| If you are entertaining the thought of building a | | | | price but a price that will not compromise their |
| new home then this is sure to get you started in | | | | quality. You'll want them to stand by their bids on |
| the right direction. Long before you hire a general | | | | their quality why else would you hire them? If you |
| contractor get out with a local real estate agent | | | | hire a general contractor as a consultant have |
| to show you the new homes in your area. Be | | | | them make some recommendations but make it |
| willing to pay them for their time on a | | | | clear to the subs that they work for you and |
| prenegotiated deal($100 per hour is not altogether | | | | that you will not tolerate kick backs to the |
| out of line). You will not want their help to write | | | | general contractor. Any contractor you hire will |
| contracts, locate builders, or become involved in | | | | need to prove to you that they carry general |
| your building process. In the end this will save you | | | | liability and workman's compensation insurance. |
| some money, alot of money. Here is the | | | | They must provide a current binder from their |
| objective: Learn what others are attempting to | | | | insurance carriers prior to ever getting to the job. |
| sell their inventory for and the features found | | | | Here is a general list of who is to provide bids to |
| within the homes they build. Find out the names | | | | you: Excavation contractor, concrete foundation |
| of the subcontractors who poured the foundation | | | | contractor, concrete flatwork contractor, framer, |
| and flatwork, the framing, the plumbing and | | | | building supplier for the build pack, finish pack with |
| electrical. Who installed the cabinets and supplied | | | | what is recommended by your building rep, |
| the lighting? Who installed the roofing and hung the | | | | cabinet maker, plumber, electrician, fire sprinkler |
| sheetrock? Investigate with the city or county in | | | | installer(if required by code), insulation contractor, |
| your area as to what costs are involved in | | | | sheetrock supplier, sheetrock hanger, sheetrock |
| obtaining a permit. Are there any impact fees and | | | | taper and texturer, window supplier, fireplace |
| local improvement districts. Are there bond | | | | installer, mason for stone work on interior and |
| measures in the area that need to be part of the | | | | exterior, floor covering vendor, hardwood installer, |
| equation? The idea here is to learn whether you | | | | tile setter, finish carpenter(make sure doors are |
| can afford to actually build a quality home. | | | | set square so they don't swing on their own), |
| Once you have done your homework you will | | | | Paint contractor(don't hire the cheapest bid), siding |
| need to ask yourself can I handle this myself or | | | | installer or stucco/stone contractor, central |
| will I need the help of a General contractor. If you | | | | vacuum installer, Heating and Air company, lighting |
| decide a contractor is the way to go for | | | | company, roofer, landscape installer and so forth. |
| whatever reason then interview several and insist | | | | Simply email plans to all of these contractors. |
| that you see their latest work. A reputable builder | | | | When you have all bids back (and not a moment |
| will discuss with you their fee for acting the part | | | | before) make a decision as to whether can you |
| of the general contractor. You can expect the | | | | afford to build this house. It is not a bad idea to |
| general to oversee and catch mistakes made by | | | | add 10% to all bids for cost overuns in upgrades |
| the subcontractors. They also will handle the | | | | and change orders. |
| ongoing processes of inspections made for every | | | | 4. Discuss the financing options with your bank |
| phase of construction. The most important | | | | and the rules for making a draw against the |
| element that the general contractor is going to do | | | | construction loan. As a side note-never pay |
| for you is have an eye out for easy to fix | | | | anyone for work completed until the work is to |
| mistakes before the project gets too far along | | | | your satisfaction and they provide to you an |
| and then you are unhappy with the results. You | | | | unconditional lien waiver. |
| will want someone who accepts your direction | | | | 5. If all the bids are agreeable, the bank is ready |
| without question and when they do question you | | | | to loan then go buy the building lot with the closing |
| it is because they have some constructive | | | | to occur upon final loan approval and issuance of a |
| direction to give to you. As an example the | | | | building permit. Don't pay interest on a |
| foundation is to be raised and the foundation | | | | construction loan until you can actually begin |
| stem wall has a vent directly under where a | | | | construction. |
| future door is to be installed to the patio, or the | | | | 6. To build a sustainable home you may want to |
| light switches are found in awkward places--both | | | | consider a concrete foam block exterior, install a |
| difficult fixes after the fact but simple if caught | | | | Daikin heating and cooling system, increase |
| early on. | | | | insulation values to R-23 on 2x6 walls or a closed |
| Should you decide this is something you can do | | | | cell foam, a radiant barrier in the attic and exterior |
| then you may want to hire a general contractor | | | | walls and maximize floor insulation. A stucco |
| for consulting only and then before the process: | | | | exterior will add some R value and will increase |
| 1. Make a determination of the floor plan keeping | | | | the overall market value and appeal of the home. |
| in mind the required building setbacks for your | | | | Generally, these items will nearly double the cost |
| area(city or county can give you that information. | | | | of these items but will create a home that can |
| These setbacks will direct which homes will fit on | | | | operate on nearly one-half of what standard |
| the building lot you are considering. | | | | homes might include. |
| 2. Hire an architect to draw your plans. Talk to | | | | 7. Some banks may not allow you to construct |
| three candidates for the job and be specific what | | | | this home and give you the loan. Approach the |
| you want from them. It may not be necessary | | | | General contractor and negotiate an agreeable |
| to have every light switch, outlet and flooring | | | | contract for him to contract build the home, |
| type on the plan unless you are building something | | | | meaning he will go get the loan. Protect yourself |
| very complicated with theatre rooms, | | | | by requiring a performance bond, a financial |
| communication centers, surveillance systems and | | | | statement or other means of a safety net |
| the like. Perhaps the most important factor is that | | | | against the possibility that the builder might have |
| everything that you want will fit. If you want a | | | | financial troubles and take him with you. Even |
| 50"x80" soaker tub then the support and deck will | | | | better if the builder can simply build out of his |
| easily add 24 inches on each dimension making | | | | own cash and he becomes the bank. You close |
| the space 74"x104". Architects are notorious for | | | | when he completes the job. |
| measuring the area and putting the tub in a | | | | Regardless of how you go about building a new |
| 50"x80" area and when the house is framed the | | | | home, it can be a pleasure if you slow down and |
| plumber tells you that all that will fit in the space is | | | | get educated about what you want and how you |
| a 30"x60" tub and you will not be amused. If you | | | | want it and then have the project bid by |
| are building a 2 story make sure an extra tread | | | | reputable contractors who have a sterling |
| or two is on the plan for the stairway. Seldom | | | | reputation for customer service and have a |
| does an architect know the issues of framing and | | | | proven track record. Real estate agents like to |
| it ends of being very tight at the bottom or top | | | | get involved in building new homes when in fact |
| of the stair system. | | | | they know very little about construction methods, |
| 3. Now armed with a set of plans in both blue | | | | code and the processes involved in accomplishing |
| lines(construction ready) and a PDF file contact at | | | | your desired result. If on the other hand you end |
| least 2 subcontractors for every line item of | | | | up deciding to go out and buy something existing |
| construction. Get detailed bids from them. Let | | | | then hire a competent broker to represent you |
| them know you are shopping and want their best | | | | financial interests. |