House Plans & package homes

[Colleen M]

Hi -

I'm currently working with Big Island Package Homes - they are a local company based in Hilo. Checkout their website - (http://www.packagehomes.com). So far they have been very helpful and accommodating (not to mention patient, as I've never built a house before), and they've helped me to customize the heck out of their standard 1580 sq.ft. home.

In their words, "Big Island Package Homes designs and sells owner builder kit homes in Hawaii which include windows,doors, lumber, roofing, plumbing and cabinets." They have different types/grades of lumber to choose from.

Since we have no idea what we're doing (it's learnable, right?), a kit home seemed the best bet. Prices seem very reasonable, and we've visited some that have been built in Paradise Park - they look nicer than most kit homes.

Anyway, no complaints yet. We're in the permitting process and looking for a great turnkey contractor - any recommendations?

Aw, heck - while I'm at it, can anybody recommend a good real estate attorney? I haven't checked out the rest of the forum, so if this info is already listed, please forgive me - I'll find it eventually.

Colleen M.

blessings -

Colleen M.

[HADave]

I 've checking out the the WBS home package outfit that robguz suggested because I hadn't heard of it. As it turns out Its a Washington State based outfit doing bussiness here on the Island since 1967 and claim they have a good reputation. They offer many styles in 3 categories affordable, modest, and luxury. Their packages are near complete lacking only a few finished floors but do include a base vinyl for kitchens and baths. the model i chose to inquire about comes with an exposed beam hip roof as well as post and pier foundation plan. they email you a general material list with finish products as well. they also shipped FOB Hilo in 3 installments at your request w a 20 day lead time on the 1st order. There is no charge for the plans/drawings and they have an architect in Honolulu handle the permitting process and he also stamps the plans, his fee is 500.00 I am waiting for a return email with a price as I opted to change the roofing material from composite to metal. The fellows name I'm dealing with is Al Dunn. he was very eager to help and got right back to me by phone after my initial call. Ajit I'm thinking of you here you might want to check them out as well.

Dave



Edited by - HADave on 12/19/2005 23:19:05

[emily]

In a "package home" all you're really getting is the materials and blueprints. You still have to build the house from scratch. One advantage I could see is that you would get a clear picture of the material cost without having to do your own takeoff and call every lumber yard and ask them "how much for a 2x4x10, 2x4x16, simpson ties" blah blah blah. Be careful about what is included and what is not included in the package. Some include everything you will need to finish, others do not and it may end up cosing quite a bit of money when you realize that they don't include sheetrock for example. I work for a contractor and we have built several HPM homes while I've worked here. HPM just gives us a material list and they arrange delivery at different stages in the project. You can also take one of their plans and drastically change it for a drafting fee. So basically, you can get a custom home from them and they handle all the material ordering. But yes, they are probably more expensive. They have to make some sort of money on this or else they wouldn't be doing it.

[Rose C]

Does anyone have experience with the dog trot home design? The HGTV 2006 Dream House incorporates that design and I think it would be great for Hawaii.

Rose C

[HADave]

I thought I'd bring this forward plus add a new package company listed in the Tribune, well not necc new but......The link is~

http://www.BambooLiving.com

It is a very good site packed with info, photos, and pricing! A Maui distributor.

Reminded me of the MultiFacetted homes but different......

Aloha HADave

[Da Stef]

http://dekesel.com/homes/
not packaged homes
but premade frames

they'll also help you with your plans and permiting and installation (putting up the frames, in a day!)

[Kapohocat]

Since I left Argus, I am still in the home planning business. I work with all the "package suppliers" and I work with individuals designing their own.

A point was made that whomever it is- Argus, HPm, Honsador, BIPH, pierson's or Trojan, does supply the material list with the package. On some of them, you may take the list and "shop" it. Some people buy the 2x4's from HPM, the trusses from BITM, the flooring from Home Depot, etc, etc.

As far as I have seen, for most folks in the regular price ranges, starting from scratch is a waste of resources. I have over 200 designs from the above and some customs and most people find something similar to what they want and then just tweak it to get exactly what works. Reinventing the wheel is expensive, just adding chrome is less expensive.

The other errors i see that cost money is people getting the lowest price without regards to the quality. If quality or durability isnt an issue than fine... an example is Home Depot's 28 guage metal for roofing. its cheap but does it last? Tin is an expensive part of the budget, how many times are you willing to replace it or how many times can you replace it before you should have spent the extra cents for the 26 or even 24 guage?

Site work is another big expense, i always suggest that you do the site work and put in wastewater system at the same time. Saves delivery charges, and can save fill rock if you need it somewhere else.

Also on permitting, it is kinda like flying. My baby bro is a airline pilot, I asked him why they make the big bucks and they do so little. He said your arent paying me to fly when things are going okay, you are paying for when they go wrong and I can pull it out. Sometimes it pays to have a person who knows all the ins and outs do it who have experience and know the SMA requirements, and shoreline survey info, and.... etc etc.

Okay so overall my thought is becareful of spending a 1.00 to save a dime.

-Cat

Edited by - kapohocat on 05/24/2006 07:18:53

[msurf]

Aloha Cat and all,
Thanks for your informative email. I am about to embark on my adventure. Here is the plan:
I plan to build a 40 x 50 shop and a Castleblock Kukui model home with some mods. I have the construction loan in progress for owner/builder, and have purchased my land in F.A.
My delimma is I am starting a new job, and need to relocate to my property by July 8th. I had planned to erect the metal shop building first, live in that or my camper van while I build the house. I plan to contract the pin finding (possibly myself)or survey, excavation, two slabs with electrical and plumbing rough-ins, cesspool and catchment. Then I will erect the shop myself, and later the home. The problem I am having is who to contact for the excavation/slabs/cesspool/catchment. Are you aware of any reputable general contractors that would do the aforementioned?
Aloha from Maui,
MIke

[pslamont]

IMHO you do NOT want a general contractor for these items. He will just sub these jobs out and add $$ on top. Contact me directly and I will get you some names to do each of these things for you. Aloha. Pam

Just another day in P A R A D I S E !!

[Kapohocat]

Unfortunately, I disagree with Pam. You do need a licensed contractor (I think it is a c-90) license for the Cesspool, along with licensed Elec and Plumb contractor.

The other items you may do yourself or just hire a concrete guy to do slab and catchment ring.

I sent you an email with recommendations, but I will also send one for some of the other items you listed. You may always contact me on my cell @ 217-7578. I have worked with many of the "builders" as well as many of the GC's. And much of who you use depends on what your construction loan specifies!

-Cat