Contractor Talk - Professional Construction and Remodeling Forum banner
Cancel
Create thread New Forums

small house -Michigan

Jump to Latest
1 - 20 of 21 Posts
B

Birmingplumb

· Registered
Joined
·
16 Posts
Discussion starter · #1 ·
72 year old Plumber here-looking for suggestions advice on idea to try building 1200 sf ranch . $200k is my guess if I hire a builder complete turnkey -..I figure 4k tie in to sewer....10k well..on 34k lot in cheap 250k sub near lake Lake Orion, Mi.
Lumber 84 has a complete package lumber windows drywall etc for about 33k....add foundation -the beam- site work hvac pumb elect flooring and options such as brick. Considering doing it myself to have fun and work with kids. Considering having it framed for 10 dollars per sq ft. Looked at modulars but don't want it to look like moble home. What would my savings be if I finished it after excavation foundation and rough framing were done and is it recommended?
Just before covid price increases had a builder completely design ( archetiect 4k) build a small 800 sf house on crawl for 125k plus utilitie hook up fee 5k water sewer and he called edison for power.( ended 165k with brick belt-cement covered porch-copper plumbing-hardwood-) Grandkids would benefit-what say you guys who have done this? Buy it done or do what I can sub the rest? worth the trouble? Motown
 
#2 ·
What’s your time worth. Do you have any connections in the area? Will you be able to properly vet subs?

With the economy going down the tubes you’re gonna want to be extra careful not to get ripped off. I suggest hiring a local general contractor.

I recently finished a job for a client that used a coaching service. I don’t have all the specifics on it, but they were thrilled with how much money they were saving when compared to a turnkey general contractor.

www.ubuildit.com

Build or Remodel Your Own Home | UBuildIt

Ubuildit enables you to build your own custom home through our network of expert home construction and remodel consultants.
www.ubuildit.com www.ubuildit.com

My understanding is that they are the general contractor of record and help with permits and inspections, but the homeowner has to find and pay the subs and manage the day-to-day supervision.
 
Discussion starter · #4 ·
hdavis said:
There is no information about your skill set or how much available time you have.

Just guessing, but getting it framed and sheathed by a crew can save to a lot of hassle.

I wouldn't count on this being fun.
Click to expand...
I thank you for the "not fun" part....I really like the idea of a turnkey new build..thanks
 
Discussion starter · #5 ·
WBailey1041 said:
What’s your time worth. Do you have any connections in the area? Will you be able to properly vet subs?

With the economy going down the tubes you’re gonna want to be extra careful not to get ripped off. I suggest hiring a local general contractor.

I recently finished a job for a client that used a coaching service. I don’t have all the specifics on it, but they were thrilled with how much money they were saving when compared to a turnkey general contractor.

www.ubuildit.com

Build or Remodel Your Own Home | UBuildIt

Ubuildit enables you to build your own custom home through our network of expert home construction and remodel consultants.
www.ubuildit.com www.ubuildit.com

My understanding is that they are the general contractor of record and help with permits and inspections, but the homeowner has to find and pay the subs and manage the day-to-day supervision.
Click to expand...
Thanks- I will look into this.
 
#7 ·
Birmingplumb said:
I thank you for the "not fun" part....I really like the idea of a turnkey new build..thanks
Click to expand...
Good framers here in Michigan are hard to find.

If you want this as pain free as possible look at modular.

I live in a modular and it sure isn't even in the same conversation as a mobile home.

I have I joists, 6" walls, trusses, and an unfinished 2nd floor addition. The sections were delivered on a low boy and set with a crane onto a poured wall foundation. (Not the addition obviously)

Modular are built to the local building code where the house will be "installed" Your bank and township consider it a site built home.

Mobile/ manufactured homes are built to HUD standards and not what you want.
 
#8 ·
I'll be 73 next month, still keeping busy with remodels, additions and new builds. I wouldn't tackle that as a DIY project, not because I don't have the skills or physical ability to do it; just that I wouldn't want to take myself out of the game for how long it would take. Maybe if I was planning for it to be the last meaningful project of my life... But I'm not there yet.
 
#9 ·
Birmingplumb said:
What would my savings be if I finished it
Click to expand...
Let's ignore the fact that you need a Builder's license to legally GC a build.
My customers report that they are paying roughly $200/hr for retail plumbing jobs by Nelson, Cregger, Thornton and similar area plumbing outfits. That's a bit more than carpenters and drywallers. Unless you're an exceptionally gifted multi-trade wizard, I'd stick to my day job and pay others to do what they do best.
 
#11 ·
Not here. He's in my neck of the woods.
Some (not all) AHJs will allow an owner permit but require that you sign an affidavit saying you are going to self perform everything. Can't hire anybody for any part of it. That works ok if you want to do some small jobs but not build a house.
 
#12 ·
G&Co. said:
Not here. He's in my neck of the woods.
Some (not all) AHJs will allow an owner permit but require that you sign an affidavit saying you are going to self perform everything. Can't hire anybody for any part of it. That works ok if you want to do some small jobs but not build a house.
Click to expand...
Then they’re violating state law.


Pretty sure every state in the country except Massachusetts allows what DCB said.
 
#15 ·
I could be wrong. Not something I deal with. But after the last housing boom, AHJ people were telling me they had a lot of complaints about people playing serial unlicensed GC and building really crappy houses. Using the HO exemption. So they clamped down hard on that. Some of it may be procedural rather then an outright prohibition. But I have seen the affidavit forms in several cities.
 
#17 ·
If you do a self build and do not need to finance this, you can avoid a bank likely requiring a Builders License. If this is going to be your "primary residence", I think you should be able to do a self build. Otherwise, you might get a builder to pull the permit for you and still do the self build route. I would do this, but only for close individuals I trust...which really are only a handful.

I think your budget is too low, short of a lot of sweat equity. $10 sqft for framing might be reasonable, depending on the complexity, etc. I see homes being framed for higher, typically though, here in West MI. $10 sqft, no finished basement, no deck, cut and dry interior and shape, under 6/12 pitch.

$250k might be more reasonable, depending on how much you do.
 
#18 ·
Get a COMPLETE bill of Materials, and go through the list AGAIN, as inflation has reared its UGLY head.......Set aside 10-15 % for I forgots......Up grades that make $ense.....

The modular homes can be tuned up with stick built garages and porches and decks..... Mud rooms, AIr lock entrys....Full / partial basements.
They can be hauled a long way, check with several makers.......Show room models, etc.....
 
#19 ·
Birmingplumb said:
72 year old Plumber here-looking for suggestions advice on idea to try building 1200 sf ranch . $200k is my guess if I hire a builder complete turnkey -..I figure 4k tie in to sewer....10k well..on 34k lot in cheap 250k sub near lake Lake Orion, Mi.
Lumber 84 has a complete package lumber windows drywall etc for about 33k....add foundation -the beam- site work hvac pumb elect flooring and options such as brick. Considering doing it myself to have fun and work with kids. Considering having it framed for 10 dollars per sq ft. Looked at modulars but don't want it to look like moble home. What would my savings be if I finished it after excavation foundation and rough framing were done and is it recommended?
Just before covid price increases had a builder completely design ( archetiect 4k) build a small 800 sf house on crawl for 125k plus utilitie hook up fee 5k water sewer and he called edison for power.( ended 165k with brick belt-cement covered porch-copper plumbing-hardwood-) Grandkids would benefit-what say you guys who have done this? Buy it done or do what I can sub the rest? worth the trouble? Motown
Click to expand...
If it's got a basement, forced air w/erv, LP siding all in with driveway and my guess is youor total will be more around 440K all done without the lot.
 
Discussion starter · #20 ·
G&Co. said:
Let's ignore the fact that you need a Builder's license to legally GC a build.
My customers report that they are paying roughly $200/hr for retail plumbing jobs by Nelson, Cregger, Thornton and similar area plumbing outfits. That's a bit more than carpenters and drywallers. Unless you're an exceptionally gifted multi-trade wizard, I'd stick to my day job and pay others to do what they do best.
Click to expand...
Thanks -I agree--I am passing on this for now- I am concentrating on plumbing again-thanks for the advice.
 
1 - 20 of 21 Posts
About this Discussion
20 Replies
13 Participants
Last post:
hdavis
Contractor Talk - Professional Construction and Remodeling Forum
posts
3.6M
members
169K
Since
2003
A forum community dedicated to professional construction and remodeling contractors. Come join the discussion about the industry, trades, safety, projects, finishing, tools, machinery, styles, scales, reviews, accessories, classifieds, and more!
Full Forum Listing
Explore Our Forums
General Discussion Tools & Equipment Business Painting & Finish Work Decks & Fencing