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+--- Thread: Lets start an owner/builder topic (/showthread.php?tid=111)
Lets start an owner/builder topic - emorata - 09-06-2005
Aloha,
Since everyones been asking for a discussion on this, I though why not be proactive about this.
I have built a few homes as owner builder and from the mainland believe it or not....many mistakes learned along the way and issues with materials, contractors and subs have been bridged. Its really hard blowing up with these challenges and even more difficult with the lack/unskilled laborers around so you have to be very diplomatic with the people you work with and always think positively in spite of all the challenges.
I wouldn't recommend doing this out of the location unless you really know what you are doing and even then the people that support you do take alot of shortcuts. I have posted some constructive comments on other posts and will paste them to this link to create a constructive/consistent post for everyone to follow and add any comments.
best,
noel
RE: Lets start an owner/builder topic - emorata - 09-06-2005
(Cut/past from post/pier topic)tPost and Pier is nice because of the following:
Easier placement of plumbing/electrical roughs and lower costs
Better elevation will give you better air flow/you can target more trade winds flowing betting into your home
Less likelyhood of bugs/insects coming into the home
You can elevated to target better views of your environment
If you have a cinder roadway when you are on p&p you can eliminate alot of tracking of cinders into the home onto the deck, at least in my experience
Nice extra storage space available underneath the home
No cracking concrete floors.
Things I learned in the process:
Be there from the start and make sure you plan, plan, plan
Be there when the excavator is clearing your land so things don't get taken out or they plow outside of your parcel
Find a really good builder that you can communicate with regularly, they need a lan phone, cell phone and email contact, also make sure you get to work directly with his subs....i prefer to get his recommendations from his subs and pay them directly so they are obgligated to me and the contractor/builder...this also gives you a direct face contact and relationship if something needs immediate attention afterwards
You might be able to do some of the work yourself, just make sure you discuss this thoroughly with your builder.
You may be able to save costs by finding a handyman to do some of the finish work, trims/doors, floors, painting, kitchen cabinet placement, landscaping etc.
Seemless gutters are the way to go on catchment
If your on catchment, at a minimum get the framing structure over the catchment so the tarp does not start sagging into the tank
theres alot more stuff, i'll try to post again when i have more time
noel
RE: Lets start an owner/builder topic - emorata - 09-06-2005
A few things I learned as an owner/builder in order to save on costs:
If you pay for all the materials and charge everything it you can practically get a free frequent flyer trip like i did on my visa....most catchment companies, septic, gutters will accept charge cards
Take the time to talk to contractors or supervisors/builders, talk to their references and visit other job sites...you might be lucky to get an open spot in their timeline. Really hash out the payment terms, guarantees/warranties, do constant walk throughs with them to point out inconsistencies or things that you want to have re-done
Try to get the plans submitted now while you are still in the mainland...only main thing you would really need to consider while not there is where you would like to place home, road, septic and catchment system...if you know the setbacks-typically 20 feet on the sides you can do the layout and your kit company will do the plot plan for you....this can easily save months in the waiting process.
Make sure you ask around for excavators immediately and get on their wait list...wish i had a good one for you-all my experiences have been really bad so go for an established name and make sure you can meet that person on your land and walk the areas that you would like to have changed...be there for the process so you can see the work and make sure that they are not just scraping superficially areas that you really want to have done correctly
Alot of the finished materials from your kit companies can be purchased by you directly so you can go to home depot/lowes to choose the fixtures that you would like and then you can get credits for the materials you did not want from your kit home.
If you are looking for cheap all wood cabinets cheaper than home depot there is a company that imports all wood cabinets in china...elite interiors ltd, for flooring/countertops/cabinets tiana 808-966-6938...you can go the home depot route but they are always one cabinet short for their pre-builts so you should factor in the timeframe for this or any custom orders.
You might be able to find cheap materials or household items at many of the garage sales happening every weekend or the freecycle web site.
If your on catchment, get a minimum of a 10,000 gallon tank and get a framework over the tank so it doesn't sink into the water eventually...
You can rent alot of equipment from punarent or homedepot for a week for work that you may want to do yourself...ie you can rent jackhammers to do holes for placing poles
Spend the money on good paint, it is worth the expense for better quality paint and one paint applications are always better and cheaper in the long run
If you want soil, a good 50/50 mix soil/cinder is the way to go...brysons in pahoa only charges $190 with delivery and the driver can dump in various locations for you if you are nice to them.
Be very nice to your neighbors and try to meet everyone on the block and spend the time to talk story with them, they will end up doing alot for you and even help in the build process if you need any help
When you buy appliances, most places offer free delivery so you should gang all your purchases at one time so you save delivery costs....same with any other material purchases that you cannot carry in your vehicle
These are a few things i was able to save costs and minimize any matters that could inflate costs/time down the road.
aloha,
noel
RE: Lets start an owner/builder topic - adias - 09-06-2005
As a potential owner/builder (I do admire very much those whom had the guts to do it) these are some of the things that I would find useful:
1. Sequence of things to do, duration and a rough break down of costs (clearing costs, build septic tank, water catchments, framing, electrician, plumbers etc). Also, comparative costs of having a GC build home.
2. Options for building home, pre-package homes, geodesic, architect designed homes, type of home best suited for area (for example homes off the ground are suppose to provide superior ventilation). Opinions from people who have actually built and live in these different types of structures, pros and cons.
3. A list of reliable professionals that can be contacted to get various tasks done (clearing, plumbers, electrician etc). Rating of the professionals would be a good thing.
4. A list of vendors; packaged homes, cesspools, water tanks, lumber etc.
5. A list of previous owners/builders that can provide “mentoring”. Not necessarily actual work but guidance periodically. (Someone to go for advise)
6. A list of other owners/builders who are also going through building process and perhaps help each other with stuff that takes more than few people to do. (Sort of a owner/builder cooperative that can help each other)
7. Links to information of interest, such as how to install a water tank, where to get a permit, books to read etc
8. A clear list of mistakes to avoid.
Also, perhaps the Hawaii Community College or UHM Architecture schools can help with the designs/architecture for affordable homes for owner builders and make the plans public domain. I am a personal fan of the Hawaiian Plantation home design, which I think are well suited for the Puna area???
Ajit
RE: Lets start an owner/builder topic - pslamont - 09-06-2005
Noel, GREAT thread; maybe the most useful so far. Yayyyyyy... let's all contribute what we can.
Just another day in P A R A D I S E !!
RE: Lets start an owner/builder topic - adias - 09-07-2005
Not sure how relevant the contents of this site is for building in Puna, but some of the information/format is probably useful for a future Puna Owner/Builder guide/site.
http://www.ownerbuilder.com
http://www.ownerbuilder.com/whats.covered.shtml
Ajit
Edited by - adias on 09/07/2005 09:25:34
RE: Lets start an owner/builder topic - emorata - 09-07-2005
From the hiloweb site, this is a good list of kit homes and some contractors that build these homes....its a good start of whats available on the islands...Overall these kit homes can come in basic to more expansive models and can be changed to work with your needs...most include design and architectural services for free or modest fees. In terms of convenience and logistics its easier/faster but not really cheaper than costing everything yourself.
http://www.hilo-eb.com/phpbb2/viewforum.php?f=7&sid=9a847a321efc9ffb4515ea67fcc36872
RE: Lets start an owner/builder topic - emorata - 09-07-2005
sorry all, i had a typo on the address link, here's the complete link below
http://www.hilo-web.com/phpbb2/viewforum.php?f=7&sid=9a847a321efc9ffb4515ea67fcc36872
RE: Lets start an owner/builder topic - emorata - 09-07-2005
Hey all,
For those that haven't gone to the archieved files on hiloweb, there is a nice source of references available there...following is another link to building materials used for building on the islands that are good alternatives to stick frame builds or complementary use.
http://www.hilo-web.com/phpbb2/viewforum.php?f=8
this is the main page of hilo web for those that have not used this site
http://www.hilo-web.com
RE: Lets start an owner/builder topic - wyatt - 09-07-2005
Aloha,
The only thing I have found that is a bummer
for owner builders in Hawaii is That you must have a lisenced electrical and plumbing contractor. Would like to do all, as have in
California.