Building costs/estimates

[Vic]

quote:

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Originally posted by hotinhawaii

Your numbers seem very low to me for a 900 square foot house.

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I have done only minor research, and your reply gets to the heart of my concern. Could you provide some estimates that you have experienced? I realize of course they would still only be rough estimates and would treat them as such.

Cant wait to live in Puna!

[Vic]

quote:

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Originally posted by Tink

You also will have to consider the type of footing you will need depending on how high the first floor will be, as a garage below as an example will require a larger footing and engineering stamped plans to take the shear load as per the Building Code. Single floor 18 inches off the ground is two pieces of horizontal laid rebar and concrete. Also your plans would reflect shear paneling and framing above the footing accordingly. The higher up you go, the more expensive, unfortunately as I believe they follow seismic zone 3 or 4 in the Code. I'm not an Engineer.

Community begins with Aloha

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Thx Tink good info

Cant wait to live in Puna!

[Vic]

quote:

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Originally posted by randomq

Wow, $5000 to wire a new 900 sqft house? An electrician and assistant could knock that out in two days.

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high? Low??

Cant wait to live in Puna!

[kalakoa]

Reality is that you are effectively "held hostage" by the permitting process. Besides the requirement for "licensed contractors" (plumbing, electrical), the plan-checker and inspector can (and do) "freely interpret" the codes and their applicability to your build.

[terracore]

When we were in your shoes, we concluded it was in our financial best interest to buy an existing but newer home on a similar property than it was to build from scratch, and we were able to sell our existing property for a few dollars more than we paid for it. Of course we didn't get the custom home we wanted, but the money we saved allowed us to tweak it and advance our farm plans. I understand you are able to do a lot of the work yourself, but that doesn't negate bureaucracy and materials costs.

If you're closer to the planning stages than you are to executing them, bear in mind that using historical data only, the country is overdue for a recession and the corresponding effects on housing prices. There could be some bargains on the horizon.

Whatever you decide, good luck, and welcome to Puna.

[Vic]

Thanks for the reply, this was the exact intent for my post. I am not worried about the "custom" part. I am worried about spending a bunch of money that should in essence be a small simple cabin, but is starting to look like that doesn't exist.

Cant wait to live in Puna!

[kalakoa]

worried about spending a bunch of money

You will spend the money anyway -- it's simply a matter of permit overhead -- and you can't sleep under permits.

[randomq]

It doesn't sound like you're obsessing over property values or a mcmansion. You could build your cabin to code but unpermitted in other parts of Puna and save quite a bit. The building department seems to work with people that (rarely) get reported in the mauka subdivisions.

Another advantage (and best practice) on the multi-acre lots is you can put in a long curved driveway so your home is not visible from the road. Why have just a lot when you can have a private estate?

[Vic]

quote:

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Originally posted by randomq

It doesn't sound like you're obsessing over property values or a mcmansion. You could build your cabin to code but unpermitted in other parts of Puna and save quite a bit. The building department seems to work with people that (rarely) get reported in the mauka subdivisions.

Another advantage (and best practice) on the multi-acre lots is you can put in a long curved driveway so your home is not visible from the road. Why have just a lot when you can have a private estate?

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Recommended subdivisions this would work in? My favorites in order are other than Nanwale,
1.) Hawaiian Beaches
2.) Leilani
3.) Maybe Hawaiian Acres although the roads seem to be a major pain.
4.) Others? Not familiar with "Mauka subdivisions"

Cant wait to live in Puna!

[kalakoa]

Standard disclaimer: every subdivision is different, projects are best permitted in those with CC&Rs, "high-value" property (ocean view, etc) and/or small lots (easily visible from road or neighbors).

Paved roads and/or grid power will attract neighbors. Hawaiian Acres is an excellent example of the trade-off: the subdivision is very much "live and let live", no CC&Rs, with deep lots that limit visibility from the road ... but you pay more for vehicle maintenance. (My theory: at least that money goes into some small business instead of disappearing into the County budget. Your mileage may vary.)