Building a Custom Home
- Thread starter P4D
- Start date
stay on top of the builder.... be your own superintendant... my folks are building a house in Galveston that is now 2 months behind schedule and way over budget.... a lot of this is the builders fault as they have made many errors..
some examples... selected tile and even diagramed how tile in showers was to be installed.... installer did this backwards...
asked for louvered bi folding doors for utility room and one closet... normal interior doors were ordered...
requested a certain hand rail to be used for the stairs... another was installed...
and it goes on and on... if you are truly doing a custom home and not just a builder spec house with modifications then you'll need to be all over them like stink on ****...
some examples... selected tile and even diagramed how tile in showers was to be installed.... installer did this backwards...
asked for louvered bi folding doors for utility room and one closet... normal interior doors were ordered...
requested a certain hand rail to be used for the stairs... another was installed...
and it goes on and on... if you are truly doing a custom home and not just a builder spec house with modifications then you'll need to be all over them like stink on ****...
I actually was the buyer for our "remodel" (which was the addition of a second story). The contractor cut me a slight price break because I handled all the purchasing, but the main reason I did it was because I wanted to make sure the right products got installed. It was a huge undertaking, but I know a helluva lot more about what's in my house than most folks do, and I think it was totally worth it.
Longhorn_Fan68
1,000+ Posts
P4D,
You might want to consider hiring a design/build architecture firm. You will get a much better product and have a lot more say in how your house is designed.
If you choose a conventional builder, talk to some people who have had houses built by them and see what their experience was.
You might want to consider hiring a design/build architecture firm. You will get a much better product and have a lot more say in how your house is designed.
If you choose a conventional builder, talk to some people who have had houses built by them and see what their experience was.
Don't know if you're in Dallas or not, but this is a small custom builder who specializes in creating modern homes that look older. He's won numerous awards and is very detail oriented. He's not cheap though.
www.vintagecontemporaries.com
www.vintagecontemporaries.com
Longhorn_Fan68
1,000+ Posts
Ring1, that looks a lot like what my dad designs in Dallas. I don't know that I would classify it what he is trying to classify it. But hey, if it gets him customers, then it's all good.
Longhorn_Fan68
1,000+ Posts
Just out of curiosity, how much will it cost you to buy a "master copy"?
Smarty Jones
< 25 Posts
frankey01040392
25+ Posts
i am in the construction business not building but suppling for builders and i would say that if there is anything you can do outside or after closing yourself or get contractors for then do it the cost that a compnay that does things for the builders will be cheaper than what you will pay to have the builder do it then charge you this is especiallt true of garage door openers, gutters, landscaping, and several other products i cant remember right at that moment
You were screwed by the last legislative session. For most items, unless a written warranty says otherwise, your warranty will be one year. The proposed warranty list has 104 pages of 1 year warranty items, 9 pages of 2 year warranty items, and 1 page of 10 year warranty items. Thus, the two most critical things you can do are (1) investigate the builder (talk to references, go to the courthouse to see if he's been sued, etc); and (2) hire someone to watch over his shoulder --- be it an engineer or architect, etc. It's easier and cheaper to make sure it's done right the first time around than come back later.
I think this is particularly important in your situation. In tract housting, the crews have experience in building the same house over and over. If you're taking plans out of a magazine, the builder's never built a lot of the details before, and it's more likely he'll screw something up.
Good luck.
I think this is particularly important in your situation. In tract housting, the crews have experience in building the same house over and over. If you're taking plans out of a magazine, the builder's never built a lot of the details before, and it's more likely he'll screw something up.
Good luck.
Longhorn_Fan68
1,000+ Posts
cbs just summed up why it is always a good idea to hire an architect to design your home. But, most people are believe that architects are too expensive and won't give the owner what they want. It usually more cost effective to hire a professional than trying your luck with a magazine or book plan. But, most people choose to learn that the hard way.
LF68...
my folks hired an architect to design this house.. in fact they hired the guy recommended by the builder figuring it would make things more simple and cost effective...
in the end all we've had is a builder who blames all his cost overruns on the architects design and an architect that didn't even solve some of the basic issues my parents wanted handled... I ended up looking at the plans and came up with modifications to suit their needs that the idiot architect couldn't figure out... then the *** tried to take credit as if it were his idea when they wanted to change a couple other things..
my folks hired an architect to design this house.. in fact they hired the guy recommended by the builder figuring it would make things more simple and cost effective...
in the end all we've had is a builder who blames all his cost overruns on the architects design and an architect that didn't even solve some of the basic issues my parents wanted handled... I ended up looking at the plans and came up with modifications to suit their needs that the idiot architect couldn't figure out... then the *** tried to take credit as if it were his idea when they wanted to change a couple other things..
Longhorn_Fan68
1,000+ Posts
Yeah, there are a few bad architects out there - but there are bad everything's out there. At least with an architect there is professional responsibilty. They are held to similar standards as doctors. Sorry you had a bad experience.
P4D,
When you get ready to pick out your countertops and flooring, take a ride over to Longview and check out Stoneworks, ask for Jason. Tell him your from Tyler, he 'll beat any price you can get in Tyler.
Good Luck with your custom. We lived across the street from ours and I still wanted to kill the builder when it was finished.
When you get ready to pick out your countertops and flooring, take a ride over to Longview and check out Stoneworks, ask for Jason. Tell him your from Tyler, he 'll beat any price you can get in Tyler.
Good Luck with your custom. We lived across the street from ours and I still wanted to kill the builder when it was finished.
Hornge Crush
< 25 Posts
We finished our custom a little less than a year ago, and I still don't know if I've managed to relax from all the stress. Let me offer a couple of suggestions, although most are in line with what you're already heard.
1.) Stay on top of your builder. Watch his progress and check his work.
2.) If you see a problem, or something that seems odd, or wrong, bring it up immediately. The easiest way to fix a problem is before the next part of the process begins. As an example, when our job site was being prepared, the foundation crew had started marking the house in the wrong spot. That little mistake would have been impossible to fix once the foundation was poured and would have eaten up over 1000 sq. ft. of my backyard.
3.) Check your allowances for items, and see if your builder will let you buy them, and credit you their cost. If your builder is like mine he won't be out looking for the perfect fixtures, but rather be going with the place he buys all his materials.
4.) I would suggest you hire someone to an independent inspection for you throughout the process. I didn’t and I wish I had. I don’t see any problems, but I have a nagging fear they may show up once my home gets a few years under it’s belt.
5.) Most importantly, listen to BigWill if he posts on here. He gave me more help than I could ever hope for before we started our home last year, and I'm eternally grateful for it.
1.) Stay on top of your builder. Watch his progress and check his work.
2.) If you see a problem, or something that seems odd, or wrong, bring it up immediately. The easiest way to fix a problem is before the next part of the process begins. As an example, when our job site was being prepared, the foundation crew had started marking the house in the wrong spot. That little mistake would have been impossible to fix once the foundation was poured and would have eaten up over 1000 sq. ft. of my backyard.
3.) Check your allowances for items, and see if your builder will let you buy them, and credit you their cost. If your builder is like mine he won't be out looking for the perfect fixtures, but rather be going with the place he buys all his materials.
4.) I would suggest you hire someone to an independent inspection for you throughout the process. I didn’t and I wish I had. I don’t see any problems, but I have a nagging fear they may show up once my home gets a few years under it’s belt.
5.) Most importantly, listen to BigWill if he posts on here. He gave me more help than I could ever hope for before we started our home last year, and I'm eternally grateful for it.
shrevehorn
25+ Posts
swTXSU -- why are you recommending stoneworks in Longview?
First of all, you should reconsider hiring an architect. I know that it may seem very expensive to hire one, but in my opinion, it is less expensive in the long run. Most architects will think about things that you will never consider, such as the difference in the winter sun and the summer sun in the position of the house. Is the house you're building suitable for the lot you're on? I have a fairly steep grade, and if I had purchased a plan off the internet, I would have had a 30 foot tall slab at the back of my house. An architect can work on the entire project, or just do the design up front. An architect can give you a good idea of what the project should cost, and should you choose to employ them throughout the project, they can make sure that the builder is building the house to the proper specifications. Hire an architect, it's worth it. We did. Most people have many, many chage orders during construction (it is where a builder can make a lot of money). We had one change order -- we changed the size of one window. That is due to getting an architect. Probably saved us thousands. Okay, off my architect soapbox.
Even if you don't get an architect (which you should), take the plans, lay them out on the kitchen table for at least a week. Imagine living in that house. Imagine everything from who normally wakes up first, what lights do you have to turn on (and not wake up the other person)? How do you get to the kitchen? Where do you eat? If you entertain, is the kitchen big enough? Is the A/C unit going to make a lot of unwanted noise where it is located? If I walk around nekkid, are the neighbors going to be able to see? Where will the sun rise and set? (and it is different in the summer versus the winter).
Now, there are two ways to work with a builder -- construction management and fixed price. Fixed price says that you negotiate details, and the builder says "I will build this house for $x". The builder will typically take his fee, and add 130% of his estimate of the cost of materials to arrive at this price. The extra 30% is a contingency to protect himself in case lumber prices rise, for example. This approach can be a pain in the *** as you have to be REAL specific. You can't say you want hardwood floors, you can't even say you want oak hardwood floors. You have to specify the grade, width of plank, and type of oak, stain and finish. The builder, knowing much more than you know, will try to get away with generic descriptions, because every dollar he saves is a dollar in HIS pocket. In this case, he LOVES change orders -- any modification, and you'll get hit with 110%-130% of the materials, generally plus a fee of $50 to $100. He is probably banking on 5-20 change orders. The problem I have with a fixed price contract is that from the very beginning, you are working against your builder. You have opposite objectives. It does not make for a good working relationship.
The other method is the method that we chose, which is construction management. In this method, you assume more of the risk. You agree to pay the contractor a fee, generally about 30% of the materials, but you pay cost for materials. This can save you a lot of money, but if the cost of concrete rises just before you pour your slab, then you have to pay the extra, and try to make it up somewhere else. Construction Management has you and the builder working together. He likes it because he is guaranteed his 30%, even if the costs of materials double. You should like it because you have the chance to save money over a fixed price alternative, plus, the builder is not trying to cut corners to save a buck at your expense. He wil still typically charge a change fee, but you don't get hit extra on the cost of materials.
Building a home can be fun, but there are many times where it is a huge pain in the ***. You are currently in the fun part -- the dreaming, planning, thinking about things part.
One last thing -- leave some room in the budget. If you have a budget of $250K, then find someone who will build it for $210 or $215. There will be things that you want to add as you get going, and you do not want to have to squeeze things later.
Good luck.
Even if you don't get an architect (which you should), take the plans, lay them out on the kitchen table for at least a week. Imagine living in that house. Imagine everything from who normally wakes up first, what lights do you have to turn on (and not wake up the other person)? How do you get to the kitchen? Where do you eat? If you entertain, is the kitchen big enough? Is the A/C unit going to make a lot of unwanted noise where it is located? If I walk around nekkid, are the neighbors going to be able to see? Where will the sun rise and set? (and it is different in the summer versus the winter).
Now, there are two ways to work with a builder -- construction management and fixed price. Fixed price says that you negotiate details, and the builder says "I will build this house for $x". The builder will typically take his fee, and add 130% of his estimate of the cost of materials to arrive at this price. The extra 30% is a contingency to protect himself in case lumber prices rise, for example. This approach can be a pain in the *** as you have to be REAL specific. You can't say you want hardwood floors, you can't even say you want oak hardwood floors. You have to specify the grade, width of plank, and type of oak, stain and finish. The builder, knowing much more than you know, will try to get away with generic descriptions, because every dollar he saves is a dollar in HIS pocket. In this case, he LOVES change orders -- any modification, and you'll get hit with 110%-130% of the materials, generally plus a fee of $50 to $100. He is probably banking on 5-20 change orders. The problem I have with a fixed price contract is that from the very beginning, you are working against your builder. You have opposite objectives. It does not make for a good working relationship.
The other method is the method that we chose, which is construction management. In this method, you assume more of the risk. You agree to pay the contractor a fee, generally about 30% of the materials, but you pay cost for materials. This can save you a lot of money, but if the cost of concrete rises just before you pour your slab, then you have to pay the extra, and try to make it up somewhere else. Construction Management has you and the builder working together. He likes it because he is guaranteed his 30%, even if the costs of materials double. You should like it because you have the chance to save money over a fixed price alternative, plus, the builder is not trying to cut corners to save a buck at your expense. He wil still typically charge a change fee, but you don't get hit extra on the cost of materials.
Building a home can be fun, but there are many times where it is a huge pain in the ***. You are currently in the fun part -- the dreaming, planning, thinking about things part.
One last thing -- leave some room in the budget. If you have a budget of $250K, then find someone who will build it for $210 or $215. There will be things that you want to add as you get going, and you do not want to have to squeeze things later.
Good luck.
TennesseeHorn
100+ Posts
Just finished a custom house.
If possible communicate EVERYTHING with the builder via E-MAIL......helps you keep records for any possible mis-understandings....
If possible communicate EVERYTHING with the builder via E-MAIL......helps you keep records for any possible mis-understandings....
HornTillDeath
100+ Posts
I've built 3 customs through my home ownership life. What I have learned.
Get everything you want in the blueprint before construction ever starts. Construction sites are the absolute worst place for communicating changes. A subcontractor will change something at your request, but the next sub has no idea that the change was made and will build to the blueprint.
Get to know your general contractor/supervisor well. He is your best friend. I don't care if you like him or not. He needs to like you. The supervisor is not the guy whose name is on the office door (i.e. builder). That guy is out trying to sell more custom homes as you are building yours. The supervisor is the guy who drives a truck, has a bill cap, and his fingernails are dirty. Make sure, before you sign the contract, that the supervisor is on-site at least 3 times a week. Communicate everything through him. Be there, if possible, when anything off the blueprint is communicated to a sub. He will give the Reader's Digest version, you need to give the Moby Dick version.
Go by the house every single day, rain or shine. If something is not right, tell the supervisor ASAP. Don't wait until you see him, or your next scheduled meeting. I've even resorted to breaking things so they would have to be redone if I thought they weren't going to be fixed. Obviously, never admit to that to the builder.
Know what you need to do and don't wait on the supervisor to tell you that you need to do it. For example, if you are going to wall paper the bathroom, go ahead a pick it out. Otherwise, he'll tell you on Friday that he needs a selection by Monday and you're scrambling. Any schedule delay after that will get blamed on your inability to pick out wall paper in a timely fashion. When he tells you on Friday that he needs you to pick out wall paper by Monday, hand him your selection on Friday.
Keep your own punchlist and give it to the supervisor often. Make sure things on the punchlist are getting worked on. Make a copy for you, for him, and one to leave on the job site. Break it down by sub: i.e. plumbing, framing, electical, etc. Subs will read it and fix things that are on the list. They would rather do it while they are on the site than to be called back to fix it later.
Know the schedule. When subs are scheduled, when inspections are scheduled. If the site sits dormant for 2-3 days, call the supervisor and ask him what is going on. Each job gets its own rythm. Mostly dependent on your supervisor. A great supervisor will have a new sub there the day after a previous sub completes their job. A good supervisor will have a 2-3 day gap between subs. A green supervisor will have a week or more between subs because they don't schedule the next sub before the previous one is finished.
Our last custom build, we were told it would be done in 6 months. I set my expectations at 8-9 months. We were done in 4 1/2 months.
Get everything you want in the blueprint before construction ever starts. Construction sites are the absolute worst place for communicating changes. A subcontractor will change something at your request, but the next sub has no idea that the change was made and will build to the blueprint.
Get to know your general contractor/supervisor well. He is your best friend. I don't care if you like him or not. He needs to like you. The supervisor is not the guy whose name is on the office door (i.e. builder). That guy is out trying to sell more custom homes as you are building yours. The supervisor is the guy who drives a truck, has a bill cap, and his fingernails are dirty. Make sure, before you sign the contract, that the supervisor is on-site at least 3 times a week. Communicate everything through him. Be there, if possible, when anything off the blueprint is communicated to a sub. He will give the Reader's Digest version, you need to give the Moby Dick version.
Go by the house every single day, rain or shine. If something is not right, tell the supervisor ASAP. Don't wait until you see him, or your next scheduled meeting. I've even resorted to breaking things so they would have to be redone if I thought they weren't going to be fixed. Obviously, never admit to that to the builder.
Know what you need to do and don't wait on the supervisor to tell you that you need to do it. For example, if you are going to wall paper the bathroom, go ahead a pick it out. Otherwise, he'll tell you on Friday that he needs a selection by Monday and you're scrambling. Any schedule delay after that will get blamed on your inability to pick out wall paper in a timely fashion. When he tells you on Friday that he needs you to pick out wall paper by Monday, hand him your selection on Friday.
Keep your own punchlist and give it to the supervisor often. Make sure things on the punchlist are getting worked on. Make a copy for you, for him, and one to leave on the job site. Break it down by sub: i.e. plumbing, framing, electical, etc. Subs will read it and fix things that are on the list. They would rather do it while they are on the site than to be called back to fix it later.
Know the schedule. When subs are scheduled, when inspections are scheduled. If the site sits dormant for 2-3 days, call the supervisor and ask him what is going on. Each job gets its own rythm. Mostly dependent on your supervisor. A great supervisor will have a new sub there the day after a previous sub completes their job. A good supervisor will have a 2-3 day gap between subs. A green supervisor will have a week or more between subs because they don't schedule the next sub before the previous one is finished.
Our last custom build, we were told it would be done in 6 months. I set my expectations at 8-9 months. We were done in 4 1/2 months.
Yes, visit the site, take a 12 pack to the building crew, hawk the budget....... All those are good advice.
The one absolute thing you MUST do is hire an Inspector or Engineer to check between 4 and 6 phases of construction. What the hell are you going to find on an inspection? Hire a pro who is experienced with new construction and even join him on his inspections.
They will find little things that can make a huge difference which can be corrected early rather than hidden by the contractor.
Also. NEVER close on a house that is not 100% complete. Rarely does a "great guy" "he is like a friend" ever come back and finish minor items if he is not owed money.
These are two items you cannot deviate from if you want a nice home.
The one absolute thing you MUST do is hire an Inspector or Engineer to check between 4 and 6 phases of construction. What the hell are you going to find on an inspection? Hire a pro who is experienced with new construction and even join him on his inspections.
They will find little things that can make a huge difference which can be corrected early rather than hidden by the contractor.
Also. NEVER close on a house that is not 100% complete. Rarely does a "great guy" "he is like a friend" ever come back and finish minor items if he is not owed money.
These are two items you cannot deviate from if you want a nice home.
A
ADMIRALSTOCKDALE
Guest
quality is as good as that which is required by the subcontractors who actually build your house. check references on the subs that your builder uses. independent inspection is a good idea, especially if you are not building in a municipality, mud district, etc, where inspections are not necessary and builders/subs will use popsicle sticks and elmer's glue to build your house.
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