10-28-2007, 05:03 AM
quote:
Is owner/builder as simple as 1) buying a lot, 2) clearing a building pad (permits?), 3) getting a set of engineered plans, 4) obtaining a building permit, 5) getting a construction loan, then 6) lining up the subs? I know there's a lot of footwork in those 6 steps, but what am I missing? It's the nebulous government/legal/financial paperwork thing that's got me a little intimidated. I just want to build a damn house.
Thanks in advance for any help/support.
How do I know?
Ha ha - it could be very simple and straightforward with 1 in 200 people (just my guess - no actual stats).
1) On buying a lot, sure you can just buy a lot anywhere with no thought. Most people here seem to have agnozied over where to buy, etc etc with good reasons. (see all the threads on purchasign land or ask John Rabi or John Dirgo). Land size, location to services, lava zones, elevations are all factors.
2) Clearing a building pad. Again see the threads on bulldozing. There are requirements for grading permits or even if you need to get one - some which are adhered to and some dont seem to be enforced much.
Then there is the matter of who will do it. Cheap isnt always cheap in the end.
3) Engineered plans - kit house or custom? There are many draftspeople - some good, some not so good. Hotcatz does drafting - ask her about that, or email me for others. Costs can range from not much to over $1.50/sf. Again cheap is not always cheap in the end. And as a fellow punawebber said, he likes the fact that his builder is forward thinking and uses the prints as a guide rather than set in stone, and is open to changes - because every project does. (and he reviewed his plan for months, makign changes until on paper it looked almost perfect for him.
4) This is probably the easiest part of the project providing your engineered drawings are well done, and your lot has no issues. If they have issues, then you may be back and forth to County often when you are applying for your permit.
5) Construction loans have tightened up. Again John or John can point you in the right direction. Also here is where the chicken or the egg comes in. You want x dollars - the bank wants to see plans, you need $$$$'s to get plans, they wont lend without plans?
6) Subs - get advice on subs from people you trust about their knowledge of construction. I know a woman that just had a home built, (actually Rob T did for her) and now she thinks she is a construction consultant - (did I mention she has never actually lived in Hawaii?) So actually in this case, getting recommendations from your dentist's sister's auntie's mom is a nightmare. Opinions are like ears, most people have them. Try not to get too swayed back and forth endlessly.
Other than that building is fun most days. If I didn't love it - I wouldnt work with it. There's nothing better (okay a few things, but in the residential building world I mean..) than a topping off party - when the roof goes on!
Good luck!
Catherine Dumond
Blue Water Project Management
808 217-7578
http://bluewaterpm.125mb.com/index.html
"We help make building your dream home a reality"