Build or Remodel Your Own House

Save a Whatttt?

2008-07-25T10:29:00.000-07:00

Dear Readers,

Most of us want to save energy. Most of us don't like to be "screwed" by greedy corporations.

You are about to read one of the most disingenuous maneuvers by a corporation I’ve ever seen, all for the financial gain of the CEO and corporate investors of Duke Energy.

Save-A-Watt costly, saves little
LISA ZERKLE, Charlotte Observer, July 23, 2008

Energy efficiency is widely recognized as the cheapest, easiest way to gain energy. Better than solar, wind, nuclear and coal, “The cheapest power plant,” Duke Energy's Jim Rogers has said, ”is the one you don't build.” Despite the benefits of efficiency, it is rarely pursued as the first goal of utilities for a simple reason: Less energy use means less profit. Utilities make money by selling power and building new power plants; any program that pushes efficiency reduces those profit centers.

In many communities the way around this is straightforward. Utilities encourage efficiency with programs that, for example, hand out free compact fluorescent light bulbs or provide rebates on Energy Star-rated appliances. They are reimbursed for the cost of developing and implementing those programs, sales lost due to efficiency, and given incentives for proven efficiency gains. The ratepayers pay for these programs.

Duke Energy has proposed a new version of such an “energy-efficiency” program. The proposal, called Save-A-Watt, would be wildly expensive but provide little energy savings. Not only would Duke be paid for the cost of the program, but also for 90 percent of the cost of power plants it doesn't have to build...Read the rest..

SIPs - Experience and SIPs Air Quality Problems

2008-07-24T10:32:00.000-07:00

From: TJ

"I have heard good and bad about the recently popular Structural Insulated Panels (SIPs). I would like to use them in my new home, but have concerns and would appreciate your insight.

Primarily my two concerns are a limited amount of information on this building type. As their popularity is recent, I'm finding it difficult to evaluate people experience with these panels.

Also I have concerns about the information on indoor air quality given the materials these panels are made of. I don't know if I can trust what I am reading, especially the info from vendors."

Hi TJ,
Structural Insulated Panels (SIPs) have become a widely used alternative construction material for homes and other buildings.

While many types of Composite Panel building systems have been developed, the acronym SIPs now usually refers to panels made from a thick layer of foam (polystyrene or polyurethane) sandwiched between two layers of Oriented Strand Board (OSB), plywood or fiber-cement.

As an alternative to the foam core, SIPs are available with a core of agriculture fibers (such as wheat straw) that provides similar thermal and structural performance. The result is an engineered panel that provides structural framing, insulation, and exterior sheathing in a solid, one-piece component…Read more

With the Good, comes the Bad (Bad Air, that is)

With the emphasis on energy conservation and efficiency, new home construction can create a problem of indoor air pollution. Vapor barriers, thermal windows, weather-stripping and caulk have reduced or stopped fresh air from infiltrating and replacing stale air. Entering and exiting the house through doors isn’t always enough air changes.

Cooking, aerosol sprays, cleaning agents, paints, and in some cases excess humidity if the house is sealed too tightly can create an undesirable environment. Keeping windows or doors open does not conserve energy.

A device known as an air-to-air exchanger is used to recover heating or cooling and improve air quality…. read more

Photos courtesy of Airiva & AirExchangersInfo.com

For more info on Airiva, click here.

And, as for people with experience, watch this short video from Michigan Bureau of Construction Codes. It’s an excellent video! (Brrrrr, it is cold in MI!)

Click to watch

Another resource for you is the Builder's Guide to Structural Insulated Panels (SIPs), 330 pages is available @ Sips.org. (Hey, you are now a Builder)

They also have a help desk and a list of most, if not all, of the SIPs manufacturers in the USA!

Good luck,
Carl

Landscape Architect

2008-07-23T05:50:00.000-07:00

From: KW

"Hi Carl,

We are a first time owner-builder and recently met with our architect who strongly suggested we work with a local Registered Landscape Architect.

Can you advise us what the advantages/disadvantages are with doing this?

Is this worthwhile?

We would really appreciate your input.

Thanks"

If I were your architect, I too would strongly suggest a Landscape Architect
because nothing can ruin a beautiful house design like bad landscaping can.

You can get a couple of “ballpark” quotes from a coupe of Landscape Architects and see if you can afford one. Your architect probably can recommend a few.

If it’s too expensive for your budget to use one, perhaps this software from 3D Architect @ $29.99 (Download or Box) might help you design a landscaping plan that will compliment your home.

Landscape Design Deluxe - Version 9

Landscaping doesn’t have to be expensive, just well planned.

Therefore, to sum up your question of advantages/disadvantages of using a Registered Landscape Architect:

Advantage: Professional design to compliment your house and usually more “bang” for your landscaping dollar.

Disadvantage: Expense of professional design.

The trick of the General Contracting trade is to find a balance between the two. It’s always about “compromise”, no matter what the building category is.

Good luck building, and if you have any questions, let me know.
Carl

Pella Summer Sweepstakes

2008-07-22T06:28:00.000-07:00

Hey, deadline to enter is Aug 9th!

Pella Summer Sweepstakes

Win up to $30,000 of Installed Windows and Doors!

You can fill out Pella's form online. Just scroll down a bit, and use your tab key to change fields.

Good luck, but I'm going to WIN! :)
Carl

Free Forms

2008-07-21T13:52:00.000-07:00

From: Chris
Carl,
I bought your book learn to be a general contractor and would like to use some of the forms. can I get them electronically?
Chris

Hi Chris,
My web site, www.byoh.com has most of, if not all of, the forms available, including spreadsheets.

Here are some from my "Getting Started" page:

8. Using a spreadsheet and #5 above, determine a preliminary cost to build for your house plan. Cost Estimating Software

9. Here are FREE sample contracts and forms: 3 Contracts to Build , Carpentry Labor Contract, Subcontractor Contract, Checklist for Buying Land, Description of Materials for Your Appraiser, Full Waiver of lien, & Partial Waiver of lien.

If you need something else, let me know,
Carl

Renovate or Tear Down, that is the Question

2008-07-16T05:44:00.000-07:00

From: Abe

"Hi Carl,

I own what was my parent's house. I like the area it is in. The only 2 problems I have are that it is too small for my liking and that there is a lot of work to fix it up. It has foundation problems, rot, and maybe even termite damage.

Since the house is paid off, would you know what factors should be taken into account between fixing the house, and building a new one. I know equity will be the biggest hit. Other than demolition and disposal, I would be starting all over.What would make the most sense?
Thanks,
Abe"

Hi Abe,
Other than emotions, whatever makes more cents should make more sense.

Get an estimate to add on, renovate (remodel), repair foundation, fix all the rot and treat the termites, and then compare the costs of all that to the cost of building a new house. By using the cost to build calculator on my “Getting Started” page, you can get an approximate cost to build a new house.

The desire to build new may still win over cents vs. sense. Such is the human psyche.
As far as your equity taking a “hit”, how much do you really have with the house in the shape it’s in?

Talk to a Realtor familiar with your locale (they aren’t too busy right now) and find out.

If you act as your own General Contractor to build or remodel/add on, your equity should increase either way.

Good luck,
Carl

2008-07-15T10:49:00.000-07:00

From: Stefanie

"We are looking to build in the Texoma area..Texas side. I noticed that you give an estimate for San Antonio TX. What would the estimate be to get the house to the dried in stage."

Hi Stefanie,

Here's the house you are referring to.

Equinox: Passive Solar Design Plan ID Number: DC-398

Architectural House Plans

Total Sq. Ft.: 2217, Bedrooms: 3, Baths: 2.0,
Additional Features: Open & Spacious, Optional Loft,Passive Solar Sun room,Adaptable, Screened Porch,2-car detached garage (can be attached)

Use the "cost to build" calculator found on my "Getting Started" page, for the Texoma, TX area and work up a total cost to build, based on your own input for the "Quality Class" of materials.
For a complete breakdown of the Quality Classifications that the Cost to Build Calculator uses, CLICK here to view.

To determine the cost of just bringing this house to a "dried in" stage, deduct the items (categories) that you won't need from the total cost to build breakdown.

Good luck,

Carl

Blueprint Theft?

2008-07-14T13:30:00.000-07:00

From: Ronnie

"How do I protect my personal blueprint when issuing it to sub-contractors knowing that I created and paid money for this print?"

Hi Ronnie,

I have never had, to the best of my knowledge, a subcontractor “steal” a blueprint. They have lost them, but not stolen them. What would they do with your blue print? Sell it? Who could use it?

See the answer I gave to Carlos a couple of days ago: House Plans are Copyrighted.

Carl

Current Building Costs per Sq. Ft.

2008-07-13T06:56:00.000-07:00

From: Ron
"Hey Carl -
Just bought your book and think it's great. I'm wondering if this statement, currently on your website, is true as of July 2008: "you should be able to build anywhere in the USA for $80.00 to $110 per sq ft. for labor & materials.”
It seems rather low to me. We're looking at housing in Western North Carolina and some of the new construction is $200/sf+ for what we think is mid-level construction/finish/appliances."

Hey Ron,

Here is a chart with the latest per sq ft building costs stats from NAHB (National Association of Homebuilders).

It provides an instant look at both the Median average cost per sq ft. and the Average cost per sq ft. Median average cost per sq ft = 1/2 of all the homes cost more to build and 1/2 cost less. Average cost per sq ft = total per sq ft costs of all houses built divided by the number of houses built.

Building costs were actually going down in some areas in 2007, and according to NAHB updates, in 2008, building costs are going down in almost all areas.

Click on the logo to see chart:

As you can see, $80 - $110 is above average.

I don’t have enough information from you to determine what the $200 per sq ft you refer to actually means.

I have a feeling that $200 per sq ft is a quote from a builder who has his profit and overhead built in, or is a retail price for a finished house that has land cost (price) included as well.

In Charlotte, NC, a city I am very familiar with, $200 per sq ft is pretty heavy with amenities.

Of course, it is dangerous to generalize. Cost per sq ft depends on many variables, including; size, design, how good a shopper you are, difficulty in “site access” (i.e. the top of a NC mountain), availability of labor and/or materials, just to name the major ones.

Whatever cost per sq ft you end up with should always be measured against what the finished value will be in the locale where you are building. A good Realtor (or an appraiser) can tell you if you are overbuilding (cost wise) for the area.

Overbuilding is not wise and unless you are paying cash for the house, you won’t be able to borrow as much money as you would probably like to borrow.
Lenders, now more than ever, are very, very resale conscious. You should be too.

Visit my “Getting Started” page on http://www.byoh.com/ and play with the cost to build calculator. There is a new tool that goes along with the calculator that shows you how quality & design affect cost to build. It’s pretty cool.

Hope all this helps,

Carl

Two Homes are Not Better than One!

2008-07-12T06:36:00.000-07:00

From: Ann
Hi Carl,
Just found your site last month boy oh boy do I wish I had found it 6 months ago. This is our story...we sold our home that we had been in for 5 years last December in hopes of starting our dream home.
We bought a smaller more affordable home to stay in while we waited. In March we bought a lot and wanted to start the house... unfortunately the banks are telling us we need to sell the house we are in to qualify for the construction loan.
We don't want to sell right now due to the market and us having 3 small children to consider. The market is awful right now and we are just unsure of our next move. Any suggestions? Thanks

Hi Ann,
Unfortunately, one of the reasons the “market” is bad is that lenders have “tightened up” on their credit criteria for making loans. Had they done this a few years ago, the market wouldn’t be bad.

One of the major things lenders look at is your “dti”. “Dti” means “debt-to-income ratio. Your total monthly reoccurring debts divided by your total gross monthly income (all sources) = your “dti”.

Your lender, (as well as other Lenders) is afraid that you can’t handle two house payments, which is exactly what you’ll end up with if you finish building the new house and can’t sell your old house. This is NOT something you would want either.

You could look into renting your current house, take an apartment while you build, and then selling the rental “down the road” (or keeping it).

The rental market is “hot” right now and going to get "hotter".

Discuss this approach or other approaches with your current lender or another mortgage lender. Not all lenders are created equal. Shop for lenders like you do for anything else. If you have good credit, a good job, good income, and aren’t burdened with excessive debt (cars, jet skis, student loans, etc.), someone out there should be able to help you find a way.
Good luck,
Carl

House Plans are Copyrighted!

2008-07-10T15:46:00.000-07:00

From: Carlos
"Hi Carl,
My wife and I had a house built by a major home building company. Before closing on the home the General Contractor gave me the plans, roof prints, etc. a year later living the home we sold it. 4 Years later we decided to build our own home and be my own contractor.
Can I use the same plans from my prior home since we want to build the same home? Plans have the signatures and stamps from the home building company.
Thanks for your kind help.
Carlos"

Sorry Carlos, you can NOT use those plans to build your own home. They are copyrighted.
You can, however, ask permission from the company to use those plans, even offer to buy them, but I wouldn’t “hold my breath” waiting for a “yes”.

If you get a NO, search for something similar on the internet or plan books & magazines, or hire a local home designer or architect and have a similar house designed.

Good luck and good for you for thinking to ask.

Carl

UBuildIt

2008-07-09T10:30:00.000-07:00

From: Jose:

"Carl,

Do you think there is any value in using a service such as UBuildIt to help with permits, subcontractors and inspection? How do the costs of these services compare versus doing it all yourself? Thanks"

Hi Jose,

Yes, there is value in using services such as UBuildIt.
They typically charge, I believe, 6 - 10% for taking on all those responsibilities you listed.

But you can call them and ask them how much they charge. Their # is: 1.866.828.4534.

Of course, any costs for any outside services such as UBuildIt, reduce your potential savings of 25% (+/-) that you earn acting as your own General Contractor on your own.

Good luck,
Carl

Building Off The Grid

2008-07-08T12:31:00.000-07:00

From: Erik
"Carl, I have always dreamed of building my own home, but it seems it costs more money for permits, geotechnical surveys, architects.....than the home itself. I live in California and was wondering that, if I am a sole owner of a large piece of land in a country like setting, do I still have to worry about certain things such as procedures, appraisals, and permits since the land belongs to me? Can I just build and pay for the minimum such as septic costs, utilities...etc.?Thank you,
Erik"

Hi Erik,
Each and every locale, even within the great state of California, has its own government, its own rules and its own powers. In theory, these powers were given to the government by the people (majority) that live in that locale.

These powers are to protect and serve the people, even if some (minority) don’t want to be protected and served.

Building codes and building code enforcement, as a government agency, has over the years, permeated almost, if not every county in the nation, including California. I could be wrong, but you can make a couple of phone calls & find out.

If you don’t get a building permit as well as electrical, plumbing, HVAC permits, and whatever others required by your building inspection department, you can’t get an occupancy permit when the house is finished and you can be evicted by the sheriff. You can also be evicted if you move in before it is finished too.

But, I can’t imagine wanting to build a house (spend money) without having some assurance that the work is being done correctly. The cost of the permits helps pay for inspectors that assure code compliance.

As for appraisals, you only need an appraisal if you are getting a construction loan or mortgage, or are curious how much your house will be (should be) worth when you are finished building.

And as for the rest of your concerns, if you are your own General Contractor, you can choose your own subcontractors (you can even do some of the labor yourself) and materials and get by with the minimum allowed.

Carl

Communication in Home Building is Important

2008-07-04T03:44:00.000-07:00

Hey Carl
From your book and blog, I've learned to have some expert review plans before building. We're going to retire in Costa Rica, have the land, and the builder sent us the plans. They're in Spanish. Our son-in-law translated them. Can you recommend some professional who could review the Spanish plans, someone knowledgeable about Costa Rican building? We'd appreciate a person's name or a service. Your book helped a lot.
THANK YOU, Tony

Thank you Tony!
I am sorry to say that I don’t know anyone proficient in Spanish and/or who knows anything about building in Costa Rica.

My web site byoh.com is now available En Español, but that won’t help you very much.

If anyone knows of someone, please let me know and I'll let Tony know.

Tony, you should also hire a translator when you get there, or take your son-in-law with you, at least for a little while and at least long enough to find you some help.

Communication is perhaps the most important part of home building.

Wish I was going with you, but hey, I’d have to hire a translator too.
Hasta la vista,
Carlos

Cost to Build a House in Lafayette, LA

2008-07-02T14:40:00.000-07:00

From: Cory

"Carl,
What about a cost to build Lafayette, La. Around 2000 sq ft. Most of the homes down here are single story without any basements. Here is a link to a house plan I found. The layout is similar to what is being built around here.

I am getting ready to start a contracting company and your book has been a big help.
Great book by the way.
Thank you!

Cory"

Hi Cory,

Thanks!

I’ll be glad to help with a PRELIMINARY estimate. Please note that if you are in a flood plain area, you may have to build on a raised slab. Consult with your local building department.

Cost To Build in Lafayette, LA 70503

Plan courtesy of Houseplans.com: Plan: Mediterranean27-333 PLAN# 27-333

Mediterranean Plan 27-333:
Square feet 1974
Bedrooms 3
Baths 3
Garage stalls 2
Levels 1
Main floor area 1974

Garage area - 394
Width - 39'
Depth - 91'
Roof pitch - 6/12
Walls - Concrete block
Ceiling height main - 12

Additional House Features:
Covered front porch
Storage area
Split bedrooms
Great room
Over sized garage
Suited for view lot
Covered rear porch
Screened porch/sun room
Library room
Walk-in closet
Wheelchair adaptable
Main floor master bedroom
Suited for narrow lot
Den/office/computer
Open floor plan
Main floor bed & bath
Architectural Styles Classifications:
European style , Sunbelt style

Foundation, Slab (Raised slab for flood plain areas. Consult with your local building department)

To estimate cost, I'll use the "cost to build" calculator (from Craftsman Books) on my resource # 5 , “Building Costs by City & State”, that is on my "Getting Started" page on byoh.com, with a slab foundation and Stucco coated block walls, as per plans.

Using the “10 corners” selection (more complex) on the "cost to build" calculator (read the instructions for determining the # of corners), for the Lafayette, La area I came up with $325,539 for an owner/builder.
That’s an approximate cost of $164.91 per sq. ft. (Based on 1974 sq. ft of living area)

I determined this amount by deducting the General Contractor’s Markup, equipment rental, and allowed only $4,000 for insurance.

NOTE: This is a fairly expensive house to build due in part to masonry walls
($65,000 just for the masonry frame!), multiple corners, multiple roof lines, and a one level living area.

This baby should be able to ride out a hurricane!

Another Note: I also ran the cost analysis using wood frame with stucco and a few other small adjustments and came up with a total owner/builder cost of $ 245,031, or $ 124.13 per sq ft. (still not a cheap house). With wood framed walls, you will also increase available livingspace:)

And, just out of curiosity, I ran the cost to build this house in Charlotte, NC. using wood frame with stucco and a few other small adjustments and came up with a total owner/builder cost of $190,732, or $96.62 per sq. ft. Very interesting!

You should keep in mind that the cost to build for this example, or any house plan, can vary considerably depending quality of materials selected, locacal labor & material costs, and on actual bids for labor and material.

Again, the estimate for this house is an approximate one.Until you actually start getting bids and entering them into your own spreadsheet (see my spreadsheet page for FREE spreadsheets), it will remain approximate.

You should also read my FREE Chapter on "Cost Estimating" that is available on my "Cost Estimating" page on http://www.byoh.com/.

Enjoy,

Carl

Gone Fishing

2008-06-25T07:58:00.000-07:00

I'll be gone for a few days :)

Hundred's of good previous posts to peruse.
See ya later,
Carl

Suppliers are Competitive

2008-06-23T12:20:00.000-07:00

From: Ryan E.

"Carl,
We are in the early stages of building our next home (the daydreaming stage). Have you found the super centers (Home Depot and Lowe’s) to be competitive in price for supplies?"

Hi Ryan,
Sure they are competitive. Be sure you approach the "contractor sales" department for either store (or any supplier for that matter), for you are now a General Contractor (Congratulations!). Retail sales vs. contractor sales are two different worlds.

When you approach the “contractor sales” department, be sure you ask for your “builders’ discount”. That doesn’t mean there will necessarily an extra discount, as the “builders cost” may already be figured in all pricing for the “contractor sales” department.
It doesn’t hurt to try for more.
Be sure to read my chapter on “Building Materials Suppliers” in my book or on my web site.

Good Luck,Carl

What is "Final Construction Specifications"

2008-06-22T06:02:00.000-07:00

From: TB
"Carl, Read your book and thought it was excellent! I am in the process of collecting the documents I'm required to submit to the architectural review board. Among the items, they request that I submit is, "final construction specifications."
What is it exactly that they are looking for here?
Thanks for your help,
TB"

Hi TB,
Here's what they are probably looking for.
From my "Getting Started" page # 9, "Description of Materials", also called "Specifications.
http://byoh.com/pdfs/Description_of_Materials.pdf
Good Luck,
Carl

2008-06-21T06:56:00.000-07:00

From: Ed
"I have been looking for a small ranch plan on the internet with a basement and 2x6 walls and stick built (rafter roof).

I finally found one I like but has a trussroof. If I buy the plan, is this something that is easily changed to satisfy state codes etc., & if so, by whom?

Hi Ed,

Trusses are used for a reason. They, like Superman, are able to span large distances.

They are required by all building codes to be engineered by an engineer and have an engineer’s stamp on the truss’s drawings.
Today’s home designs call for large “open areas” that either require a truss system (roof and/or floor) OR, an engineered framing system that uses some or all of the following: steel beams, large wood beams, posts, heavier joists & rafters, or supporting walls.

Nothing is impossible, but everything needs to be carefully designed, regardless of the size house you are planning.

Most home plan providers provide plan modification at a nominal (cheap) price.

Since the roof is such a critical part of the structure, have it done before you buy the plans, otherwise, you will end up paying more to have the modification made locally.

Good luck,Carl

How to Install Hardwood Flooring Video plus, 38 Common Myths

2008-06-20T07:34:00.001-07:00

How to Install Hardwood Flooring Video

Click on picture to watch

Video Courtesy of: Lumber Liquidators

Carl says: Read, print and save the following!

38 Common Hardwood Myths: Courtesy of: Lumber Liquidators

1. Wood floors should not be used in a kitchen.
Kitchens are one of the most popular rooms in the house for hardwood floors. Built to withstand heavy traffic and give long lasting beauty with minimal maintenance, hardwood floors are a perfect choice.

2. Damp mopping is the best way to clean a wood floor.
To the contrary, water and wood do not mix. Throw away that bucket and mop! Water causes deterioration of the wood itself as well as the finish. Use maintenance products and procedures that will not harm your urethane finish. Ensure compatibility with urethane finishes.

3. Hardwood floors should not scratch or dent.
Although Hardwood floors of all species are durable enough to withstand the wear and tear of daily life, top finishes and wood can still scratch or dent given enough applied pressure or resistance. Higher gloss will show more imperfections. Manufactures do not warrant against scratching and denting

4. High heel shoes will not damage a wood floor.
High heels or spiked heels are damaging to hardwood flooring. They strike the floor with more force per inch than an elephant's foot. High or spiked heels in disrepair are especially harmful, as the heel acts much like a tiny hammer pounding away at the floor with as much force as 10,000 pounds per inch!

See 32 more Myths & Facts....

Bid Forms

2008-06-19T10:48:00.000-07:00

From: Daren C.

"Carl,
My city requires submitting a bid showing all the bid pricing for my home add-on for which (as my own General Contractor) I can't find any forms. Are there any out there that you know of?"

Hi Daren,

You bet I do.
They are on my website http://www.byoh.com/, on the “Getting Started” page, under # 9.

Print out the Carpentry Labor Contract, and the Subcontractor Contract for your labor bids.

All suppliers will furnish you with their own written bids on their own forms. If they won’t, don’t deal with them.

Good luck,
Carl

Solar Panels Gone to Hail (Sorry, I couldn't resist)

2008-06-17T11:24:00.000-07:00

From: James J.

"I'm planning a new home and i am considering a solar roof. How do the solar shingles stand up to weather damage such as hail, high wind etc...?Thanks,
James"

Hi James,

Solar shingles won’t hold up any better in heavy hail than glass skylights, car hoods, metal roofs, etc., in fact, probably worse.

I haven’t seen this question addressed on anybody’s solar web site.
Good for you for thinking of it. Solar PV systems are expensive.

If hail damages your car, your auto insurance usually covers the damage, so why not get coverage for your solar panels? Solar roofs cost as much as a car does, yet I doubt a standard homeowner’s policy would cover them.

So, call your homeowner insurance agent and see if they can issue an insurance rider to cover damages due to hail, or any weather related damage.

You might want to be sure other causes of potential damage are covered in this rider too, such as an errant baseball, large bird, etc.

Insurance companies look for ways to NOT pay a claim, so be sure you cover your bases with your agent.

Carl

Can I Submit a House Plan to You?

2008-06-17T11:22:00.000-07:00

From: K B

"Can I submit a house plan to you and see what type of price I could build the house for?"

Hi K B,
Sure, I’d be glad to take a look at your plan.
If it is available on line, send me the link and the city and state where you plan to build, as well as the basic quality of home you plan to build (good, average, best).
Also, let me know the type of foundation (slab, crawl space, full basement unfinished, or finished) you plan to have.

Carl

Steel Frame Construction and Residential Fire Extinguishers

2008-06-16T11:34:00.000-07:00

From: Jim

"I found your book on Amazon and it is currently on its way to me. I am tearing down and building from scratch in the Los Angeles Area. I am more interested in practical and utilitarian features than aesthetics. (It is hard to get the architect to think this way!)Along this line what can you say about Residential Fire Sprinklers? (I am looking at metal frame, two stories, 4k, with expanded foam insulation). Are they worth it? The government has a good web site trying to sell the idea to tract builders, but I don’t see the idea promoted for custom homes. Will there be a pay off in reduced fire insurance?

Thanks,
Jim”

Photo courtesy of Steel Frame Housing.US, Inc.

Hi Jim,
For those folks worried about earthquakes, hurricanes, wood rot, etc., then steel (metal) frame construction may be the way to go. I think steel frame houses are far superior to wood (not that you asked my opinion), and are environmentally better too. There is some excellent information on the Steel Frame Housing.US, Inc. web site. Check it out!

As to residential fire extinguishers, I say installing during new construction makes sense. Smoke detectors save your life, sprinklers save your "stuff".

Photo courtesy of Tyco Fire and Building Products

Here some facts from Tyco, including your question about saving on insurance:

Myths & Facts (From Tyco)

Here is a list of common MYTHS about home fire sprinkler systems. The FACTS will help provide a more thorough understanding of the features and benefits of home fire sprinkler systems.

MYTH:
When a fire occurs, every sprinkler in the house will activate.

FACT:
Contrary to movie scenes, all the sprinklers in a sprinkler system do not activate at once. When a fire sprinkler activates, by design, the sprinkler closest to the fire goes off – and in 90% of cases, one sprinkler is enough to suppress the fire.

MYTH:
Small things like burning a piece of toast could trigger the sprinkler system.

FACT:
Burning toast and smoking cigars will not trigger a fire sprinkler. Fire sprinklers are only activated by extremely high temperatures, not by smoke. Only a threatening fire can generate enough heat to activate a sprinkler.

MYTH:
A little fire or smoke damage is better than having the whole house ruined by water damage if the sprinkler system goes off.

FACT:
A residential fire sprinkler uses only 10-25 gallons of water per minute, and operates early in a fire. A hose used by firefighters flows about 10 times that amount – around 125-250 gallons per minute.

MYTH:
Fire sprinklers could go off accidentally.

FACT:
The chances that a sprinkler will accidentally discharge due to a manufacturing defect are extremely rare- 1 in 16 million. Overall, sprinkler accidents are generally less likely and less severe than accidents involving home plumbing systems.

MYTH:
Fire sprinklers won’t look nice in my beautiful new home.

FACT:
Actually, most fire sprinklers are small and unobtrusive so you won’t even notice them unless you are looking for them. Tyco’s Rapid Response sprinklers come in a wide range of colors and styles, ensuring that they will blend aesthetically with any home decor.

MYTH:
Home fire sprinklers are very expensive.

FACT:
The cost of installing a fire sprinkler is only about the cost of a flooring upgrade, and can offer peace-of-mind and protect your family for many years. Plus, you can enjoy discounts of up to 15% on your homeowner’s insurance premium.

Jim, thanks for your email. Everyone should be "Fire" conscious. Your email also reminded me that I will have to write a blog and category for http://www.byos.com/ on “Steel Frame Construction soon.

Good luck,
Carl

SIP's Shopping

2008-06-13T11:26:00.001-07:00

From: Lori

"We want to build a SIPs construction home so I signed up to find out about SIPs construction. I now have lots of information from many companies and don't know how to determine which one is better than the others.
Do you have any recommendations? Is there one thing I should look for over another? Thanks for your help."

Hi Lori,
Look for the company (manufacturer) that’s the most helpful. Perhaps they can help in finding an experienced crew for you.

It helps if a crew has SIPs experience. Watch the new video I just put up on my SIPs page on byoh.com, or click on the picture below and you’ll see that experience with SIPs is important.(Read the text from the NAHB on SIPs on my web site too)

Click on photo for SIPs training video

Video courtesy of Michigan Codes-Online Builder Video Training Series

Also the manufacturer should be one that has a competitive price, and has either a house plan you like, or will manufacture the SIPS for a house plan of your own.

You should feel comfortable with their representative(s) and they should be very helpful and answer any and all questions. (Remember my motto: “There are NO stupid questions, just stupid answers”)

Other than that, it’s just “shopping”.

Have fun and good luck,
Carl