How To Cut Costs On This Big Modern Home ?

domanicapital

I'm about to start building this home but I am going to have the architect make a few last changes to bring the cost of construction down. Can you all take a look at these plans and offer some suggestions on what to change in order to cut costs. First of all, I'm going to change the round roof to a flat roof. Second, I'm going to get rid of (or at least simplify) the windows above the garages and above the back doors. Third, I'm going to change the exterior from stone to hardipanel sheets.
I don't want to change the square footage. Anything else you can think of? My preliminary estimates show about $600k to build this 5000 sq ft home, but only about 1/2 of the square footage is finished. I'd like to bring it down to 400k.

domanicapital

Here are the side views.

domanicapital

here are the two lower level floor plans

ProWallGuy

According to your last thread, you are looking for a GC, which means you aren't a contractor so..............

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Nathan

I think the thread was just misunderstood. I spoke with domanicapital and he is not a homeowner but a contractor.

Thread opened back up...

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Nathan

"He is no fool who gives what he cannot keep to gain that which he cannot lose." - Jim Elliot

ProWallGuy

Allrighty, sorry about all that.

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DecksEtc

You could build it out of straw...

Tscarborough

I would not get rid of the arched roof, that is about the only thing that gives it some panache. Plus, the architect would probably hunt you down and kill you if you did......

Cole

I agree 100%

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Brickie

Get rid of the decorative metal arch.

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Scott Young

it looks to have 4 different levels.

i build the shell to the specs provided, and then finish the interior in stages.

joasis

I think the plan is interesting...would it be possible to get a copy?

I would probably consider doing it in ICF's and steel, instead of stick framing.

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Eric K

110% agree. That arched roof is f'n awesome!

dayexco

if you're a new contractor, NEVER, EVER.........go around an architect should you think you'll have any more opportunities to work with him or have him refer you in the future. your best approach would be to approach the architect, and tell him the homeowner needs to cut some costs. and show him that as a qualified builder what you have to propose. by including him, you'll make a lotta "buddy bucks" down the road. plus, in many municipalities, structures over a certain dollar value need an architects/engineer's stamp anyway. he doesn't want to lose work, neither do you. no reason why you 2 can't work together, him to design, you to tell him what you can build for what dollar value, and make all 3 of you happy

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someday, i'll be as patient as Nick.

Tscarborough

After looking at it some more, I would just stucco the exterior. I assume by "stone veneer" he really means "stucco stone", which will add at least 5 bucks a SqFt, probably closer to 10. That would also allow you to finish the exposed concrete foundation for a seamless appearance. I would also spring for the extra bucks to get nice garage doors, since they make up a larger percentage of the frontal package.

domanicapital

thanks for the input..
In response to some comments thus far-
1- I have included the architect in these changes and so far all I've told him to do is change to a flat roof, and those windows that were present in the curved part above the garage doors and back doors. I haven't applied for the permit yet, but want to ASAP so I'm trying to decide what to change while the architect is making changes.

2- I can't build it out of straw but ICF's are an interesting thought. I haven't done a home this way yet, but I've seen it and read up on a it a little. My understanding is that it costs more up front but is structurally more sound and saves energy costs in the long run. Is that your take too? or do you think it would save costs up front in this case?

3- About the steel.. the plans do call for a lot of steel beams, posts. Any cost savings in trying to change it all to wood?

4- ok i'll ditch the metal arch... but it needs something funky out front ..?

Tscarborough

I also just noticed the interior pool. Ditch that, since I do not think it can be done inside your budget anyway.

joasis

A steel company, probably a smaller fab shp, can make the arch trusses, if you have a spec print. They will not be that expensive, and I agree with the other guys....the arch roof is way cool.

If you can do the work (your own crew), ICF's are as cheap as framing, if hired out, 10% above framing costs. On your first project, an ICF firm may cut you a substantial deal for using their blocks, making it cheaper. The reasoning behind this is you will be hooked into using them, and they will have made you a friend....I have a hook up for my new home also.

Looking the plan over carefully, the only steel support collumns I see are the exteriors, and I can't tell the size of the decks, or materials used or speced, but the collumns will not be prohibitive if I am correct in what I am looking at. You could also do the pool in ICF forms, they have information available on doing it...I would contact a Reward Wall rep in your area, or find one, and they will look it over at no charge and tell you what it will cost.

I would love to buy a set of the plans from you....my own home design isn't set in concrete yet. Keep up posted.

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K2

First you beat down your subs. Then you work on your suppliers. The suppliers don't budge so easily. That's how most of the guys do it. 200k is a long way.

I'm just half joking. Nice plan.

747

I finally found the pool its in the basement. I don't think 600,000 is unreasonable. This is a big house with a lot of major upgrades like the home theatre room in the basement just to name one.