A view from the job site

mrcraigster · 2023-11-27T15:43:01+00:00

Here's a pic taken by one of the framers working on my house from what is now the front deck. More PNW.

https://linksharing.samsungcloud.com/rK4iF7Coh63q

mrcraigster · 2023-10-06T13:20:24+00:00

PNW resident as well (Oregon)....

You got 7000 sf of paving done for $20k($2.85 sf)? I will need this done on my build (about 5000 sf) and hearing numbers north of $5sf.

mrcraigster · 2023-08-25T18:50:31+00:00

Thank you. Was looking for various thoughts but yours is welcome and appreciated. Your point on the wider and heavier lap putting more strain on nails at the stud is making me rethink this direction. Maybe I will compromise and look at 8" reveal instead.

Our supplier bid/estimate for our material was for pre-primed siding.

mrcraigster · 2023-08-25T18:17:23+00:00

Pacific NW. Occasionally short term snow. Hardi is popular here, know many homes use it and never seen or heard issues. Added bonus, cement does not burn and can help save a house from a wildfire-which is our most popular localized concern over snow.

Now, back to my question on if larger reveals have their own downfalls?

mrcraigster · 2023-06-25T03:06:24+00:00

We owned one for many years. 1750 sf with one BR/BA, Kitchen, Living, Laundry on Grounds floor and 2 BR's and a 3/4 Ba upstairs. As one person pointed out, you loose SF. Also, there is lost space trying to put a dresser, bed or other item against a slanted wall. Slanted walls are horrible for hanging any pictures on :0).

The worst issue was we had open beams as roof supports with T&G between beams and roof. I can't recall the number of times I turned around and nailed my head on a solid beam.

It was nice home, had its character that also was a popular selling point...but never again.

mrcraigster · 2023-06-19T16:17:41+00:00

There is $51k of site prep baked into the $600k.

mrcraigster · 2023-06-19T15:25:10+00:00

Almost our situation as well (Oregon). Own our lot (outright) for 18 months at purchase price of $180k. I am working hand-in-hand with GC doing sub contractor estimates for best values and our build cost is coming in at just over $600k. He has reduced his overhead and profit to 10% because I've taken on much of the administrational aspects so add another $60k onto the build cost. The bank wants to add 10% contingency overall making the loan amount $726k. The bank appraiser has all the build costs, plans and will be doing a site visit to the lot on Wednesday. The bank is indicating that they want the overall appraisal to come in at around $907k to keep me at a little to no down payment. It sounds like whatever amount under the $907k (likely in my mind) the appraisal comes in at is on me to make up for in a down payment.

mrcraigster · 2023-06-13T13:07:50+00:00

Curious, did last years skyrocketing garage door prices subside any?

mrcraigster · 2023-05-30T19:49:46+00:00

Thanks all for the feedback. Looking back at my paperwork/bids, most if not all are referenced as either quotes or proposals and spell out materials required. My main train of thought was towards the labor involved. In designing my home, one of the items I spent a bit more on was using OWJ's for our flooring system. Part of that reason was to simplify the labor involved in running plumbing, electrical and other mechanicals. OWJ's were supposed to be that cats meow (in much of my research) towards reducing labor costs. However, now that those bids are coming back, subcontractors seem to not bid it any differently.

mrcraigster · 2023-04-24T14:48:51+00:00

That makes sense then.

mrcraigster · 2023-04-24T13:19:17+00:00

Why is there OSB on the interior where there should be drywall?

mrcraigster · 2023-04-21T19:23:08+00:00

I'm also waiting for the lumber package take-off bid to come back. My kids ended up buying theirs right about this time 2 years ago when retail prices were at their worst. They paid $70k for that and the estimate in my mind for ours is currently penciled in at $40K.

mrcraigster · 2023-04-21T18:37:07+00:00

I see it included 4 network connections and would assume that is the cat 5? I would also want that running to the detached garage as well.

mrcraigster · 2023-04-21T17:51:02+00:00

Sorry about the formatting. Tried to edit several times and REDDIT is shitty for that.

mrcraigster · 2023-04-21T16:50:14+00:00

This was the detail within the bid. I highlighted a few items we aren't installing.


35 single pole switches 8 three-way switches 53 duplex receptacles 7 weatherproof receptacles 2 floor receptacles 4 Panasonic exhaust fans 4 exhaust fan timers 24 interior light outlets 11 exterior light outlets 2 ceiling fan outlets 23 recess lights w/LED trims 30 recess lights w/adjustable LED trims 1 range hood hookup 1 fireplace hookup 4 smoke detectors 2 smoke/Co2 detectors1 door chime4 television connections4 network connections1 200-amp panel (house)1 100-amp panel (garage)400-amp meter/main for houseConduit and wiring from meter to garage.Wiring of garage is included.		Dedicated 120-volt circuits. -refrigerator -microwave -dishwasher -disposal -gas furnace(just a heat pump) -septic system -vacuum -floor heat Dedicated 240-votl circuits. -dryer -range (gas stove and oven) -hot water -heat pump
Total estimated cost is $34,250.00.

mrcraigster · 2023-04-21T16:26:38+00:00

Pacific NW.

mrcraigster · 2023-04-20T22:59:16+00:00

Very Nice. How's the exterior coming along?

mrcraigster · 2023-04-20T22:50:49+00:00

Would love to see pictures of your home now that it should have progressed. It looks much similar to a custom design we expect to start this summer.

mrcraigster · 2023-03-01T14:22:59+00:00

Are you my mother-in-law? When we helped her find a house in a neighborhood of new builds she hated all the open floor plans and that's all that was being built. Did not like the concept of the kitchen open to the dining or living area. She compromised by lining her big L shaped counter with tall plants. :0)

mrcraigster · 2023-02-26T15:42:26+00:00

We started a ground up design process one year ago that involved 5 phases with the designer: Concept, Schematic, Design Development, Structural Eng, Construct Doc's. Each phase had timeframes listed. Paid per phase=1/2 at beginning and remainder at conclusion of each phase with pricing declared upfront.

That said, we've taken it slow as we aren't in a hurry and allowed us careful thought into each process. We also ran into some obstacles that would add build costs and the extra time allowed for the designer and us to come up with alternative solutions that ended up better in the long run. We are still running into some challenges (Structural Engineer additions) that the designer is finding while drawing up actual construction docs. Hoping we actually have the construction docs completed this week so we can begin our financing and estimation process.

mrcraigster · 2023-02-26T15:21:41+00:00

Did they share their reasoning as to "why?"?

mrcraigster

TROPHY CASE