Question for Builders/Those Who Built Their Homes!

ironjohn929

I am looking into building my home when I move to Eastern Oklahoma and wondering how much I would save by doing it myself.

The home I'd like to build will be around 3000 sq ft (excluding garage), one story with a loft. It will have somewhat of a lodge feel to it.

I plan on sub-contracting the sheetrock, interior paint/texture, electrical, and roof including framing. I have family members to do the plumbing, and HVAC, and to help with the rest.

Any idea you guys have in regards to saving money and about how much I would save would sure be helpful. Thanks in advance!

matwor

What part of OK, I may be able to help you out if you're looking for someone to wire your home. Shoot me an e-mail if you're interested.

RevolutionJim

I built mine out of the insulated concrete forms(stay in place) with a metal stud roof, radiant floor and wall mount mini-split A/C for no ductwork. I don't know how much you'll save, but it will stand up good to a tonado and won't burn.

The walls are 4" reinforced concrete with 2" foam insulation inside and out. outside has dryvit stucco

bpost

You will save about half. We are adding over 1200 square feet to our home. She savings ar substantial but so are the headaches. Every little "issue" is your baby. every Whoops os cash out of your pocket. 3,000 Square feet is going to set you back about 80 grand in materials if I can extrapolate from what we have spent so far.

plains scout

Here is a little advice. Go price builders insurance so your nest egg is protected while you are building.

I am NOT a builder but my observation is labor is about one half the cost of a house. Someone is going to know more than me on that subject however.

dcloco

By the time it is all said and done...I mean REALLY all said and done...35%, at the most.

Just got done with a friends house...only items contracted out - framing, roofing, & sheetrock. We did everything else.

Also...keep 10% back on the subcontractors. Framers ALWAYS leave something for the sheetrockers. Roofers leave something for the siders...etc..etc.

Inspect the framing during and after construction. The quality of studs has been terrible for some time. If they are bent or crooked now...it will lead to problems later. Have them removed.

You forgot siding, soffet, & windows?

Windows are a HUGE expense...don't go cheap.

select-fire

I've had two new homes built. I did the first one myself and hired the labor. Get quotes to do the masonary ( foundation and flatwork ), framing ( which can include everything ( framing, roofing, siding) cabinets ( which can set you back bigtime ), plumbing, electrical, flooring, Heat & Air . Don't forget the prep of the land and final grade. My first home was 1500 sf with a full basement two car garage. Built in 1988 I purchased blueprints out of a blueprint magazine. Got 5 sets to pass to the contractors. A builder wanted $89,000 to build this home. I took the blueprints to a lumber yard and got a FREE quote on materials. It turned out to be $20K dollars. When the home was completed I had $37K dollars in it. I upgraded from 2x4 walls to 2x6 walls, upgraded the kitchen cabinets, heat system, carpet , and installed a water softener the builder would not have done. Work I performed was insulating, and painting the interior. House was sitting on 3 acres ($10,000 )
and I added another 3 car garage out back ( $5,000 ) Home
was sold in 1991 for $119,000 when we moved South. By the way, from the time the rough grade was done to the occupancy certificate was issued was 93 days. Not bad for a beginner..

n/a

If you don't have quite a bit of construction experience, I would advise against it...you are going to have a mess. This is way out of the homeowner's leauge. You could probably get it done, but the final product would show it.

select-fire

quote:Originally posted by ECC
If you don't have quite a bit of construction experience, I would advise against it...you are going to have a mess. This is way out of the homeowner's leauge. You could probably get it done, but the final product would show it.


Second home in 2005 was different. Had blueprint to build a 3000 SF home. Builder wanted $245,000 to do it complete turnkey. Got quote from lumber yard on materials at $89,000. Found another builder to do it minus Well, septic, and deck ( $7,500) turnkey for $168,000. Builder got the job. I estimate I would have had the same in it. Labor cost for Builder was low and they build a lot of homes. Builder also discounted the process since it was a cash build. So I have right at $176K in a $245K home. By the way it appraised for $330K on the 9 wooded acres. ( $89K ). Which means the appraisal on the home was $241K

Darin Sperling

You will be saving:
+the general contractor's mark up
+cost of any sub-contractor work that you get for free or discount from friends/family

You will be losing:
+the time to supervise construction, line up/schedule sub-contractor's, do work on the house, price/order/pick-up materials

I had a friend be the general on his house and on his office building. Both turned out very well. The biggest thing to him was the time commitment on both jobs. He was working at the time and also hasa a family. If you can do it, it is a money saver to be your own general contractor.

hughbetcha

Select,

Come on, tell us the part about the mexicans so we can really get this discussion going...

select-fire

Hugh, LMAO [:D][:D] Seriously, I looked at an old mobile home park and tried to purchase it. I was going to sub divide and pave the streets and have this same builder do some 1400-1800 sf homes. I said something to the builder about maybe having 80 homes built in the next 5 years . Deal fell thru on the property. I am still looking for another track of land. You know what I will have to do? Head down Texas way.. How many Mexicans will fit in a 20' trailer?[:0][:0][:o)][:o)]

Alpine

How much you save is location dependent. My Dad and I built a 1100 square foot house (this was ten years ago) and we subbed out the placing/finishing of concrete, Hivac, drywall, and the roof (tile). We did all the rest. The cost (in So. Calif.) was $41,000.

But my Dad was a project superintendent for a major construction company before he retired, and I was a carpenter in my younger days. So there was about 60 years of construction experience between us.

This was the last project that my Dad and I worked on. It was a house on my property and my parents lived there till they both died.

dakotashooter2

quote:How many Mexicans will fit in a 20' trailer? Don't know how many can fit but I know how many can live in a 20" trailer.

jltrent

My dad and I built my home in 1991 for $42,000.00 approximately. It is 2100 sq. feet on one level, brick, 2 car garage and we didn't cut any corners. I got 3 estimates before I built and they ranged from 88k to 92k+ and not as complete as my final home. My dad built houses for a living and was a certified plumber and electrician. Today to build the same house would probably be at least double. If you don't have much experience I don't know if I would try it or not, it is very easy to screw up and have a poor built house. My dad saved me a lot of money because most of the materials he got at a discount for being a contractor. The local lumber business always gave a better price than the big places. I guess not as much overhead. We did subcontract the brick laying, sheetrock, cabinets, and heat pump installation as my dad said it might cost a little more, but that is what these people do for a living and they will do a better job.

ironjohn929

Sounds like a lot of good info so far! Thanks guys! Anybody else? Sure appreciate it!

scottm21166

Just do like select fire....hire a builder who pays mexican carpenters under the table...that should save you some cash.

select-fire

[:D][:D][:D][:D][:D][;)][;)][8D][8D][8D]

rong

First of all I do my own work-takes
longer but IMO comes out better ,but from
time to time I've had family members
( plumber and electrician) do some work
for me and they always charge me more
than going price and IMO seems to enjoy
taking the dough without even a kiss
goodbye. These days if I can't do it
a non-family member does it for me, it
creates a stir but I seem to enjoy
it now and don't stew for months.

Red223

Do one of these jobs:

http://www.airplanehome.com/

Got Lake access? :

http://www.planeboats.com/Other Pages/Photos/index/boat index.html

[:D][:D]

bobski

basic business 101:

1/3 rule = 1/3 material, 1/3 labor, 1/3 tax.
take your material and divide by 3 and thats what it will cost you to hire someone to do it for you.(approx)

contractors make more profit by buying material wholesale or discount; and, by having modern equipment that speeds building time.(time is money.)
last person to own the product is the person who pays the tax.
you buy your own materials? no discount, full tax.

scottm21166

quote:Originally posted by Red223
Do one of these jobs:

http://www.airplanehome.com/

Got Lake access? :

http://www.planeboats.com/Other Pages/Photos/index/boat index.html

[:D][:D] hey....theres flight 97 see it didn't crash!!!

n/a

quote:Originally posted by bobski
basic business 101:

1/3 rule = 1/3 material, 1/3 labor, 1/3 tax.
take your material and divide by 3 and thats what it will cost you to hire someone to do it for you.(approx)

contractors make more profit by buying material wholesale or discount; and, by having modern equipment that speeds building time.(time is money.)
last person to own the product is the person who pays the tax.
you buy your own materials? no discount, full tax.




Actually, it generally works out to be closer to a 50/50 split on materials/labor. Not only with my business, but with several other contractors that I know.

toolmaniam

About a third having sub-contracting for what you mentioned.