Sub-Contracting or Building

If you’re thinking about the idea of building your own home it is certain to help you get started in the right direction. Long before you hire a general contractor get out with an agent in your area to show you the latest properties in your area. You should be willing to pay them for their time on the basis of a prenegotiated deal($100 per hour is not entirely out of the question). They won’t want to help to write contracts as well as find builders or become involved in your construction process. It will save you some money but a large amount. The goal is to Discover what others are trying in selling off their stock and the features that are included in the houses they construct. Find out the names of the subcontractors who poured the base and the flatwork. They also did and the framing, plumbing and electrical. Who installed the cabinets and provided the lighting? Who did the roofing, and then hung the sheetrock? Check with the city or county in your area regarding the costs associated with obtaining permits. Are there any impact fees and local improvement districts. Are there bond measures in the region that need to be considered? The idea here is to learn whether you can afford the construction of a quality home.

Once you have done your research, you’ll have to ask yourself can I do this by myself or will I require the help of a General contractor. If you decide a contractor is the best route to go for any reason then interview several and insist that you see their most recent work. A trustworthy builder will talk with you their fee for being a general contractor. It is possible for the general to monitor and correct any mistakes made by subcontractors. They will also manage the regular inspections made for every phase of construction. The most important thing the general contractor will to provide for you is keep focus on the easy fixes prior to the project getting way too far and you are unhappy with the results. You want someone who can follow your plan without hesitation, and if they are unsure, it’s because they’ve got some constructive direction to give to you. For instance, the foundation needs to be raised, and the foundation stem wall has a vent directly under where a future door is set to be put in the patio, or switches for lighting are in awkward spots–both are hard fixes after the fact but simple if caught early on. Visit:-

If you think this is something you can do , then you might want to hire a general contractor to consult only, and before the process:

1. Create a plan of the floor plan keeping in mind the mandatory construction setbacks for the area(city or county will give the information you need). These setbacks will direct which homes will fit on the land you’re thinking of.

2. Employ an architect to sketch your plans. Meet with three potential candidates for the position and be specific about the requirements you would like from them. It is not necessary to have each outlet, light switch and flooring type on the floor plan unless you’re building something very complicated with theater rooms, communication centres surveillance systems, and the like. Perhaps the most important factor is to ensure that everything you require can be able to fit. If you’re interested in a 50″x80″ soaker tub, then the deck and the support will easily add 24 inches on each dimension, making the total 74″x104″. Architects are notorious for measuring the space and placing the tub in the 50″x80″ area and when you frame your home, the plumber will tell you that all that will fit in the space is a 30″x60″ tub and you will not be amused. If you’re building a two-story home, ensure an additional tread or two is on the plan for the staircase. Seldom does an architect know the importance of framing, and it is often very tight at the bottom or top of the stair system.

3. Now armed with a plan in both blue lines(construction in the process of being ready) and A PDF file, make contact with at least two subcontractors on every line item of construction. Ask for detailed bids. Let them know you are looking for the most competitive price, but one that does not compromise their quality. You’ll need them to stand behind their bids on their quality what else could you expect from them? If you are hiring an general contractor to serve as a consultant, they should provide some suggestions, but be sure to make it clear to the subs that they work with you and are not willing to accept kickbacks towards the main contractor. The contractor you choose to hire be required to show you that they are covered by general liability and workman’s comp insurance. They must provide an updated binder from their insurance carriers prior to even attempting to complete the job. Here is a general list of who has to send bids to you Excavation Contractor, concrete foundation contractor concrete flatwork contractor framer, building supplier of the building pack final pack that includes what is recommended by your building rep, cabinet maker electrician, plumber, fire sprinkler installer(if is required by law) Insulation contractor, sheetrock manufacturer, sheetrock hanger as well as texturer, window supplier, mason for stone work for both the interior and exterior flooring vendors, hardwood installer, tile setter and finish carpenter(make sure that doors are to be square so that they don’t move by themselves), paint contractor(don’t choose the lowest bid), siding installer or stone contractor, stucco/central installation of a vacuum, Heating and Air company Lighting company, roofing company, landscape installer and so on. You can simply email the plans to each of these contractors. Once you have all bids back (and not a moment before) make a determination regarding whether you could manage to build the house. It’s good to increase 10% on all bids for cost-overruns in the form of upgrades and changes orders.

4. Discuss possibilities of financing with your bank and the procedures to draw against the construction loan. As a side note-never pay for any work that has been completed until the job is completed to your satisfaction and they offer you an unconditional lien waiver.

5. If all the bids agree, the bank is ready to make a loan and will then buy the building site with the closing to occur after the final loan approval and the approval of a building permit. Don’t make payments on a construction loan until you’re able to actually start construction.

6. In order to build a sustainable house, you might want to think about an exterior concrete block, install an Daikin Heating and Cooling system, and increase the insulation value to R-23 on 2×6 walls or a open cell insulation, which is a radiant barrier in the attic and exterior walls and maximize floor insulation. A stucco exterior can increase the R value and can increase the market value and curb appeal of your home. The majority of the time, these things will almost double the price of these materials, but they’ll allow a home to operate on nearly one-half of what typical homes include.

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