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How Long To Build A House?

 
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Old 02-05-2009, 08:53 AM   #21
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Re: How Long To Build A House?


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Originally Posted by Bodger View Post
I hear a lot of complaints from HO's about contractors that they have worked with before I showed up.

The two most prominent ones are that the GC was never on the site, and the schedule was completely blown.

Archy's and subs F-ing up have been brutal on me when I'm trying to stay on schedule.
I have a commercial remodel/addition project the architect started on over 1 year ago, I still don't have a complete set of plans.

The job is less than 2 miles from Raymond James Stadium, that is where the Superbowl was, and the job has been demo'd waiting for my plans so I can permit it, I was hoping to have my sign in front of a nice building instead of a shell.
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Old 02-05-2009, 08:56 AM   #22
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Re: How Long To Build A House?


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Originally Posted by bwalley View Post
I have a commercial remodel/addition project the architect started on over 1 year ago, I still don't have a complete set of plans.

The job is less than 2 miles from Raymond James Stadium, that is where the Superbowl was, and the job has been demo'd waiting for my plans so I can permit it, I was hoping to have my sign in front of a nice building instead of a shell.
That would suck. So, you are still under the Letter of Intent? After a year?
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Old 02-05-2009, 09:03 AM   #23
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Re: How Long To Build A House?


At least the OP didn't ask 'what's the cost to build an average house'.
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Old 02-05-2009, 09:04 AM   #24
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Re: How Long To Build A House?


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That would suck. So, you are still under the Letter of Intent? After a year?
We are in permitting and the building department missed a bunch of details, because some of the details are for new work and they must assume it is existing.

I am just going to have someone else do the sections and details I need.

The architect was not hired by me, he was hired by the owner, every once in awhile my client will hire someone he knows and then when he gets screwed, he won't do it again.

Unfortunately the architect billed in advance of his draw schedule and against my advice was paid, so we don't have much recourse with him other than suing him and he doesn't have any money anyway, so it is pointless.

It is a great building design and will be one of the nicest buildings if not the nicest ones in the area, so it will be worth it when it is done.

As slow as this project is progressing, I may have my Plumbing Contractors license in time to do the plumbing on the job, I take the test inless than 2 weeks.

I am the GC and Mechanical Contractor on the job already.
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Old 02-05-2009, 09:23 AM   #25
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Re: How Long To Build A House?


I ain't no builder, but just a lowly 'lekturshun. But I'll throw my two cents worth in anyway.

It can depend on how the builder subs things. Some builders have the same crew do the framing, pour the sidewalks, install the roofing, gutters, siding, do the trim carpentry, lay the wood floors, etc. If there's just 2 or 3 people on the crew, it will take longer than if the builder hired subs to do all that work.

If the weather's nice, they could do any number of things outside (sidewalk, roof, build the deck, etc). The rub is, they can only do one thing that day. But having a sub for each discipline would get more bodies on the job and all could get done the same day.

Makes a big difference.
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Old 02-05-2009, 09:44 AM   #26
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Re: How Long To Build A House?


Quote:
At least the OP didn't ask 'what's the cost to build an average house'.
Whoa fella, you're getting ahead of me


Well thats interesting. I would have guessed 6-8 months.
Thanks all
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Old 02-05-2009, 09:48 AM   #27
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Re: How Long To Build A House?


No problem. Just trying to save you from yourself. Also helps keep the blood off the walls.
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Old 02-05-2009, 09:52 AM   #28
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Re: How Long To Build A House?


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Originally Posted by Mike(VA) View Post
No problem. Just trying to save you from yourself. Also helps keep the blood off the walls.
So dangerously close to a "How much to.." question. But it turned out pretty well, all things considered
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Old 02-05-2009, 10:00 AM   #29
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Re: How Long To Build A House?


Quote:
Originally Posted by bwalley View Post
It is easy for keyboard commandos playing contractor to spout off unrealistic schedules, I wonder how many projects they have actually been in charge of.

One reason I am getting all of the licenses and certifications I qualify for is so I don't have to rely on subs that show up when it is convenient for them and many times they send a bonehead that has no clue what they are doing and when you tel them they are doing it wrong they want to argue because they work for a guy who has a license, yet they don't have a license.

The last plumber I used on a commercial job had a guy with one tooth in his head, and my 13 year old son or my 8 year old daughter would have done a better cleaner job than this hack, that is the job that made me decide to get my Certified Plumbing Contractors License.
I agree, It all depends on your subs, or if you are doing allot of your own work. It also can be a big delay if you don't call early in our area to get the utilities in. Average time frame for 1 house here would be 6 to 8 monthes, In a production sub-division 3 to 4 monthes
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Old 02-05-2009, 11:09 AM   #30
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Re: How Long To Build A House?


Quote:
Originally Posted by Bodger
So dangerously close to a "How much to.." question.
I've often thought we should just make it an acronym.
H.M.S.I.C?

The beauty is, it could be "How Much Should It Cost?"
or
"How Much Should I Charge?
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Old 02-05-2009, 11:16 AM   #31
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Re: How Long To Build A House?


Two Weeks!!!
If someone beat me to it i missed it.
I agree with the 8-12 month thing. Between client decisions, revisions, waiting on subs,inspections,failing an inspection for some reason........
We are on a job now and the engineer and the steel guy are still tryin to get together so they can get steel in the air, meanwhile the entire 1st floor is framed and ready.
And i'm dead in the water, until the steel goes in then i can frame the roof.
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Old 02-05-2009, 02:01 PM   #32
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Re: How Long To Build A House?


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Originally Posted by bwalley View Post
It is easy for keyboard commandos playing contractor to spout off unrealistic schedules, I wonder how many projects they have actually been in charge of.
I like the terminology...and maybe I can give you a clearer picture. To me, there is no "average" home to build. I build moderately priced homes, trussed roof ranch style, and if everyone shows up and no weather issues, we can be done in 4 weeks...and that is a fact. Now if it is a true custom, with trayed ceilings and high walls, then sure, it can take longer.

To broadly toss out an insult like that is pretty presumptuous of you.....would you like to make up a detailed work flow chart and then tell me how we can't build 2800 sq/ft in short order?
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Old 02-05-2009, 02:11 PM   #33
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Re: How Long To Build A House?


Yeap, I don't build houses but the people I work with, I just guess they have their ducks in a row because I never saw a house take more then 3 months unless it had a lot of extras going in. Must say something about some of your scheduling skills if it takes as long as some of you claim. Need a refresher course on time management? How about delagating duties?
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Old 02-05-2009, 02:44 PM   #34
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Re: How Long To Build A House?


Quote:
Originally Posted by joasis View Post
I like the terminology...and maybe I can give you a clearer picture. To me, there is no "average" home to build. I build moderately priced homes, trussed roof ranch style, and if everyone shows up and no weather issues, we can be done in 4 weeks...and that is a fact. Now if it is a true custom, with trayed ceilings and high walls, then sure, it can take longer.

To broadly toss out an insult like that is pretty presumptuous of you.....would you like to make up a detailed work flow chart and then tell me how we can't build 2800 sq/ft in short order?
No Dis-respect, Joasis, But
4 weeks, and will you have Certificate of occupancy?
On a slab, or crawl? ... It would seem there would be no way you could have, a poured wall basement home done that fast.
To dig, footer, pour and cure, backfill... would be 2 to 3 weeks easy
It also seems all the trade would be bumping heads, in that short of time
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Old 02-05-2009, 02:49 PM   #35
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Re: How Long To Build A House?


im a g.c. in the middle of building a 2400sqft house with a 1200sqft three stall garage with two decks in the plains of sodak. due to the weather here thirty mile an hour wind with plenty of negative degree days and no subs except elec. plumb. hvac. my goal is 6 months could be a lot more with the weather here.
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Old 02-05-2009, 02:50 PM   #36
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Re: How Long To Build A House?


Quote:
Originally Posted by joasis View Post
I like the terminology...and maybe I can give you a clearer picture. To me, there is no "average" home to build. I build moderately priced homes, trussed roof ranch style, and if everyone shows up and no weather issues, we can be done in 4 weeks...and that is a fact. Now if it is a true custom, with trayed ceilings and high walls, then sure, it can take longer.

To broadly toss out an insult like that is pretty presumptuous of you.....would you like to make up a detailed work flow chart and then tell me how we can't build 2800 sq/ft in short order?
I don't see how you can do it, but since you are on the internet and say it's true, it must be.
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Old 02-05-2009, 02:57 PM   #37
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Re: How Long To Build A House?


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Originally Posted by AutumnWood Inc. View Post
No Dis-respect, Joasis, But
4 weeks, and will you have Certificate of occupancy?
On a slab, or crawl? ... It would seem there would be no way you could have, a poured wall basement home done that fast.
To dig, footer, pour and cure, backfill... would be 2 to 3 weeks easy
It also seems all the trade would be bumping heads, in that short of time
This is just another example of differences in areas....99% of homes built here are on a slab. Footings and plumbing rough in a week, slab and framing to dry in in 2-1/2 weeks, electric, hvac, plumbing all in a few days to week 3, drywallers move in and out, paint and hang cabinets, week 4. And as I pointed out, a ranch style home is pretty simple. This is not building the Taj Majal.

There are old guys around here who can screw around for several months on a house, but the key to moving along is management. You throw any delays in the above scenario, then you have a realistic 6 weeks. Cut the plan up and get complicated, then it can run 3 to 4 months.

BTW, we get permits on the same day we apply, unless we need a variance or special circumstances.
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Old 02-05-2009, 02:58 PM   #38
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Re: How Long To Build A House?


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Originally Posted by bwalley View Post
I don't see how you can do it, but since you are on the internet and say it's true, it must be.
Undoubtedly, you would know...being in Florida and not here. I don't care for the insults, but then again, this is the internet, so we know what to expect.

So just for giggles, why not lay out a work schedule to explain why a home would take any longer....single floor basic.
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Old 02-05-2009, 03:15 PM   #39
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Re: How Long To Build A House?


Lets see - in Arizona - some of the production builders would be 30 to 45 days (avg size is less than 2800 though - 2800 SF thats a custom or spec house not an average house)
Record time that I personally know of - Tucson - 56 or 58 hours from the gun going off till full sign off (about a 1600 SF house as I recall)

For Arizona - slab

For me - it depends on the scope, the finishes & the clients, it could take anywhere from 4 months to over a year - full basement or crawl
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Old 02-05-2009, 03:21 PM   #40
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Re: How Long To Build A House?


Here ya go Joasis. Educate me. Substitute siding for stucco (since cure times would take you well past 4 weeks).

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