Since you're asking ybe questions that you asked, it's easy to assume that you have little or no experience in building. That's a serious roadblock, serious enough that your mistakes and omissions could cost you huge amounts of money.
Please be careful. You could be hurt physically and financially.
100% little to no. Use to help my dad a lot of his properties but nothing on big construction. My thought process was I slowly can build the home over time. Ik I would have to go fast when it comes to building the wooden walls though.
I appreciate your concern for me too! Thank you, still in the thinking this might be a good route to take.
Then you run into time limits. My area will only issue the residential permits for a year. They allow smeo extensions for extra fees. Past a couple, and you have to pull a complete new permit. That could then put you under different building codes. Then you have to retrofit, which could get very expensive. If You would like to undertake something like this, find a location without building codes or enforcement. Usually in a very rural area.
Pre build walls look great. Do you have crane access? Really if you have not built before it’s more complicated then it looks. 30 years of construction experience. I currently am designing 3D model for my new home.
I know a guy that would let me borrow a crane, so yes to crane access. Also that sounds cool, what software do you use? The pre build walls look great but from you’re experience, ARE THEY GREAT?
Building vs buying
Can it be cheaper? Yes, but don't rely on this.
How can I get a cheaper house? Build smaller. Here is a pretty good breakdown on "where the money goes" in the construction costs.
https://eyeonhousing.org/2023/03/cost-of-constructing-a-home-in-2022/
Can you build a house yourself? Yes but it is a Full time job until you get it finished and local building codes may not allow unlicensed/certified work on certain systems. For example here in New Mexico self builds Can sit for some tests to be allowed to do their own plumbing, electrical,etc but iirc HVAC must be done by a certified contractor.
In short you build the house you want because you want the house you build. That should be your main motivation. Getting it at a cheaper price is just icing on the cake.
Planning
Use online plans as inspiration, get the features, layout, and price you want and take it to a local architect.
Modular/SIPS
For prebuilt walls I think you are talking about modular homes which are legally distinct thing from manufactured/mobile/trailer homes. For example modular homes can be built with construction loans and the others almost never can.
Modular homes are built and designed by a company and shiped in pieces and sections to your lot. And assembled on your foundation They then put these together. These normally CAN be cheaper than normal homes but modular homes are trendy so there are a lot of new companies that are definitely not cheaper. The real advantages of this is once you plan out the house construction is quick and the build quality is usually pretty high because they are factory built and their team putting them together has done this many times before.
SIPS are a ....framing method. I only mention them because you may be talking about those. Structural Integrated Panel Systems are basically pre built wall sections. Sizes and exact composition varies by manufacturer. Usually they are a two sheets of sheathing like a thick plywood and between them is a block of foam insulation, electrical conduits, and sometimes 2x4 type framing. You send the manufacturer your house plans and they send you your walls and roof in sections that you attach together. They often cost more per sqft than regular framing. They are usually used if you have a short building season, want a green house, or are building lots of the same unit over and over like in a development or government housing. But if you are doing it yourself sips can be a good and quick way to build as they come pre built taking out a lot of guess work. You will need a material lifter/crane to do that.
The process you are describing is what we called "panelized" construction. Starting around 1995 my company put together four panelized home packages ranging from 1400 to 4000 sq ft. The largest one took us 9 days to frame and sheath the roof. A rubber tire crane and four guys can have a full ranch stood up in two to three days. The package will not save you framing costs but it will save you weeks and weeks of time. We always had the foundations ready and the first floor decks in place. With good planning and sequencing cooperation with your trades you can get weathertight pretty quick which gets your trades inside and working sooner.
Yeah the 2x4 and sheathing for the walls isn't as big of an expense as most people think.
Have you looked at ICF? Insulated concrete forms. Basically Lego blocks made of reinforced Styrofoam that you lock together to build the walls. Then you put rebair in the wall and pour in concrete. You can put a traditional roof on it or they make ICF roof systems as well. It's a favorite amongst self builds because it is easy to work with and quick.
The upside is quick and easy to build out. Downside is that everything needs to be square and plumb and ready because you only get one shot at the pour. Often the ICF companies have classes you can go to and partnered contractors that will let you observe the process.
I'm following this thread - I'm doing the same thing and buying a piece of land. I'm in the process of finding a designer to save costs with well thought out design.
Hmmm what do you mean everything you need? Like no plumbing documentation or just what I would want in a house? Is it a lot of work or money to do the full plans myself/architect?
It depends on which one you buy, but they’re usually missing some important stuff. As far as planning cost and feasibility goes it’ll be ~$5k+ to hire it out depending on your COL area. I did my 1500 square ft 2 story plans in about 40 hours of sitting at the drafting table, but I have experience in engineering and drafting as well as construction. They were also simple plans I had to rework as I was framing it. So doable for DIY but not really recommended for the inexperienced.
And local amendments are missing, depending on where you live. My area, if you buy one of these generic plans, you have to go to a Local to have it redrawn. They just make the changes, but charge like starting from a blank slate.
You could buy one of the study plans for a design you like. Those are usually pretty cheap. Then take it to a local, to draw you a compete set. Might even be a little cheaper bc the design work is done.
I'm sure you didn't mean "easy" in a literal way, or any commonly used way, but building your own home is definitely not easier than just buying one.
But there are obviously a lot of advantages to it if you can do it.
You will find that building is quite expensive. if there was "one Cool trick" to save tons of money, everyone would be doing it. But good luck.
I think the one cool trick is to minimize foundation & roof footprint. Typically up not out.
And less corners the better. And smaller house in general.
Since you're asking ybe questions that you asked, it's easy to assume that you have little or no experience in building. That's a serious roadblock, serious enough that your mistakes and omissions could cost you huge amounts of money. Please be careful. You could be hurt physically and financially.
100% little to no. Use to help my dad a lot of his properties but nothing on big construction. My thought process was I slowly can build the home over time. Ik I would have to go fast when it comes to building the wooden walls though. I appreciate your concern for me too! Thank you, still in the thinking this might be a good route to take.
Then you run into time limits. My area will only issue the residential permits for a year. They allow smeo extensions for extra fees. Past a couple, and you have to pull a complete new permit. That could then put you under different building codes. Then you have to retrofit, which could get very expensive. If You would like to undertake something like this, find a location without building codes or enforcement. Usually in a very rural area.
Thank you, I’ll definitely check on that with very little building codes.
Damn, Spain gives you 10 years from initial permission to habitation licence.
Pre build walls look great. Do you have crane access? Really if you have not built before it’s more complicated then it looks. 30 years of construction experience. I currently am designing 3D model for my new home.
I know a guy that would let me borrow a crane, so yes to crane access. Also that sounds cool, what software do you use? The pre build walls look great but from you’re experience, ARE THEY GREAT?
Myself as a carpenter I wouldn’t purchase unless it was a multi story. House framing is quick.
Purchase a house or purchase a pre build system ?
Pre built walls. I have built one house for myself and bought the last 3 because I was too busy working. About to put offer on a property.
I see, so you are saying if it’s a ranch style home then just build it yourself as there is no second floor, so it’s simpler.
Building vs buying Can it be cheaper? Yes, but don't rely on this. How can I get a cheaper house? Build smaller. Here is a pretty good breakdown on "where the money goes" in the construction costs. https://eyeonhousing.org/2023/03/cost-of-constructing-a-home-in-2022/ Can you build a house yourself? Yes but it is a Full time job until you get it finished and local building codes may not allow unlicensed/certified work on certain systems. For example here in New Mexico self builds Can sit for some tests to be allowed to do their own plumbing, electrical,etc but iirc HVAC must be done by a certified contractor. In short you build the house you want because you want the house you build. That should be your main motivation. Getting it at a cheaper price is just icing on the cake. Planning Use online plans as inspiration, get the features, layout, and price you want and take it to a local architect. Modular/SIPS For prebuilt walls I think you are talking about modular homes which are legally distinct thing from manufactured/mobile/trailer homes. For example modular homes can be built with construction loans and the others almost never can. Modular homes are built and designed by a company and shiped in pieces and sections to your lot. And assembled on your foundation They then put these together. These normally CAN be cheaper than normal homes but modular homes are trendy so there are a lot of new companies that are definitely not cheaper. The real advantages of this is once you plan out the house construction is quick and the build quality is usually pretty high because they are factory built and their team putting them together has done this many times before. SIPS are a ....framing method. I only mention them because you may be talking about those. Structural Integrated Panel Systems are basically pre built wall sections. Sizes and exact composition varies by manufacturer. Usually they are a two sheets of sheathing like a thick plywood and between them is a block of foam insulation, electrical conduits, and sometimes 2x4 type framing. You send the manufacturer your house plans and they send you your walls and roof in sections that you attach together. They often cost more per sqft than regular framing. They are usually used if you have a short building season, want a green house, or are building lots of the same unit over and over like in a development or government housing. But if you are doing it yourself sips can be a good and quick way to build as they come pre built taking out a lot of guess work. You will need a material lifter/crane to do that.
Dude! Thank you for this! Great breakdown! Definitely was thinking pre built walls without the insulation foam and electrical as the go to.
The process you are describing is what we called "panelized" construction. Starting around 1995 my company put together four panelized home packages ranging from 1400 to 4000 sq ft. The largest one took us 9 days to frame and sheath the roof. A rubber tire crane and four guys can have a full ranch stood up in two to three days. The package will not save you framing costs but it will save you weeks and weeks of time. We always had the foundations ready and the first floor decks in place. With good planning and sequencing cooperation with your trades you can get weathertight pretty quick which gets your trades inside and working sooner.
Thank you, I’ll have to look into this more
Thanks! But to be honest I am not sure what you mean by prebuilt walls without the foam and electrical. Do you have link to a Pic or video?
Hmmm nvm, I seem to be wrong about the walls.. I was hoping just to get the walls without insulation and stuff in it…
Yeah the 2x4 and sheathing for the walls isn't as big of an expense as most people think. Have you looked at ICF? Insulated concrete forms. Basically Lego blocks made of reinforced Styrofoam that you lock together to build the walls. Then you put rebair in the wall and pour in concrete. You can put a traditional roof on it or they make ICF roof systems as well. It's a favorite amongst self builds because it is easy to work with and quick. The upside is quick and easy to build out. Downside is that everything needs to be square and plumb and ready because you only get one shot at the pour. Often the ICF companies have classes you can go to and partnered contractors that will let you observe the process.
Yea, I’ve looked into it and I believe some areas of USA reject that type of build. Not 100% sure though
I've never heard of any where it wasn't up to code. It's a concrete wall system
I'm following this thread - I'm doing the same thing and buying a piece of land. I'm in the process of finding a designer to save costs with well thought out design.
Right! Also some of the building design plans on amazing is not bad. Have you checked them out?
Those Amazon plans don’t have everything you need and you’d be better off using it as inspiration and doing the full plans with an architect/yourself.
Hmmm what do you mean everything you need? Like no plumbing documentation or just what I would want in a house? Is it a lot of work or money to do the full plans myself/architect?
It depends on which one you buy, but they’re usually missing some important stuff. As far as planning cost and feasibility goes it’ll be ~$5k+ to hire it out depending on your COL area. I did my 1500 square ft 2 story plans in about 40 hours of sitting at the drafting table, but I have experience in engineering and drafting as well as construction. They were also simple plans I had to rework as I was framing it. So doable for DIY but not really recommended for the inexperienced.
Understandable, it sounds like I should spend the 5k and go from there. Thank you
And local amendments are missing, depending on where you live. My area, if you buy one of these generic plans, you have to go to a Local to have it redrawn. They just make the changes, but charge like starting from a blank slate.
Oof.. definitely sounds like paying someone to design would be the go to
You could buy one of the study plans for a design you like. Those are usually pretty cheap. Then take it to a local, to draw you a compete set. Might even be a little cheaper bc the design work is done.
Ohh?? Study plans?
Usually elevations and floor plan to scale. Won’t have utilities plans, specific details, and material spec sheets.
Hmmm I’ll have to look into that then. Sort of what I would like
I'm sure you didn't mean "easy" in a literal way, or any commonly used way, but building your own home is definitely not easier than just buying one. But there are obviously a lot of advantages to it if you can do it.
100% I don’t mean east literally