07-15-2013, 04:47 PM
I have built 3 houses owner-builder in HPP in 10 years and have it down pat. Shouldn't cost you more than 70-80 per sq. ft.
I used the same builder to frame all 3. He charged $12/sq ft and in all houses (after permits were ready) I went from a blank housepad to full structure (ready for plumbing and electric rough in) in 10 days. Doors, windows, roof...ready for paint.
The rest, depending on the size, count on 5,000 for everything. This is how I did it on all three (in order). 5 to clear, 4 to fence, 3-5 for cesspool or septic (septic 5), 2 for plans (more on this later), 3 for catchment. Waiting for permits, ready to build.....
1,100 sq feet.
18,000 for lumber and tin
11,000 for labor
4 for plumbing
6 for electric ( I paid 8 because I trenched my power line)
3 for drywall (actually less cause I did all the labor)
The rest is up to you, fixtures, tile, paint. Although "the rest" can go up to 20,000.
the hardest part is at the end when you have to pay the remainder of the plumbing and electrical contractors so you get hit with heavy expenses toward the end.
Regarding the whole "kit" thing. It's the dumbest thing. You can hire a drafter to design the house adn it will cost 1,500-2,000. You can buy the "kit" and you write a check for 2,000 for plans. You change one window placement (and you will) and it skyrockets. Why not get what you want to begin with? Get a draftsman.
This was all post an pier, use concrete and the numbers go up dramatically. Add $8/sq ft just for the pour.
Anyway, I did all 3 for 70-80/sq ft and did well with inspections and nonsense.
PAY NOBODY IN ADVANCE EXCEPT PLUMBERS AND ELECTRICIANS, who require it. Builders, drywallers, etc. will ask for money upfront then never answer the phone. Trust me. Good luck.
I used the same builder to frame all 3. He charged $12/sq ft and in all houses (after permits were ready) I went from a blank housepad to full structure (ready for plumbing and electric rough in) in 10 days. Doors, windows, roof...ready for paint.
The rest, depending on the size, count on 5,000 for everything. This is how I did it on all three (in order). 5 to clear, 4 to fence, 3-5 for cesspool or septic (septic 5), 2 for plans (more on this later), 3 for catchment. Waiting for permits, ready to build.....
1,100 sq feet.
18,000 for lumber and tin
11,000 for labor
4 for plumbing
6 for electric ( I paid 8 because I trenched my power line)
3 for drywall (actually less cause I did all the labor)
The rest is up to you, fixtures, tile, paint. Although "the rest" can go up to 20,000.
the hardest part is at the end when you have to pay the remainder of the plumbing and electrical contractors so you get hit with heavy expenses toward the end.
Regarding the whole "kit" thing. It's the dumbest thing. You can hire a drafter to design the house adn it will cost 1,500-2,000. You can buy the "kit" and you write a check for 2,000 for plans. You change one window placement (and you will) and it skyrockets. Why not get what you want to begin with? Get a draftsman.
This was all post an pier, use concrete and the numbers go up dramatically. Add $8/sq ft just for the pour.
Anyway, I did all 3 for 70-80/sq ft and did well with inspections and nonsense.
PAY NOBODY IN ADVANCE EXCEPT PLUMBERS AND ELECTRICIANS, who require it. Builders, drywallers, etc. will ask for money upfront then never answer the phone. Trust me. Good luck.