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Pat's Forum Posts: 212
Journal Entries: 22
Interview Answers: 61
Average Forum Rating: 3.52



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Not going to build

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 7/2/2010 11:14:21 AM

It's final. All bids are in and the second house we designed (downsized from the first set of plans) still came in above our budget by $150,000. Not easy to cut out that much in a budget; so we are selling our lot and not building. Our lowest bids came in at $600,000 for a 2,104 SF house in the Sierras and our budget was $450,000.

Financing Looking Good

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 5/4/2010

I finally got an email from the bank today confirming we would NOT have to come up with an additional $50,000 down on the construction loan, provided the house appraisal came in where projected. Whew! That is great news!!

Foundation problem

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 5/3/2010

While looking at foreclosures in the area, we had one of the contractors visit our site and point out a problem in the plans. Apparently, the topography map is wrong. The slab foundation was designed for a 2' slope front to back and there looks to be at least a 4' slope front to back. That means the plan has to be changed to a crawlspace design. Back to the drawing board on the plans AGAIN! This sets us back at least a month.

Should we build?

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 4/22/2010

All the contractor and subcontractor bids are due in early next week.  Several have made the comment that they were surprised we were building, considering the foreclosure deals out there. We decided to see exactly what deals were out there to make sure we were making the right decision to build.  

Posted by Mary in PA on 4/23/2010 Mary's Forum Posts: 101 Journal Entries: 60 Interview Answers: 15 Average Forum Rating: 4.17 Image from Mary's blog 4/23/2010

It is a very big decision and I think you're right to pause, look around and consider all options before the actual build starts. Perhaps you will find a fantastic house on a lot that you love for way less money. And if not, your land is still there waiting for you. If you can spend way less than your budget on an already-built home, it may open up new opportunities - like having the home and also building a very-small weekender cabin on the land in the national forest. It's a lot to consider; best of luck to you both.

Site Plan

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 4/2/2010 2:37:35 PM

Here is the final site plan for our property.

Files

• Brizendine site plan.pdf

Loan

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 4/2/2010

We received yesterday a security email from BBVA Compass Bank giving us a Good Faith Estimate on the construction-to-perm loan. Whew! Things look good. All that is left to close the loan is supply them two copies of the drawings, fill out the line-item cost breakdown sheet, and once we choose our contractor, have them fill out the contractor-information sheet. We should have all this completed in the next four weeks.  

Building permit fees

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 3/11/2010

We applied for our loan today. We'll see how it goes.

Final drawings

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 2/12/2010

We are now back on track. Our architect created new plans in a record two weeks and they are going to the structural engineer next week. We now call it our Alpine house.

Photos

Front

Side

Files

• LOWER LEVEL 021010.pdf
• UPPER LEVEL 021010.pdf
• LOFT LEVEL 021010.pdf

Posted by Tim in North Pole, AK on 2/13/2010 Tim's Forum Posts: 17 Journal Entries: 31 Interview Answers: 64 Average Forum Rating: 4.20 Tim's Selected Image 2/13/2010	Looks real nice!  I drove through Austria once and I could easily picture something like that there nestled in the mountain village.
Posted by Pat in Arnold, CA on 2/13/2010 2008 Merit Award Winner Pat's Forum Posts: 212 Journal Entries: 22 Interview Answers: 61 Average Forum Rating: 3.52 Pat's Selected Image 2/13/2010	Thanks, Tim!  That's what we were aiming for in our design.  We get alot of snow up there and it should fit right in. Pat

New Plans

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 2/3/2010

Our architect will cut us a deal on the new plans. They will be $3,800. Whew! That sounds reasonable. More importantly, he is able to work on them immediately. He should have the working drawings done within three weeks and they can go to the structural engineer. It looks like we will only lose a month on this snafu. 

Photos

Carriage House Inspiration

Projected SF costs

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 2/1/2010

Our builder said to project these building costs. Mind you--this is a SIPs wall and roof house (not stick frame). The house is in a fire zone, which means no combustible materials can be on the exterior of the house, no vents that allow embers, and all windows must be tempered glass.

Photos

Our land in the Sierras

One of our Ponderosa Pines

Start all over again...

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 1/31/2010

We spent $12,000 on architectural drawings over the course of 6 months only to find out once all the bids came in we were $150,000 over budget. You can't just easily find that kind of adjustment without major impact to the design.

Photos

Our forest haven.

How things change

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 7/1/2009

A lot has changed since my last posting. We are no longer going with Viceroy for our home. Our 12-month price lock-in expired in May, and since prices here for labor and materials have really dropped, there is no incentive to go with a Canadian company and have the materials shipped in.

We are now designing our own home and having the shell constructed through dry-in by a local contractor who is experienced in ICF foundations and SIPs construction. The plans are being drawn up now and we are pushing to start construction in October, but if we miss that deadline then the snow is going to be on us too fast and will have to wait until spring to start.

We just ordered our geo-soil test to be done for the bearing capacity of the soil. It's a whopping $4,650. Our concept and full construction drawings are running $12,000. 

Our financing is presently set to go through our local bank, Pacific State Bank, that allows owner-builders.

Posted by RogerC in Phoenix, AZ on 7/7/2009 RogerC's Forum Posts: 53 Interview Answers: 3 Average Forum Rating: 3.38 Randomly Selected Image 7/7/2009	Now that you've locked in your financing, I'm curious how the issue in your previous post worked out. Did you end up having to pay the contractor that you were looking at back then?
Posted by Pat in Arnold, CA on 7/7/2009 2008 Merit Award Winner Pat's Forum Posts: 212 Journal Entries: 22 Interview Answers: 61 Average Forum Rating: 3.52 Pat's Selected Image 7/7/2009	All financing options available today have the same stipulations. You have to have a GC on the permit. For a GC to take the responsibility and liability of pulling the permit in his name means he does the bulk of the work. We found a GC that will do the project to "dry-in", and then we are responsible as owner-builders to get the rest of the interior finished by overseeing the HVAC, plumbing, electric, etc. while he stays on for that part of the project as strictly paid by the hour, as we need him. So, after "dry-in" he is strictly a consultant when we need to go to him. The bank was happy and so is he. I have to assume that not all GCs would go for that deal.
Posted by RogerC in Phoenix, AZ on 7/8/2009 RogerC's Forum Posts: 53 Interview Answers: 3 Average Forum Rating: 3.38 Randomly Selected Image 7/8/2009	I understand. Now all I have to do is find an experienced GC willing to work such a partnership. Thanks! That is beautiful land you have!

Financing snags

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 12/2/2008

Financing continues to be a problem for us.  We can't qualify until we sell our present vacation home in the same area and it's been on the market for a year now and no sale (even after many price reductions).  The market continues to be bad for vacation-home sales.  So, we continue to be on hold for construction.  However, financing also continues to be a sore subject.  We can only find owner-builder financing that requires a licensed general contractor to pull the permit.  It seems to be a new hybrid requirement for owner-builders.  You aren't the GM, but you have GM duties such as buying all the materials and finishes.  Our present GM states he will charge us 12% fee for this hybrid form of responsibility or if we step away and he does it all he charges us 15% fee.  That's a difference of  $63K versus $83K.  We also figure our deals will be better on the materials because we shop around and he won't.  Having to pay a GM a minimum of $63,000 to qualify for an owner-builder loan seems crazy, but presently we haven't found any banks that haven't required a GM to be on the actual permit.

Posted by Grant in Blacksburg, VA on 12/8/2008 2008, 2009 Merit Award Winner Grant's Forum Posts: 363 Journal Entries: 20 Interview Answers: 164 Average Forum Rating: 4.05 Grant's Selected Image 12/8/2008

One of the main issues is probably the cost of the 10 year contractor's liability in California.  Have you looked for a retired contractor in his 70's that may want to pick up a little extra income while not exceeding the maximum allowable to draw his social security?  You might get such a retired GC to charge around $20,000 instead of $63,000 while sharing his lifetime of construction experience to guide you.  He likely won't be too worried about the 10 year liability issues, and all the other unique costs to doing business in California.  Ask around at the local Home Builder's Association regarding GCs who have retired in the past 10 years... Just a thought.

Septic In

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 12/2/2008

Our four-bedroom septic is in and its cost came in at $8,500. The other closest bid was $14,000. Amazing.

We also did about $4,400 worth of grading and fill dirt on the driveway.  Just a drop in the bucket for this 10,000 sf driveway, but maybe next spring we can get some base rock down for another $7,000.

Electric line bid

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 7/11/2008 11:45:43 AM

We received our first bid for putting in a power pole and 500' electric line trenched in from pole at street.  We are relieved that it came in at $14,000 for everything.  That includes putting in the subpanel.  That's three conduits in trench, electric, telephone and TV cable, pull boxes, trenching work, power pole, subpanel at house, all connections and labor and electric wire is 350 MCM aluminum triplex cable.

Profile Holes done

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 6/7/2008 10:23:50 AM

The profile holes for the perk test on the suggested septic area were completely a couple days ago.  The soil is good, however the area is considered by the county to be in the moratorium area so regardless that it is good soil and a gravity flow system it still will have to be engineered.  We have contracted SJB Consulting who did our grading plan to design the septic.  We also are having SJB revise the grading plan to add our house and Sisile driveway to the plan so it is more complete.

I contacted Gold Electric for advice on how to proceed on a bid for bringing in the electric line.  They said they need PG&E to make a site survey first, because it's their decision on the how and where to bring in the line.  Once we have that information we can get bids on it.  I filled out the application for the electric line with PG&E on their website and submitted it two weeks ago.  They are suppose to have your team project manager call you within five days.  Ooops.  Haven't heard from them.  I called to follow up and now a supervisor is getting involved and we are to hear from them by this coming Tuesday.  Being the fact we live 6 hours from the job site I hope to coordinate our meeting with them when we can be there, otherwise I'll have our site supervisor meet with them.  I would like to go solar if the line is too expensive to bring in but that causes issues with the bank.  Our bank said they don't finance off-grid homes unless we can find three comps in the area for off-grids homes being sold.  So, I contacted our local Realtor and I'm having him get a hold of the appraiser and see if there are comps out there. 

Posted by Guy in San Luis Obispo, CA on 6/7/2008 Guy's Forum Posts: 64 Interview Answers: 1 Average Forum Rating: 3.73 Randomly Selected Image 6/7/2008

PG&E is horrible these days.  I worked on a new office building in Santa Maria, CA and we needed PG&E to ok moving a power pole.  6 months later, building is complete and no word from PG&E yet.  The guyline still goes through a hole in the eave until we get the move ok!

Septic

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 5/17/2008 5:17:13 PM

We met with the civil engineer, Ted Pederson of Angels Camp and have selected our place for the septic.  They are going to have the profile holes dug ($1,000) and confirm that the soil will be good for a gravity flow system.  Since it is to be gravity flow we don't have to have the system engineered which will save money.

We are going to be in contact next week with a soil engineer and see what the cost is on having a geo test done on the construction site to confirm the soil for the foundation design.  Many people don't do this but it saves money in designing the foundation so it isn't over-engineered.

Our structural engineer is Kamal from Alaska Engineering in Jackson, CA and he is designing the foundation.  Viceroy in Canada provides the blueprints and proved all structural engineering for the framing package to our local standards through their own contracted California engineer.  So, we don't' have to worry about that end of it.

Person could go broke with all these engineers... but in California with earthquakes and all the energy standards... they are a necessary evil.

Posted by RogerC in Phoenix, AZ on 5/21/2008 RogerC's Forum Posts: 53 Interview Answers: 3 Average Forum Rating: 3.38 Randomly Selected Image 5/21/2008	Hi Pat, I hadn't been considering a geo study.   How does having a geo test save money in designing the foundation? Also, I'm considering the panelized approach for my home construction here in Arizona.  You're progress is a good year ahead of my project, so I'll be curious to hear how it goes for you.  Which Viceroy model did you choose?
Posted by Pat in Arnold, CA on 5/21/2008 2008 Merit Award Winner Pat's Forum Posts: 212 Journal Entries: 22 Interview Answers: 61 Average Forum Rating: 3.52 Pat's Selected Image 5/21/2008	We went with the Lauderhill design with Viceroy.  It's under their post and beam series.  They have that model on their website, but I highly recommend paying for their catalog.  It is fabulous and worth the money.  They have a lot of creative beautiful designs, unlike most panelized companies. If you don't have a geo report then the architect or structural engineer has to build it to the maximum specs...in which our case is 1500psi per  the county.  So, usually what you are doing is over-building (over engineering) the foundation to make sure it will work properly.  If have a geo report, it allows you to build the foundation to the exact specs which could mean less concrete and less steel saving you money.    Pat
Posted by RogerC in Phoenix, AZ on 11/1/2008 RogerC's Forum Posts: 53 Interview Answers: 3 Average Forum Rating: 3.38 Randomly Selected Image 11/1/2008	Thanks for the follow-up.  Since the time I posted my question, I've learned, due to the topography of my lot, I actually must have a geo-study.  I'm interviewing civil engineers now.   Thanks and keep us posted!  :)

Site Supervisor

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 5/17/2008 5:12:11 PM

We interviewed several contenders for site supervisor/consultant.  We ended up going with Mike Wagner with Westwood Custom Homes who has a consulting service for O-Bs.  He charges an hourly rate instead of a percentage and wasn't the cheapest but seemed our best fit for us.  His wife Bev, comes with the package so that is an added bonus. We figure we will use him about 10 hours pre-construction and then during construction about five hours a week which includes a couple site visits.  He and the other potential site supervisors stressed that picking the correct subs is the key so that you don't have to hover over them every day watching them. 

County news

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 5/1/2008 4:26:07 PM

Well we just can't seem to catch a break.  The county now "interprets" the driveway issues we are having as being exempt for any slope  guidelines, but all other county and state driveway guidelines must be followed.  That's not what was told to us by the planning division.  Sigh.  Now, that means somewhere in our budget we have to find about $30,000 to asphalt the 500' driveway as a mitigation whereas we had planned to leave it just base rock for a couple years.  Where do you pull $30,000 out of nowhere?  That's going to be a neat trick when it comes to trying to get our certificate of occupancy.

Wait some more

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 4/28/2008 2:22:08 PM

It's been four weeks and here we still set.  Closing docs in hand for the land but can't close because we haven't gotten approval back from Calaveras County for the driveway that was installed on the lot by the sellers.  Sigh.   How long does it take for a builder inspector to visit the site and approve it?  You would think a couple weeks at most.

On the flip side, once the lot loan does close we can't initiate our construction loan until we sell our current vacation home.  That also has been very discouraging.  It has been on the market for 6 months and dropped the price by $40,000.  There is just no foot traffic.  You throw an open house and no once comes.  We only have the lot loan for 12 months, so we have to get this vacation home sold, so we can get our construction loan approval prior to those 12 months expiring.  Not really too worried about it but it is frustrating to want to move forward and can't.

We actually have already started acquiring things for our house.  I found a recent auction by a bank that was liquidating a flooring company's assets and they had exotic 3/4" solid kempas hardwood for $2 a sq ft.  Kempas comes from Brazil and Indonesia and is 20 times harder than oak.  It looks like rosewood.  Sight unseen, I offered $1.85 sq ft and got 1,600 sq feet - enough to do the entire house.  This stuff runs $5 to $14 a sq ft.  I had one word to describe it when I opened the first box.  Stunning!  It has a high gloss finish and looks like a piece of fine furniture.  Both my husband and I looked at each other and said, "We are suppose to walk on this?"  Absolutely beautiful.

Also, we won in an auction our new stove.  I was looking for a 36" DCS range with a griddle in the middle and got it for for almost half of retail value.  It definitely will be the deserved focal point for the kitchen.  It's built like a tank.  

Posted by Dave in Richmond, CA on 4/30/2008 Dave's Forum Posts: 7 Average Forum Rating: 3.50 Randomly Selected Image 4/30/2008

Bummer on the delays!!!! which floorplan did you go with again on the timberframe. wow that company has some nice layouts! What are the bids coming in like? Thanks! Dave

Lot Financing

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 3/27/2008 2:19:48 PM

Initially we got preapproved through IndyMac Bank, but two months went by and we got a phone call telling us they are no longer in the business of lot loans or construction loans.  So, we had to start over again.  The banking industry is making it very difficult theses days to get lot loans.  We don't qualify for a construction loan because we already own a 2nd home and it has to sell before we can get the construction loan.  Finally, today we were notified that we got approved for a reasonable lot loan by a local community bank.  We feel pretty fortunate to get 7.25% interest on land for 12 months at 25% down.  Everyone else wanted 35% or more down.  ACK! 

Our timber-frame idea has gone out the window.  They are just too expensive.  You can expect to pay 15% to 20% more for a timber-frame over a stick-frame construction.  We have decided to simplify our construction by having our home's exterior walls constructed at a factory and shipped to us.  Then the framers can put it all together on site in less time, thereby saving in labor.  We got a great price from a Canadian company called Viceroy that supplies the exterior walls and exterior Hardiplank siding, interior walls, roof structure including shingles, low-E high performance windows and exterior doors... with all construction drawings free and delivery of house free.  Well, we know nothing is free and it's built in the house somewhere but we don't have to pay for those items up front. viceroy.com

So, we expect to close on the lot loan in four weeks.  We do have a contingency on closing that the seller of the lot has to get a site development plan submitted and approved by the county on their existing driveway that has been cut in to the property.  At least we won't be the ones now holding up closing.

Posted by Dave in Richmond, CA on 4/3/2008 Dave's Forum Posts: 7 Average Forum Rating: 3.50 Randomly Selected Image 4/3/2008	Hi Pat. Best wishes on your Lot loan and building. I hope to build in Grass Valley area. What Viceroy plan are you choosing? Please keep posting here!!! dbomberg@gmail.com
Posted by Dave in Richmond, CA on 4/3/2008 Dave's Forum Posts: 7 Average Forum Rating: 3.50 Randomly Selected Image 4/3/2008	By the way, I was looking at timberframes too. Reasonable prices from: http://www.vermontframes.com/timber_frame_designs.php Of course they are in Vermont and logistics may be too difficult. But their packages seemed nice and ok cost.

Offer is accepted on land

Posted to Arnold-CA-Alpine-chalet by Pat in Arnold, CA on 12/11/2007 4:04:36 PM

Our offer on 2.5 acres up in the California sierras in Arnold was accepted, but contingent on the fact that we have to sell our present vacation house in the same area.  The lot sets right on the edge of the national forest.  So, we are moving forward on faith that our house sells by March 31st according to our contract on the land.

We are building a 2,300 sq. foot timber frame house enclosed by SIP panels.  We have decided to go with Riverbend Timber Framing who contracts direct with Insulspan for the panels.  riverbendtf.com

We have found a site supervisor in a nearby town that has experience in erecting timberframes as a general contractor.  However, on our project he will be a site supervisor.  This is required by Indymac Bank who we have already prequalified on the construction loan/lot purchase. 

We have also signed a contract with Alaska Engineering out of Jackson, CA to draw up the floor plans and work with Riverbend in getting all the necessary documents needed for the submission to Calaveras County for the building permit.

Our first snag has been the slope % of the driveway.  The seller has his own septic tank business (that will come in handy) and has constructed the driveway himself.  It exceeds the county's maximum slope percentage for emergency vehicles and it has to either be mitigated or changed.  He is going to make it come in within the 16% maximum before escrow closes.

Photos

View from the driveway on the way down to the building site.	Approaching the building site.	Going down the driveway.
Building site.