger.

Good luck with your project,
David Moore, AIA

Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
And, you might want to read my pages on How to Read New Home Plans.
Carl Heldmann

Building My Own Home

2012-01-25T06:02:00.000-08:00

I'm seriously considering building my own home, but I'm having trouble getting basic information about the cost and the amount of time it will take.

I have a lot in mind, which is somewhat unusual in that it's about an acre, but the building envelope is at the top of a hill and somewhat uneven. The house would be built at the crest of the hill with views on all sides, which is why it's worth the trouble.

The house itself will be between 4500 and 5000 square feet, with four bedrooms, a home office, and a pool.

I have a friend who is a general contractor and has offered to help if I want to take on that task myself (another friend's wife served as the general on their new home, and she handled it well despite having no experience at all).

I want to use top quality materials throughout.

Any idea what the approximate cost per square foot would be? What steps I'd take to get started (e.g., contacting a local architect or designer/builder)? Or, how long it would take to complete from start to finish?

I don't expect anything but the most general answers; I'm just trying to get a sense of what I'm in for. Jeff

Jeff,

I would say that a 4,500 plus square foot house is a pretty ambitious undertaking for a first time builder, but you wouldn't be the first to try it! I would definitely consider working with an experienced builder, perhaps in a collaborative way where you would be closely involved with the project.

An experienced builder in your local area would be your best resource for how to start the project and coming up with a ballpark cost. Without knowing your location, I can't begin to make suggestions, although there are definitely lots of resources available on Carl's website.

Good luck with your project,
David Moore, AIA

Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
And, you might want to read my pages on How to Read New Home Plans.
Carl Heldmann

Cost to Build a Home in Raleigh North Carolina With Video Tour

2012-01-23T11:08:00.000-08:00

House Plan Central has video tours of select house plans.

Click here to see video rendering tour of this house Then scroll to the top of the page)

HPC-2026-16 from houseplancentral.com

The approximate cost estimate to build this house in Raleigh, North Carolina can be found on Cost to Build a Home in Raleigh North Carolina.

Enjoy, Carl Heldmann

Moisture in the Basement

2012-01-12T16:37:00.000-08:00

Basement moisture problems are some of the most frequently asked questions on Ask Carl.

Whether you are building a new house or addition, or fixing an existing problem on an existing house, the secret to moisture control for basements is, "do it right the first time", for as they used to say, "An ounce of prevention is worth a pound of cure" (At least "do it right the second time".)

Here are simple construction details in animation for a moisture-resistant basement from BuildaBetterHome.org.

Installing good drainage systems and making sure the ground slopes away from the foundation are two important steps in foundation construction...continued.

Carl Heldmann

Building Homes for Rent-to-Own Buyers

2012-01-11T06:04:00.000-08:00

Summary: Building a new home as a "rent to buy" home or a "rent to own" home can be beneficial to the builder, the buyer or lessee, and the community. It can also be a wonderful avenue to home ownership in a troubled housing market.

Dear Mr. Heldmann,

Hello, my name is Jessica and I was wondering about a few things concerning housing and building costs. I am working on a group project at school to determine a way to better our community. My group has decided to increase housing development in our town by using old, run-down houses, or empty lots to build homes to be used on a rent-to-own basis.

My question is for a normal urban house, with three bedrooms, and at least 2 baths, a living room, kitchen, and maybe a dining room, how much would it cost to build in KS? All of the dimensions for the rooms would be average. We estimate that the total square footage would be around 2000-2200.

If you could help us out it would be greatly appreciated!

Thanks for your time,
Jessica

HousePlansandMore.com # 592-051D-0033

Hi Jessica, What a wonderful idea!

One caveat you need to be aware of is that your project will be a commercial venture as you are building homes for sale or rent.

That means that amongst other things, your builder or general contractor will have to be licensed according to state and local laws.

I would also suggest you enlist a local real estate/construction attorney to guide your real estate venture and protect the school. You will probably be advised to at least set up an LLC.

Also, be prepared for the red tape that might be involved in procuring the building sites, which are probably owned either by a bank or the local municipality, with back taxes and other liens attached to the properties.

Building the house is often the easy part of a venture such as you are considering. Sad, but true.

That said, I have a KS cost to build example at:Cost to Build a New House in Kansas. Unfortunately, it's a fairly expensive one. But that doesn't mean you can't do better. Here is an example of a 2,000 sq ft home that has a much lower cost to build. It is in CA where the cost to build is considered high.

Use the resources shown on that page and run your own estimated building costs in KS for simpler and less expensive home designs. You can do as many different estimates as you want to and it is free. You will find plenty of home designs on my New Home Plans page.

A 2 story home with a simple 4 corner foundation should be less expensive to build and more ideal for smaller lots.

Your design and quality selections on the cost estimating software will be critical to the final estimated cost.

You might also want to read my page on Cost Estimating.

The cost estimating process is easy and fun.

Good luck with your project. It sounds like it could be a win, win, win, situation.

It will provide benefits for both seller and buyer and will also clean up the neighborhood, increasing neighborhood home values and tax revenue for the local municipality.
Good Job!
Carl Heldmann

Houses With Metal Roofs

2012-01-10T08:27:00.000-08:00

Summary: Metal shingles have the beauty of traditional shingles but have the strength and durability of steel.

Carl,

I'm planning on building and am considering metal shingles from Edco.

I was informed that they would require about twice as long to install. Is this true?

Thanks, Mike

Hi Mike,

Courtesy of Edco

Yes, metal roofs take longer to install than asphalt shingles.

How much longer, depends on... continued.

Carl Heldmann

Log Home Construction

2012-01-09T07:03:00.000-08:00

Carl, Have you any experience with log home construction cost? And if so, how it may relate to conventional construction cost and time.

Thanks in advance, Randy

Hi Randy,
Yes, I have experience with log homes and log home construction.There is a lot to learn about log homes, their cost, styles, and species of wood, as well as different construction techniques.

One could write a book on all this and I did.

(Click on picture to buy)

You’ll find that log homes are either “full log” construction or “log sided” construction. Log sided homes look like real log homes but cost about the same as conventional homes because they are, they have siding made of log” slabs” instead of other types of siding.

Full log homes can vary in cost tremendously depending on log thickness and length, species of wood, and whether they are built using stacked log wall construction, or “post & beam” construction.

There’s a lot more to consider so I recommend reading up on log homes as much as you can as well as talking to dealers and manufacturers.

Full log Homes are a bit more expensive to buy and build, but you are getting solid wood walls that are probably the best insulated walls available, as wood is the best insulating material known to man (all those tiny air cells).

Read my pages on log homes:
Log Home Kits
Log Homes - Electrical Wiring
Log Homes Cost

Good luck,
Carl Heldmann

How Much Does it Cost to Build a New Home in North Carolina

2011-12-28T05:48:00.000-08:00

Dear Carl,

I also REALLY love the Field of Dreams (Plan ID Number: GL-983) which
designed by Jean Larson.

We already have a nice piece of property...15 Acres of Land (11 acres of
pasture and 4 acres of woods).

Is there anyway you can give me an estimate on how much it would be to build
this House in Pittsboro, NC.

We don't need a basement. So it would just be the above ground house and
detached garage. We don't need to clear out any land and we already have a
driveway.

Thanks so much....Amy

Hi Amy,

I like this house too. It has an excellent use of square footage.
Using space wisely has wisely become important again.

ArchitecturalHousePlans.com

Square Footage:
Total living area: 2,270 Main Level: 1,275
Upper Level: 995
Bedrooms: 3 Bathrooms: 2.5
Detached 2 car garage: 440
Porch 243
Slab foundation

To determine a rough estimate of the cost to build this attractive “farmhouse” in the Pittsboro NC area, I used the FREE Cost to Build Calculator from Craftsman Book.

Since you do not want a basement, I used Quality Class #6 for all the questions on the calculator.

I also indicated that the house will be built outside a metro area.

Based on your budget, you can upgrade different building categories and areas as you see fit.

I arrived at an estimated total cost to build of $144,512, including a General Contractor’s markup.

Here's a breakdown of costs. Click on it (twice) to enlarge.

Good luck and thanks for writing,

Carl Heldmann

Skylight Installation

2011-12-16T10:28:00.000-08:00

Summary: A skylight properly installed will not leak and its energy performance is improved.

There is nothing more frightening to a home builder (or home buyer) than water leaks in a house. And, no water leak that I can think of is much worse than a roof leak.

Courtesy of Wasco Skylights

Skylights and roof windows tend to...continued.

Carl Heldmann

Tubular Skylights

2011-12-15T08:10:00.000-08:00

Tubular skylights use the sun for natural lighting without the drawbacks associated with conventional skylights.

They are generally easier to install than typical skylights and from the home's interior they look like conventional ceiling light fixtures...continued

Carl Heldmann

Automatic Faucets

2011-12-10T09:30:00.000-08:00

Automatic faucets offer hands free usage to save money, save water and keep counters clean.
Automatic faucet controls offer the convenience of hands-free usage.

This can lead to more efficient water usage and eliminate the water wasted between the steps of a task, such as when dishes are being rinsed and stacked in the dishwasher.

Photos courtesy of: Electronicfaucets.com

Water savings, however, still relies on conscious conservation. When a device is activated, the faucet flow rate is unrestrained by the device...continued.

Carl Heldmann

Pittfalls of Buying a Foreclosed Home

2011-12-10T04:00:00.000-08:00

Summary: By buying a new home you can obtain all the many advantages of a new home and avoid all the pitfalls of buying a foreclosed home.

If the initial price of a foreclosed home looks attractive, dig a little further and you may be surprised at what you find.

You may also find yourself dealing with unknown home repairs and a limited selection of foreclosed homes in desirable areas or in desirable school districts.

If a foreclosed home is really, really that good a deal, and real estate investors haven’t snatched it up...continued.

Carl Heldmann

Cost to Build a House in Florida

2011-12-09T05:00:00.000-08:00

Hi Carl,

I am half-way through your book.

I am catching myself reading each chapter 2-3 times!

It has been a great help as I start to build my dream home.

I was hoping you could help me determine the cost to build in Broward County Florida (zip is 33325).

I have purchased an acre lot and am eager to start building but want to make sure I am budgeting properly.

Thanks for your expertise!

David

Hi David,

You didn’t give me much to go on as to what size and style house you were planning to build, so I chose a house I found on houseplansandmore.com that I liked.

It has a stucco veneer, 3 bedrooms, 2/1/2 baths, and 2,324 square feet of living area and a nice floor plan.

House Plan #592-008D-0087

Estimated Cost to Build from Houseplansandmore.com = $313,740

I also ran a cost to build using the construction estimating software from Craftsman Book using Quality Class #4.

Estimated cost to build using that cost build calculator = $300,504 including the...continued.

Carl Heldmann

Designing Your Own House

2011-12-07T05:00:00.000-08:00

Hi,
I drew up my dream house and I was just wondering how much an architect would
charge for tweaking it and turning it into a blueprint?
Thanks
Linda

Linda,

Although you may have drawn a good plan, this is only the very beginning of a complete house design. Many questions still need to be addressed, and your plan may need lots more than "minor tweaking".

For example:
Does your plan meet building code requirements. Does it meet zoning requirements? Can it be built within your budget? Although the layout may work, are the spaces properly proportioned? Do the spaces flow naturally from one to another? What does the house look like from the outside? Are the proportions attractive? Does the layout fit the slope of your property?

When you look for an architect or designer, it's important to understand that creating a set of custom home plans requires a considerable amount of time and expertise. Design fees vary considerably based on these factors:

1. The size, complexity and level of fit and finish of the project: These are the same factors that affect the construction cost which explains why some fees are quoted as a percentage of the construction cost.

2. The extent of design services you need: Although you may already have a plan in mind, is it a unique and unusual layout? Is your property unusually shaped or steeply sloped? Are you a builder looking for a simple set of plans to meet code, or do you need carefully detailed plans which can be competitively bid? Are you going to manage the bidding and process yourself, or do you need assistance finding a builder and making sure he builds your project in accordance with the plans.

3. The level of experience and accreditation of the designer: Some states require all house plans to be drawn by a licensed architect or an engineer, but most don't. Are you requesting fee proposals from an architect, a professional building designer, a builder, or even just a student who can use a CAD program?

Given these factors, I've seen fees by reputable designers quoted anywhere between 2% and 15% of the construction cost, but I would expect to pay 5% for a decent set of plans.

A good alternative to buying a brand new set of plans is to find a set of "stock" house plans which meet your needs. Stock plans are the least expensive way to purchase professionally prepared plans, but it can be frustrating to find exactly the plans you need. Many but not all stock plan designers will customize their plans although the cost of modifications can drive up the cost of the plans significantly.

That's why I started www.originalhome.com, an interactive home plan website where you can customize the designs on-line. Right now, our site has a great selection of Colonial and Cape designs, but we're working to add new series of plans. Even if we don't have the design you're looking for, our site may give you some useful ideas.

Good luck with your project,
David Moore, AIA

Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
And, you might want to read my pages on How to Read New Home Plans.
Carl Heldmann

Land Surveys Are Critical

2011-12-06T08:44:00.000-08:00

Summary: When buying land always get a land survey. Land Surveys are important and should be paid for by the land seller. A boundary survey measures and locates the property boundaries or building site and building envelope.

"Hi, Carl -- I have a question about getting a survey. Can I just use the survey that had already been done when I purchased the land? Or do I need a new one? Thanks!”

Hi Gena,

Always get a survey when buying land, always.

I have seen foundations that straddled property lines, were built too close to property lines, were in violation of minimum setback requirements, had their well drilled on the neighbor's property, and probably the worst violation had a railroad easement running through the...continued.

Carl Heldmann

How to be a General Contractor

2011-12-04T12:51:00.000-08:00

Summary: To be a general contractor you just need to be able to manage time, people, and money. General contractors need to know very little about actual home building skills or the building trades.

Carl, I have zero building skills! How can I contract the construction of my new home? Are you crazy? Jeff.

Hi Jeff, no I’m not crazy, but that’s what I asked the home designer who suggested I build my first house. The rest as they say is history.

Here's what you need to know.

Every builder started with their first house. Most knew no more about building a house than...continued.

Carl Heldmann

How Much Does it Cost to Build a House in Alabama

2011-12-02T11:40:00.000-08:00

Summary: How much does it cost to build a house in Alabama.

Carl, what will a 2,400 Ranch house with 500 sq ft of non living area cost to build per sq. ft. in Birmingham AL.?

I believe I will have to have the house built on a slab foundation due to high water tables in the area.

Thanks, Barry

Hi Barry,

Here’s a 2400 sq ft country home plan from Associated Designs with almost 400 sq ft of non living (bonus room) in the attic area over the garage.

The Clearheart 10-410

Total cost including the General Contractor’s markup of $35,392 = $294,496 = $132 per sq ft.

For an owner builder, subtract the General Contractor’s markup and it drops to $115 per sq ft.

Keep in mind that this is only a...continued.

And read Cost Estimating for more information.

Good luck, Carl Heldmann

New Home Plans

2011-11-26T05:57:00.000-08:00

The design and size of a new home are critical elements in how much it will cost to build a new home.

One of your first chances to save money when thinking about building a new home is when you are looking at house plans trying to decide on the design for your dream home. Here are a few thoughts on how to save money in home design taken from my "Reading House Plans".

▪ Do you need that many square feet?
▪ One story or two?
▪ What is the shape of the perimeter or foundation of the house?
▪ What style is the roof?
Find the answers and ways to save money @ new home plans.

Carl Heldmann

Average Cost to Build a House

2011-11-23T14:08:00.000-08:00

Summary: Rules of thumb for the cost per sq. ft. of a house are dangerous for professional General Contractors as well as Owner Builders.

Carl,

Is it true that the general rule of thumb is that the average cost to build a house is about $100 - $110 per square foot?

And this is in addition to the cost of the land?

Laurie

Hi Laurie,

Price per sq ft. can swing wildly depending on many factors. Here are a few of those factors:

Size, Design, Quality, Foundations, Cost of Utilities, Ability to shop well, and more.

Determining the cost of building a particular house is the number one job of any General Contractor.

Construction estimating software has made initial rough estimating much easier, but accurate estimating requires much more time and energy.

Review the many different costs to build the different houses on "Cost to Build a House by State" and you'll see more clearly that the "rule of thumb" is that there is no real "rule of thumb".

Read the rest at Average Cost to Build - New Home Construction Costs.

Good luck,
Carl Heldmann

Cost to Build a Home Addition with Basement Garage

2011-11-20T18:42:00.000-08:00

Summary: Building a home addition with a garage underneath is a great way to save money on a basement garage.

Carl,

I have thought about building my own home addition here in NH.

I'm confident that I could build it all myself minus the concrete foundation.

I would like a rough guesstimate on the cost to build a 26' X 20' home addition with a garage underneath.

Thanks for any help,

George

Hi George,

Courtesy of CADSmith

If you don't have a sloping lot, I would not put the garage...continued.
Carl Heldmann

Construction Bids Too High

2011-11-18T06:01:00.000-08:00

Summary: Construction Bids or contractor bids for a new house or remodeling can vary tremendously. Bids for construction can vary by hundreds or thousands of dollars for the same house.

The cost to build or remodel is determined not only by size, but by design and quality as well.

Getting bids from contractors and subcontractors for construction of new homes or remodeling is one of the most frustrating parts of any construction project.

On new construction a range of $100 to $400 per sq. ft. for the same size house is possible!
For example, on the hypothetical cost breakdown shown below, one might use $4,031 for installed flooring , $2,984 for installed appliances, $2,293 for windows (installation labor is normally included in Rough Carpentry)....continued.

Construction Cost Estimate for a Santa Rosa CA home

Carl Heldmann

Crawl Space Insulation

2011-11-17T15:18:00.000-08:00

How to insulate a crawl space is a complex problem with complex answers.

You and/or your builder should read the article below from the U.S. Department of Energy - Energy Efficiency and Renewable Energy.

Crawl Space Insulation

Traditionally, crawl spaces have been vented to prevent problems with moisture...continued.

Source: U.S. Department of Energy - Energy Efficiency and Renewable Energy

Be sure to read my article about Crawl Space Insulation.
Carl Heldmann

How Much Does It Cost To Build A Modular Home

2011-11-10T15:06:00.000-08:00

Summary: Modular homes generally cost less to build than a stick built new home.

Carl, In your section on Modular Homes you answered a question asked by "Jodi". In your answer at the very end you said, "Try to use similar quality components. You can run as many variations as you want. I think you’ll find the modular less expensive. "

I am asking the same thing but with one crucial point in mind.

Is your answer based on a modular compared to a stick built by a General Contractor other than yourself? Or are you referring to building a home and being your OWN contractor compared to a modular?

Michelle

Hi Michelle,
Good question! In my answer to Jodi, I was referring to a site built or stick built house by a General Contractor.

It takes a bit of work to compare "apples to apples"...read the rest.

The "Gettysburg" 2200 sq. ft.

And sure and read Modular Homes vs. Stick Built.
Thanks for your question and taking the time to write.
Carl Heldmann

Do You Need Title Insurance

2011-11-07T11:58:00.000-08:00

Courtesy of TitleSourceUSA.com

Summary: Title Insurance is an insurance policy that can protect you from financial loss due to liens or claims on your property, or property you are buying, as well as errors and defects in the title to your property.

Abraham Lincoln lost his home (twice) because he did not have Title Insurance! you could too.

What is Title Insurance and why do you need it when you build or buy a house?

While most of us are familiar with insurance such as auto insurance and the like, most Americans are not familiar with Title Insurance. They have never even heard of Title Insurance.

It is a strange concept, and one not easily grasped at first, and there are very few people, even in the housing and mortgage industry that can explain Title Insurance and all its nuances.

I strongly suggest YOU learn the basics of Title Insurance and how it may... more.

Carl Heldmann

Is House Too Small?

2011-11-07T10:57:00.000-08:00

Hi Carl,

We have stakes in the ground outlining where the foundation for our new home is to be dug.

Why does this outline of the foundation's perimeter look so small?
Is that how it is supposed to look?

It doesn't look like the rooms on my plans will fit in this small space. I’m concerned!
C.M.

Hi C.M.,

You may be experiencing what most everyone experiences with house size, even those who build houses for a living. It is called, “spatial relations”.

That is, nothing looks spatially the same in a different medium or form. It can scare the daylights out of you when so much money and planning is at stake...continued.

Carl Heldmann

House With Moisture Problem

2011-10-31T06:14:00.000-07:00

Summary: Water must be kept away from a house as the first and most important step in preventing water and moisture problems in your home.

Carl,

We have a bi-level (split level) house. It is 4 feet in the ground and 4 feet above.

It has rock on the outside wall on the 4 foot area above grade. The last couple of years I have had mildew in one corner of a bedroom at a 4 foot wall height.

I tore back Sheetrock® in that corner and mildew is everywhere.

The sheeting on the outside of the 2x6 walls between the rock veneer and 2x6 walls, is gone, rotted away.

The other corner bedroom is fine and middle bedroom is fine too. The rock is on 3 sides around the bi level part of house.

The wall construction consists of (from inside to out): Sheetrock®, plastic, installation between 2x6 walls, sheeting, Tyvek® paper, rock with mortar joints.

What happen? I really would appreciate any ideas on how to fix this.
Thank you for any input you might have...Rita E.

Hi Rita,

To answer your question, “what happened”, water is what happened.

Water has infiltrated the wall behind the rock veneer and done its dirty work, rot, mildew, and mold.

Water is the bane of all builders.

First of all, determine where and how the water is getting in the wall.

Most likely would be that the grade (dirt) adjacent to the wall has settled and is shedding ground water runoff towards the wall. This is usually the number 1 cause of water infiltration.

As I state in my books, water is the most powerful force in nature. It has shaped this planet. It will go where it wants to, but will take the path of least resistance, in this case, your wall.

So, fill in the low areas and grade the entire area so that water drains away from the house.

Absolutely NO part of the upper 4 feet of wall should be below grade.

Check your gutters to make sure that the downspouts are diverting water far enough away from your house too.

Get rid of the water problem before you repair the damage.

Unfortunately, you will have to remove some of your rock veneer to replace the sheeting.

Then replace the rotted sheeting and any rotted lumber. Then replace the mildewed drywall and insulation as they can’t be cleaned adequately, they are too porous.

Check with your homeowner’s insurance agent and see if your house is covered for this. It’s doubtful, but it’s worth a try.

The lower level of a split level home is exactly like a walkout basement. Read my Moisture in Basements for more information on how to control this universal water problem.

Good luck,
Carl Heldmann

Masonry Framing or Wood Framing

2011-10-28T09:49:00.000-07:00

Carl,

What is the difference between masonry framing and wood framing to construct a house?

On building_cost.net, it lists masonry frame not wood frame (using
2 by 4, etc). If there is any difference, which is better?
Thanks, Matt

Hi Matt, good question!

You are referring of course, to the "Quality Classes" found on the cost to build calculator.

The pictures below show the difference between wood frame construction using a wood stud wall vs. masonry construction using a masonry block wall. Both walls utilize a stucco exterior finish.

Which is better is hard to say as everyone has different opinions about various building products.

There are many pros and cons of both wood-framed and solid-masonry wall construction for a house.

Masonry walls are common in parts of the hot and humid environment, especially southern Florida. Masonry walls may be finished with stucco, wood, or other claddings

A big drawback of masonry construction is the lack of flexibility in design. Locating windows and doors in the structure as well as placing electrical outlets, is more difficult than with stud walls. And, masonry walls cost more.

However, your choice of building materials should be influenced by aesthetics and the local environment as well as cost.

Images courtesy of The International Masonry Institute

Good luck,
Carl Heldmann

House Foundation Problems

2011-10-28T09:13:00.000-07:00

Hello,
My question for Carl is, after you have lived in a newly built house, does it
take a few years to settle? Let me rephrase, if a foundation is placed
correctly in the soil, does it settle (shift) once people are living in it.

I posed this question to a builder that built 3000 sq. feet beautiful homes,
and he looked at me like I had two heads. Does the house settle?
Thanks,
Nancy.

Hi Nancy,

All houses settle sooner or later. Usually sooner unless they are built on “bedrock”, then it may be later unless there is seismic activity, then it will be sooner.

The Tower of Pisa began settling immediately, as it was being built!

How much they settle is the real question.

Most houses don’t settle enough to cause problems more serious than drywall cracks, slabs cracking or doors sticking due to the door jambs getting “out of square”.

If you are buying, or have bought one of this builder’s homes, I wouldn’t worry too much about settling as it’s obvious he isn’t.

The area where he is building these homes must be quite stable or his reaction would have been different.

If you are still concerned you can always have a licensed, registered and insured Structural Engineer give you a report.

I hope my answer settles your mind on the matter.
Carl Heldmann

Building Steel Homes

2011-10-27T14:36:00.000-07:00

Summary: Steel framed houses are stronger than wood framed houses, provide home design flexibility, resistance to wind, earthquake, and wood rot and are a good cost effective and green alternative to wood framing.

Carl, Thanks for all your info on home building.

I've got my house plans done and I’m ready to start getting bids.

My question is that I'm building a single story 2,400 square foot ranch house and I'm really leaning towards an all metal home.

Have you ever built one and is their real cost advantage to metal over wood?

I would like to use light gauge and not red iron.

Can a vaulted ceiling still be used in the living room with metal trusses?

It will be 2400 sq feet.
Thanks, Joey H.

Hi Joey,

Yes, you can use metal or steel trusses to build a vaulted living room. Steel or metal framing is stronger than wood framing.

I have never built a steel home, but I have financed several and I was always impressed with the quality and structural integrity of these homes.

In fact, the first time I saw a steel framed house I was so impressed I thought... read the rest.

Carl Heldmann

Build an Energy Efficient Home

2011-10-26T15:56:00.000-07:00

Summary: Build a new home or remodel an older home making it energy efficient to not only save money on energy but to increase its resale value.

When I started building homes in the 70’s I decided I wanted to not only build homes well, I wanted to build them better.

When I used to hear someone say, “they don’t build them like thy used to”, I would laugh and say...read the rest

Carl Heldmann

Flat Roofs

2011-10-25T15:35:00.000-07:00

Summary: Flat roofs are less expensive than pitched roofs and will not block windows above. A flat roof has a slight inclination but water runs off freely.

Carl, Is building a flat roof style home practical in an area that has a lot of snow and rain in the winter time?

And, is the cost of the flat roof more or less than a pitched roof?
Thanks,
Tony

Hi Tony,

Flat roofs are practical in almost any climate if they are properly and professionally installed and maintained.

I personally like flat roofs. I have had flat roofs on parts of houses in Western MI. Weather doesn’t get much worse than there.

Photo courtesy of roofing.c

In heavy snow areas, maintenance may include roof snow removal if necessary. The weight of the snow on a flat roof is greater...continued.

Carl Heldmann

Is This Home Package Good Deal

2011-10-11T10:52:00.000-07:00

Carl, A local lumber store offers a home package for $72,499 for approximately a 2295 square foot home.
Does that sound like a good deal?
Here is the package.
Thanks!
Derek

The Torrence Home Package from Sutherland Lumber Company

3 car garage, Master Bedroom w/Master Bath & Walk-In Closet, Spacious Great Room, Breakfast Nook, Safe Room, Covered Deck and so much more...
Structural and Technical Features
• 3 Car Garage
• 2x4 wall framing
• LVL ceiling beams
• Treated bottom plate
• OSB Roof sheathing and wall boxing
• Quality framing lumber
• 2x6 rafters and ceiling joists
• R-13 fiberglass wall insulation
• Cellulose attic insulation
• 20'-6" treated deck material
Electrical
• 200 amp electrical breaker panel and breakers
• Electrical wire, switches and outlets
• Light fixtures
• Ceiling fans
• Smoke detectors in all hall and bedrooms
Plumbing & Appliances
• One-piece fiberglass tub/shower units
• Water heater
• Double bowl kitchen sink
• Electric range and dishwasher
• Refrigerator
• Prefinished vanities and cultured marble tops
• Mirrored bathroom cabinets
• Garbage disposer
• 30" Ductless range hood
• Water Saver toilets
• 60" x 60" corner spa
• Plastic pipe and fittings
Exterior
• Vinyl Siding and trim
• Fiberglass roofing shingles
• Insulated glass vinyl windows
• 50" x 50" vinyl glass block window
• Fixed picture window
• Vinyl shutters
• Steel entry door
• Vinyl-clad storm door
• 1-16x7 and 1-9x7 steel overhead garage door
• Garage door opener
Interior finish
• Colonist interior doors and brass hardware
• Drywall, tape and joint compound
• Attic stairway
• Primed molding
• Oak kitchen cabinets
• Laminate counter tops
• 15-year Sutherlands Golden Glow paint
• Ceramic floor tile and carpet floor covering
• Shelving

Derek, it looks like a good deal to me!
You could take the materials list and "shop it around" to be sure.

You might also want to read:
Cost to Build a Kit Home or Package Home

Good luck, Carl Heldmann

How Do Insulation Contractors Determine Their Bid?

2011-10-10T09:03:00.000-07:00

Carl, Can you tell me how do insulation contractors determine their bid?

Do they charge by square footage?

I'm just learning and would appreciate your help with this matter.

Thank You.
Sincerely,
Michelle

Click on picture for calculator

Hi Michelle,
Great question!

The answer may sound confusing, but stay with me.

Yes, insulation contractors determine what their bid to you will be based on the square footage of actual area to be insulated as well as the insulating material to be used, and the R-Value* you desire for the various areas of your home.

BUT NO, you do not ask for...continued.

Carl Heldmann

How to Buy a Log Home

2011-09-27T15:35:00.000-07:00

How to Buy a Log Home | Log Home Manufacturers and Log Home Companies

Hi Carl,

I have to say your book has given me (us) hope that we too could be our own General Contractors.

We are in the first step process of looking at lake lots.

Any special tips or advice for those looking to have a kit Log Cabin built?

Thanks for all of your advice and guidance.

Katy

Hi Katy,

Selecting a log home kit (log cabin) is much like buying a new car.

You’ll want to shop for what fills your needs comparing costs, quality, size, log home warranties, and the log home company's references.

Courtesy of HDA© Copyright by designer/architect

House Plan #592-073D-0037

A Grand Beamed Entry With Arched Window

1665 Sq. Ft., Width 45'-8", Depth 41'-8"

3 Bedrooms, 2 Full Baths

Be sure to also check on the ability of any log home manufacturer to...read the rest.

Carl Heldmann

How Much Can I Borrow For a Home Loan

2011-09-26T10:28:00.000-07:00

Buying or building a home, mortgage lenders don't just look at your income and the down payment you have to determine how much money you can borrow.

They also look at all of your monthly debt and your overall credit rating.

Here is a great housing affordability calculator that will help you determine how much house you can afford to buy...Read the rest HERE.

Carl Heldmann

Mortarless Brick Veneer-Home Siding Options

2011-09-21T11:38:00.000-07:00

Summary: Your home siding options should include brick veneer siding. The extra cost of exterior brick for home is offset by the fact it is maintenance free siding with a high resale value.

Brick veneer is added to a new home as a decorative protective barrier, a veneer, just like other types of home siding.

All photos courtesy of Novabrick

The greatest advantage of brick is curb appeal.

Prospective buyers and sellers feel that a new brick homes have a better resale value than any other type of home…and they are right.

Read the rest about brick veneer.
Carl Heldmann

Housewraps-House Wrap Installation Videos

2011-09-18T15:03:00.000-07:00

Summary: Housewrap is as important to a home as insulation. Housewraps helps prevent water, moisture and air infiltration saving you energy and problems such as rot, mold, and mildew. Watch the housewraps installation video

Moisture in the stud walls creates all kinds of problems and...continued.

And, watch these 2 videos from the MI BCC.

Carl Heldmann

Cost to Build in New York State

2011-09-13T12:46:00.000-07:00

Estimated Cost to build this 2,401 sq ft attractive home in Syracuse N Y as per the Houseplansandmore.com instant cost estimator is $312,130 (including a General Contractor markup), which equals $130 per sq ft.

HOME PLAN #592-001D-0014 from Houseplansandmore.com

NOTE: You can finish the basement attractively by using ScapeWEL, window wells.ScapeWEL Window Wells From Bilco

ScapeWEL Window Wells From Bilco

For more on the cost to build this house, read more here....
Carl Heldmann

Energy Efficient Fireplaces - Direct Vent Gas Fireplaces

2011-09-13T09:19:00.000-07:00

Summary: Direct vent gas fireplaces are energy efficient, do not waste heat, and do not require a chimney.

The only fireplace that I am aware of that is energy efficient is a direct vent fireplace because it draws no inside air at all..continued.

See-thru fireplace. Photo courtesy of Heatilator

For more information on direct vent energy efficient fireplaces and a video on how they should be installed, here is Michigan CodeWatch.

Carl Heldmann

Geothermal Heat Pumps-Closed Loop

2011-09-08T16:00:00.000-07:00

Summary: Geothermal closed loop heat pumps are very efficient and provide comfortable heating and cooling.

Hi Carl, We are building a home on our property and it will have a pond.

I was wondering if we could utilize the pond for a closed loop geothermal heat pump system? Mary

Hi Mary,

If you build your pond deep enough you can use the pond water for your...continued.

Image courtesy of Energy Savers, U.S. Department of Energy | USA.gov.

Also read my article on Geothermal Heat Pumps as well as the one on Heat Pumps.
Carl Heldmann

Buying Land to Build a New Home

2011-09-03T07:53:00.000-07:00

Summary: When buying land to build a new home first choose the area where you want to live because location determines land value and cost.

Carl, How do you find land to build on and make sure that it has water, sewer, gas, Internet access, or cable, or even satellite?

Also, how do you know what kind of structure you can build on land before purchasing or what the restrictions are?

Actually, how do you find land in general for that matter, or a real estate agent?

Thank you, J. W. T.

Hi J.
If you have lived in a city or town for a while, you probably know where you want to build.

If you haven't been looking around, or if you are new to an area, I suggest...another possible source for your new home building site would be a new home builder or new home development.

New home builders and new housing developers often find themselves with too many building lots and are willing to sell them...Read more

Carl Heldmann

Precast Concrete Panels

2011-09-01T09:37:00.000-07:00

Summary: Precast concrete foundation and wall panels are precast and cured in a controlled factory environment so weather delays can be avoided. A panelized foundation can be installed in any climate in much less time than a formed or poured concrete wall.

Carl,
I read your book and it was extremely helpful....I hope.

I guess the proof will be in the final finished house which I am just beginning.

I am getting conflicting options and I value yours so I thought I'd ask.

I am building a basement home into a hillside.

It will have12 feet high walls and I am trying to decide between poured concrete walls or Superior Walls (Precast Concrete Panels).

Superior Walls have no footings.The panels are placed on packed clean gravel.

Please advise!

Pete

Photo courtesy of Superior Walls

Pete,

Precast Concrete Panels need to be designed and detailed for the specific job, for connections, bracing, reinforcement, and openings before fabrication.

Installers need to be trained and some manufacturers only allow certified installers to deliver and erect their systems.

Since you are "new" to home building, you should investigate all building products thoroughly. It's fun!

Start with my Precast Concrete Walls.

Good luck with your project,
Carl Heldmann

Crawl Space Ventilation is Important

2011-08-25T08:26:00.000-07:00

Summary: Crawl space vents provide crawl space ventilation that will help prevent mildew and rot. Crawl spaces can collect water vapor and condensation.

Carl, We have a problem with crawlspace condensation. It has been extremely hot and humid this summer.

We are gathering information on conditioning our crawlspace and wondered if you had an opinion on homeowners doing this themselves.

Sincerely,
Ann and Jason

Hi Ann and Jason,

Crawl space condensation is a common problem. This creates not only a health hazard but a structural problem too. It is also a magnet for ...continued.

Click here for product link

Carl Heldmann

How Much Does a New Roof Cost?

2011-08-25T08:18:00.000-07:00

One of the most expensive and important components of a house is the roof.

The cost of roofing is based on the cost of the roofing material and the cost of the labor to install.

Roofing contractors charge according to the shingle weight and the roof pitch because, the steeper the pitch and the heavier the shingle, the harder their job is.

I think roof design is the most important component of home design.

I also think that the heavier, more expensive shingles, and steeper pitches, look great, and add value to a home by adding curb appeal.

Understanding how roof pitch and shingle weight affect the cost of roofing is important.

Read Roofing Cost-Roofing Cost Estimator and play around with the roofing cost calculator to see how different shingle weight, roof pitch and even different roofing materials really do affect roofing cost.

Carl Heldmann

Curved Walls & Arches -The Easy Way

2011-08-24T11:19:00.000-07:00

Arched Openings, arched doorways, and curved walls can add wow factors to interior design, but they cost more money, as building them requires a high degree of carpentry craftsmanship.

Not all carpenters are skilled enough to do this job right

Flexible framing products allow curved walls, arched ceilings, soffits, and other features to be built without a high degree of craftsmanship

One product, Flex-C Trac can be used to frame curved walls, barrel ceilings, wavy ceilings, s-curves, columns, arch ways, curved soffits, light coves and acoustical clouds.

One way to make your house more memorable to visitors, or stand out to perspective buyers plus add value and marketability to your home, is to add home design features...that are unique.

Curved walls and arched doorways and openings are one such way...the easy way ....Read more
Enjoy,
Carl Heldmann

Stop Wasting Water-Hot Water Recirculation Systems

2011-08-23T16:23:00.000-07:00

One of the most frustrating things in any house is waiting for hot water.

This waiting for hot water is not only a disgusting waste of fresh water, but a needless waste of your money.

The wasted water goes right down the drain, and into the sewer system, but not before it has spun your water/sewer meter a few hundred cubic feet wasting your money.

In many parts of the country, the water and sewer bill is more than the gas or electric bill...or even the cable bill...Yikes!

And, in many parts of the country (and most of the world) there is an acute shortage of fresh water.

None of this is good..but there is at least a partial solution to this problem...Read the rest!

Hot Water Recirculation System

Tankless Water Heaters

2011-08-23T05:00:00.000-07:00

Dear Readers, water heaters are the second largest energy user in your house.

Because we demand hot water “on demand”, water heaters must first heat our water, and then sit there for 90% of the day (or more) keeping the water hot in a tank until someone in the house needs hot water. What a waste!

Solution? Tankless Water Heaters...Read about them here!

Heat Pumps

2011-08-22T10:39:00.000-07:00

Heat Pumps

Summary: A heat pump can provide energy efficient heating and cooling for your home in almost every state in the nation.

I started using heat pumps, or more specifically, air to air heat pumps over thee decades ago. I found them to be energy efficient, easier to install than separate heating and air conditioning systems, and extremely energy efficient.

Over the years, air to air heat pumps have gotten even more energy efficient, quieter, and most importantly, able to heat homes without calling for their gas or electric backup system when the outside temperature drops well below freezing.

Compressor technology has made great strides.

I would not build a new home or replace an old heating system with anything but a heat pump, unless I lived in an extremely frigid climate.

The only real complaint I ever received from a client was ...Read the whole article...HERE

Stay warm...stay cool!
Carl Heldmann

Cost of Home Addition Plans

2011-08-02T05:24:00.000-07:00

Hi David,

I'm planning on doing a home addition and I'll be searching for a local architect
to help with the design and draw plans for me.

I have the original set of architectural plans for my home and I think this will save some time (and money) to get a new set of plans created.

I'm thinking of an approx.1500 sq ft. addition to my ranch style home.

It is important to me that the addition doesn't look like something that is tacked on and I would like to add a little character.

I'm open to the architect’s suggestions and creativity.

If I come prepared to answer the following such as setbacks, home owners
association building restrictions and city restrictions, this would probably
save some costs to the plans in that we don't go through iteration after
iteration to the design plan and save him/her from having to investigate that
information.

The architects’ time is probably what I'll be paying for so is there a general cost per sq.ft. for home addition plans?

I've been told plans cost on average $1/sq. foot so a 1500 sq. foot addition will run about $1500.

Comments would be appreciated.
Thanks,
Tom

Tom,

You seem to have a good grasp of what's required to get your project underway and as an architect, I'm especially glad to hear that you're open to”suggestions and creativity".

Remodeling projects can require a surprising amount of creativity to solve the puzzle of combining your budget and space requirements with your home's existing layout and style in an attractive and cost effective manner.

I'd definitely expect to pay more than $1/square foot for a decent architect. It's possible to charge by the square foot for new construction where there are few existing constraints, but I charge by the hour for remodels since there are so many unknowns and potential variables.

Even with a set of plans for the existing house, I'd expect the design cost to be at least twice what you're planning on.

Good luck with your project.

David Moore, AIA

"Dear Readers, Do you have a question for David?
Click here to "Ask the Architect".

For the cost of building a home addition, read Cost of Home Additions.

Carl Heldmann"

FHA Mortgage Loans

2011-07-26T10:18:00.000-07:00

One mortgage loan product you would be wise to look at is FHA Mortgage Loans. This type of home loan only requires a down payment of 3.5%.

Hefty down payments stop most potential buyers from buying a used home or a new home.

With an FHA mortgage loan, you would only need $12,197 as a down payment.

Courtesy of HDA© Copyright by designer/architect

House Plan #592-073D-0037

A Grand Beamed Entry With Arched Window

1665 Sq. Ft., Width 45'-8", Depth 41'-8"

3 Bedrooms, 2 Full Baths

An FHA loan is the easiest type of real estate mortgage loan to qualify for.

Since FHA loans adhere only to FHA credit qualifications, they offer many options conventional loans could but don't...read the rest at Low Down Payment Mortgage.

Carl Heldmann

How to Control Construction Cost

2011-07-15T14:03:00.000-07:00

Hi Carl, I’ve enjoyed your book and your website. I’ve owned a nice lot for over two years now and have been planning on being a builder/owner.

Using the cost to build estimator from building-cost.net, the results just seem way too high.

When I enter in a 2500 sq ft house as plain as can be; 4 corners, no garage, no fireplace, no attic, no porches, and standard quality everything – basically a plain box of a house, the estimated cost WITHOUT land and contractor markup is $300,000!

Mark, Using your input information I come up with a cost of building new house in zip code 76227 of $168,582…not $300,000.

This is only a rough estimated cost to build a 2500 square foot, one level new home, in Fort Worth, TX, including a general contractor’s markup of $19,385 and including central heat and central A/C.

I (always) use...continued.

Carl Heldmann

Be Your Own House Contractor

2011-07-11T15:00:00.000-07:00

Dear Readers,

Every once in awhile someone takes the time to say something nice and make your job worth all the work.

Carl, I just came to find out about your book on building a new home and I have to tell you that this is the BEST book I have ever seen.

I have not stopped reading it. I am glued to it.

I have a passion for designing and building homes. I would like to share that with you if you are OK with it. I also have couple of questions that I will ask on my next email.

Thank you so much for the book. It's simple but at the same time covers everything one needs to know about construction. Just the way I would do it.

Thank you so much and God bless you and your family.

Reggie A., Texas.

Building a House Step by Step

2011-06-28T06:00:00.000-07:00

"I would love to find a step by step checklist of construction process. In other words,

1. buy property

2. get septic design approval

3. excavation and foundation

4. frame house

5. etc.

Does a simple progression with checklists and (checks) exist?

I know that builders follow the same process each time they build a house.
Joe"

Hi Joe,
Yes, such a list does exist and it is on www.byoh.com.

Check out "Building a House Step by Step"

(I need to find a better way for readers to find stuff on my web site)

Good luck,
Carl

Designing My Own Home

2011-06-22T14:15:00.000-07:00

What techniques can be used in an architectural design to optimize green energy while retaining an aesthetically pleasing look?
Thanks, Thomas

Thomas,

Here's my list of the 5 most important things you can do to maximize energy efficiency and enhance the aesthetics of your new home:

1.Site your building to maximize or minimize solar gain depending on your climate.
2. Use deep overhangs and deciduous trees to maximize seasonal shading.
3. Install the greatest amount of wall and roof insulation you can afford.
4. Install the most energy efficient doors and windows you can afford.
5. Install the most efficient HVAC equipment you can afford.

Don't forget to provide adequate ventilation for your energy efficient home. If you build it correctly, your home will be extremely air-tight which can lead to mold growth and other indoor air quality problems. Building Sciences Corporation is a good source of information about this.

Good luck with your project.
David Moore, AIA

Kit Homes and Package Homes From Lowe's

2011-06-21T09:07:00.000-07:00

Summary: Kit homes or package homes are an excellent way to both save money and have a more accurate cost to build your new home.

Here’s a 1923 ad for a Sears Kit House.

Courtesy of AntiqueHomeStyle.com

Here’s a Menards Kit Home that costs $53,964 that would probably have a finished value of at least $160, 000 to $170,000 excluding land.

Plan: G20164 Courtesy of Menards

Kit homes or package homes are an excellent way to both save money and be fairly sure of the total cost of the home building materials that will be going into your new home. Read the rest at Cost to Build a Kit Home or Package Home.
Carl Heldmann

Is Basement Area Included in the Square Footage of a Home

2011-06-20T16:21:00.000-07:00

Carl,

A 2 story house with each floor having 1000 square feet has a 1000 square foot basement.
Is the square footage estimate for the house 2000 square feet or 3000 square feet?

Thanks,

Jim B

Hi Jim,

If the basement is finished in the same quality as the area above grade and with 2 means of ingress and egress in all habitable areas (excluding baths) then, in most locales, it can be considered heated living space (area) under roof and the “actual” square footage of the basement is included in the “actual” overall square footage.

For estimating cost, this is always accepted.

But, for selling a house the house (if you ever do) you may have to separate the basement square footage from the rest of the house.

A local Realtor can advise you.

See my post: What is Included in the Square Footage of a Home

Carl Heldmann

How to Get a Construction Loan

2011-06-16T09:30:00.000-07:00

Summary: Construction Loans and especially Owner Builder Construction Loans have become difficult to obtain. You will have to convince a mortgage lender you can get your new home completed on time and at your estimated cost to build.

Hi Carl,

If you don't mind, would you explain how an aspiring self General Contractor convinces potential mortgage lenders to risk funding them?

Hi Dennis,

For those of you and others who have been looking for, or attempting to obtain, construction financing, you have obviously found the going to be tough, BUT...read the rest HERE.

Carl Heldmann

Solar Energy Gets a Boost From Google

2011-06-14T16:11:00.000-07:00

SolarCity will use $280 million Google fund to put solar systems on private homes.
By Jonathan Fahey, AP Energy Writer, On Tuesday June 14, 2011, 5:25 pm

Google is making its largest investment yet in clean energy in an effort to help private homeowners put solar panels on their rooftops.

The $280 million deal with installer SolarCity is the largest of its kind. SolarCity can use the funds to pay for a solar system that it can offer to residents for no money down. In exchange, customers agree to pay a set price for the power produced by the panels.
Google earns a return on its investment by charging SolarCity interest to use its money and reaping the benefits of federal and local renewable energy tax credits.

"It allows us to put our capital to work in a way that is very important to the founders and to Google, and we found a good business model to support," said Joel Conkling of Google's Green Business Operations in an interview before the company announced the investment Tuesday.

Calculate how much you could save with solar energy with no money down.
Read my web page Affordable Solar Energy-Solar Calculator.

Carl Heldmann

How to get a Mortgage

2011-06-08T14:31:00.000-07:00

Summary: Qualifying for a home mortgage loan or a refinance mortgage loan is different for each mortgage lender. It is more than just credit scores that are important and it can be very confusing. A good mortgage broker can help sort through the confusion.

Your credit score is merely an indicator as to whether a mortgage lender will even look at your loan application and if you are eventually approved, what interest rate and term (length) they can offer.

However, mortgage lenders have other parameters and criteria for their loan decisions that you will never know about!

Getting a home mortgage loan, new home loan or home mortgage refinance depends not only on your credit scores, but on...read the rest HERE.

List of Home Building Materials

2011-06-07T06:04:00.000-07:00

Summary: No two people or no two companies will ever calculate the same square footage or the same material list or take offs as they are called, for the same house.

Carl,

First of all thanks for your books and online information.

I read your first book before I built my home in 1998 and it was an invaluable resource.

I am planning on building again in the Cedar Rapids Iowa area and have received a few building materials bids that vary quite a bit in actual materials used.

My question to you is, do you offer a service where you can look over a PDF of the blueprint and give an accurate list of materials needed, or do you know of such a service?

Thanks again for your willingness to share your knowledge.
Dan M.

Hi Dan,

The building materials bids that Dan is referring to is for those building supplies that are purchased from building material suppliers, lumber companies or home centers.

They include but are not limited to; framing lumber, nails, windows, doors, roofing, siding, paneling, and interior and exterior trim.

A complete list of Building Material Supplies and dealing with Suppliers is discussed in Chapter 7 of Be Your Own House Contractor.

The other items on the list do not involve as much confusion in getting bids or prices.

Well Dan, I would take the bid with the most materials which is also probably the highest price bid and removing the name of the company and removing the pricing, type the whole thing over and save it as a PDF.

Then you will have just one materials bid list, hopefully a worse case scenario, of what you need to shop comparatively and competitively for at other home centers and building suppliers.

Now you can compare pricing for the total cost for each supplier’s bid and that is what, to me, is important.

Using this method, I found that building suppliers cut prices on whatever items they can in order to win the overall lowest bottom line total.

Works for me…and saves a lot of frustration and haggling.

By the way, be sure that whoever you buy from has an excellent policy for returns and/or reorders at the bid pricing.

That way, if the bid contained too many items or too much of something, you can return them.

If there was too little of something, you can order more…at the same quoted price.

If this whole process sounds a little too inaccurate, keep in mind that no two people or no two companies will ever calculate the same square footage or the same material list or “take offs” as they are called, for the same house.

Good luck,
Carl Heldmann

Can You Build a New Home for $70,000?

2011-05-29T08:42:00.000-07:00

Summary: You should be able to build a new home for less than $70,000. You can even have a home builder build it for you for less than $70,000, excluding land.

Carl,

I've been a commercial carpenter for over 25 years and my question to you is
this.....Can I have a home built realistically for around $70,000?

I own the land free and clear.

Earl

Hi Earl, Here is a nice 2 bedroom new home for under $70,000, excluding land that is quite livable and affordable. If you do the carpentry it should cost even less.

Using the Cost to Build Calculator, I ran a cost to build estimate on this 800 square foot home that I found on Cool House Plans...continued

Carl Heldmann

What Does it Cost to Build a 2,000 Square Foot House in Los Angeles

2011-05-23T13:40:00.000-07:00

Hi Carl,

I saw your estimate for building a 2000 square foot house for $200,000.
Do you think this estimate would apply to Los Angeles?
I would like to build my own house and need help.
Thank you, Jim

Hi Jim,

Hi Jim,

I guess my answer to you would be yes!

Here's a beautiful 2,144 sq. ft. Mediterranean House Plan that I think would look great in the LA area.

Find out the cost and read the rest at: What Does it Cost to Build a 2,000 Square Foot House in Los Angeles?

House Plan 286-00032 from America's Best House Plans.

Real Estate Appraisal | Construction Appraisal

2011-05-13T14:06:00.000-07:00

A real estate appraisal by a licensed real estate appraiser gives you an independent opinion as to the true market value of a home. Real estate appraisals are a critical to the housing industry for home buyers, home sellers and mortgage lenders.

All mortgage loans including construction loans, home refinance loans, and home equity loans are called appraisal based loans and the mortgage lender will require a real estate appraisal.

Photo courtesy of Benefiel Appraisal Service.

Read the rest at Real Estate Appraisal | Construction Appraisal.

Enjoy,
Carl Heldamnn

Real Estate Appraisal

2011-05-09T11:13:00.000-07:00

Real Estate Appraisals and Property Taxes, by Carl Heldmann

Summary: A real estate appraisal determines the true market value, but property taxes in most locales are based on the tax assessor’s determination of Market Value using much of the same criteria a real estate appraiser uses for a real estate appraisal.

Hi Carl,

I have your 5th edition Be Your Own House Contractor book and it has provided me a great sense of understanding, insight and instilled confidence in my decision to be my own contractor.

I am building a one-story with a large bonus above the garage and I don't want to incur any more property tax (Oregon) than I have to.

I want to leave the bonus space, which is 1012 sq/ft as unfinished space so that I don't get charged property taxes for the additional square footage.

What I am asking is, how finished can I make my bonus room and still not have it count in my final square feet to be taxed upon?

Any insight would be greatly appreciated…and yes, I did search for a related Blog post.

Thank you for all that you provide for a frugal community.

David

Hi David,

Thanks for the compliments.

You are wise to be concerned about property taxes.

Many people don’t think about how much property taxes will add to their monthly payment when they are preparing their initial home building budget.

They would if they use the mortgage payment affordability calculator found on my Getting Started web page.

A real estate appraisal determines the true market value, but property taxes in most locales are based on the tax assessor’s determination of Market Value using much of the same criteria a real estate appraiser uses for a real estate appraisal.

Market Value, or Real Market Value, or a real estate appraisal is not based solely on square footage. It is based on different criteria in different locales and is often quite nebulous.

Here are some of the important criteria used to determine Market Value:
• Square footage of finished living area (habitable space).
• Square footage of basements.
• Square footage of garages, or the number of car spaces.
• School district
• Comparable sales in the same school district and/or zip code
• Condition of the structure (s).
• Other factors

You might want to read “Property Tax Information” for Multnomah County Oregon.

If I were you, I would call the tax assessor in my county and discuss exactly what you are asking me.

I would also call a real estate appraiser and/or a Realtor that is familiar with the school district I am building in and discuss the issue.

What makes a room “finished”?

Finished is usually defined by real estate appraisers as, “finished in the same manner as the rest of the home”.

To me, finishing a bonus room over the garage doesn’t add as much market value me as the roof pitch it took to make the space available in the first place.

Market Value is subjective no matter what anyone says.

No one will be able to give you a definitive answer because there isn’t one.

So, “How finished can unfinished be?”

having said all the above, and keeping in mind that the tax assessor will have access to your blueprints and will review them:

If the space above the garage has any of the following designated on the blueprints or is evident after construction is finished and a physical inspection is made, suspicion on the part of the tax assessor could prompt a higher assessment.

1. A framed doorway.
2. An entry door.
3. A stairway leading to the area.
4. Electrical wiring other than minimum wiring found normal in a storage area.
5. Insulation.
6. Drywall or paneling.
7. The floor ready for a finished floor.
8. Framed knee walls and ceiling.

In other words, in my opinion, not only can it not be finished at all, it can't even be a designated area to be finished at a later date in time.

I could be wrong. Check it out!

Carl Heldmann

Builder Allowances

2011-05-05T16:05:00.000-07:00

Carl,

I am a home builder who always built and sold spec homes.

I now have a semi-custom home I'll be building for a client.

My question is this, I want to provide good allowances, and know what they should be, but if I give, let's say a 20,000 cabinet/counter allowance and the client only spends 15,000 won't I loose profit on the $5,000 as I'm taking all of my costs and adding a mark-up?

Thanks, Jay

Hi Jay,

Simple answer? Yes.

The normal and most accepted way allowances are used is as follows in an example of a $300,000 contract price, including a $10,000 appliance allowance.

Appliances come in at $8,000.
Now the contract price is $298,000.

Or, Appliances come in at $12,000.
Now the contract price is $302,000

Read Contractor Allowances – Building Allowances.

However, you are better off building on a fixed fee contract. When you don't tie your profit to a clients purchases, you will sleep better. So will your client.

Believe me, you don't ever want to be accused of coercing a client to buy more of something or a more expensive something. You don't even want to suggest it. When the house ends up costing more than expected (estimated) because the client spent more than the allowance allowed you will be blamed. Been there, done that. Not fun.

If you still want to work on a fixed price or cost plus (mark-up) contract basis, mentally plan your profit on the client not using all their allowance dollars and you won't be disappointed if your profit is less and pleasantly surprised if it is more.

Good luck for a happy build job,
Carl Heldmann

Cost Estimating - Construction Bids Too Low

2011-05-02T11:18:00.000-07:00

Carl,

I asked several knowledgeable folks how much it costs to build a home here in Central Florida, and the responses were consistently at $65-$70 per square foot, using VERY GOOD quality fixtures, etc, EX the land.

I ran a 2,200 sq ft home through the cost estimator, using all #3 quality materials, and it
comes up over $150 per sq foot.

I wonder what I am doing wrong?
Jonathan

Hi Jonathan,

You aren't doing anything wrong.

Using the "Cost to Build a House by State" calculator I came up with $70 per square foot for #1 Quality and, just as you did, $150 per square foot for #3 Quality,.

What one "knowledgeable" person considers "GOOD" quality my be considered very average or below average or worse to another person.

Read my pages:

New Home Construction Costs

Construction Bids

Quality Classification

Until you actually start getting contractor bids with explicit "Home Building Specifications", you will not be able to compare "apples to apples"

Good luck,

Carl Heldmann

Check Your Credit Score

2011-04-27T05:58:00.000-07:00

Credit scores give lenders a fast, objective and consistent estimate of your credit risk.

Here is the FREE FICO® Score Estimator!

Image courtesy of FICO®

Just answer ten very simple questions and instantly receive your estimated FICO® Score range FREE!...Get Started

If you have bad credit (low credit scores), read Bad Credit.

Read more at Check Your Credit Score.

Credit scores are very important. Know yours!
Carl Heldmann

How Much Does Cost To Build a House In California

2011-04-26T10:30:00.000-07:00

Summary: The cost to build a house in California will fluctuate depending on size, design, and the quality of building materials used.

Carl
How much does cost to build a new house in California?
Thanks, Patrice

Hi Patrice,

On my Getting Started page you will find an excellent construction cost software program, a construction cost calculator, called Building Costs by City and State.

I ran a cost to build analysis on the cost to build a two story 2000 sq. ft. new home in Santa Rosa California...Continued.

Carl Heldmann

Converting a Garage

2011-04-25T06:10:00.000-07:00

Hi David,

I own a 1980, Bruce Brownell passive solar home in the Adirondacks.

It has an attached single car garage with an attic and foyer that are on a concrete slab.

The problem is my house is on a hill and the driveway is too steep in winter.

I was wondering if you think it would be possible to design a "lower two or three car garage" underneath the current slab.

If I could, I could convert the garage/foyer/attic into more house space or a sun room.

Or, do you think I have to take the addition off and start from scratch?

Thanks for any advice.
Billy

Billy,

In my opinion, it is highly unlikely that you could construct new space under an existing garage slab.

Most slabs on grade contain minimal reinforcing and cannot support themselves, not to mention people and furniture, if the underlying soil is removed.

It is also likely that the foundation supporting your garage is not deep enough for an additional story.

Instead of the approach you outlined, I would consider the following:
1. Install temporary supports for your existing garage walls and roof.
2. Remove the existing slab and foundation excavate for the new lower story.
3. Construct the new lower level garage with a wood framed second floor to support your existing walls and roof.

Good luck with your project.
David Moore, AIA

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.

Note: The basic difference in estimating a home addition vs. a complete home will be the increase of some square footage building costs due to the smaller size of the job.

You might want to read Cost of Home Additions as well as Cost to Build a Home Addition with Garage Underneath.

Carl Heldmann

FREE home building eBook

2011-04-19T05:57:00.000-07:00

A FREE home building eBook on how to build your own new home, remodel your own house, or add a home addition as well as how to determine the cost to build a house or home addition.

This book is an instant download eBook with 85 Pages and dozens of Color Photos.

You can even learn how to determine the true cost of building any new home!

When you know the true cost to build a new house you can take advantage of ANY housing market condition!

Enjoy! Learn! It's FREE!

Carl

Sloar Roofing

2011-04-18T14:12:00.000-07:00

Here is Solar Energy and Solar Roofing from a name you can trust, CertainTeed.

Unlike other photovoltaic (PV) systems on the market, EnerGen is specifically designed with building professionals and conventional roofing contractors in mind offering ease of installation and vastly improved aesthetics for homeowners.

Here are some of EnerGen's features:
* Structurally integrated for a sleek and seamless look
* Requires no roof penetrations
* Lightweight, no need for structural reinforcement
* Flexible in size to fit a multitude of roofing configurations
* Produces energy in low and diffused light or partial shade
* For remodeling or new construction

I'm glad to see CertainTeed enter the solar world with such an innovative and helpful approach!

Be sure to read my article on Solar Electric Systems.

Carl Heldmann

Construction Insurance

2011-04-15T05:57:00.000-07:00

Construction Insurance or builders risk insurance protects a new home against loss while it is under construction.

New homes under construction or even homes being renovated are quite vulnerable to loss.

New homes are subject to many different risks while under construction. They may catch fire, be damaged by high winds, vandalism, theft, or other extraordinary events or circumstance beyond your control as a homeowner or owner builder or that of the General Contractor.

Having home building insurance is required by all...read the rest.

Carl Heldmann

Attic Ventilation

2011-04-12T12:22:00.000-07:00

Carl,

I am in the process of getting bids from roofing contractors on reroofing an old house.

The house has a full open walk up attic.

Some roofers recommended ridge and soffit venting.

Ridge and Soffit venting

Other roofing contractors say you not use this type of venting with this open walk up attic because venting allows access of cold air in the winter, and because cold air settles into the lowest point, it will be drawn into the rest of the house.

Can you give guidance on this?

Thank you

Dick E.

Hi Dick,

Proper attic ventilation is a must!

Proper attic ventilation extends the life span of your roof shingles and roof framing by decreasing moisture year-round and heat buildup in the warmer months.

Ridge and soffit venting provides the best way to vent your attic.

As for your worry about cold air, a good quality attic door plus well insulated attic stairway walls, and most importantly, excellent ceiling (attic floor) insulation would in effect, make the attic floor (and stairwell) the "lowest point".

If you mean by "open walk up attic" that there isn't a door, well then get one and insulate the stairwell and check the R value of the insulation in all the ceilings below the attic.

The only way you can have an "open door" to an attic is if it is a fully finished area with heat and A/C. Then you have to make sure the roof rafters are vented.

Take heed! I learned things the hard way.

Carl Heldmann

Tear Down the House or Burn it Down

2011-04-11T09:33:00.000-07:00

We are in the process of destroying our house and rebuilding.

Our son is on the fire department and would like to use out house as a training exercise.

My husband says it would be worse to clean up. He wants to tear down then burn the structure.

Is it better to burn and then clean up or tear down.

Time frame I say burning would be much faster.

Which way would you recommend?

Please advise,

Chris

Hi Chris,

I have no idea.

Check with whichever subcontractor is going to be bulldozing, grading, clearing, etc., and hauling the mess to the dump and see which way they think would be cheaper and have them give you a quote for each method.

Be sure you read my article: House Tear Down - The Extreme Makeover - Video

Good luck

Carl Heldmann

Cost to Build Too High

2011-04-10T16:29:00.000-07:00

Carl,

I am building a new home on my own lot.

Every time I cost it out on your site, it's over $500,000 for a 2191 sq. ft. home in Mooresville, NC.

Surely I can build my home for less than $200 plus/sq. ft. on my own lot. What am I doing wrong?

Hi,

Since I can't look over your shoulder as you use the cost to build calculator, I don't know what you are doing.

However, you are not the 1st with this question, nor will you be the last.

Here are a couple of previous answers, both for North Carolina:

1. An example of how much the cost to build for the same plan can vary can be seen on my post “Cost to Build in North Carolina Too High”

2. North Carolina-Cost to build a house in Charlotte: Hi Carl, I'm building a 3023 sq ft house. What do you…more

Hope this helps,
Carl

Capes Can Be Less Expensive

2011-04-08T10:49:00.000-07:00

I want to build a 3 bedroom house with a home office.

I prefer an eat-in kitchen with a large island vs. a dinning room that I will never use.

My objective is to build a comfortable and efficient (layout & energy) home.

Would a ranch with finished basement be a better option than a Cape?

I would like the main floor to have an open feel and master bedroom & master
bathroom.

Thank you,
Rick

Rick,

That's a great question. Here in New England, we have seen popular preference swing from Capes in the early to mid 1900s to ranches in the late 1900s and finally back to Capes or small box Colonials.

The primary advantage of a ranch is having all of your main spaces on one floor. The traditional Cape, on the other hand, stacked the bedrooms above the main living spaces and tucked them under the roof.

Capes can be less expensive to build because the 2 story layout has a smaller footprint which means less foundation and less roof. It also uses less energy because it has a smaller surface area.

You might consider what we call a "Contemporary Cape" layout which combines the best features of Capes and ranches. In a contemporary Cape, the master bedroom is on the main floor with additional bedrooms on the second floor.

You can find several of these layouts on my home plan website www.originalhome.com.

Even if you can't find the exact layout you're looking for, perhaps it will give you some ideas.

Good luck with your project.
David Moore, AIA

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
PS. Read my "Cost Estimating Explained"

Your Mortgage Interest Deduction is at Risk!

2011-04-07T08:25:00.000-07:00

Your Home Mortgage Interest Deduction is at Risk!

The (your) home mortgage interest deduction is under attack. Americans overwhelmingly oppose any action by Congress to tamper with the home mortgage interest deduction, but it is likely to come under fire and could be eliminated or scaled back as Congress and the Administration are looking at tax increases in light of deficit concerns.

The consequences would be devastating for home owners, the housing market and the nation’s economy!

SaveMyMortgageInterestDeduction.com is dedicated to preserving the home mortgage interest deduction and protecting home ownership.

Please join us in this important effort...[Learn more]

Deck Design Software-Deck Design Tool-Planning a Deck

2011-04-05T13:56:00.000-07:00

Planning a Deck

A deck can increase your living space.

In some parts of the country a deck can increase your living space year round while other in other areas at least seasonally.

In all parts of the country, a deck should increase the saleability of your home

Once you have decided you can no longer live without a deck in your backyard, your first step is to start the planning process.

Whether you plan on hiring a deck builder or building the deck yourself, the planning process will help you determine exactly where you want a deck, what size deck and what deck features you can use.

Here’s a fun deck design tool on planning a deck from How-to Tutorial from Easy 2DIY.com.

Just click HERE or on the image to start planning.

See you outside...have fun!
Carl Heldmann

Estimating the Cost to Build a House in Virginia-March 2011

2011-03-30T14:50:00.000-07:00

Carl,

I saw an old post (June 2010) about cost to build this design (by Jean Larson, then of SALA Architects).

The figure you calculate using the online calculator is significantly lower than what I calculate. Can you please advise?

Also, how many corners are you using?

I am also interested in building this design (in Minnesota, site of the original), but would like a better idea of cost.

Thanks,

Kyle

Hi Kyle, I reran the "Estimating the Cost to Build a House in Virginia-June 2010" and the price did change since 2010.

It went down!

It went from $254,621 (including the General Contractor markup) to $247,637.

I also ran the cost to build this house in Minneapolis and came up with $263,354.

The criteria I used for both is as follows:
4 corners (Small insets not requiring a change in the roof shape can be ignored when determining the shape), # 6 quality throughout except for the foundation where I used #5, detached garage, unfinished basement, Forced air heat and A/C, not in a housing tract, and not outside a metro area.

Here is a J peg of the Richmond cost estimate.

Beautiful and graceful home!
Good luck,
Carl

Cost Estimating – Spreadsheets

2011-03-29T06:19:00.000-07:00

Summary: A formatted cost spreadsheet will make cost estimating an easier job.

Carl.

We are planning to act as our own general contractors.

Do you have any idea of all the jobs that we would need to sub-contract out and get bids for? Karen

Hi Karen,

My formatted cost spreadsheets, either the Excel version or the free byoh.com version will give you fast, overall picture of all the subcontractors you will be dealing with.

The free byoh.com version comes with its’ own spreadsheet software. Unfortunately, it only runs on PCs, but if you don’t already have Excel, it saves you the cost of buying it.

Additionally, the byoh version has little “mouse over, pop up” text boxes for each category that remind you of items that make that category. These pop up boxes are very, very helpful. (See image)

There is also a free “web sample version” that can give you a quick overview of the mouse over function.

The “web sample version” is a working spreadsheet; you just can’t save any changes.

A list of the subcontractors and professional people you probably will be contracting with, listed generally in the order in which you will need them can be found on Subcontractors.

You should also read Cost Estimating - Explained.

Good luck,
Carl

How to Read Blueprints

2011-03-23T14:04:00.000-07:00

Byoh.com has a section called How to Read House Plans that will teach you how to read blueprints.

The section even tells you why they are called "blueprints" even though they are no longer blue.

House plans (blueprints) are challenging for the new home builder to read, but the article on how to read house plans (blueprints) walks you through the entire process.

You'll learn what those dimensions on paper really are, to make changes early, what the various parts of a house plan are, and more.

How to Read House Plans will help you feel comfortable looking at any home plan.

"The first time I looked at a set of house plans I thought I was in over my head"... Read the rest HERE.

Then look for home plans from a few of my favorite home plan web sites at New Home Plans

Enjoy,
Carl

Being Your Own General Contractor

2011-03-20T14:07:00.000-07:00

Carl

If the law is you have to build your own home to be your own unlicensed general contractor how long do you have to occupy the home before you can sell for profit?

I am in Alabama and I can not find much regarding this.

I can not even find anything officially saying I can be my own general contractor without a license.

Thanks

Ben

Hi Ben,

You can sell your home anytime in most states, but unless you live in it as your principal residence for 2 years:

1. The profits will be taxed as regular income. Read the Internal Revenue Code 121.

2. The state could claim you are in the business of building homes for other people and either fine you or require you to become licensed, or both.

Read my article Mortgage Free.

As for your licensing question:

From: The Alabama Licensing Board for General Contractors.

230-X-1-.07 Owner/Builder.

“A person, firm or corporation which undertakes to construct a building or other improvements on his/her own real property is not required to be licensed as a general contractor if the person, firm or corporation's own forces (non-contractual) are used.

An owner/builder may only let and/or award contracts for work in the amount of $50,000.00 ($5,000.00 for swimming pools) or greater to a properly licensed prime contractor.”

Ben, I believe that a properly licensed prime contractor means a licensed subcontractor, but you can check with your local building inspection department.

Hope this helps,
Carl

Rebuilding a Fire Damaged Home

2011-03-15T15:41:00.000-07:00

Dear Carl,

Your web site was just what I was looking for!!!

Our house was destroyed by fire on New Year’s Eve.

We are going to rebuild and are going to be our own general contractor to save money.

My brother in law is a master carpenter and is doing a great job as the Demo Man!!!

Thanks for all of your advice.

1. What about sprinkler systems good or bad? To do or not to do?

2. Do we need builders insurance for ourselves?

More to come I'm sure!!

Karen

Hi Karen,

Sorry about the loss of your house. What a way to start the year!

Sounds like you are all prepared to be the general contractor.

As I say in my books, the most important subcontractor or trades-person in home building or home remodeling is a master carpenter and it looks like you lucked out on that.

And the most important thing you have to do is establish an accurate total cost estimate and be sure you have enough money to cover all costs.

Assuming you had a good replacement insurance policy, be sure that it will cover all rebuilding costs.

As for sprinkler systems, yes, I think they are good.

Photo courtesy of Tyco Fire Suppression and Building Products.

Fire sprinkler systems are only activated by extremely high temperatures, not by smoke. You still need smoke detectors and carbon monoxide detectors to save your life or lives, sprinklers save your house and personal possessions. Read my article on Fire Sprinkler Systems.

The builders insurance you will need is covered in my article Construction Insurance | Builders Risk

Good luck,
Carl

Roof Design and Cost

2011-03-04T06:05:00.000-08:00

I want to build a adobe style house (flat roof) in southern Idaho.

This area has an average of 6-7 inches of snowfall per year. What would be any cost differences between the added structural support for a flat roof to that of a standard pitched roof?

Roy

Roy,

The snow load in your area is determined by your local building code.

If you are only dealing with 6-7 inches of snow, this may be as low as 10 or 15 pounds per square foot which will not have a major impact on your structural design.

However, there are parts of Idaho which receive 6-7 feet of snow in which case a flat roof may be impractical.

So, check the loads with your local building inspector and good luck with your project.

David Moore, AIA
Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
And be sure to read Roofing Cost - Roofing Cost Estimator on byoh.com.
Carl

Buying an Unfinished House

2011-03-02T10:35:00.000-08:00

Carl,

I found an unfinished house in a good area for $25,000 including the land for which I can pay cash.

I was wondering how much it will cost to finish it. The house has walls only no roof, no plumbing and no electrical, nothing.

It is 1700 square feet.

Thanks,

Renat

Hi Renat,

Here are a few words of caution.

A house is left unfinished because a builder (or a homeowner), for whatever reason, walked away from it.

In his wake often, if not always, is left unpaid bills, liens or potential liens, good construction gone or going bad due to the elements, vandals, thieves, etc.

Get a home inspection by a true professional home inspector, an engineer, and an inspection by the local building inspection department.

Then get a ballpark estimate of building costs to complete.

Unprotected from the elements an unfinished home may have hidden problems.

The cost to finish building an unfinished house can be estimated just as if you were building a new home from the ground up.

Go to my "Getting Started" page, and using the "Cost to Build Calculator", plug in the answers to the questions. When you have finished, you will have an estimated (approximate) total cost to build or finish building that new home in your zip code.

Now, subtract (take out) those items on the estimate you don't need and/or want, and those that are completed. Voila! There you go!

Proceed slowly, get expert help with the purchase from a Real Estate/ Construction Attorney, or at least a Realtor, and make sure your offer to purchase has a contingency clause that allows you enough time to get all the information necessary to make an intelligent decision

Read my article on Buying an Unfinished House.

$25,000 may seem like a very good deal and may in fact, turn out to be.

Your mission is to make sure it is a good deal.

Good luck,

Carl

Home Addition

2011-02-28T09:35:00.000-08:00

Hi David,

I have a question on a home addition.

I want to add around 200 square feet to my existing 3 bedroom, 1Bath 1953 single family ranch house.

I want to make an existing bedroom into a master suite and add a bathroom and walk-in closet.

I am planning to knock down two existing walls and max out on the setbacks on the two sides in an L shape, basically adding 5 feet on one side and 8 feet on other side of the existing bedroom.

My main question is, is it just enough to hire an architect/contractor for a project like this?

Or, do I need a structural engineer as well? Totally lost here…BTW this is in the city of San Jose, CA.

I am also worried of the structure of the roof, beam support especially as I am building on both sides of an existing home.

Any particular questions that I should be asking or points I should discuss with the city/architect or contractor?

Your response is much appreciated as we are under tremendous stress in understanding the process of doing this home addition.

Thanks in advance,
Kumar

Kumar,

I spent several years working for architects in San Carlos and San Mateo, just a few exits up the peninsula from you, so I have a good idea what you're headed into.

If there are any structural questions (and it sounds like there are), you're going to need a structural engineer. Unless you already know an architect or an engineer, it can be difficult to hire one for a small project like yours.

I would start by looking for a contractor who specializes in remodel work. Ask your neighbors or friends if they can recommend someone, or drive around the neighborhood and look for construction activity. A good contractor is likely to have an ongoing relationship with an architect or an engineer which will help keep things under control.

Good luck,
David Moore
David Moore, AIA
Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
And be sure to read Cost of Home Additions.
Carl

Breaking Home Building Contracts

2011-02-24T08:41:00.000-08:00

Carl,

We signed a contract to do an addition to our home costing for a fixed price.

It was agreed that the addition would be completed in 90 days.

Two years later, with not 50 percent completed, they gave me an invoice with an additional cost of $5600 for work they did not foresee.

Do we have to pay that additional cost?

Allison

Hi Allison,

In my opinion you have a fixed price 90 day home building contract that is in default.

I would have replaced this General Contractor a long time ago.

This is one of the (many) reasons I encourage people to Be Their Own General Contractor for new homes as well as additions and remodeling. It’s often less stressful than hiring a General Contractor.

Every state has different laws and different ways of handling your all too common problem of a home building contract gone bad.

You have to do it the right way.

I suggest you find a good (with references) Real Estate/Construction Attorney and find a good solution to this nightmare.

Call a local Realtor or even a local home builder or local Association of Home Builders to get some names and references for construction attorneys, or at least real estate attorneys. You can also find one through a local title insurance company.

You can find additional advice on the need for a real estate/construction attorney at Real Estate Lawyer-Construction Attorney.

A few hours worth of advice from a Real Estate/Construction Attorney for peace of mind is, in my mind, well worth it.

Good luck,
Carl

Building to Code-Michigan Uniform Energy Code

2011-02-23T06:03:00.000-08:00

What would you expect the additional cost (percentage) to be in meeting the
state of MI energy code requirements for a 2700 sq.ft open style ranch?

I am told the exterior walls are going to need to be 2x6 instead of 2x4 to be able on meeting the insulation specs. This sounds expensive especially when you have to than figure in window and door extensions. Any thoughts around this?
Thanks, Tom

Tom,

I'm surprised you haven't been using 2x6 studs in Michigan all along. Most houses in the Northeast have been framed with 2x6s for the last 20 years. On my home plan website, www.originalhome.com, we offer a choice of 2x4 of or 2x6 studs, and I can't recall an order in the last 5 years for 2x4 studs.

However, 2x6s are more expensive; they take up floor area, and they're a waste of wood. I remember reading once that 2x4 studs at 4 feet on center would be adequate for vertical load support. Of course, that was before the winter of 2011!

I haven't seen the Michigan code, but you might want to investigate sprayed foam insulation. You may be able to meet code with 3-1/2" of sprayed foam although you may find it's cheaper in the end to use 2x6s.

Stay warm,
David Moore, AIA
Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
Carl
PS. Here's additional reading on Building Permits.
And, here's a link to: Revisions to the Michigan Uniform Energy Code (MUEC 2003) effective October 24th, 2008

Concrete Homes

2011-02-21T07:46:00.000-08:00

We recently returned from a trip to Germany and found that most, if not all,
of the houses are concrete.

Is this type of material something that is available in the States?

If so, would the price be comparable to that of ahome that is built using sheet rock for the walls? Lisa

Lisa,

I'm not familiar with German residential construction except I do know that concrete blocks with some form of rigid foam insulation are common.

Here in the US, so-called "concrete houses" are growing in popularity, thanks to aggressive marketing of ICFs which stands for "insulated concrete forms". These are rigid foam blocks with hollow cores which are stacked into walls on site. Steel reinforcing is woven through the cavities which are then filled with concrete. In our area, ICFs can be used for basement construction or extended above grade to form the exterior walls.

While ICFs have been promoted as a "green" and inexpensive alternative to site formed concrete walls, I think a finished ICF basement would be more expensive than a poured concrete basement although it would be better insulated. Above ground, an ICF wall is considerably more expensive than a traditional wood frame wall.

Try this link to learn more: Concrete Homes.

Good luck with your project,
David Moore, AIA

Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
Carl
PS.
Hi Lisa,
There are many concrete homes in the USA. You just don’t know they are concrete.

Courtesy of Quad-Lock Building Systems

There's more than one way to build your home with concrete. Check out Insulated Concrete Forms on byoh.com.
Carl Heldmann

Exterior Walls

2011-02-17T06:24:00.000-08:00

I am debating whether to use 2x4 exterior walls with DOW structural insulated sheathing (R-15 for the 2x4 cavity + R-3 for the DOW SIS), or 2x6 exterior walls with R-21 blown in cellulose.

I know the 2x6 option would have a higher R-value, but would also have more thermal bridging.

The 2x4 option would also not need additional sheathing and house wrap.

What would your recommendation be?

Thanks, Matt

Matt,

As you point out, there are many factors that go into deciding on 2x6 walls or 2x4 walls with a layer of rigid foam. R-value is not a deterrent for either wall system which will meet or exceed any code requirements if you fill the cavities with high performance batts or sprayed insulation. Most of the heat loss through your walls will occur through the windows anyway.

2x6 framing is the simplest and cheapest option: frame the wall, stuff it with fiberglass, and you're done. Here are the downsides:
1. It's not very green. The additional wood is wasted from a structural standpoint.
2. Some thermal bridging will occur since the studs pass through the wall system, but wood doesn't conduct a great amount of heat. This is only a significant problem with steel studs.
3. Additional air sealing is recommended. In addition to a moisture barrier, you should either install a well sealed air barrier (which may be the same as the moisture barrier) or use spray foam insulation which can be expensive. In our area, some builders are spraying a thin layer of foam to seal the stud cavities and then installing a layer of batt insulation which is less expensive and allows for easier wiring and future rewiring.

I have always preferred the 2x4 framing option with an exterior layer of rigid foam. This system naturally blocks thermal bridging and is an efficient use of wood. You may need a separate moisture barrier depending on the foam you use (the Dow SIS claims to be a moisture barrier), but a layer of rigid foam with taped joints is an effective air barrier. There are still some downsides:
1. Depending on whom you talk to, rigid foam is not a particularly "green" product. Unlike glass fiber batts, it's made from petroleum products.
2. The siding will stick out awkwardly from the foundation unless you inset the framing from the face of the foundation, or you extend the rigid foam down the outside of the foundation which can become a conduit for insects.
3. Some extra framing is required around openings to provide nailing for windows and doors.
4. Depending on the foam you use, furring strips must be installed to attach your siding (I couldn't find any information from Dow SIS on this topic). If the strips are installed vertically, they can create a rain screen cavity which will extend the life of the siding and the exterior finish.

To sum it all up, I'd have to say I preferred 2x4 walls with exterior foam before spray foam became widely available. Now, I'd think twice about 2x6 walls with a combination of spray and batt insulation. On my home plan website, www.originalhome.com, you can select either 2x4 or 2x6 wall studs for your plans, and every customer chooses 2x6s.

Good luck with your project,
David Moore, AIA
Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
Carl
PS. You can find additional reading on the subject at New Home-Lumber Quality.

How to Find a Good Architect

2011-02-14T10:41:00.000-08:00

I need an architect who can finalize my ideas and prelim plans.

But most architectural firms are into "custom" designs, meaning they are looking at
very high end designs and details.

What I need is a company that can produce a solid design and leave the fancy stuff out.

Of course, I do not want to spend a huge bundle of money either.

Stock plans do not work for us.

How do I go about finding a decent, solid architect in Houston TX?

Thanks,

A. K.

While architectural fees may seem expensive, creating an entirely new set of custom home plans requires a considerable amount of time and expertise. Architects are highly regulated professionals. Seven to ten years of graduate school and field experience can be required to qualify for the license examinations. Once licensed, architects are held to strict ethical standards and must maintain a high degree of technical competence.

If cost of design is your primary concern, and you already have a design in mind, you may not need an architect. My sources indicate that a licensed architect is not required for a house in Texas. I would consider hiring a 'residential designer' instead. Designers are generally unregulated, but some are extremely qualified. You can find out more about designers from the American Institute of Building Design website, www.aibd.org.

Stock house plans are the least expensive way to purchase professionally prepared plans, but it can be frustrating to find exactly the plans you need. Many but not all stock plan designers will customize their plans although the cost of modifications can drive up the cost of the plans significantly.

Stock house plans are the least expensive way to purchase professionally prepared plans, but it can be frustrating to find exactly the plans you need. Many but not all stock plan designers will customize their plans although the cost of modifications can drive up the cost of the plans significantly.

That's why I started www.originalhome.com, an interactive home plan website where you can customize the designs on-line. Right now, our site has a great selection of Colonial and Cape designs, but we're working to add new series of plans. Even if we don't have the design you're looking for, our site may give you some useful ideas.

Good luck with your project,
David Moore, AIA
Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
Carl
PS. You can find additional reading on the subject at Architect Fees.

Smart Home

2011-02-12T06:07:00.000-08:00

Were do I get information on the up to date installation of computer and TV
wiring for a new home. I would like to have it set for the next 10-15 years
for expected technical advancements.
Larry

Larry,

As a design professional, I have been sent numerous free magazines over the last ten years which claimed to be "the" authority for network and AV wiring in your home.

Unfortunately, none of these magazines had any solid thinking in them; each was a series of self serving articles promoting expensive and inflexible proprietary wiring systems.

4" conduit in a wall (avsforums.com)

Right now, we are still wiring most of our houses the old fashioned way with phone and co-axial TV cable throughout the house.

Wireless networks are the most flexible and cost effective way to connect your computers, so I don't see a purpose in running network cables.

It's hard enough to determine what systems you should be installing today, not to mention 10 to 15 years in the future.

With the potential developments of "cloud" computing and streaming video, we may not need any wiring at all one day.

If you really want to be on the safe side, build a home with a basement and an attic for future wiring and bury a 4" conduit in a wall to connect them.

Hope this helps,
David Moore, AIA
Original Home Plans

Dear Readers,
Do you have a question for David?
Click here to Ask the Architect.
Carl

Accuracy of the Cost to Build Calculator

2011-02-10T08:38:00.000-08:00

Carl,
In your experience, do those estimates on Building-Cost.net match up fairly well with actual bids?

David

Hi David,

That Cost to Build Calculator as well as any cost to build calculator has to be considered to be what it really is, just a construction tool.

And like any tool, it must be used correctly to get good results.

While I have found the results from this calculator to be in the “ballpark”, I cannot emphasize strongly enough that until you get actual bids from General Contractors or subcontractors, and building material suppliers you will not have a fairly accurate cost estimate.

Uses for the Cost to Build Calculator include:

• Preliminary estimates in order to make a decision whether or not to go further ahead with a certain new home, home plan or project.
• Helping you judge if a bid from a Professional General Contractor to build your house (turnkey) is in the “ballpark”.
• Helping a Professional General Contractor come up with “ball park” figures.
• Seeing how design and quality changes monumentally affect total cost
• To help establish budgets for the categories that can be adjusted (in order to control cost) without affecting the overall design of the house.

If you find a home builder, custom home, or a home plan you like but it’s coming out to be too expensive, take a look at adjusting the cost of certain categories that won’t affect the overall design of the house…i.e. floor covering, appliances, window brand name, etc.

It is sort of like "reverse engineering".

Carl

Suggested Additional Reading:
Cost to Build in North Carolina Too High
Construction Bids Too High

Building Costs per Square Foot

2011-02-07T06:24:00.000-08:00

As a home gets larger, I was wondering how to estimate construction cost beyond a standard square foot estimate.

For example, I plugged in numbers for a 3,000 square foot home of average quality in Southern California and I came up with a cost of about $100/square foot, $300,000.

If I double the size of the house to 6,000 square feet, the calculator comes up with $600,000, still $100/square foot.

How can that be? I can't believe there are $300,000 in additional material and labor costs.

For example, it can't cost twice as much to build a 20 foot x 20 foot bedroom versus a 10 foot x 10 foot bedroom. It's just more lumber and drywall.

Any words of wisdom would be appreciated.

David

Hi David,

I love the” It's just more lumber and drywall”. That’s what professional home builder’s hear all the time when a client gets an estimate or bid.

Actually, it’s more lumber, drywall, insulation, floor covering, HVAC capacity, roof shingles, foundation, siding, labor, insurance, etc., etc.

Image courtesy of America's Best House Plans

Example: Using the same “Quality Classes” for design and materials on the Cost to Build Calculator” for both a 3000 sq ft and 6,000 sq ft version of a typical one story ranch on slab home (no land) in San Bernardino CA, I came up with an approximate total cost to build of $199,917.00 for the 3,000 sq ft version and $383,907 for the 6,000 sq ft version.

Homes are measured in square feet of living area (heated space).

More square footage equals more money. That's pretty simple.
How much more? That’s the hard part.

That’s why a cost estimate based on “cost to build per square foot” is at the very best, a very rough estimate.

That’s why the Cost to Build Calculator has 6 different “Quality Classes” for 10 major categories.

But as I always say, until you get actual bids and estimates from contractors and suppliers, or General Contractor’s if you are using one, your best efforts at estimating will remain “approximate” estimates.

For more thoughts on this simple yet complicated thought, read my answer to the frequently asked question “Is the cost per square foot to build the same for any size house?” on my FAQ’s.(Scroll down)

Well David, you can see that your question is a frequently asked question.

Good luck, Carl Heldmann

Who Orders the Building Materials?

2011-02-04T05:32:00.000-08:00

When building a house, do I as the builder order things like lumber, and
windows, or will the subcontractors I hire do that.
Braxton

Hi Braxton,

The Building Material Supplies that you will be buying are listed below by the type of company or supplier and the products they sell.

Some sell several different products, so you can shorten your shopping time when you...Read the rest at Building Material Supplies on byoh.com.

Carl

When Is An Architect Required?

2011-02-02T06:05:00.000-08:00

Dear Mr. Moore,

When is it required to have an architect stamp drawings?

I heard it was a residential project less then 3000SF but not exceeding two stories.

Is this true? If not where can I find the answer to this simple question?
Thank you,

Camia

Camia,

Rules which regulate architectural and engineering services are made by each state.

In Connecticut, where I practice, the Department of Consumer Protection is responsible for these rules, but your state may be different.

I would search on-line for "Architectural Practice Regulations" followed by your state's name.

David Moore
Original Home Plans

PS. From Carl:
Camia, as an added footnote, call the building inspection department where you plan to build and ask them what their blue print (home plan) requirements are.

Ask them point blank if an architect's seal is required on the plans.

Also ask them if an engineer's seal is required.

Sometimes a separate truss plan is required with an engineer's seal, even if the trusses come from a truss company that has its own engineers. (You can't fight city hall)…Read the rest.

Carl