I want to build my own house?

Question

I plan on buying the land first and paying it off. Then I will buy the blueprints and have the foundation, framing/roofing done by a contractor. But I want to do the plumbing, electrical, insulation, flooring, drywall, etc...myself. What do you think? Is it cheaper to do it this way?

To the guy that said the contractor wouldn't want to wait for me to finish what I'm doing....what part would that be? I figure if he does the foundation/roof/framing, all the work after that is mine. So he wouldn't be waiting right for me right? Unless I'm missing something.....

Answer 1

If you know what you're doing and are on the same page as your contractor, yes, it would be cheaper. I agree that it would be a good idea to make sure you have the permits and know about the local building ordinances.

If you aren't quite sure what you're doing, though, it would be cheaper to contract out to people with the skills you lack. And it would mean less trouble down the road.

Good luck with your house!

Answer 2

Laws varies from almost city to city. You got to go to city hall to find out. They will inform you as to what things have to have professional tradesmen for, or they will not pass it. Besides that you have to apply for a building permit. Things like "framing" require inspections from inspectors, electrical requires and inspector who basically demands that you be a certified electrician., you need a heater installer, and possibly a plumber because their work needs to be inspected before you cover up with drywall. They will make you rip it down if you cover up rough electrical and the inspector has not been there yet. And there may be a few more depending where you are located. Why the inspections? You will not live forever so that means the house will be sold at some time. The city does not want to be sued by the new owners because they got electrocuted or gassed or flooded because the work was not inspected. Septic fields cannot back up into the house...that is why it has to be inspected. But, there is a lot to building a house that you can do that does not need inspection. Would be pretty well necessary if you can find a journeyman carpenter to help you frame up the house. You will learn a lot during that period of time You are going to do most of the "bull" work or the heavy lifting stuff, or digging ditches, or roofing, or, or,or. Drywalling is a big job for one guy. You might want to hire a laborer just because sometime it takes 4 hands say to put up ceiling "whales" or to put in windows(you can't be outside and inside at the same time)

Answer 3

I am prepairing to do the exact same myself. Here are some ways to save your self the head ache that alot of these people are talking about. I hope that in your home state you will have the same possiblilties as I do
1st. While you are paying your land off, get into a short term Vo-Tech/ trade school and get a few licenses. They should take about 5-12 months to complete each, depending on the title you end up with. Mine will be 5months for the plumbing, and 10months for the electric (only because I want to learn to install solar panels with a wind mill for a complete'off-grid' system). Granted, you will not be a 25 yr pro, but you will know WTF you are doing and not kill your self, or flood your future home.
I have included a site link to what I have found to be the toughest and most beautiful 'kit homes' -along with a link for money saving, enviromental living alternitives (I'm a tree hugger). They are a red steel frame construction, w/ steel roof and a "open floorplan" meaning that you have the option to put your wall where you want. You decide how big your rooms will be, and where they go!
As far as I know, the only thing that you will have to have a profesional around for, is your home foundation/ basement, unloading your red iron home upon delivery with some extra help setting up the main frame. And in the end, once you are finished and ready for inspection.
Taking the classes on some of the more technical trades before you attempt to build your own home will really save you some time, effort and money in the end.
And if you keep up on your trades, you'll never have those costly proffesional repair exspenses again!

-I do hope that you are doing this more out of pride than a cost effective method, because cutting corners will only hinder you, short term or the long run-

I hope you'll have as much fun as I will!

Answer 4

Cheaper is of course all relative, you will spend less initially on your contracted work and by not paying a general contractor. But time is money and trust me you will spend some time!! so unless your retired and plan to do this project as your next job for a couple years or you already are part time and the jobsite is next door time is a huge factor. Knowledge is money you pay subcontractors because of what they know, which is how to do the job right and efficiently and hopefully only once! you pay general contractors because of what they know, which is how to find the subcontractors that have the right knowledge to do the job and how to schedule them, budget them,quality control them, and keep them from turning your job into a nightmare!
The bottom line is it takes alot of work and effort to construct a house (even at the lower end of the market) and although it can be done, at what cost to you personally and to the quality of the end product, depends on your knowledge and time constraints. You must be honest with yourself and abilities to determine if it's worth the percentage you may or may not save. That said, if you decide that you may not have all the time in the world and lack a little of the knowledge to be certain that your house is being constructed properly. but you still want to save the 15 %-30% that a general contractor will charge above the actual cost to build. Then I have the solution the lending institutions give you what is called a owner/builder loan you need to hire a construction manager they will need to be shopped just as well as you did the general contractor (references,cost etc....)they usually will base there fee on your cost. they will also have there own pull of subcontractors and perhaps even suppliers. They need to be able to provide you with start schedule,budgets,allowances,subcontractor bids,selection procedures,specifications and on-going jobsite management. In essence they provide the knowledge and time you provide the liability and the checkbook. Don't get me wrong you still will be on the hook for a good bit of work the initial planning and blueprints, all the selections (and there are many) alot of which your participation is crucial with the success of the project. But in the end you'll have a much better product, you will not be near as stressed it will take you only as much time as would with a general contractor and you will still be able to say you did it yourself!! If I can help answer any more question regarding this subject message me on yahoo 360 lots of luck

Answer 5

I've been at this "game" a long time and have suggestions.

Certainly online there are hundreds of sites that have ready made/pre designed floor plans etc. Many I've investigated also allow "custom" at some increase in price.

If your budget allows, and you're impatient, use the land as equity for the next phase of the project. That's my goal in the short term.

Not knowing where you live, or land costs, or constuction costs which are outrageous globally, I wonder if you'd consider various forms of quality prefab/kit housing? Those are my current thoughts as to my next project.

In my opinion, and I'm certain there are many different, I suggest this.

Unless you aren't infringed on by CODE issues then I suppose you can do that suggested work on your own, but I wouldn't suggest it for a DIY.

At the very least I'd have the shell put up, the electrical and plumbing installed, then do the "Finish" myself. Reason being,,, Licensed, bonded, insured contractors that should assume ANY liability, if they're worth anything they charge.

CHEAP is relative, especially in AFTER situations where you may have to call in a contractor anyway? No offense.

Obviously with some skills, patience, money, time, a DIY can accomplish great things.

I may be biased, but in my experience Lenders are far easier to convince when quality contractors are involved, especially for those code issues, and Insurers are more gentle in placing liability amounts for coverage.

Steven Wolf

Answer 6

Well first of all, are you handy?

It's cheaper IF and ONLY IF you know what you are doing. All of your plumbing, electrical, drywall, etc. will need to be inspected and you will need permits for everything. Make sure you do A LOT of research on your city building codes before you start.

BTW, your build is considered a new home build which will involve an immense amount of regulation. If you buy a old house and tear down everything except one load bearing wall, it's considered a renovation and not a new build which decreases the regulations tremendously. You may want to look into that.

Good luck. You'll need it.

Answer 7

It would be best to employ a building contractor to do the whole job. They would not want to be held up by you doing first fixes on electrics and plumbing as it could cause costly downtime for them. Certainly you could save on doing the finishing trades work like trimming out, painting, decorating, tiling etc.

Good luck with your project

DWD

Answer 8

I would fully support someones plan to be their own general contractor. you can save a ton of money by doing so. however , when it comes to plumbing and electrical, you should at least consult with licensed professionals for technical assistance and guidance. these are two areas that, if done improperly, can cause great amounts of damage and possibly prevent you from getting your occupancy permit.

Answer 9

based on time & effort it is not cheaper.
the same contractors will have to come out more than once to do all of the work on your house so that is why they will most likely not wish to wait on you. Ask the city/county if you have to complete your home in a certain time frame, this could affect your decision.

Answer 10

It is much cheaper that way but don't get impatient. It took us 3 years to do that. We both worked full time jobs and it was very exhausting but it meant so much to stand back and say WE DID IT! Don't forget to get the permits and inspections. Good luck. You can do it.