Building Your Custom Home For Dummies E-Book

Kevin Daum

• Herausgeber: John Wiley & Sons
• Kategorie: Lebensstil
• Sprache: Englisch

Seitenzahl: 660

Veröffentlichungsjahr: 2021

Beschreibung

You deserve a home that meets your specific needs and desires! If you find yourself dreaming of the perfect patio, the ideal kitchen, and inviting rooms where you love to spend time, it might just be time to start building! With Building Your Custom Home For Dummies, you won't have to feel intimidated as you plan, finance, and oversee construction on your new oasis. You'll learn what it takes to build a custom home, including which pros to call and when. This updated edition also covers the latest in real estate and home construction trends, including smart homes, green building, and banking options. It's more important than ever to live in a home that's truly how you want it, truly your own. Now is the perfect time to get started--if you're still in the dreaming stage, this book will help you identify your style and articulate your vision. If you're further along in the process, you'll benefit from checklists and pointers on reviewing architects' plans, evaluating contractor bids, flipping the home you build, and more. * The latest guidance on building a beautiful home on any budget * New ideas for high-tech homes with low carbon footprints * Step-by-step instructions for securing financing, hiring architects, and finding reliable contractors * Advice on how to invest your home-building budget wisely and plan for the future Building Your Custom Home For Dummies takes you from finding the perfect homesite through laying the foundation to framing and finishing--in the friendly Dummies style you can trust.

Leseprobe

Building Your Custom Home For Dummies®

Published by: John Wiley & Sons, Inc., 111 River Street, Hoboken, NJ 07030-5774, www.wiley.com

Copyright © 2021 by John Wiley & Sons, Inc., Hoboken, New Jersey

Published simultaneously in Canada

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Library of Congress Control Number: 2021942675

ISBN 978-1-119-79679-4 (pbk); ISBN 978-1-119-79680-0 (ebk); ISBN 978-1-119-79681-7 (ebk)

Building Your Custom Home For Dummies®

To view this book's Cheat Sheet, simply go to www.dummies.com and search for “Building Your Custom Home For Dummies Cheat Sheet” in the Search box.

Table of Contents

Cover

Title Page

Copyright

Introduction

About This Book

Foolish Assumptions

Icons Used in This Book

Beyond the Book

Where to Go from Here

Part 1: Getting Started with Custom-Home Building

Chapter 1: The Custom-Home Process in a Nutshell

Where Do You Start? Preparing to Build Your Home

Money Makes the World Go Round: Paying for Your Home

Introducing the Custom-Home Life Cycle

Being an Owner-Builder: More Power to You!

Chapter 2: Preparing for the Process

Organizing and Documenting

Budgeting Your Project

Hiring a Contractor

Identifying Insurance Issues

Managing Your Expectations

Chapter 3: The Land Grab: Selecting the Perfect Site

Knowing the Difference between Land and a Lot

Location, Location, Location: Refining Your Lot-Buying Needs

Finding a Lot

Evaluating a Particular Lot: The True Value of Dirt

Dealing with a Teardown Property

Buying Your Land

Chapter 4: Defining Your House Style

Getting to Know Your Style Preferences and Limitations

Considering Conventional Construction: Wood versus Steel

Enjoying the Warmth of a Log Home

Highlighting Wood Inside: Timber Frame or Post-and-Beam

Considering a System Approach

Unearthing Alternative Construction Methods

Part 2: Assembling Your Team

Chapter 5: Architects and Design: Time Spent Is Money Saved

Arming Yourself with an Architect

Looking at Architect Alternatives

Placing the House on the Lot

Planning the Size and Shape of Your Home

Designing Your Home’s Interior

So Many Details, All of Them Important

Chapter 6: Engineers and City Folk: Approval Bureaucracy Made Somewhat Easy

Understanding Plans and Blueprints

Working with the Building and Planning Departments

Submitting Your Prelims for Approval

Gathering the Permits You Need

Chapter 7: All the King’s Men: The Contractor and Their Cohorts

Working with Your Contractor

Managing Your Time and Money

Introducing Other Important Players

Managing Disputes

Part 3: All You Need Is Dough: Financing Your Custom Home

Chapter 8: Cash Is King: Borrowing to Your Advantage

Accepting the Need for Liquidity: Cash, Cash, and More Cash

Breaking the Emotional Barriers: This Is Not Your Grandfather’s Depression

Okay, So You Have All This Cash — Now Manage It

Turning Your House into a Moneymaking Machine

Safely Deferring Financial Decisions until the End of the Construction Project

Chapter 9: Knowledge Is Power: What You Don’t Know about Construction Loans Can Hurt You

Exploring Your Construction Loan Options

Finding a Good Construction Lender

The Loan Process from Start to Finish: When to Do What

Understanding All the Fees

Letting the Lender Carry Your Burden

Chapter 10: Qualifying: It’s the Bank’s Way or the Highway

Stepping behind the Desk: How a Construction Lender Views Your Project

Recognizing What a Construction Lender Really Wants to See

Building the Bank’s Construction Budget

Calculating the Loan Amount and Cash

Solving Other Budget Problems

Chapter 11: Show Me the Money: Flowing Cash through the Project

Managing a Self-Funded Project

Working with a Construction Lender

Understanding How the Voucher System Works

Taking a Closer Look at the Draw Reimbursement System

Figuring Out Who Gets the Money — You or the Contractor

Using Credit Cards Responsibly Can Buy You a Trip to Europe

Part 4: Hammers and Nails: Overseeing the Construction Process

Chapter 12: Excavation and Foundation: Getting a Solid Start

Surveying and Site Preparation

Preparing for the Utilities

Pouring the Foundation

Chapter 13: Framing and Rough: So Much Goes behind Those Walls!

Things to Consider Before Framing and Rough Work Begin

Looking at What’s Involved in Framing a House

Installing the Rough Systems with Ease

Sheathing, Flashing, and Insulation

Chapter 14: Heading for the Finish: The Devil’s in the Details

The Icing on the Cake: Exterior Finishing

Moving Inside: Completing Fireplaces and Walls

The Finish Carpenters: Doors, Windows, Molding, Cabinets, and Countertops

All the Pretty Stuff

Part 5: All the After Stuff

Chapter 15: Making a House a Home: Moving In, Furnishing, and Using Smart Tech

Finishing Up the Custom-Home Project

Selling the Old Home and Moving

Considering Technology Options

Chapter 16: Taking It Outside: The Art of Landscaping and Hardscaping

Designing Your Dream Landscape

Putting Your Plan in Action: Hardscaping

Leafing Out: Softscaping with Plants

Chapter 17: Making Your Nest Egg Financially Sound

Managing Maintenance and Repairs

Should You Stay or Should You Go?

Identifying the Best Permanent Financing Solution

Part 6: The Part of Tens

Chapter 18: Ten Common Custom-Home Mistakes and How to Avoid ’Em

Designing a House Unlike Others in the Neighborhood

Attempting to Build outside the Design Review Guidelines

Thinking the House Will Be Worth What It Costs

Paying Off the Lot Before Starting to Build

Waiting for Permits to Investigate Construction Financing

Applying for the Construction Loan Too Early

Applying to Too Many Lenders

Borrowing the Minimum to Get By

Spending Your Own Money First

Selling Your Existing Home Before Building the New One

Chapter 19: Ten Great Ways to Lower Construction Costs

Build the House That Suits the Land

Make It Tall to Keep Your Budget Small

Keep It Simple and Tasteful

Use Design Elements to Eliminate Costly Materials

Choose and Order Items in Advance

Use Surplus Materials for an Old-Style Home

Group Simple Windows for a Custom Look

Avoid Change Orders

Go Faux

Get Creative

Chapter 20: Ten Common Stuck-in-the-Middle Problems and Their Fixes

My Home Is Behind Schedule

My Construction Loan Is Expiring and the House Isn’t Complete

My Contractor Wants More Money in a Fixed-Price Contract

Everything Costs More Than My Budget in a Time-and-Materials Contract

The Bank Won’t Fund the Draws

I’m Out of Cash

The House Is Having Some Engineering Problems

My Contractor and I Can’t Get Along

My Contractor Walked Off the Job

This Project Is Breaking Up My Marriage

Chapter 21: Ten Ways to Build Sustainably

Making the Best Use of Your Lot

Avoiding an Oversized House

Planning for the Ages

Making Your Landscape Earth-Friendly

Using Alternative Energy Sources

Going on an Energy Diet

Cutting the Fumes

Making Recycling Easy

Using What You Have

Stashing and Storing

Chapter 22: Ten Helpful Custom-Home Resources

Land Ho! Finding Land to Build On

Finding Home Design Inspiration

Decorating for the Uninitiated

Building a Log or Timber Frame Home

Looking for Home Plans

Working with an Architect

Turning to the National Association of Home Builders

Getting Support if You Want to Be Your Own Builder

Designing a Home with the Environment in Mind

Landscaping Your Home with Native Plants

Index

About the Authors

Advertisement Page

Connect with Dummies

End User License Agreement

List of Tables

Chapter 5

TABLE 5-1 Important Details to Consider

List of Illustrations

Chapter 1

FIGURE 1-1: A house in progressive stages of construction. From site prep throu...

Chapter 3

FIGURE 3-1: Setbacks determine the placement of your footprint, ultimately rest...

Chapter 4

FIGURE 4-1: This log home is made from milled logs interlocked together.

FIGURE 4-2: The beauty of wood timbers is revealed in the home’s interior, wher...

Chapter 5

FIGURE 5-1: Exposure impacts placement.

Chapter 6

FIGURE 6-1: Example of a floor plan.

FIGURE 6-2: Example of a site plan.

FIGURE 6-3: Example of an elevation drawing.

FIGURE 6-4: This electrical plan shows the electrician where to wire the house ...

FIGURE 6-5: Each box explains to the sub specifically how to construct an indiv...

FIGURE 6-6: Story poles are required in some cases to let neighbors know how yo...

Chapter 10

FIGURE 10-1: A sample appraisal form.

FIGURE 10-2: Time-money timeline.

Chapter 11

FIGURE 11-1: An example of a draw request form along with the attached cost bre...

Chapter 12

FIGURE 12-1: An upslope retaining wall creates a terraced pad below. A downslop...

Chapter 16

FIGURE 16-1: An example of a landscape plan.

Guide

Cover

Title Page

Copyright

Table of Contents

Begin Reading

Index

About the Authors

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Introduction

As you read this book, you most likely have the seed of a dream taking root in your mind. Your current home isn’t all it could be. You’ve been daydreaming about a different place — one with more land, one by the water, or one with a gourmet kitchen. You’ve trolled the open houses in your area, but none of the homes really lights your fire or seems to fit your lifestyle or your family. You want something that feels more like you.

The only way to get a perfect house “fit” is to design it specifically for you. Whether your new home is a month away from completion or ten years down the road, you need this book.

In our work, we’ve seen plenty of people like you tackle the process of building a custom home. For some, the process is challenging, but enjoyable. For others, a custom-home project becomes a nightmare that leaves them short on cash and long on anxiety. We understand the process and what it takes to move through it with as little stress as possible. In this book, we provide you with the very best advice our many years of experience have to offer.

No matter if your dream consists of a simple $250,000 house in the Midwest or a multi-million-dollar mansion in California, Building Your Custom Home For Dummies is for you. This book can help you turn your dream of a custom home into reality without losing your shirt or your sanity. With this book (and some hard work and perseverance on your part), your dream of building, owning, and living in your very own custom home can come true.

About This Book

Thousands of parts and hundreds of tasks go into a custom-home project. This book doesn’t tell you how to install a toilet or hang a door (other For Dummies books cover those topics in detail), but it does tell you everything you need to know about building a custom home from scratch. Where do you start? Who is responsible for what? How much will it all cost? These questions — and hundreds more — are what this book answers, and all in an easy-to-use reference that you can take with you anywhere.

The great thing about this book is that you decide where to start and what to read. It’s a reference you can jump into and out of at will. Just head to the table of contents or the index to find the information you want.

Sidebars (text in gray boxes) and anything marked with the Technical Stuff icon (more on that later in this Introduction) are skippable. You may notice that some web addresses break across two lines of text. If you’re reading this book in print and want to visit one of these web pages, simply key in the web address exactly as it appears in the text, pretending as though the line break doesn’t exist. If you’re reading this as an e-book, you’ve got it easy — just click the web address to be taken directly to the web page.

Foolish Assumptions

We wrote this book with some thoughts about you in mind. Here’s what we assume about you, our reader:

You’ve been sketching your custom home on napkins or doodling floor plans during business meetings. You’ve looked at your current home with a critical eye and have, at least once, sighed and muttered, “Someday… .”

You’re drawn to home-improvement stores, television shows, and books.

You’re desperately looking for a comprehensive guide that demystifies the home-building process by focusing on the information important for you the homeowner to know.

You’re willing to do some soul searching in order to get your custom home right. You (and any significant others you may have) have decided that the only way to get the perfect home is to start from scratch.

You don’t live in a “money-is-no-object” world. You want to make educated financial decisions regarding the budget and long-term financing of your custom home.

You want to be involved with the process, but you’ll rely on professionals to help you when you need it. Professional help may come in the form of a financial adviser or loan officer, an architect or designer, a plumber, or a landscaper. You’re willing to assess your strengths and weaknesses and seek help when necessary.

You’ll hire a contractor in some capacity. We provide some small tidbits of information if you want to be your own owner-builder, but the majority of this book focuses on building a custom home with a contractor.

You have the ability to keep an open mind and consider new approaches and information, even when they seem at odds with what you’ve always been told about the custom-home and financing processes.

Icons Used in This Book

To make this book easier to read and simpler to use, we include some icons in the margins that can help you find and fathom key ideas and information.

The Tip icon highlights expert advice that will help you save time and money in the home-building process.

The Remember icon highlights important information to store in your brain for quick recall at a later time.

Avoid mistakes by following the sage words of advice that appear next to the Warning icon.

Although the information marked by the Technical Stuff icon may be fascinating, it’s not critical to understanding the topic at hand. Feel free to skip it if you’re short on time.

Beyond the Book

In addition to the book you have in your hands, you can access some helpful extra content online. Check out the free Cheat Sheet for tips on finding the right contractor, design elements to consider, and more by going to www.dummies.com and entering Building Your Custom Home For Dummies in the Search box.

Where to Go from Here

The process of building a custom home isn’t linear. Not everyone starts with the purchase of a piece of land, for instance. Some people go to an architect first to help them create a floor plan. Others may jump right in with both feet and be halfway through construction before they realize they need to borrow money in order to finish.

So, to reflect the nonlinear process of building a custom home, this book is decidedly nonlinear as well. We organize it so that you can dip in wherever you want and still find all the information you need. If you’ve already bought land and met with an architect, but you don’t know how you’re going to pay for the project, for instance, go to Chapter 8 to read up on financing. Not clear who does what on the job site? Flip to Chapter 7 for information on general contractors and subcontractors.

If you’re not sure where to go first, you may want to start with Part 1. It gives you all the basic information you need to understand the process of building a custom home. From there, you can skip to the chapters that cover the subjects that seem most fuzzy to you now. Rest assured that when you’ve read those chapters, you’ll have a better grip on the home-building reality.

Part 1

Getting Started with Custom-Home Building

IN THIS PART …

Find a general overview of the custom-home-building process.

Get and stay organized.

Acquire the right piece of land and pay for it.

Decide on the type and style of home you want.

Chapter 1

The Custom-Home Process in a Nutshell

IN THIS CHAPTER

Getting ready for the custom-home process

Considering the finances

Understanding all the steps and time involved

Deciding whether to be your own contractor

Many people, at some time in their lives, want to own a custom home. Some people are attracted to the thought of designing and creating something big from scratch. Others want to live in a new home that meets their specific needs instead of a house that looks like every other home on the block. Some people begin the custom-home process by accident when they find a piece of land that inspires them.

According to the National Association of Home Builders, more than 20 percent of new homes in the United States are custom homes. That means more than 175,000 custom homes are built every year. For each person building a custom home, several people are in the process of designing one. So, you’re in excellent company with many people dreaming about moving into a home designed and built just for them. Custom homes are popular, so tons of resources are available to help you through the process.

But, like Rome, your new home won’t be built in a day. The custom-home process is lengthy, emotional, and expensive, without much consistency to it. Face it: Custom homes require custom work, and plenty of it! This work makes building a custom home challenging, and yet that extra work is what makes your project unique to you. You may feel overwhelmed at times, but by trusting in the experience of the professionals you engage in your project and keeping this invaluable book by your side, you can have a manageable project that delivers the custom home you’ve been dreaming of.

Where Do You Start? Preparing to Build Your Home

Believe it or not, the custom-home process really has no standard starting place. There are some logical entry points, such as finding land, but most often people start with a designed house they’ve had in mind for a long time. Where you start isn’t important; what is important is for you to make sure that you’ve taken all the necessary steps to give yourself the best chance for success. The following list includes some questions you need to consider before committing time and money to this project:

Where do I want to live?

How long do I want to live in this house?

How will I find land? (See

Chapter 3

.)

How much money do I have to spend on this project? (See

Chapters 8

,

9

, and

10

.)

How much extra time do I have to put into this project? (See

Chapter 2

.)

How do I find the right resources to design my house? (See

Chapter 4

.)

How do I find the right resources to build my house? (See

Chapters 2

and

7

.)

Is my relationship strong enough to survive this process? (See your therapist.)

Don’t make the assumption that any one person can give you all the information you need to prepare for this process. Contractors have one perspective on the process, and architects may have a completely different one. Do your homework and interview as many people as you can who have been involved in the process. By talking to professionals and consumers and asking them to share their experiences, you can begin to get a clearer picture of the process ahead.

Kevin recommends to all his clients that they get organized before beginning the process. Sit down and assess how much time you can put aside each week to focus on the project. Consider making a specific day each week your day for working on custom-home stuff. Also, clear a space in your office or den to be “Custom-Home Central.” This way you always know where to find what you need for your project. (You can find other organizing tips for your project in Chapter 2.)

Money Makes the World Go Round: Paying for Your Home

We talk a lot about money in this book, and with good reason. Custom homes require plenty of it. Your new home will probably be the most expensive item you’ve ever purchased. In fact, it may be the most expensive item you’ll ever buy in your entire life. Custom homes cost more than production or tract homes because the materials aren’t bought in quantities and the labor hired includes individual craftspeople. The results are worth it, however, and will last lifetimes.

Many people find it a challenge to get past the large checks they’re writing. If you decide to use an architect, even the first check to the architect will probably exceed the biggest check you’ve ever written. The key to success with money in a custom-home project is putting it in the right perspective. If your budget is $500,000, then what each piece costs isn’t important as long as all the pieces combined total $500,000 or less.

When you buy a new car, you don’t argue over how much you spent for the alternator or the exhaust system. You look for the car to meet the price of your overall budget. Use the same logic when buying your custom home. Look for the best price on each item, but look at it in perspective to the entire budget. You’ll do better on some items and worse on others, but as long as it fits your finances, you’re in good shape.

Asking yourself about affordability

Of course, you’ve heard horror stories about custom-home projects that have gone seriously over budget. They go over budget for many reasons, but usually the main culprit is that the homeowners didn’t spend enough time determining what they can afford. Obviously, if you’re building well below your means, going over budget is easily rectified by using your own cash. But running out of money is the number-one cause of custom-home disasters. Before you start the custom-home process, you seriously need to consider the following:

What can you physically pay?

Take stock of your cash on hand, equity in real estate, and available cash from other resources. Make a firm decision on how much money you’re willing to put toward the project.

Chapter 8

can be a big help. You also need to get a rough idea of how much borrowing power you have to help establish a limit for your budget when added to your available cash. Make sure you consult with a financial adviser. We provide tools and Kevin’s expert financing assessments in

Chapters 9

and

10

.

What can you emotionally pay?

Just because you have the money and the borrowing power doesn’t mean you really want to spend it all. Think carefully and discuss with your spouse what your limits are for making payments and how much

liquidity

(cash) you need in the bank to help you sleep at night when all is said and done. Make sure you take into account tax deductions and interest earned on investments when analyzing your monthly cash flow. After you’ve found your emotional limit, you can design your project to fit your comfort zone.

What’s your cushion and tolerance for risk?

As we say again and again throughout this book, building a custom home is a complex process. You need to consider many variables beyond your control and then realize that the project can go over budget even if you do everything right. You can certainly get good solid estimates, but ultimately you won’t know what this home will cost until it’s finished and you total up the receipts. Make sure you’ve addressed the “what if?” issues thoroughly. Talk about how you’ll cover things financially if the market turns sour — devaluing your property — or the cost of materials rise. Decide what safety money (such as your retirement fund) you’re willing or unwilling to tap into.

The more you talk about financial issues related to your custom-home project, the more likely you are to resolve problems before they happen. Optimism in a custom-home project can get you into trouble every time. The best approach is to examine every possible risk and make contingency plans for every potential problem.

Them that has the gold makes the rules: If you finance, the bank will dictate process

Most people don’t have all the money for a custom home sitting in their bank accounts. Even if they did, putting it all into the project wouldn’t be a good idea, as we explain in Chapter 8. Like it or not, you’ll probably have a financial partner in this project in the form of a construction lender or bank. The good news is, construction lenders have the same objectives you do:

They want to make loans for custom-home projects. (That’s how they make money.)

They want the house to be completed on time.

They want the house to be completed on budget.

They want the house to be completed in a workmanlike manner.

Furthermore, the following tidbits can save you some arguments and frustrations when working with construction lenders:

They don’t believe a house is worth exactly what it costs.

A larger loan makes you a riskier borrower, not a better customer.

You aren’t

entitled

to any loan.

They aren’t required by law to loan you any money.

They dictate how the money is handled throughout the process.

Accept the fact that if you want to use a lender’s money, you have to play by their rules. Most of these rules weren’t made arbitrarily. They’re designed to protect the financial viability of the project and protect the lender in the unlikely event of a foreclosure, which is the act of taking back the home in case you default on the payments or the construction contract. The banks don’t want to foreclose on your home — they’re not in the house-selling business. Worst of all, they don’t want to foreclose on an unfinished construction project, when the property is neither an empty lot nor a finished home, but something in the dreaded middle. The guidelines and procedures are based upon statistical and anecdotal problems and failures that occurred with the lender in the past. Unfortunately, sometimes you pay for the sins of those who’ve gone before you.

Put yourself in the lender’s shoes. If you were loaning a friend 80 percent of the money to build his home, you’d want a few protections in place and a little control over the money as well, right? If you get to know how lenders see the project, which we explain in detail in Chapters 9 and 10, you can easily navigate the approval process, as well as the funding process (see Chapter 11). This approach can make for a smoother, happier custom-home project.

Introducing the Custom-Home Life Cycle

The first step to beginning the process is looking at all the pieces and how they go together. Your new home has a number of individual projects and transactions necessary to complete it. Your new home also needs an army of people with their expert work and services. This section breaks down in an approximate order each person required to get through the process. Then we outline each step necessary to go from land to landscaping.

It takes (more than) two to tango: A quick guide to the players

The following list is a guide to all the individual players involved in the custom-home process. You may or may not use them all; their roles can vary depending on your region and your project’s scope. The order of need may also change depending on where you start in your process.

Financial planner and/or certified public accountant (CPA):

If possible, start the custom-home process by carefully assessing your finances; a financial planner or CPA can help make sure you can afford this project.

Loan officer:

Your loan officer needs to be involved early and throughout the entire process. You may need to start with a refinance or credit line to get liquid (see

Chapter 8

). You want to finance the land (see

Chapter 3

) and do it consistent with the construction financing (see

Chapters 9

and

10

). Your loan officer can help you through these steps. Lucky for you,

Chapter 9

also has good advice on picking the right loan officer.

Real-estate agent:

You may need a real-estate agent to help you find and purchase a lot, as we discuss in

Chapter 3

. They also play a role when it’s time to sell your existing home.

Developer or landowner:

The land you buy has to come from somewhere. If you’re buying in a subdivision from a developer, you may deal with a sales office. Or you may end up buying from a landowner who has had the property for generations.

Escrow officer or attorney:

Your state determines who administers the closing of your escrow, but either way, this person makes sure the title papers and insurance are all ready for you to take ownership.

Architect and/or designer:

Architects and designers design and draft plans for the house. Architects are licensed; they’ll coordinate technical specifications for the house that may be beyond the scope of a designer. The architect can also guide you through the permitting process. (

Chapter 5

can help you decide if you need an architect, and

Chapter 6

provides the ins and outs of the permitting process.)

Log or timber frame dealer:

If you’re building a kit home (see

Chapter 4

), you’ll work with your dealer for the design process, as well as the purchase of your materials package.

Contractor/builder:

You need to decide whether you need this person or if you’ll rely on yourself to drive the construction of your new home (see the “

Being an Owner-Builder: More Power to You!

” section, later in this chapter, if you may want to be your own owner-builder). We give you tools for working with your contractor in

Chapter 7

.

Surveyor:

This person makes sure you know where your land begins and ends — a necessity for designing a house.

Soils engineer:

In many states, such as California, your foundation depends upon the report issued by this person.

Well/septic engineer:

If you’re building in a rural area, you need this person to design and certify your water and sewage systems.

Planning department:

Your house needs to meet your neighborhood’s zoning requirements before you get permits. This department enforces the zoning (see

Chapter 6

).

Design review committee:

You can’t always build what you want. This committee dictates what it wants to see in your design (see

Chapter 6

).

Building department:

Everything must meet code, and this department checks your plans before issuing permits (see

Chapter 6

).

Appraiser:

The lender won’t approve a construction loan without an appraisal estimating the finished value (see

Chapter 10

).

Insurance agent:

Chapter 2

spells out all the insurance you need for the project. This person provides the goods — they’ll be busy.

Material suppliers:

Sticks and stones all have to come from somewhere. Some projects have many sources (see

Chapter 7

).

Subcontractors:

Each one is an expert … just ask them. Artisans and craftspeople build each different system in your house.

Chapter 7

tells you how to work with them.

Chapters 12

,

13

, and

14

explain what they do.

Laborers:

Somebody has to do the grunt work on the job. These people work the hardest and get paid the least.

Building inspectors:

The building department checks up at various stages of construction to see that you’re building in line with regulations (see

Chapter 7

).

Disbursement agents:

The lender assigns someone to make sure you get money when you need it or to solve problems with getting money from the lender. (You can find more on these agents in

Chapter 11

.)

Bank inspectors:

The bank won’t give you money unless work has been done. These people come out to the property monthly or at various stages to make sure the work is complete (see

Chapter 7

).

Landscaper:

Usually the last part to go in, but sometimes the landscaper designs the landscaping at the beginning. This person makes the yard green with your green. (Check out

Chapter 16

for more info.)

Mover:

After all this work and trouble, the last thing you want to do is make 20 trips with the minivan. Let the movers do the work for you. (Turn to

Chapter 15

for specifics.)

Decorator:

If you have any money left at the end, you’ll have plenty of furnishings to spend it on. An interior decorator can help.

Although your architect or contractor may manage some of these relationships, ultimately you’ll need to coordinate all these people in order to complete the project. You’ll meet many new people in this process, so put on your best smile and get ready to shake a lot of hands.

So many tasks, so little time: Fifty steps to a custom home

You’re probably wondering why the custom-home process has so many people involved. The simple answer: The custom-home process has tons of tasks that need to be done. Although each home-building process may have some variation in the stages based upon factors such as location and weather, for the most part, the process moves in a step-by-step fashion.

The following list shows how a typical custom-home process moves forward. The chapter references direct you to detailed discussions later in the book.

Decide you’re ready to tackle the custom-home process (see

Chapter

2

).

Meet with financial experts, including loan officers, and get organized (see

Chapter

2

).

Prepare cash flow with financing on your existing house (see

Chapter

2

).

Find land and make an offer (see

Chapter

3

).

Obtain land financing (see

Chapter

3

).

Close escrow on the lot (see

Chapter

3

).

Get surveys and soil reports (see

Chapter

3

).

Get well and septic approvals, if required (see

Chapter

6

).

Interview and pick an architect, if applicable (see

Chapter

5

).

Create the house’s preliminary design (see

Chapter

5

).

Get zoning and design review approval (see

Chapter

6

).

Pick all your fixtures and materials (see

Chapter

5

).

Submit the plans for building approval (see

Chapter

6

).

Make the required plan changes (see

Chapter

5

).

Put the plans out to bid with contractors (see

Chapter

2

).

Interview and choose a contractor (see

Chapters

2

and

7

).

Apply for a construction loan (see

Chapters

9

and

10

).

Get an appraisal based on future value (see

Chapter

10

).

Get final approval for permits and pay fees (see

Chapter

6

).

Close escrow on the construction loan (see

Chapter

9

).

Set up a disbursement account (see

Chapter

11

).

Set up communications with the contractor and subs (see

Chapter

7

).

Prepare the building site for work (see

Chapter

12

).

Grade and/or excavate the property (see

Chapter

12

).

Trench for foundation, water, and sewer (see

Chapter

12

).

Pour the concrete for foundation and let cure (see

Chapter

12

).

Frame the exterior (see

Chapter

13

).

Frame the interior (see

Chapter

13

).

Install the windows (see

Chapter

13

).

Install the fireplaces (see

Chapter

13

).

Install the rough heating, ventilation, and air conditioning (HVAC) (see

Chapter

13

).

Install the rough plumbing (see

Chapter

13

).

Install the rough electrical (see

Chapter

13

).

Install the roof (see

Chapter

13

).

Install the outer sheathing (see

Chapter

13

).

Apply the exterior siding or stucco and paint (see

Chapter

14

).

Install the drywall (see

Chapter

14

).

Install the cabinetry and millwork (see

Chapter

14

).

Install tile, counters, moldings, and finish carpentry (see

Chapter

14

).

Install the doors (see

Chapter

14

).

Paint the interior and finish woodwork (see

Chapter

14

).

Install the plumbing fixtures (see

Chapter

14

).

Install the electrical fixtures and hardware (see

Chapter

14

).

Install the flooring (see

Chapter

14

).

Request the final loan disbursement (see

Chapter

15

).

Request final inspection and receive a certificate of occupancy (see

Chapter

15

).

Roll to permanent financing (see

Chapter

17

).

Install the landscaping, including the deck, pool, spa, and so on (see

Chapter

16

).

Sell your old house (see

Chapter

17

).

Move in (see

Chapter

15

).

Figure 1-1 shows photos taken through a number of stages to give you an idea of what a house in progress looks like.

Courtesy of Aaron Rosenbaum

FIGURE 1-1: A house in progressive stages of construction. From site prep through foundation, framing, and exterior work, this home took more than eight months to build.

Patience is a virtue: A true timeline for building your home

Asking how long it takes to build a custom home from start to finish is a bit like asking the question “How long is a piece of string?” The obvious answer, of course, is “It depends.” So many factors can affect the time frame that the overall project can stretch from six months to six years. Kevin often had clients come to his office asking if they can move in by Christmas, to which he always responded, “Absolutely, as long as you don’t care which year!”

Over the years we’ve seen patterns for the time it takes to complete each phase. The main point is to be flexible. You want to have a house you love for the rest of your life rather than years of regret because you rushed everything. Here are some typical rough timelines for the process based on Kevin’s nearly 40 years of experience:

Land acquisition:

This step depends upon the availability of land in the area you want. Land is hard to find, so pinpointing the exact time is difficult. Most of Kevin’s clients looked for land for three to nine months before finding something they liked. Purchasing the land, including the escrow and due diligence periods, can take anywhere from 30 days to six months.

Home design and approval:

This stage mostly depends on how picky you are and your financing considerations. Local government efficiencies can play a factor as well. Figure at least three months. The design and approval process requires that everything goes perfectly and you can make your choices quickly. Kevin had some projects that took more than two years to get through this phase.

Construction:

This stage covers the project’s scope and the availability of labor. You can use the construction lenders as a guide. Most lenders provide 12-month construction loans. Smaller houses or

kit homes

(homes where all materials are supplied as a kit, such as log homes) may go up in six to nine months. Large detailed mansions may need 18 months.

Landscaping and move-in:

This one is all up to you. After the house is complete, you can relax, although you may be required to finish landscaping in some neighborhoods within a year of completion. Most finish within six months.

Being an Owner-Builder: More Power to You!

When you talk about building a custom home, people often assume you’re planning on pounding hammers and nails yourself. In reality, hardly anyone does the actual construction on their own custom-home project. Many people, however, do consider acting as their own general contractor. Still, doing so is such a large undertaking that less than 20 percent of all custom homes are managed by owner-builders. In many of these cases, the owner is a contractor or already has some construction experience. This factor isn’t necessary, but it can make a big difference in the ultimate success of the project.

Even though the primary motivation for considering becoming an owner-builder may be saving money, the real issues to consider are time and management experience. This project will be one of the largest undertakings of your life, even with a contractor. Consider the following questions in exploring the owner-builder subject:

How is my security at my current job?

Do I have extra time and a flexible schedule?

Can I make more money at my job with the time I spend on the home?

Do I have a good understanding of the construction process?

Do I have extra time to train myself on the process?

Am I good at managing people and projects?

Do I have a good eye for quality of construction?

Do I have access to good resources?

Am I good at problem solving?

Am I good with multitasking and constant change?

Am I well organized?

Am I good at managing finances and budgets?

Will my partner and kids stay with me if I mess up the project?

If you honestly answered no to any of these questions, you probably need to hire a contractor (see Chapters 2 and 7). Most owner-builders are gambling that they can do a job equal to or better than an experienced, licensed contractor, thereby saving the cost of that contractor. Although an owner-builder may end up saving money, you need to weigh the risk of that gamble against the money you may save. If you’re wrong, it can cost you far more money than you planned to save in the first place.

One option if your answers were somewhat mixed is to hire an owner-builder consultant. One company called UBuildIt (www.ubuildit.com) offers expert consulting and procedures to guide you through the construction management process. The company charges you consulting fees and offers you products and services that are marked up, but the costs can be significantly less than a contractor’s fees. UBuildIt is a good alternative for saving money and shortening the learning curve; however, you still need to have the time and the management skills to make for a successful project.

Analyzing the truth about savings

The biggest motivation for being an owner-builder is the supposed savings. Ordinarily, a contractor makes money from charging a percentage on top of the cost of labor and materials used in the project; this fee or markup can be anywhere from 12 percent to 35 percent, depending upon what and where you’re building. Generally, more established contractors work on higher margins where younger contractors with less experience may work for less. Ask your contractor for a detailed breakdown of how they calculate costs.

Where materials are concerned, discount suppliers such as The Home Depot have made construction supplies available to the consumer at contractor prices, which can be real savings if you’re satisfied with the selection available at these stores. If you’re building with more elaborate materials and fixtures, the contractor may have access to wholesale pricing that allows them to make some money without your having to pay more. In some cases, they may be working on a lower margin and may be able to save you some money on items with a high retail markup.

With labor, you’ll be subject to the prices and availability of the subcontractors in the marketplace. If the market is busy, pricing will reflect a direct supply-and-demand relationship, pushing prices up. If you have no preexisting relationships with any subs, you’ll end up paying the full price for their time. If they’re unable to work into your schedule, you may have other costs that come from delays on your project while you wait for the subs to become available.

Finding and managing subs

Hiring and managing subs is the hardest part of being an owner-builder. A contractor has the advantage of having long-term regular relationships with subs. An experienced contractor has spent years finding framers, plumbers, carpenters, and others whom they trust to be timely, efficient, and good craftspeople. If they’ve worked together for a long time, they know how to work together, and the contractor will know when to ask for favors.

Hiring each sub is a new experience in negotiation, management, and quality control. Overcommunicate with everyone on the job to keep it running smoothly. Keep your eyes open. You probably won’t know if you picked the right sub until they’re finished and they’ve been paid. (Check out Chapter 7 for more information about working with subs.)

Financing implications

One other challenge with being an owner-builder is the financing. Most conventional construction lenders frown on owner-builder projects. They have three basic reasons for being concerned:

The bank is afraid the project may not be managed effectively, causing it to exceed the allotted time frame and budget.

The bank wants to be sure your job and income won’t be negatively impacted by the time demands of the project.

In case of foreclosure, the bank doesn’t want to have to find and hire a contractor to finish the home.

For these reasons, many banks that lend to owner-builders do so with stricter requirements than for regular construction loans, such as loaning less money relative to the appraised value. Other banks allow owner-builder financing only if you’re a general contractor, or at the very least they require someone with construction experience as a site supervisor. Private sources for owner-builder construction loans are available, but they can be expensive and don’t generally have permanent loans attached like the single-close loans we recommend in Chapter 9.

Chapter 2

Preparing for the Process

IN THIS CHAPTER

Creating organizational systems

Building a budget

Selecting a contractor

Purchasing insurance

Making an enjoyable experience

Any time you undertake a multistep project, you have a greater risk of something going out of control. The good news is that you can prepare yourself for the chaos and craziness that are bound to happen in your construction project.

In this chapter, we help you set up some simple systems for managing the people and tasks involved in the custom-home process. We walk you through a short analysis of your finances so you can create a budget. We take you through the process of selecting a contractor and help you understand your insurance needs for the project. Finally, we offer several tips on how to keep the home-building experience a happy one.

Organizing and Documenting

The custom-home process is chock-full of enough paperwork and procedures to give bureaucrats chills. Now is the time to be honest with yourself: Are you truly an organized person? If so, this section is simply a series of reminders and ideas for you to embrace. If not, don’t be intimidated by the challenges ahead of you. Find someone in your family who is organized, or hire someone to help you prepare for the large organizing task ahead. One good resource is the National Association of Productivity & Organizing (www.napo.net). You can also check out Organizing For Dummies by Eileen Roth with Elizabeth Miles (Wiley).

Building a workbook and portable file system

To start a difficult project like the one you’re thinking of undertaking, you need a central place to store all the original paperwork you’re about to accumulate. Because each transaction creates its own set of paperwork, you want to get organized; otherwise, you’ll end up drowning in all that paper! A typical construction project usually generates enough paperwork to fill a two-drawer file cabinet. Not only do you need to store all this paperwork, but also you’ll need to easily retrieve it throughout the process. Here are some suggested categories for your filing system:

Architecture and design

Contractor communication

Contracts

Financing

Invoices

Land purchase

Materials information

Paid receipts

Permits and approvals

Subcontractor communication

Warranties

Many people start out with a single notebook and find it fills up very quickly. We recommend using a permanent and portable system instead. Use the following efficient, step-by-step method for having pertinent information at your fingertips, whether you’re at home, in your office, or at your construction site:

Create a loose-leaf binder with dividers for the categories in the previous bulleted list.

After looking at each document, decide whether you may need it at the site.

If you may need it at the site, make a copy and proceed to Step 3. If you won’t need it at the site, proceed to Step 4.

File the copy you made in your binder.

Place the original in your home file system.

Review your binder every day, adding the necessary documents from your file system.

No doubt you’ll receive email and texts from your building team. These electronic forms of communication help the people collaborating on your project to easily pass along and share invoices, designs, pictures, and memos. The great thing about emails and texts is that they’re easy to store without taking up any space in your file cabinet. Consider setting up folders or tags in your email system to sort information for all the subjects and people you communicate with. This way, you can easily reference prior communication and share it if needed. You can also create a shared folder structure in an online storage platform like Dropbox (www.dropbox.com) or Google Drive (https://drive.google.com) to collect documents. Your builder may use an online tracking system to help you keep notes, documents, photos, and other files organized. If you need help navigating a system like this, ask your builder for a tutorial or search for one online.

Calendar and communication: Your smartphone is your friend

Keeping your project on schedule is a major project in itself. You and your contractor need to coordinate all the actions in a construction project. For example, your electrical systems can’t be installed until the framing is complete, and the house can’t be framed until the foundation is installed. With so many people dependent upon the time frame of others, you need a simple way to keep track of everything, even if your contractor is managing the schedule.

Proactive communication is probably the single most important factor for a successful custom home. Make yourself easily available by phone, email, or text so your contractor or architect can reach you when they need you. Be prepared to respond to messages promptly; otherwise, if your crew runs into a snag, the project can sit in limbo while your contractor waits for you to check in and return messages — costing you time and money. If you’re a recluse or shy when it comes to dealing with people, you may need to adjust your lifestyle and contact management approach until your project is completed.

Staying in close contact requires you to have immediate portable access to phone numbers for your contractor, architect, loan officer, and other key players.

Be sure to create contacts in your smartphone for every team member on your project. Fill out the contact information as fully as possible so you don’t get confused between Phil the trim carpenter and Phil from your city’s building department. Sharing contacts with your partner or other interested parties is a good way to keep everyone in the loop on the project.

If electronics aren’t your thing, we highly recommend a Franklin Planner from www.franklincovey.com. They come in many sizes that can also serve as your planning notebook. You can keep all your contact information, as well as your calendar, with a pencil and have it ready whenever you need it. And if you use a planner, your batteries will never go dead because — unlike smartphones and laptops — planners never have to be charged!

Being the bean counter: Keeping track of your finances

Even though you may have a contractor and bank involved, ultimately, the job of managing the finances falls on you. You need to keep track of every dollar spent as you go, or you can have a very unpleasant surprise: running out of money in the middle of the project.

We recommend setting up a separate bank account early on for everything construction related. Setting up this account can help remove confusion and allow for easier record keeping. Keeping a file for each vendor and filing invoices and receipts in chronological order also make life easier when looking for something later. Loose papers become a nightmare when you need something quickly. (See the “Building a workbook and portable file system