building a simple modern farm house on a budget
usalli
9 years ago
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mushcreek
9 years agoRelated Discussions
HELP How much to build this house ???? Modern house with flat roof.
Comments (10)Modern costs a premium. There’s no way to hide mistakes with simple. So, take whatever the going upcharge is where you are for custom. (1.5-2x tract build) and apply the high skilled craftsmen required premium. That’s a minimum of a .25 premium, to 4x premium over standard meh pseudo traditional custom. It depends on what your want list is, and how rare are the folks that can build to that want list....See MoreModern Farm House Exterior
Comments (12)I would try to lose the yellow tones of what is there now and take the house more taupe/grey and the trim white. (The black trim creeped me out. I think it's too harsh.) One feature of the present set-up that seems disturbing to me is the post spacing, as it is not symmetrical. One net negative effect is that the porch opening is too narrow to be truly inviting. I'd explore placement of the 2 (from left) post, moving it farther left so as to increase the opening width and symmetry with the right pair of posts. I'd also explore uniform spacing across the porch and see if that happens to increase the opening width. The builder was focused on correlating the opening with the door, but this doesn't matter nearly as much. I have to mention, too that the posts are wimpy, making the house look cheap. I'd replace them with some professionally made hefty but graceful posts. The railing and pickets need to be more refined looking. Make some wide steps that equal the width of an expanded opening, a spacious landing, and a walk that is 4' wide....See MoreBuilding a house on a budget
Comments (46)Even rural areas have zoning and are covered by state adopted building and health codes. The zoning may allow for agricultural, and residential mixed. Or industrial. Or mixed use. It may be very lenient, as opposed to very restrictive. You could wind up with a sewage treatment plant, or 700’ long chicken house, or 10,000 member church, right next door to your cottage, with lenient zoning. It doesn’t mean that there is no zoning. It means that the zoning is non restrictive. Your bank’s financing is contingent upon you producing something that meets nationally adopted building codes, even if there is a lack of local oversight and inspection. If you want a wood stove without the proper clearances and fireproofing, or a hillbilly solar setup with a dangerous battery bank setup, they can decline to provide the funds. Insurance companies can decline to cover you, which also eliminates any bank financing. The freedom to build a non code compliant personal dwelling in this country depends on 100% self financing, and a location prohibitively far from interactions with an urban area....See MoreIs a modest 5+ BR budget build possible?
Comments (24)Pg. 206-207 of The Elements of Building by Mark Q. Kerson. (Excellent read BTW) I thought JLC had an article about this a few years back but I was unable to locate it. Cost plus requires two things: Excellent communication, and excellent communication. It is an open contract with no upper or lower limit. Scary? Yes of course, but really all contracts are. Both the builder and client MUST have excellent communication skills. We all think we do, but most of us don't. Lots of different takes on it but essentially this is my take: after choosing the builder: Define Budget Goal Work with designer or architect to create plans to fit within this goal Make sure builder is part of the design process to avoid big surprises Estimate everything out as close to final choices as possible. Builder is completely transparent on how much markup they have on each sub and material they hire or purchase. Also any other expense they plan to charge for. Client understands these are estimates and they will fluctuate during that actual build. These fluctuations must be continually communicated from builder to client. For example, he needs 2 more loads of rock than originally anticipated. Don't wait to tell the homeowner about it, tell them immediately so they can plan ahead for overage. Constant tracking of the budget (over/under) allows the client to make final allowance choices Pros: Builder never loses money unless client doesn't pay. I have lost money on more houses than I'd like to admit. Client only pays for what they get, not the gap between the bid amount and actual. Client and Builder forced to know exactly how the project is progressing vs. the estimate Client has a better understanding of the process and build of their home. Become mini-experts. Super-clients! Creates a we're in this together feeling! Some builders will have a clause that gives them a bonus for coming in under budget. Transparency means trust. No wondering how rich the guy is getting off you. Client has freedom to discuss numbers with subcontractors in front of builder. No hidden conversations to hide prices. Cons: No protection from estimating errors If client or builder is a poor communicator it can be awful If client or builder is not organized it can be awful Character is key to success No motivation to come in under estimate unless there is a specified bonus clause. When the builder is not financially motivated to be efficient with material usage they may not be as inclined to be thrifty. Cleanliness no longer equals profit for builder Requires much more involvement from the client. Punch list can have much less incentive for the builder to finish If there is the right combination of builder and client then this can be really successful. Otherwise look for more traditional contracts....See Moreamberm145
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