Owner-Builder Journal Entries
Posted to Capernall-House by James in Belleville, MI
on 5/15/2008 8:03:38 PM
A week has gone by and the bids are slowly returning. I did receive a big bid back for HVAC (Geo) and the price is a lot higher than I thought and estimated almost 25% higher. I know a ground source heat pump had extra cost, I just thought the cost wasn't that much higher. I think that the installer has padded the bid because they also do electrical and that is almost 25% higher. That just makes me want to get more bids and how important it is, to me, that I get more bids and take my time. The only reason I would take the Geo bid is the value of the equipment they install and the backing they provide. Talking to a local flooring company last night and they received letters from most of the major carpet mills and they are going to increase there prices by 5% to 10% some time after June this year. The increase doesn't seam much until you think that 1000 sqft is going to cost at least $250 or more. The store manager said the store is going to try and keep the price down. So far so good, bids please hurry and get back. Home Depot should be calling back to get there bid. They said that there price will beat my best bid, only time will tell.
That's all for now, James
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Posted to RabbitRun by Don & Kathy in Afton, VA
on 5/15/2008 3:56:33 PM
Our well company came today to install the well pump and run the pipe and wire to the house and to the garage. They also installed the pressure tank under the stairs (last minute decision to put it there rather than in the crawl space). Our plumber is lined up to start on Tuesday, and we are really thrilled about that. He is actually retired and has a part-time plumbing business (which sounds like it has turned more into a full-time proposition). Originally he was just going to lay out everything with Don doing the actual work, but he has agreed to do the job for us...and Don will help him by doing the "grunt" work! The septic guy is supposed to come next week to put in the tank and run the lines, and someone from Crutchfield is coming out next week also to give us a consult on AV wiring...so looks like next week will be a busy one.
P.S. A couple of these photos are duplicates of ones posted last time of the power work...don't know how they popped up again, but so be it!
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| Digging Trench Between House & Well |
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| Dad Mows the Pasture |
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| Pump, Pipe & Wire |
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| Pump, Pipe & Wire |
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| Trench to Garage |
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| Pressure Tank Under the Stairs |
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Posted to StansTLH by Stan in Tehachapi, CA
on 5/14/2008 9:55:20 PM
Wednesday, May 14, 2008 8:50:43 PM
Just got back from the site visit with the local engineer. All things considered it went well. He looked at my images. Walked the ground with me. We talked about the basement and foundation, the framing plan and what hardware to use. (We both said "Simpson" at the same time, kind of funny, guess you had to be there). I showed him the roofing design and the overall lot plan. Of course, I have several versions of the files and opened a few of the wrong ones. He was VERY patient. He was also surprised at how much I had done. When I explained some of the finer details of this madness, he nodded respectfully, even made a few suggestions. Lots of information to share both directions, this could be a good fit. But then again, he is my first. lol. I must talk to at least 1-2 more at least to know if I do have the right person for the job.
I was planning to burn him copies of the files on CD to take after the meeting, but I realized that I still have a bit more tweaking to do on the images. He said they were fine, but I want a last shakedown to make all the changes ripple through each version. Less work for him to do, and hopefully will be reflected in a lower bill. He told me he was going to do a proposal that will have stages of the project. He said it was a place to start and that we would modify it as we apply it to my situation. He does need the original survey or a new one, so I will be burning up the phone lines to track the original down. I really don't like the idea of paying for work that already exists somewhere. Since we can't do anything until a water source is in existance, I do have a little time and wiggle room. He said he will contact the local office of the building inspector and see about any special requirements. He doesn't think a soil test will be necessary, but the county may require it, even though the county gave me reports and type information when I went to EHS for the septic information. He has a soils guy and THE Title 24 guy. Literally, the guy who wrote the codes. Thi$ make$ me think it could get expen$ive, but he said they were friends, so you never know. This is a rural place, the good ol' boy network is alive and kicking out here.
I had to ask him if the idea was feasible or was I just following a crazy figment of my imagination. He said it was elegant (Engineer speak, translation: Cool, good design) and that not only is it feasible, but a classic choice with a timeless appeal that will bring a good resale value for the area, should I decide to ever sell. He said my tech upgrades and plan for the building envelope were in line with what needs to happen. The tech upgrades were something that he really liked. A lot. He said that I was definitely 21st century in my thinking.
Huge sigh of relief on my part. Now I can detail out my drawings. Something I was holding back on so that I wouldn't have to do it over, and over, and over... That is my normal status quo on the day job. Got to love movie people, they spend other people's money like it's water and like it's their own. I don't mind multiple revisions on my day gig. But now that I am the one controlling the purse strings, I want value for every dollar spent. I need progress. I have got to try to kick Murphy out of the game. Never going to happen, but maybe I can delay the next guest appearance.
On another note:
The California Poppies are in serious bloom right now and the hillsides are splashed with 1/4 mile long streaks of orange. Also, Spanish Broom is blooming and there are several larger ones that are spectacular (we are talking humongous, 25' diameter and 15' high, thankfully not touched by our recent wildfires.). Huge explosions of electric yellow line the roadways and ridgelines. The trip up and back was visually stunning. Thought about having lunch at the Poppy Reserve but the temperature was climbing still at 3:00PM so I scrapped that idea in favor of air-conditioned bliss. (I'll add a few pics later, too tired to dig out the camera dock).
Think I will sleep better tonight. I will definitely be more confident when I talk to/show the next candidate my plans. The initial "Dog and Pony show" jitters are gone. (D&P shows are basically pitch meetings, don't know how much the slang is used outside of the movie biz, we love 'em and we hate 'em, depends on what day it is!).
Stan
PS: I went caffeine-free this morning, but I was still wired while waiting for the meeting to begin. Once we were done and Greg took off for his office, my whole body sorta just relaxed and I found myself needing a Starbuck's drive-thru stat.
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Posted to The-Ridges by Brett in Logan, UT
on 5/14/2008 4:33:55 PM
Photos didn't load well last time. This should work better. The photos of the floorplans are also attached as pdf's on the last entry, so I won't load the images again. Anyone interested can simply open them in Adobe.
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| Front Exterior Rendering. Not exactly, but it conveys a very close approximation. |
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Posted to OwensNewHome by Justin in Chandler, AZ
on 5/14/2008 4:28:19 PM
I am pretty much compulsive about Craigslist by now. I missed some stone floor medallions by a few minutes (the guy just sold them) and now I am checking it all the time.
I picked up a mantel for our master fireplace for $200. It's precast stone looking but much lighter (thankfully) it will look great around our 50% off fireplace I picked up last month. If only I had more cash on hand to buy good deals. Unfortunately the bank wants to make sure I spend the money on my house . . . wait this is all for my house!
On the brighter side apparently there is one small change needed for our plans but Brian our designer spoke with the City and he'll make the changes, I'll run the plans over to the City and he can approve it. To say we are that close to permits totally freaks me out but as my wife reminds me, "It's already been 9 months in (her parents) basement". This is true - ok time to get going on the house.
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Posted to The-Ridges by Brett in Logan, UT
on 5/14/2008 2:14:48 PM
Well, some time has past and I've really been scrambling to get everything together since the last journal entry. I guess you could say that most things have gone smoothly.
I really needed quick turn-around on the house plans, but we also wanted to save a bunch of money. So, I had to be a little resourceful. I have "Punch Home Architect 4000" that I've used for several remodel projects before. I found a house plan on the internet that was somewhat similar to what I was thinking. (My favorite architect on the web is Don Gardner, and the attached front rendering is actually a modified version of one of his homes that I've been using as a good look at what the exterior of the home should look like when completed.) On the Punch software, I created a similar version of the floorplans in about 5 minutes, using the floorplan trace function. Then I threw out everything that I didn't like about that design and moved a bunch of walls around. Once I had everything in approximately the right places, which didn't end up much like the original at all, I used the software to convert the plans to DXF and emailed them to my Aunt who is a drafter.
My aunt imported my files into her AutoCad program and made the necessary changes, such as moving walls so that dimensions would be in even increments to make construction less complicated. Having my files on hand helped a ton because they live 350 miles away and there was no way to meet up to discuss things. Because of my designs, discussions were quite minimal, but she made some very good suggestions regarding functionality of the rooms. In the end, I had 2'x3' blueprints in hand after 8 days. (She only worked on them for 4 of the 8 days.) I've attached a copy of some of the floorplans if anyone is interested.
During that time I checked with a few local banks about owner-building. A couple of them would work with me, but credit standards have really tightened up so they were really giving me a hard time. Most wanted about 20% down, and sweat equity didn't count. I decided to get with CTP Loans at the recommendation of several people here. They are a dream to work with. They require you to do a little more work than some local banks but the terms are great. We had the pre-approval paperwork done in about 3 days; eveything except the subcontractor quotes.
I got with an appraiser and delivered him a copy of the plans on Apr. 8th. He indicated that the appraisal would be sent to CTP by the 11th. Long story short, it was two weeks past the 11th when the appraisal finally got to them. That has been the only hang-up, but unfortunately, that required me to get a 2-week extension on the land purchase deadline. The developers were easy to work with on that though.
Anyway, while the plans were being appraised, I went about completing the quite detailed construction budget worksheet from CTP Loans. To give you an idea, their worksheet has 80 different line items that need quotes or estimates. This is where again the Punch software helped a ton. Once I got the finished plans back from my aunt, I made the necessary changes on my software, but mine also allows me to design the interior and do a complete walkthrough. I designed all interior finishes including flooring, paint, trim, and cabinetry. The software then has an estimator that will tell you how much material you will need for any DIY work, which I will be doing a lot of. Then all I had to do was make a few visits to suppliers and have them do a quick price breakdown. (A note to novice builders: this is the part where it really pays to be familiar with building practices, lingo, and building codes.)
Before I began this design work I had already located 3 different subs in each of the areas I would require, such as foundation, concrete, plumbing, electrical, etc... I wanted to get bids on the items I was doing myself also, because I wanted to see how much I would be saving through DIY. I went to a local copy shop and had plenty of 50% reduced copies of the blueprints made, as well as 6 full sized copies. Below are a few tips for doing this:
- Avoid places like Kinkos as they are exceptionally overpriced (e.g. Kinkos = $5/sheet, local copy places = $1.50/sheet).
- Small copies should be reduced exactly 50%, because it is easier for subs to use for quotes. The scale is exactly 1/2 the original and most of them use architectural tools to put bids together. If you just get 11X17" copies, the scale will be all wrong and it takes them longer.
- Many places would rather get emailed versions which will save you tons of time and money. Tell your drafter you want PDF versions that are scaled to fit 11x17", or 8.5X11".
To make a very long story just a touch shorter, I told all subs that I was on a short time schedule and would need the quotes back within 4 days. They were informed that if they didn't meet that deadline, they would not get the job. I started on a monday, and had all the quotes/estimates back by friday. Two of the full-sized blueprints were also delivered to building material supplier/lumberyards for complete take-offs. Now for the past two weeks I have been waiting while the appraser took his sweet time, and the bank underwriters are doing their thing. There is still much to be done during this waiting period though. Price shopping is the biggest thing. I gave my wife a complete breakdown of fixtures, appliances, and finish materials that we will need, along with an itemized budget and told her she can get whatever she wants, as long as it doesn't cost more than I've specified. I hate shopping, but she loves it. We all need to do what we're good at.
There are more tips that I have for anyone doing this, but I'm out of time for the day. I'll attach the pictures, and post more later. Hopefully our loan closes Friday.
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| What the house should pretty much look like when completed. Not exact, but close. |
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| Main Level Floorplan |
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| Upper Level Floorplan |
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| Basement Floorplan |
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FilesFront & Rear Elevations.pdfSide Elevations.pdfMain Level Floorplan.pdfUpper Level Floorplan.pdfBasement Floorplan & Elctrical.pdf
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Posted to StansTLH by Stan in Tehachapi, CA
on 5/14/2008 2:28:23 AM
Ok, so... tomorrow at 2pm I meet with the local engineer on site. At least he is the only one of 10 that responded to my little ad that actually wants to meet at the site. I placed a request on Constructiondeal.com for a civil or structural engineer (which I may use again for some of the trades). Gave a brief, very brief description and the responses started rolling into my mailbox. Some close, a few that were a 200+ hundred miles away. Talked to a few on the phone and a couple by email. With fuel prices what they are, and the interaction level I would like, I think the closer guys will get the consideration. Not that doing this over the internet would not be possible. I am a visual person, I got to show what my ideas are. It would take hours to describe verbally and volumes if I actually wrote every single thing down. It's definitely a 'boots on the ground' thing. If I can show the drawings, show the spot on the ground and babble coherently long enough, then maybe he will get what I want to do and it might make this whole process go smoothly.
This is my first real step. Someone else other than me is getting involved. I have got to talk to a professional and get the feedback. This is the first person to get the whole thing in one blast. I have rambled a bit here, but I haven't really shared all my plans with anyone. As I have only just started attempting to make the dream a reality and this poor guy will get the whole spiel. Gotta watch the caffeine tomorrow. Once I am assured that my idea will work, then I can get started on the well and water system. No water, no permit issued.
It's on! And I don't think I could stop now, even if I really wanted to! Uh... what kind of cheesy quote can I end with... oh... Never give up! Never surrender!
... really need more sleep....
STan
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Posted to AlaskaICFREMOTEHouse by K in Wasilla, AK
on 5/13/2008 9:57:20 AM
This last two weeks has been nuts. My husband has been gone on a trip, so I've only had about 4 hours of sleep/night for 2 weeks. Can't wait until he gets home.
I got the three bathtubs ordered. After doing alot of comparison shopping on the web, I found Kohler tubs from an online plumbing company at a better rate than I got quoted from the plumber or the big box store. Was told they are going out on the barge Weds. We'll see. If it works out, then I'll be buying a whole lot of stuff from them. Anyway, I bought a membership and saved an extra 5% plus, and because I spent a good sum, I have no shipping cost to Alaska; which is nearly unheard of.
Signed the contract for the two garage doors from a local company. Activated the builder's risk and PL policy. Met with Masonry and Excavating subs to get the step footers figured out. Received preliminary information from the structural engineer regarding the step footers, and rebar for the footers. Staked the lot for excavation. Prepared the plastic drums which will be used for drywell for our waterproofing around the house. Got the prelim heat load calculation from the plumber and the numbers are looking great. Made lots and lots of corrections to the plans (argh!). Contacted the insulation sub, and will meet with him Friday. Contacted Well Diggers again to let them know we'll probably want them coming in next week. Road restrictions expected to lift end of this week. Contacted the new neighbors to let them know we're starting, and we'll try and keep the subs out of there early in the morning.
Only a few days now before digging starts. Still need to finish a few things before excavator starts. Started a checklist for on-site constuction for excavating and masonry. Will include things like, checking setbacks, confirm well to septic distance, etc. I am also going to set another set of stakes about 20' out from the originals so that I know where the corners were when I marked them for the house and garage. That way, when the excavator runs them over, I know where they were.
Next, finish up everything for the framer, and a whole lot more!
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Posted to TheHoskensProject by Brian in Melbourne, FL
on 5/13/2008 7:50:42 AM
Actually, we're only about 1 or 2 day's work away from having all the outside of the dome concreted except for underneath the entryways and dormers. Once all of the outside (anywhere rain would hit) is concreted, we have to wait 30 days for the concrete to cure and let rain wash off the alkalinity, and let it weather a little so the concrete primer-sealer will adhere properly. Fresh cement is too alkaline at first. Anyway, here's a couple pictures, they look bad since it was pretty dark. Only one more weekend needed...and it's getting really HOT here.
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| Fresh cement on the upper door dormer |
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| Main entryway seams and finish cement completed. |
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Posted to StansTLH by Stan in Tehachapi, CA
on 5/12/2008 8:44:57 PM
I need a break from the tech drawing and research. Some of the features are fighting with me and I am just too tired to read the help file.
So, I thought I would blog a bit. This is cheap therapy. lol.
Below are a couple of real quickie drawings done in Microsoft's Visio. Not a really cheap solution (about $200 if you shop), but... you can download a free 60 day trial version that is fully functional from the Office 2007 website. It has templates and objects that you simply drag and drop then use the handles to adjust size and shape. The appliances have a section in the object properties to add all the pertinent data like price, model, make etc. The really cool part and exactly the part I am arguing with, is that it has a magnetic glue function that ties the walls and other objects together. This feature is great when you resize rooms as all the glued items come along for the ride without needing to reposition. It has some caveats though. If you group some objects and structure and one end of an object is free floating and not anchored or glued to another part of the structure, you get some funky angles on your interior walls. The first one I goofed up looked kinda cool and for about a minute I thought about leaving it that way, then I came to my senses.
The first is a work in progress, I am redrawing my previous work using the templates and objects. This is about an hour's worth of work. No, I did not read the manual. It is fairly simple to use. Note the butt and pass of my corners to represent the log style. Visio fought me hard on that one, but I triumphed. It outputs in every format you would need including AutoCAD and HTML.
The second drawing is of a flow chart for a typical solar and/or wind system, extremely simplified. I was thinking about writing a semi-rant/edu-torial on off-grid solar power and how to properly size for your needs. After a few conversations with some vendors, I was shocked at how I was treated until they found out that I know quite a lot about electricity. It actually felt a bit slimy on more than one occasion, sort of like a used car sales approach.
Would that appeal to this group? How much detail would be enough? I would share a couple of approaches, and my own system and why I chose it. I am a big fan of low-maintenance, heavy duty bullet proof systems. (A dream, I know...but I can still try).
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| This is the WIP. I love how the window objects allow orientation of how you want them to open. Makes ordering the correct version easier. |
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| This took about 45 seconds to create. Visio is almost a no brainer for this stuff. |
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| Same WIP file about 30 minutes later. I am really starting to like Visio. Wish I would have played with it sooner. |
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Comments (2)
Posted to StansTLH by Stan in Tehachapi, CA
on 5/12/2008 2:31:20 PM
Ok, ready to go, got the car loaded up with some stuff to transport to storage. Got my keys, got my DVD-Rom, got Mom ready, laptop... check! Just about to load Mom up and hit the road and... my cell goes off. It's the engineer. He has a family emergency and asks me if it is alright to postpone. I tell him that it is not a problem. My schedule is flexible, since I have yet to actually plot a timeline for the project (I got the scheduling DVD to watch yet,) and there is no loan or other clock ticking. He thanks me and we reschedule for Wednesday the 14th at 2pm. He told me he went and looked at my lot, I figured he would when I gave him the approximate address so he could Google it. It is kinda fun when you don't actually have a street address yet to use the satellite map of Google or Yahoo! and type in approximate addresses until the little marker sits in front of your lot.
He told me the street sign is gone. I kinda knew that it might disappear. We get some pretty high winds and the last time I saw the sign it was already dangling. It's in the unincorporated area of the county, so I wonder how many years until it is fixed. This means I need to make an accurate map for subs and others to be able to find my place and get some temporary signage like I would do for a location shoot. I don't want delays caused by people getting lost when the actual work starts.
It's almost like the "Magical Mystery Tour" tailor made for my foray into OB. lol. Yes... a Beatles reference, but something that gets a chuckle out of my circle of friends. And Murphy has already made a guest appearance.
I am not really bothered by this, actually I am relieved. I get two more days to tweak my art. I get two more days to scribble more data into the meta tags of the objects. Things like manufacturer, model number, pricing, sizing and color information. I already redid my decking from a straight vanilla into a modified herringbone and diamond pattern. It looks great on the screen, definitely adds character and gives a strange sort of mystical like feel to the overhead. My plan is literally oriented to the compass points just like Giza (Actual true North, not magnetic N). This makes it fit into my weird-but-cool requirement for my dream home and gives me optimum orientation for my roof mounted PV panels. I also cut 2' off of the N and S porches and the W deck. I did the math and will save a fair amount in materials and will not need the additional support that the larger span would require without losing the functionality of any of the areas. The W deck alone saved over 150 sq' and the porches saved another 168 sq' they also require less roofing material in the same sq' as well. The E deck remains unchanged, though the stairs from the porches are now on each end of the E deck and the wheelchair ramp has been rotated 90 degrees to face E and the parking pad. The symmetry of the overhead led to the changes, including the deck pattern.
I got up early, I actually did sleep. some. I did get some stuff done, I wasn't twiddling my thumbs. lol.
Oh.. While I was playing with the calculator, I did some numbers for my little lighting plan. I will be able to light my entire house, including exterior accents and interior accents as well as task and safety lights for around 210 watts total. These Luxeons are so incredibly bright that I had to put a frost diffuser over the kitchen fixture (my prototype), with the clear lens, if you look at them directly, you can't see for about 5-10 minutes. Minor miscalculation, my mistake. My kitchen fixture has 4 3W units, for a total of 12W @ 12Vdc or 1 amp. About 10 times brighter than a CFL of comparable wattage. They are a bit more expensive, but the 100,000+ hour lifespan sorta negates the cost. If I left them on, 24/7/365 it would take about 11.4 years to burn out, and then only maybe, since they like to be on. It's the on/off current spike that actually shortens their life. They also come in .5W, 1W, 5W and the new 10W. The 10W actually includes a heatsink since it tends to generate a bit of heat. The cool factor about these is just that. They are cool to the touch. The higher wattage modules do get warm, but not like a CFL or Incandescent and definitely no where near Halogen. And... clear, clean, artifact-free illumination with no flicker at all.
Kitchen lighting was on my list of things I was not satisfied with in other places I have lived. A lot of thought went into what I would do to solve some of my pet peeves. The fixture I built is probably a little over-kill on the brightness, but a gloomy kitchen was something I hated. Makes it hard to keep clean when you can't see all the little splatters and things. I also have under cabinet lighting that is more direct but those are still only sketches.
I will babble on more about lighting and some of the fixtures I will be using. I will organize my supply links and provide them in a future installment. This is one of things I am most adamant about in my designs. Lighting can make or break a room. Can make it comfortable and functional or no-mans-land. I may even put together some kits for the DIY types that don't want to meet minimum order quantities. It is really not that hard to assemble a fixture. Took longer for the glues to cure than for actual assembly and it was another excuse to play with power tools. lol.
Stan
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Posted to Working-Wilton by Barbara in Wilton, NH
on 5/12/2008 1:55:43 PM
Here is my latest project. The slate was alot of work, but we are very pleased with the way it came out.
The stove is a Heat N Glo Paloma - found it at 1/2 off it had been special ordred and customer couldn't use it where they thought they could. It's on a programmable thermostat so it will meet our bank requirements for heat. Nice this time of the year not to have to start a fire before work to take the chill off, this kicks on just a little before we get up and no chill.
Here is Les' latest project
When we were skiing in VT a few years ago we saw deck rails very similar to these and thought they were very cool. Later on while reading a Fine Home Building Magazine came across a plan to build these. Les has done some amazing work, we even had a little deck building/birthday party last weekend. No gifts, just lending a hand. It went really well and we got alot done, thanks everyone who pitched in.
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| Linen closet - next project for me to finish
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| Mudding painting, staining trim and tiling floor will be my jobs. |
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| Electrician to put down lights under shelves. |
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Posted to dream-home-ohio by greg in zanesville, OH
on 5/12/2008 10:02:03 AM
once again the rain has hampered progress. we did get about 4-5 hrs of digging done friday night. saturday was beautiful and we worked from about 7:30am to 8:30pm. a friend of mine ran the trachoe and i ran the skid steer. I felt like someone had beat me up by the end of the day. we made alot of progress. my wife took some pictures will have to try and post them. sunday it poured rain all day. i just hope it dries out for the coming weekend so i can get finished up, still a lot of dirt that needs to be moved around. digging the basement has turned out to be quite a bit of work but if it was easy everybody would be doing it. as my friend said to me as we were standing on the mound of dirt we had just dug out of the ground, this time next year we'll be standing in this same spot looking at your house and talking about the day we dug the basement, that's all the motivation i need.
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Posted to CastleHeims by douglas in cedar rapids, IA
on 5/12/2008 5:54:47 AM
We have a basement! After all the delays on the money end and 3 weeks of weather delay clearing timber we've got it done - a full basement. The deal with our excavator did not include hauling fill away - anyone need some good quality fill? The developer actually has a stash up in the timber and is allowing us to dump and fill in a ravine area, we can only get a 5-tonner up there so it will take some time to get it moved (probably 50-60 loads). We had another 2" rainfall the other night so here we sit again waiting for it to dry up - a sprinkle can ruin any activity up there for hours. It just gets too wet to move around. The driveway is slowly taking shape and is not as steep as we feared - kudos to the excavator for a fine dig and placement. Aside from moving the mud mountain, we have two soft spots on the floor that need de-watered and some trenches to dig for the walk-out and garage before moving on to the footings. With more rain forecast for mid-week we'll probably be sitting wet all week twiddling our thumbs again.
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| Timber clearing |
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