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 Expert
Posts: 2276
  
Location: ohio-in my own little world with pretty ponies :) | I'm sorry for all these house posts lately!! We are thinking of possibly buying land and building.
Any advice on building would be greatly appreciated. If you built what would you do different? Would you do it again? |
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 I'm Here!!
Posts: 4583
Location: Is it Summer Yet? | I'm buying land. Putting a house on it in a year and a half (least that's the goal), I'm going manufactured. Feel free to tell me I'm nuts now, but it's what's in the budget and I can't handle town any longer. |
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Expert
Posts: 2276
Location: ohio-in my own little world with pretty ponies :) | It's so frustrating looking for a house that has what we need/want. That we are seriously considering this route. We are still going to keep looking for a house but we want to explore this option as well |
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 "Hottie"
Posts: 1373
Location: Okemah,OK | It will always cost more than you think it will or they say it will lol. Not trying to discourage, we built in 06 & I love my house. Well, I like it....I'll love it when it's paid for lol. We built a bigger house than we needed but also took resale value into consideration. We would've been fine with 2 bedroom/2 bath but went with 3 bedroom and a full third bath in the laundry room. |
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Expert
Posts: 2276
Location: ohio-in my own little world with pretty ponies :) | whiplashranch - 2014-02-21 11:06 PM
It will always cost more than you think it will or they say it will lol. Not trying to discourage, we built in 06 & I love my house. Well, I like it....I'll love it when it's paid for lol. We built a bigger house than we needed but also took resale value into consideration. We would've been fine with 2 bedroom/2 bath but went with 3 bedroom and a full third bath in the laundry room.
No I want the good and the bad! We definitely don't need/want anything huge and fancy. Just like a 3 bedroom, 2 bath, basement(it rains and I instantly tbink there's gonna be a tornado) and then obviously a barn and pastures |
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Extreme Veteran
Posts: 464
| Do your own contracting, and take bids on everything. I would splurge on a well established brick and block man to do the foundation. I would also hire the most respected framer you can find. Most people frame for a sq ft price. They should all be close in their pricing, but they are not all created equal.
Once you get it framed with a roof on it, you are good to go.
Many people are misled when talking about a squRe foot price to build a house. For instance, your bill for kitchen cabinets and vanities will probably larger than your bill for every piece of dimension lumber in the house. In other words the price per square ft to frame it is not that bad. The price to deck out the inside is where the bucks are hiding.
I either build a spec house, or duplex every summer. I am not an expert, but could probably answer some of your questions. |
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 Veteran
Posts: 173
Location: Wyoming- where its always windy! | I'm curious in everyone's responses as well. We are also looking at land and building our own? For those who did it, how did you pay for everything? Were you able to purchase land with cash and then do a construction loan for the house? We won't be going modular, hubby and FIL both have experience building houses so I guess were going that route |
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 Money Eating Baggage Owner
Posts: 9586
Location: Phoenix | Bigfoot - 2014-02-21 8:36 PM Do your own contracting, and take bids on everything. I would splurge on a well established brick and block man to do the foundation. I would also hire the most respected framer you can find. Most people frame for a sq ft price. They should all be close in their pricing, but they are not all created equal. Once you get it framed with a roof on it, you are good to go. Many people are misled when talking about a squRe foot price to build a house. For instance, your bill for kitchen cabinets and vanities will probably larger than your bill for every piece of dimension lumber in the house. In other words the price per square ft to frame it is not that bad. The price to deck out the inside is where the bucks are hiding. I either build a spec house, or duplex every summer. I am not an expert, but could probably answer some of your questions.
Ditto. My dad builds houses and we were talking about building a small little 1 bedroom cabin for me to live in and he said it wouldn't cost that much. Then I started talking about all the tile and fixtures and he said "forget it". Haha THAT'S when it gets expensive. |
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 The Vaccinator
Posts: 3810
Location: Slipping down the slope of old age. Boo hoo. | We are building now. We are in the finish stage for the interior. We have been very fortunate to have an excellent contractor who has been wonderful to work with AND my husband is retired and knowledgeable. He has been there every day also working on the house. Remember this: you get what you INSPECT, not what you EXPECT. We had a straight "square foot" contract with allowances for lighting, plumbing, electrical, flooring however, we upgraded lighting, switch plates, counter tops, ceiling fans, some of the sinks, faucets and flooring..... and any and all costs of upgrades are, of course, additional. We were prepared for this and I was (am) the shopping queen and snagged great deals. Our contractor helped us with the counter tops getting us hooked up with a good guy (we went with quartz in the kitchen and bathrooms and granite on our sun porch). We were responsible for the cost of all appliances and I was able to take advantage of some great sales to get those purchased under our budget.
As I mentioned, my husband is at the site every day. He has built most of our sun porch, installed our vent hood over the kitchen island and is there to answer questions. I arrive after work each day to "inspect" and answer questions. We have had quite a bit of custom work done, i.e. trim, some rock work on walls on the sun porch, custom cypress wood ceilings, a custom tiled walk-in shower. Even with lots of communication, there are still issues. The cabinets for our sun porch arrived painted the wrong color! Not even close. Our contractor stepped right up and fixed it.
Did I mention decisions? Unless you want "stock" items installed in your home, you will have to make lots of decisions, i.e. picking out light fixtures, switch plates, ceiling fans, door knobs or levers, etc., etc. I or my husband have selected every thing -- and I had been told there are 30,000 decisions to be made when you build a house. I believe that... but it is so worth it to take the time to select every little thing -- it makes it YOUR HOME. And you CAN stay within your contracted budget and still make selections rather than having the builder select. And if you stay under your allowances, you get credit back on your contract price if that's how you negotiated your contract.
I also purchased a couple of books about building /contracting your own home prior to building this one and read them. I recommend doing that. Well worth time and money to do so. They have good lists and tips that will help you with your home building contract if you elect to do it that way and with contracting yourself (time lines) and other tips and ideas. Most of all - have a plan in place before you begin. And have good house plans to work from. That's really key -- good well-drawn house plans to build from. Get the plans done professionally so those building have a great "road map" to build your home right! And - try to stay ahead of the building, i.e. having your colors, and items picked out ahead of need so you do not hold up the building process..... have it all written down or typed up to hand to the builder (item numbers, paint colors, etc.). It will definitely speed up the process and lessen the chance for the wrong paint color or item number, etc. (We have kept a 3-ring binder with all of our information in it.) Good luck -- and YES, I would build another one. p.s. you can never have too many electrical outlets. I have them everywhere.... :) |
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 Accident Prone
Posts: 22277
Location: 100 miles from Nowhere, AR | We did a cost-plus contact. While it worked out barely over the projected budget even with some upgrades, it was a full time job for me to find what I wanted and get it at a good price. Some of the sub-contractors were awesome and some I was not impressed with. Some things, we're just figuring out 3 years later that the builder and subs didn't do what they should have. I wish I had been more knowledgeable about the whole process because I wasn't as assertive as I should have been--it was harder and more overwhelming than I expected. If I ever hear the phrase "I ain't never heard of such a thing" one more time in my life, I will not be held responsible for the ensuing carnage.
A good tile guy is worth his weight in gold. |
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The Vaccinator
Posts: 3810
Location: Slipping down the slope of old age. Boo hoo. | I agree with Three For Luck -- be assertive about what you what believe / think is "right"..... and do your homework before hand. AND a good tile guy IS worth his weight in gold!!!!!!!!!!!!!!
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The Vaccinator
Posts: 3810
Location: Slipping down the slope of old age. Boo hoo. | Oh... and a tape measure is your friend... never be without one. |
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 Chicken Chick
Posts: 3562
Location: Texas | Lana - 2014-02-21 9:26 PM I'm buying land. Putting a house on it in a year and a half (least that's the goal), I'm going manufactured. Feel free to tell me I'm nuts now, but it's what's in the budget and I can't handle town any longer.
This is what we are doing, except not in that particular order.
We bought a manufactured home out of foreclosure on a little over 2 acres. It will be paid off in a few years if we just keep making regular payments (the plan is to pay it off early). When we find land we like and want we will buy it to put a house on. We may rent this house out, we may sell it, and we may pack it up and move it to the new land lol. Kind of depends on how things are going when the time comes. |
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Expert
Posts: 2276
Location: ohio-in my own little world with pretty ponies :) | Oh my! Thank you for all the responses and info! We are considering it bc we want to live in this house forever not have to move after we have kids for more room or we don't have enough land or something. Also with building it's all us and what we want to put in it and not what someone else wanted. But it's a huge task! |
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Elite Veteran
Posts: 614
Location: Usually on my horse | I just purchased 9 acres and am going to build. I looked at manufactured homes extensively. They are built quite well. They have to be built to code just as a stick built does. I would not hesitate to buy one after going through them as many times as I did. Some of them were beautiful with gorgeous wood work and design. The most expensive one was 110,000.00 and something I would have loved to own.
After doing all my homework, and lots of persuasion from my son (he owns his own construction company) I have decided on a stick built. It is a simple modern style with 3 bedrooms and 2 bathrooms, wood burning fireplace, and attached oversized garage. My son is going to oversee the construction of it, but I will be getting all the sub contractors my self and bid it all out. This is supposedly going to save me money ???? I should be able to do it all for 140,000.00. IE...basement, driveway, septic, well, etc (so I am told) My plans should be done next week.
It is exciting and scary all at the same time. I was fortunate enough to be able to pay cash for the land and won't have to borrow much to build the house and barn. I am aiming to have it paid off in 10 years or less.
I really am not sure what I am in for at this point. I am sure it will prove to be interesting.
Good luck with yours. Hope it goes well |
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 Popped
Posts: 20421
Location: LuluLand~along I64 Indiana | we built in 2002 and the three things i would change in a heart beat about my house. There would be a fireplace flew.... weather we ever used it or not. now with the decks and eves it is rediculous to ever think about putting one in but every winter i worry that if we are without heat or how much money i could be saving by burning wood. (but that may not be an option for you where you live)
I would have put in radiant floor heating in the basement. it would have paid for itsself by now and i would never have to worry about heating that area.
i would have forgone the corner jacuzi tub for a regular lenght one. the corner tub is just not a good place to relax.
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Expert
Posts: 4766
Location: Bandera, TX | I'm working on house plans right now. I want a two bedroom home and thinking about adding bonus space over the carport for grandkids to stay. I will have my laundry room connected to my master bath. With an outdoor shower, its a must for we do lots of our own dirty ranch chores.
My husband is our builder and I'm pretty good a getting subcontractors. I actually want to build the home out of block. We are a very long way from any resources. I want to be able to go off rodeoing and not worry about the house. We have some close neighbors about three miles to our North but their not always on their ranch due to running the Texans baseball team. They went with adobe for fireproof reasons.
I want to have the home as the center of a compound type set up. We have two sites in mind and one has no electricity and I like the idea of being off-grid. (We have friends that did this on their West Texas ranch.)
I want to build the home in Zones, it's going to have a hexogon center with two wings. The guest wing could be "turned off" when not in use.
We built a barn apt about three years ago and while I love it my husband is not so happy with living above the horses. I won't have my round pen so near the house on my next plans but I still want it close enough that while I breaking colts my husband can keep a watch out.
You should design the farm plan to have ease of access with your everyday cars to have unintruded access-no gates. And either an automatic gate or cattle guard to the horse area for your horse trailer easy access.
I've never gone to the bank to build a home and we've built several; it takes longer but so worth not having to pay all the interest! |
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Expert
Posts: 4766
Location: Bandera, TX | luluwhit - 2014-02-22 9:38 AM we built in 2002 and the three things i would change in a heart beat about my house. There would be a fireplace flew.... weather we ever used it or not. now with the decks and eves it is rediculous to ever think about putting one in but every winter i worry that if we are without heat or how much money i could be saving by burning wood. (but that may not be an option for you where you live)
I would have put in radiant floor heating in the basement. it would have paid for itsself by now and i would never have to worry about heating that area.
i would have forgone the corner jacuzi tub for a regular lenght one. the corner tub is just not a good place to relax.
I agree with your points! We love soaking but 80 gal. in those big triangle tubs is a lot! |
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 Elite Veteran
Posts: 721
Location: The Great West | Congrats on your house! Make sure there is plenty of space between your stove and sink, this is where we do most of our cooking and it's only about 2' and is way too small. Also have a HUGE pantry, mine is 8'x10' with a small freezer and is packed! |
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 Texas Tenderheart
Posts: 6715
Location: Red Raiderland | I'm not sure if you read my original post on our nightmare we went through on our foundation back in Aug./Sept but we are still NOT in the house yet! I would still build again but I would not use the builders we used. Their attention to detail leaves MUCH to be desired. We started our house at the end of April 2013 and we still haven't been able to move over there. There keeps being one thing after another that they either forgot or did wrong and have to redo. The house is pretty much finished but those things are keeping us from completely moving in. We have all of the furniture moved in but the dirt work around the entire house has still not been done!!!  It was scheduled for over a month ago and still nothing. They were supposed to be here today but guess what? NOPE, noone showed. It has finally dried up but the chance of rain is coming back next week so they may not even get to it then. We have no sod laid down so we can't move over there with the 3 dogs because it would be a total disaster with the floors and the mud, should it rain.
BTW, the painters were the worst contractors by far. They had to repaint the entire interior of the house because when they tried to do touch ups they could not make it match!!!! 
Needless to say, I am soooo done with the building process, but I gotta say overall the house is beautiful. I will be much happier when we are actually over there. 
I'll try to post some pics today after I come back from the house. I gotta meet the shade/blind people over there in a few mins.
Edited by Kaycee 2014-02-22 2:34 PM
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