Trevor Posted October 2, 2006 Share Posted October 2, 2006 Short version of my story: I bought a cleared lot, perked good, the previous owner got the permits and started with the foundation, lost interest. We made a deal and they gave us the plans they were going build on. I have arranged private financing - no bank involvement - I hold the title to the land and improvements. Carlton Sheets I aint. More like real estate ignorant. I have only owned one house before. Bought well, lived there 10 years, moved in with my wife, rented the old house to friends and family a few years, sold well-worn to an investor. Not much profit-unless compared to renting. What I want: English Tudor farmhouse style - on a simple big box. No exotic roof angles. Masonry exterior. Full basement. private well & septic system. Geothermal heat pump? Standard interior trim. standard cabinets. Standard appliances, plumbing fixtures. No exotic wall angles or curves. Detached garage / shop 1000+ sqft I started by interviewing the original architect of the PO's plans, and a couple of local custom home builders, but nothing is clicking (aethetically, philosphically nor financially) so far. After reading an article in Popular Mechanics, I am thinking about being "my own general contractor". Just not sure how to start, or IF I have the attitude and people management skills. Subscribed to 2 building trade magazines - bad move - it just makes me change "plans" every month. There's talk of the housing bubble bursting - what would that mean to me? If I wait 6-12 months will the demand for new custom homes drop such that a builder will be begging for business? Anybody been here before? Quote Link to comment Share on other sites More sharing options...
veritech-z Posted October 2, 2006 Share Posted October 2, 2006 Geothermal heat pump? Are you that close to the earth's magma layer there that you can use such a device? It was my understanding that geothermal energy is used in vocanic areas or other such places where the magma layer is closer to the surface and heats through the ground, is that a possibility for you in Virginia? Quote Link to comment Share on other sites More sharing options...
Trevor Posted October 12, 2006 Author Share Posted October 12, 2006 Geothermal heat pumps are gaining on a domestic scale. After 20 years I hope the manufacturers have the details worked out. They are more common in the Midwest. It exchanges heat with the ground, instead of the air. They aren't absorbing molten magna temperatures, however, just the year-round constant 55 deg. The system requires less energy because you are only pulling heat from a 20 degree difference, rather than a 50 degree difference between indoor and outdoor air temperatures. The advantages are less cost to operate, and there is no outside condenser/compressor/blower box, and it emits HOT air out of the central air registers in the Winter. The disadvantage is the initial installation cost and the land surface area required for the ground loop. For my house I'll need either a 400' long by 6' deep trench or a 200' drilled well. Quote Link to comment Share on other sites More sharing options...
2003z Posted October 12, 2006 Share Posted October 12, 2006 check this site out, http://ubuildit.com/ I know nothing about them, other than hearing their commercials, but they have a Virginia franchise. Quote Link to comment Share on other sites More sharing options...
A. G. Olphart Posted October 12, 2006 Share Posted October 12, 2006 Short version of my story:I bought a cleared lot, perked good, the previous owner got the permits and started with the foundation, lost interest. We made a deal and they gave us the plans they were going build on. I have arranged private financing - no bank involvement - I hold the title to the land and improvements. What I want: English Tudor farmhouse style - on a simple big box. No exotic roof angles. Masonry exterior. Full basement. private well & septic system. Geothermal heat pump? Standard interior trim. standard cabinets. Standard appliances, plumbing fixtures. No exotic wall angles or curves. Detached garage / shop 1000+ sqft I started by interviewing the original architect of the PO's plans, and a couple of local custom home builders, but nothing is clicking (aethetically, philosphically nor financially) so far. After reading an article in Popular Mechanics, I am thinking about being "my own general contractor". Just not sure how to start, or IF I have the attitude and people management skills. Subscribed to 2 building trade magazines - bad move - it just makes me change "plans" every month. There's talk of the housing bubble bursting - what would that mean to me? If I wait 6-12 months will the demand for new custom homes drop such that a builder will be begging for business? Anybody been here before? How much of the work are you, or preferably, you and your wife/significant other willing to do? (A home building project puts an enormous strain on a relationship, so you need to be clear on your spouse/significant other's level of interest and involvement). The more you are able to do, the more you save. This sort of book might help: http://www.amazon.com/Habitat-Humanity-How-Build-House/dp/1561585327/sr=8-1/qid=1160670269/ref=pd_bbs_1/002-4444780-6136857?ie=UTF8 I've been there, and am sort of still there. My biggest hassle was the county building department: here they like to have a project finished in 6 months, and I've built my place weekends over a number of years, paying out of pocket as I went along. This required that I keep getting extensions on my permit, and they kept getting harder to obtain. Finally, they told me get it done, or buy a new permit and meet all the latest codes (the killer being stiffened energy codes, title 24 in CA talk). County rules when I began only required a person to show progress to get an extension; that was queered by a real live contractor who set up the framing for a home in an upscale area, then ran off to the bay area to make money during the housing boom. (Those neighbors had pull). Long story short, aside from the concrete slab and insulation (contractors could do it cheaper than I could buy the insulation), I've done it all. I finally got the county to list their minimum requirements to sign the place off, and met them. I am still taping sheet rock (about the nastiest/slowest job I've found for a non professional). If the PO's foundation is actually in place, how badly do you hate their plans? It'll cost just to get it broken up. You will need a well no matter what, so can that be sited and drilled early on? If you do a (flexible) plot plan, allowing room for a good sized home, you could build that detached garage/shop (it will NEVER be large enough) while deciding on the house. Can you afford/ is the property close enough that you can continue living where you are while building? If not, a tornado magnet (mobile home/family fight center) may be a short term option. (Remember the relationship stresses)? If you go that way, see if the county will let you put in a large enough septic system to handle the finished house... hopefully they will see the logic in that. People have been known to build a garage (with a bathroom?) and live there temp while the house goes up. Depends on how sticky the county is. (Grumpyvette's shop would be plenty large enough for everyone to have their own area). If you don't have a general contractor buddy to steer you, how does one find the Good subcontractors? I don't know, as I did my own plumbing/ electrical/ HVAC (except the charging). Cupboards and appliances are icing on the cake; just need to plan a space for them. I like hardiboard/Hardiplank, not being a mason. Good luck. <> Quote Link to comment Share on other sites More sharing options...
JIM73240Z Posted October 12, 2006 Share Posted October 12, 2006 trevor, pm me if you want, i have been in construction for many years, worked for several gc, curently work as a structural engineer, and own my own luxury home design buisness. i could help out as much as i can with some of those q's. jim Quote Link to comment Share on other sites More sharing options...
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