09-03-2015, 05:17 PM
If I can make another suggestion it would be this...
Hire a draftsman (don't have any to recommend) to draw the plans. Much cheaper than the "package" house plans and you get exactly what you want. Also, think in terms of 4s and 8s. House dimensions of 24 x 32, or 32 x 48. You get the point. Once you start adding corners, hips, and odd sizes you run into cost over-runs.
Also, get a good draftsman. 99% of the plans I've seen are overbuilt. For example, you don't need 4x12s 90% of the time when you can legally use 4x10s and stuff like that. BTW, most draftsman like to overbuild the foundation. I saved 20-30% on the foundation by cutting sizes. Still meets code and you can use smaller lumber. Don't try to build a spaceship, it will cost you in the end. Can't stress that enough.
Also, with Russell, the foundation is extra. He doesn't do slab pours and that will cost you 8-10/sq ft extra (another 12,000 or so if you pour a slab). Since you mentioned post and pier, that's the way to go. Much cheaper, better with ventilation, storage and insects. He charges extra to build the boxes for the sheer walls on the foundation. Usually, will cost you $1,000 to get the foundation (post and pier) then off to the races.
Good luck. I can talk for hours about the whole process, having gone through the owner-builder process 3 times.
What I've found is nobody wants to listen. Everybody asks for advice, then decides they know what they know and make the same mistakes (usually involves going for less money bids, paying down payments, getting ripped off and, just as bad, the 3 month framing project that gets rejected during inspection).
Hire a draftsman (don't have any to recommend) to draw the plans. Much cheaper than the "package" house plans and you get exactly what you want. Also, think in terms of 4s and 8s. House dimensions of 24 x 32, or 32 x 48. You get the point. Once you start adding corners, hips, and odd sizes you run into cost over-runs.
Also, get a good draftsman. 99% of the plans I've seen are overbuilt. For example, you don't need 4x12s 90% of the time when you can legally use 4x10s and stuff like that. BTW, most draftsman like to overbuild the foundation. I saved 20-30% on the foundation by cutting sizes. Still meets code and you can use smaller lumber. Don't try to build a spaceship, it will cost you in the end. Can't stress that enough.
Also, with Russell, the foundation is extra. He doesn't do slab pours and that will cost you 8-10/sq ft extra (another 12,000 or so if you pour a slab). Since you mentioned post and pier, that's the way to go. Much cheaper, better with ventilation, storage and insects. He charges extra to build the boxes for the sheer walls on the foundation. Usually, will cost you $1,000 to get the foundation (post and pier) then off to the races.
Good luck. I can talk for hours about the whole process, having gone through the owner-builder process 3 times.
What I've found is nobody wants to listen. Everybody asks for advice, then decides they know what they know and make the same mistakes (usually involves going for less money bids, paying down payments, getting ripped off and, just as bad, the 3 month framing project that gets rejected during inspection).