We are just starting to prime our fresh drywall, we hired a GC to get us through up to drywall-at which point we took over and hired the drywall sub. We have alot of remodeling/DIY experience but have never managed a project of the size or complexity of this house. We felt it was best to work with someone who did have that experience. At the same time we wanted control over certain parts of the process and the ability to let certain design decisions 'evolve' over the course of the build. We also have always worked on our own homes and we have felt a great deal of satisfaction with the results, we knew it would be even more so with this home. Our contract was sort of a hybrid form of a fixed price. Our builder gave us just what we needed, a realistic budget, excellent subs and kept the schedule moving. We were very involved and handled most of the day to day communication with the subs as we are living on site. We had one recurring issue in regard to communication. However, if we could go back and do it all over we would hire this GC again. You have alot of experience in the process so perhaps a consultant is just what you need. For ourselves we liked that someone else was fully responsible in those first months, we had alot going on with our move etc. and it took considerable stress off of us. We also had the option to continue to use the services of the builder if we changed our minds about finishing the home ourselves. But we stuck with the original plan, we were excited to get our hands on our house!
Sorry that got so long, hope it helps, Good Luck to you!

Maintain control is a good phrase to capture what I want to do.

We also have done work on previous homes to save money after closing. Adding decks, patios, laying tile and hardwoods, finishing basements. And I won't mind hiring a professional when it makes sense to do so.

It sounds like what you are doing is very close to what I want to do. My BIL said we would never find a builder to agree to just the shell, but I feel that in these economic times they would be willing to take on any job to keep in business.

I'm glad to hear it is working for you.

If you are uncomfortable with the nuts and bolts of building - I would suggest hiring a good site person that is also a GC or has lots of house building background. However, I would caution that you really need to check this person out. I have a friend who hired a GC as an advisor to find subs and look over bids for him as he had never built before. He paid this person a fee of $120K and the person ended running out on my friend with all of his fee a half year before the house was completed (yes, he was too trusting - another learning experience) and my friend had to finish the house on his own.

With that said, you can do this yourself (there's lots of books and of course this forum, plus you've gone through a bunch of builds already) - also, for things like grading the pad, footings, foundation, framing - the local county/city inspector will make sure your subs are doing them correctly. Also, for our county, they require an approved inspection company to do soil and excavation inspection and testing. So you'll be covered well.

For us, we choose the owner builder route (without an advisor) - so good luck with what ever you chose to do!

In the current market I would suggest buying an existing house.

Also consider the fact that designing and observing the work of the builder is what architects normally do for a living.

To what part of the country are you moving?

We went the OB route with no advisor (except my FIL, who built houses years ago). Our tile and floors are being installed now, so we're pretty far along. No matter which way you go here's some lessons I've learned:

1. Spend extra money with the architect, get every window, door and wall in the right place on the plan. And if you're doing a basement that won't be finished (or will) make sure the architect draws those plans up as well, otherwise number 3 below is even more important.

2. Hire a structural engineer firm to spec out the footings and framing, and make those part of any contract with a GC or foundation or framing company. Then you could hire the engineer to review the footings and framing before moving on to other things. My wife and I had done enough projects (DIY and sub out) to know how most things get built, but we'd never done the foundation and framing before. Having an engineer to call up was a real stress relief.

3. Be on site during framing.

4. Don't let anyone but a county code official tell you something can't be done. Research your products and be firm with subs that don't want to do it your way, even if it means looking for other guys to do the work. I literally had to tell the HVAC contractor that he'd do it the way I wanted or he wouldn't be my contractor.

5. Most referrals will just be part of the "good ol' boy" network of friends helping friends get jobs, but a painter and drywaller that work with each other is a good sign that each does good work.

So if you think you'll be tranfered in a year and then you might spend 7-8 months to build a house out of that time, is it really worth it?

Seems like an existing home would be a good choice or even just renting since your stay may be so short. I would save the build for when you think you're in a more permanent place.

What you need is a project manager, however you need to understand certain things that a GC does like taking liability and supplying work comp onsite. You as the GC of record would be responsible for this stuff. Do you know that if you own the ladder and someone falls you are liable? Do you know that if there is a subcontractor onsite who does not have workers compensation you have to have a policy in place for him or face huge fines and possible jail time? Do you know that if you direct purchase a faucet and it fails two years down the road flooding your home that your homeowners won't cover that? Do you understand what a builders risk policy is?

This is basic stuff, and gardenweb is full of do it yourselfers with lots of advice however most of it is bad. When you hire my company you are getting many years of experience in all aspects of construction. Do you think you know enough to get it right?

Think about it!

Bellamay has some good points, but don't let them scare you.

Along the way, you'll find out what you need, such as the builder's risk insurance (unless you are funding the project yourself) the bank will require you to have it and your insurance agent will advise you on your coverage.

Also, a reputable sub will have insurance and will add you as an additional insured onto their policy (I didn't have to ask and they went ahead anyways) - take my roofing company, even though they are a sub to me as an owner-builder, they're acting as the GC for my benefit.

If you are serious and upfront with your contractors about your intentions, don't be afraid to ask them for advice as they are more than willing to help you (they want you to be successful, which makes them profitable, and if you're a happy client, you'll recommend them i.e. free advertising)

Thanks for the responses.

Longus,
Thanks for the vote of confidence. If we were to hire someone to oversee the project, I would probably pay by the hour or job. I'm a very untrusting person after some of our previous builds.

Mighty Anvil
We always start our new home journey by looking at existing homes but have never found one that met our needs exactly. We have no idea where the new home would be. Wherever a relo takes us. However, if things work out the way I hope then we would build a new home here and just get DH an apt in the new location. I hadn't thought about the fact that the architect could essentially oversee the build. At least the structural items like footers, basement walls and floors, framing and roofs. Which would be the part that I would want help on. Are most architects willing to work with O/B are do they prefer to have a contractor?

bdpeck,
All good stuff. I had thought about the structural engineer. I hadn't thought about the fact that my drywaller could/would recommend a painter etc. I had actually thought about visiting the local Sherwin Williams and talking to the guys behind the counter!

lyfia,
We are not planning a new build currently. I am planning ahead for the next relocation.

bellamay,
Those are all reasons that I am leary of taking this on. I know nothing about any behind the scenes stuff.

Since it's a strong possibility that this relo could happen soon, I want to be prepared. Do any of you have a recommendation for books that were extremely beneficial to you throughout your process?

Here's a link that might help:

Here is a link that might be useful: ob'ing

"Chances are very good that within the year we will be transferred again".

This isn't going to be enough time for you to learn the process with the many variables to a build. In your time limited situation, you should consider using a builder on this one and spend as much spare time after that learning the ins and outs of a build. It is never a good idea to "learn as you go" on a home build if you are not even close to understanding the process. Experienced builders will tell you that it is something not learned overnight and even with many builds under their belts, there is always something to learn. My wife and i are ob'ing our build and are purposely building slow. I have many years in various residential trades and i can tell you that i made some costly mistakes by assuming rather than doing research and homework. Relocating involves learning the areas methods of operation concerning the permitting process, inspections, and codes in that area. Our city where we currently live has some differences in codes over the county. You will need to get familiar with your areas requirements first off and that alone can be time consuming. Imo, you simply dont have the time to get any kind of handle on even the basics of a build this time around. Save it for a time that you can spend doing as much research, asking questions around the area of the build, and at least get comfortable knowing what to expect on various aspects of the build. This of course eliminates things that are out of our control such as weather, supplier delays, subs scheduling conflicts,(when they dont show up), etc. Best of luck on whatever you decide.

You say, "We always start our new home journey by looking at existing homes but have never found one that met our needs exactly."

Who has?

Personally, I would find it easier to find one with some good points and remodel the things that we didn't like. We did exactly that a few times, albiet we probably don't move as much as you. We enjoyed being in an established neighborhood with mature trees and not having other construction going on around us.

I'm not trying to be snotty, just pointing out that there are benefits to buying an existing home.

We found a carpenter with 30+ years of experience in high end residential builds who oversaw our construction for a flat fee. This was a side job for him while he worked full time elsewhere.

Like you, we would have had no idea if framing was correct, if features matched blueprint, if footers were correct, etc. This individual was a delight to work with and we referred to him as our GC even though he was not on the job site during the day. He would leave instructions for the next day's crew and he recommended various subcontractors who turned out to be excellent. We could not have been happier with the result; however, we were lucky to have someone who was scrupulously honest and anal about detail (and a great sense of humor helped).

Teresa

Sierraeast,

I'm sure you are right about the time frame, that's why I am leaning toward hiring a GC just until blacked in or someone to oversee the project.

Neesie,

We have just always preferred new construction to a home that has already been lived in and I just can't see buying a new home only to have to remodel a large percentage of it.

Teresa,

That is exactly what I would like to do. I even thought that a job supervisor for another builder might be interested in earning money on the side by overseeing things for us. This way we could diy somethings without an issue with a builder.

In many (most?) cases, one depends on the GC:

To know the building code and ensure the build is correct and in accordance at all stages;

To look at the plans and determine how realistic they are (sorry, but not all architects have as good knowledge about building as they may have about designing); and imo, it's reasonable for the GC to warn you about the extra expense of unusual designs *before* the build begins.

To be sure all building permits are applied for and received on time;

To be sure there is sufficient and appropriate insurance (which can vary quite a bit as to who provides what coverage);

To know which subs do the best job, are reliable, and are available;

To schedule the subs so there is little if any downtime;

To schedule the deliveries so there is little if any downtime;

And to make all the many choices that the new owner doesn't, from the color of the bath tiles to the type of HVAC (and I bet lots of GCs think they aren't paid enough for that portion of their job).

~~

There are as many types of GCs as there are types of buyers; never hesitate to keep searching for the one that is best for you ~~ even if his job title differs. Do, do, do check references carefully and in person -- never trust that JoeBanker [or anyone else] has your best interests at heart, because when you get down to it, it's your wallet on the line, not theirs.

Also, be careful to have the most detailed contract possible; remember that *anything* which is not written down and signed in agreement by all parties is not covered in the contract (translation: you pay). A really good contract is as protective of the builder as it is of the buyer; but builders mostly seem come in two categories -- those who are willing to sign only their own version of the contract (which is often only to their own advantage) and those who are appalled that the buyer wants a detailed contract [and I actually don't understand them but they do exist].

Make as many decisions as possible well in advance of the contract. This helps you, the banker, and the GC -- the *fewer* details determined prior to the contract, the *more* likely your expenses will noticeably exceed expectations.

Don't expect to save money by being your own GC. Your time has a value, and it's likely to take you much much longer to do every phase of the job than it would take someone with experience. OTOH, the more hands-on effort you put into the build, the more the house will be yours and not the GC's.

Mekly replied beautifully. Added note even in Texas (and we're pretty lieniant about things) you cannot be your own GC if you are getting a home mortgage. You can be your own proj mgr but you will have to hire a licensed GC to signoff on the construction. The reason for this is that banks do not need the liability of a loan on a home that wasn't built to standard and the GC ensures that.
The biggest complaint proj mgrs and GCs have is owners that want to tell them how to build. As the GC the liability/warranty is theirs so on "contruction musts" they should have final say whether the inspector says you can or not.
You won't save $ or time being your own GC unless you have bldg contacts and can do a lot of the work yourself.