How Long To Build A House?

bwalley

We have ethics in Florida.

Part of our license renewal requires us to have at least 14 hours of Continuing Education, part of the new requirement is on Ethics.

The former head of the City of Tampa Building Department is still in prison over bribery.

jcalvin

It is nothing uncommon here to take 2-4 weeks preparing the homesite. We and in the mountains and are out of any bottom flat land. The only thing left to build on is the stuff that 2 years ago, nobody would even consider going on and 15 years ago it was give away to whoever would take it. A "crawlspace" foundation may be four foot high on one end and twenty foot on the other. When you throw this into the plan, it will take you a week to build a deck. Only since the economy has slowed and more people are fighting harder, can you get one in less than 10 months here. Another big difference is crew size. A crew around here is the boss and a helper. Only on the initial dry in will you see more than 2 guys on a job for any particular trade. When you talk about the plumber, elec, hvac, etc they are alot of times a one man show, and he is the owner.

Would be nice to be able to throw them up that quick, but, the marketplace as a whole would have to change. It is almost customary for your millwork to be WEEKS late from the ONLY supply house we have. You try your hardest to schedule it, and bitch your loudest when they are late. But, the bottom line is they are late because the knucklehead at the supply house screwed up the order AGAIN and he knows his brother will never fire him and you don't have anywhere else to go.

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Cal


You hired WHO

joasis

To build in a short time frame, there are a lot of assumptions.

The planning may be done weeks before we start, and the doors and windows show up with the framing package. Window and door openings have sheetrocked returns, and very little actual trim, and it is all paint grade. There are no changes to screw with, and management is key. As bad as things are getting here, if I bust off a few more specs, I won't have a problem, short of weather, getting them out quickly, because the days of waiting for subs are over for now.

I am still getting a few calls a day from trades guys looking for anything to keep busy.

Kind of a side note, my ICF supplier called yesterday....he wants to team a bid to beat a manufactured home....times are getting tough out there.

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camaroman2125

I have no doubt one could be built in a month Joasis, but like you said you have to have all your ducks in a row before you even get started and if you have one glitch that can throw everything off. I have seen it done here a few times and they were mad rushing to get done for a Parade of Homes show, and of course this was during the late summer early fall season

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SOME PEOPLE ARE LIKE SLINKIES - NOT REALLY GOOD FOR ANYTHING BUT THEY BRING A SMILE TO YOUR FACE WHEN PUSHED DOWN THE STAIRS.

Bodger

That's why Los Angeles started rotating the inspectors in and out of territories. Before that, the same inspector would have specific territory and unless he was on vacation, you got him every time for every inspection.

Not so anymore.

Bender

Very interesting. Thanks for the answers
I suppose its much like a pricing question. A house might take 4 weeks or it might take 6 months. Impossible to narrow it down with a question like "average house".

Btw, now that I've won your trust could you tell me how much it will cost for the following.

Survey Excavate Trench Concrete Layout / Forms Form Inspection Concrete Pour Strip Forms & Grade Frame Floor Underfloor Plumbing Plumbing Inspection Underfloor Insulation Insulation Inspection Subfloor Frame Walls Frame Roof Trusses Roof Sheeting Shearwall Rough Plumbing Rough Electrical Sheetmetal HVAC Windows Frame Inspection Wall / Ceiling Insulation Insulation Inspection Sheetmetal Roofing Sheetrock Hang Sheetrock Inspection Sheetrock Tape / Texture Lathe Lathe Inspection Stucco Scratch Stucco Brown Stucco Color Paint Interior Trim / Millwork Doors Cabinetry Shower / Countertops Shower Doors / Mirrors Finish Plumbing Finish Electrical Light Fixtures Finish HVAC Finish Hardware Cleanup Final Inspection

Bodger

Now you'll get flamed!

Bender

LOL
You know the temptations been here all this time
:kicks the beehive:

camaroman2125

I called my dad and he quoted me 1,000,000

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SOME PEOPLE ARE LIKE SLINKIES - NOT REALLY GOOD FOR ANYTHING BUT THEY BRING A SMILE TO YOUR FACE WHEN PUSHED DOWN THE STAIRS.

scuba

You forgot to yank out the stucco

monticellohomes

On a custom home I always build in 6 months in the contract, usually can finish a couple weeks early if weather is good. If the house got too elaborate I would estimate more time.

tcholdren

the time to build also varies on how many times the newb has to go to the tool trailer to find the board stretcher and find the toe nails!

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THConstruction

DRC

The toe nails are for shoe molding, right?

Mike772

The length of time depends on many things. Size and design of the house are probably the most important.

For my average houses, 1500 - 1800 sq ft ranch style houses on a bsmt with roof trusses finished on main level only, 3 months.

For something larger, 2400 sq ft rambler, more cut up with jogs, taller walls, high ceilings, master suite instead of just a master bedroom, multiple baths....you get the idea. That takes much longer, 6 months.

For something even larger and multi story, jogs and roof lines galore 9 months to a year. Some even longer.

Remington Homes

I think alot of it has to do with your homeowners. Even with a written contract, and all the selections hashed out up front, they can still drag you down. Then they want to complain about how long you are taking, but want a first class, top notch job.