Owner Builders -This is the real cost in building a new home.
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- เผยแพร่เมื่อ 19 ก.ย. 2024
- Where are the real costs in building your own home. Is it the exterior walls, square footage or the roof?
How many subcontractors are needed to build a home?
What are some new technologies to build a home?
Be your own builder and try new technologies that can save money when you build.
Learn how to build your own home and save thousands of dollars.
www.howtobuildyourownhome.com
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IMO (if you can afford it) the extra cost of high ceilings are well worth it. Maybe not the most 'efficient' way to design a home, but high ceilings can make even a small home feel like a palace.
Very true.
Igree my home ceiling catedral 17feets high that feeling is amazing
And more windows. I saw a very impressive bus that felt open on that account.
As a real estate agent in California, I can tell you that you'll get back the cost AND THEN SOME when you sell a home with high ceilings.
@@sidewalkhomes4936 Is 10 feet not high enough?
My hubby and I built our own home. The only contractors we used were for the foundation, rough in plumbing, and sheetrock. My husband built the quarter dawn oak cabinets. We did a double walk-in tile shower and laid all the floor tile. We have solid red oak floors. Wrap around porch. Vaulted ceiling in the living area with 14 ft walls (best decision in the design ever) We did the electrical and finish plumbing and did the roofing. We did the framing (2X6), the roof trusses we had made by a company and delivered. Board and batten siding from the trees that were cut to clear the building site. Granite countertops. High end appliances. Pocket doors throughout. We had duct less HVAC installed. 3 years of work. Our cost $80 sq ft.
What it boils down to is that labor costs a lot in the price of a home. If you can do a lot of the work yourself, you can really save.
Great comment. I agree with you 100%. It takes more time, though. I felt warm and excited with every word you wrote. More Americans need to experience this.
Thats impressive!!! How much did you save on the kitchen?
That is amazing! I'd love to build my own house. Not sure I have all those trade skill though.
Big congratulations to you and your family.... May your new home bring many years of happiness..... Did you by any chance video the progress? I'm sure we would all learn if you can share...... Thank you.
If you need help with the technology part of it then let me know.... Will get you set up and the files uploaded for the world to appreciate.....no charge....... Especially since countless of people will learn from your experience..... For decades to come
Congrats!!
My wife and I are currently about half way through a new build and are self contracting. I think your advice is spot on. Thanks for sharing your years of hard earned experience and wisdom.
Thanks for the support.
Good for you guys! Thats awesome!
I'm retired now but I was a builder for over 50 years. This is a VERY good video with tons of solid advice! You own choice of exterior finishes and ultimately 'the look' are hard to deny to save money. No one wants to live in the 'tract' homes of the fifties. The materials used in creating the exterior walls can also be a factor which he addresses to some extent. Good video overall.
Good point. Thanks
As soon as I heard ICF I was sold. I've been doing a lot of research into those and although they do cost a bit more they do save a lot of labor and eliminate some contractors and from close up onward are saving money. Live within your means and think about the value you are passing on and can charge for to the next owner.
Research is your friend and is time well spent. Knowledge is critical from bottom to top.
Thank you so much for sharing Keith.
Glad to help. I will keep it up.
ICF is the way.
A good product to build the shell of the home is ICF - Insulated Concrete Forms. Works especially well in colder climates
That is a helpful way of thinking about it. You didn’t talk about the plumbing and electrical contractors that also contribute to the cost of that wall area. Maybe that’s less an expense per square foot though and more about how many switches and outlets you’re getting.
Hempcrete would be a material that eliminates several contractors in this wall building- no painting, no insulation, no exterior or interior cladding required
Great point!
Glad someone referred me to your content! You obviously know what you're talking about and are willing to do something about it (looking for new ways to make things better using new technologies). Too many builders don't know or if they do are stuck in status quo.
Thanks for the trust. See howtobuildyourownhome.com for more info. I have a twelve-lesson course for free with videos to come, right now just PDF downloads. I also have mentoring programs for owner builders. A lot of general contractors should take theses courses. My builder site is at kelschconstruction.com.
@@HowToBuildYourOwnHome I was not able to see the free 12 lesson course. Has that morphed into the First Steps course?
The foundation for my 3200 dq ft house plus 4 car garage cost me $80,000. Don't forget electrical, plumbing, HVAC, and cabinetry. All of those trades are very expensive labor. If you are building a house or even having a custom home builder do it for you, start with a very large pile of money. We burned through $100,000 before we even closed on the mortgage.
I like that phrase "large pillow of money."
Thank you for your information. I have a large log home built with Canadian hemlocks. Trying to heat and cool this home is an absolute nightmare.
My pleasure. Thanks for your comment and being a part of the channel.
We are in Florida. We just hire the termite, electrical, our friend that owns air conditioning company.
Other ourselves. Plus remove & additional culvert pipes
It costed us $57k
Even upgraded all our appliances
Now we are doing our swimming pool
That will cost us $18k
We we are saving tons of $$ and paid off . No mortgage payment
In the words of Bill and Ted, most excellent.
Wow. Congrats!
Thank God I can do everything myself or with a hired family member, 5th gen builder here
Good tip about increasing roof area and decreasing wall area.
Glad it was helpful!
I've always used subs just for the stuff that didn't make sense for me to do. I've typically found that Insulation subs are almost free. If I compare the cost of what I can buy insulation for, compared to what they charge for it installed, it's a pretty minor difference.
You get it, insulation labor is almost free and too often many try to save here and not in a more logical place.
I had the same reaction initially, until I understood that the point of the video was to introduce the notion of ‘vertical’ structural costs vs ‘linear’ square footage. As an owner-builder, I too overlooked both the financial and the practical implications of building a structure with 12 foot ceilings. I could have easily achieved the same expansive feeling with 10 foot ceilings at a much lower cost. I would have also reduced off cuts and construction waste, again all of which come out of the budget = my pockets. Thanks for the informative video! Please keep them coming.
Thanks. I will keep it up.
I just did a quick search of local suppliers and no one has 10' drywall. I assume it's due to the pandemic.
I've built a single family home with just me the one contractor. took a little while but got it done
Excellent
👌👌
Good for you! I can't believe how few people have any sort of construction skills these days. A little sweat can save a LOT of cash!
Hi ✋my husband has a SIP business in East TX. We are on the verge of building our home and will be using the Structural Insulated Panels for our walls interior and exterior throughout.
That's cool
I wanted to go crazy on ceiling height too but this made me reconsider.
Glad to help.
Do some of the work yourself. Such as insulation. Some of the easier wiring. Installing windows. Appliances. Painting.
👍👍👍
2021- The real cost is sky high lumber prices.
Haven't they gotten OBSCENE since COVID?
@@robertfrapples2472 Yes $7 for a 2x4 and up to $15 for a 2x6. it is stupid expensive right now. It will get worse when the spring building season starts.
No, zoning laws and labor (not to mention architects fees) eat up the majority.
@@FANGSTALKERNINJAMASTER99 Yikes!
ICF for the win!
if possible, could you have someone chalk draw this out, or chalkboard draw out the differences, so that people can see the differences between the 5 contractors for the wall and the 2 contractors for the roof. I also think people should realize that insurance and overhead are part of the 5 subcontractors, and the savings possible for having fewer contractors.
Thanks for making this video- It is clear and helps see where the big costs come from.
Thanks for the comment. Believe it or not, many general contractors disagree with me, I guess it dismantles the mystery of their profession. I do not think there is a mystery any more.
So on the cross section of the wall you have
1. Framers
2. Siding
3. Insulation
4. Drywall
5. Paint
Yes. I would add tape and texture on drywall as that is often a separate crew.
He didn't mention the electrician and possibly the plumber
2 years ago I built my sons hse for 60.00 a sq ft. Upscale ,oak floors, hickory cabinets w granite,premium vinyl siding, we still have to rock the foundation. This was before lumber prices got crazy. I did all the carpentry work on the inside,hung doors,oak floors,trimmed out,etc. I have a friend contractor that dried the structure in for me. What I couldn't do,I hired subs myself for elec,plumbing,hvac,and to install insulation, I want to build one more house for myself, but lumber prices and Biden have me scared to do anything. Hope prices for mail drop nxt summer or fall.
Be patient the right time to build for you will come.
He neglected to include the electrician and plumber inside those walls.
Those were my thoughts exactly!
I did not add them because they are not part of the structural separation, but yes they are added costs.
Well electricians are cheaper in walls than through foundation or ceiling
We also have to add the pest control distribution tubes on the walls
I've done painting and a bit of plastering now I'm planning on doing my apprenticeship in brick and blocklaying hopefully when i get qualified i would have saved enough to build my own home either way it should be a lot cheaper if do the plastering brick and painting work myself
Here is the ultimate way to cut building costs. Build half a house and put a huge angled mirror on the other side and you got a whole house for 1/2 the cost lol. Good video. If the prices of building materials(mainly lumber) keeps going up I'll be using aluminum cans, empty boxes, and toilet paper tubes to build with.
I just do what the pioneers did and bid mud adobe bricks. Half of my house is built what that.
I would add electrical and plumbing could be in that wall layer. SIPS could reduce the contractor number...
True, I would like to see SIPS with rockwool and not rigid foam. It is being worked on by another manufacturer.
Perhaps a low-wall, spread-out building with lots of roof is cheaper to build, but a taller (two-story) with less roof is cheaper to heat and cool and will have a smaller footprint (thus a cheaper foundation/cellar slab). It'd be interesting to see how many years' of lower heating bills in the taller home would recoup the extra cost of construction.
Interesting question I will keep in my pocket. Thanks
Excellent, easy to understand concept. Build your own tiny home and you can eliminate, oh, say 10 subcontractors!?
Where I live I can do it all without inspectors. The only thing that had to be certified was the septic. I’m just finishing a duplex living in a completed half. Nothing is cheap. I did double stud walls with R40 foam. Things I contracted out were foundation and drywall.
Great. You are lucky to live in a less restricted area.
you have a really impressive channel, this is all very helpful information. I hadn’t considered the issues with costs for gabble roofs before this
If you go ICF. you eliminate more. The Concrete contractor can do the foundation, the walls and it is already insulated. Much faster build and better cost efficient as per heating and cooling plus other incentives.
Possibly, I prefer SIPS over ICF, but then again it all depends on if you have access to labor for one over the other.
you have forgotten two or three other contractors, Exterior painting contractor, Finish, woodworker, window and door installer and trim. Have to also consider your Electrical contractor.
It can range up and down in numbers based on the material selection. Framers install the windows in my area so I count windows with framers.
SIPs are the best eliminators of contractors for the house envelope. They come with interior and exterior OSB and insulation, eliminating the framers (for the most part), and insulators.
The hard part is finding a crew that knows how to install them. There are a lot of great technologies out there but fewer skill sets able to employ them.
@@HowToBuildYourOwnHome I'm sure that's true. However, with the pre cut SIP panels, the skill sets appear to be roughly knowing how to attach the sill plate to the foundation, correctly applying foam into spline joints, installing opening headers, and following the fastener schedule. From my research reading spec manuals from SIP manufacturers, they are the simplest form of envelope construction there is. The manufacturer sends all the fasteners, seals, and moisture barrier materials needed. Lots of people are DIY'ing them for that reason. A 3 person team that has basic construction skills plus a good crane operator seems to be all that's needed. Properly supervised, of course. By the way, your channel is a MASSIVE value add to me, in my research in how to become an owner builder. Can't thank you enough for what you do.
I hired the well drilled, and the water run into the house. I WAS the sub who did everything else. I was the true 'owner builder'.
That’s excellent
The engineered 2X6 was actually designed to conduct less heat in order to save on cooling and heating cost.
Plus 2X6 homes rattle less when doors shut. Just something I have noticed after building both.
I can do the foundation myself. I'm a concrete finisher by trade. That's a huge savings.
That's great. Best of luck.
Just putting things into perspective as you did is fantastic. Of course there are other things one may add or different markets etc. But to look at it as a series of contractors for a given spot is invaluable. Thanks for opening up my eyes!
Glad to help. I will keep it up.
That’s a good point on avoiding gable ends. Having just completed the exterior of a house with gable ends - it does add effort and time to the build. The extra height requires a lot of ladder and scaffolding work and therefore reduces safety. The siding for the upper gable has to be cut at an angle and it complicated the installation of the rain screen/Cor-a-Vent. The eave walls were relatively easy - working lower down also the siding is cut square.
The hop roof adds a little bit more complexity - there are four ridges rather than one, however the drop off on all sides is lower and safer. Flashing details are the same all around.
Yup. You go it. Thanks for the comment.
You save on the gable end siding. But the roof cost extra right?
@@patrickmelson4745 A hip roof will cost more than a gable roof as there will be four ridge lines. vs one on the gable. However rooting labor < rainscreen/exterior insulation/siding labor costs. Also those diagonal cuts on roofing shingles are dead easy compared to siding cuts which all have to be put through a miter saw.
Probably a bigger factor in roofing costs than hip/gable is the number of architectural features in the roofline (dormers for example) and number of penetrations and skylights.
Also hip roofs are more resilient against hurricanes/ tornados than gable roofs
@@lostlakeOR Very true...
The biggest costs people don't take into account is the operating and maintenance costs. If you have a poorly insulated home with cheap exterior materials, you will have much higher utility bills plus you will be replacing your windows and siding at some point. Use high quality exterior materials and lifetime shingles on your roof along with excellent insulation. It will pay for itself each and every day.
Singing my song. Thanks
Try to build more of a square than a rectangle if possible. You get more square footage per perimeter wall.
Yes and less hallways and less wasted space.
Another point about hip roofs is FAR better wind resistance.
After a lifetime along the coast I think any house within 80(?) miles of Atlantic or Gulf Coast should have hip roof. Gable ends are nothing but big "sails" waiting for hurricane wind to topple.
That's a good point.
Roof/ceiling has insulation, gypsum, taping and painting, too
Hip roof less maintenance
Same on the wood technology. I'm in Florida
The best new (old) technology: rammed earth build, you don’t need many subcontractors, especially if you are doing it yourself
Yes, but no real thermal break in that model.
GREAT advice! Thank you.
glad to help. I will keep it up
I've found Hvac,plumbing,elec to be more expensive in ny srea
I’m looking to build my home next year. I already have the lot; I’m gonna need some advice.
Got to howtobuildyourownhome.com for a system to help you. I would take the first course.
Thanks for sharing your knowledge.
My pleasure!
What a house is worth and what it cost to build are mostly unrelated. Too many people over-build for the area, especially when renovating. I looked at a house once where the owners wanted 150% of what houses in the neighborhood were selling for because they overspent on cabinets and flooring. Needless to say they wound up having to eat those costs.
Very true.
Thanks Keith!
My pleasure
Interesting ideas to save costs.
Glad you think so!
Thanks for the video, very insightful.
Going to build in about a year on a lot that I already own. I appreciate your info.
Glad to help. See howtobuildyourownhome.com for more help if you need.
Those T-studs are awesome.
Glad you like them!
Is this technology available in Phoenix, AZ. I am currently planning my new build and my husband and I our working as our own GC.
Thank you.
I waould love the information on that option to 2x6.
Very well put.
The real real cost in building is the building lot in a good location.
That was my thought too. Many custom homes are built on an acreage. In addition to buying a lot you may need to run underground electric, natural gas, drill a well, filter the water, negotiate easements with neighbors, build a driveway, build up a pad that's geo-engineered and properly compacted, build retaining walls, septic, landscaping, etc. Not cheap.
Very true. When you add the cost of the lot to the home, the sq ft price jumps substantially in a lot of areas. .
Building lots are insanely expensive and hard to find right now and if you can find a lot in most cases you are committed to use the builder/ developer which is like a monopoly. This makes it hard for an owner builder
roof vent are just another place for rain and other unwanted things
Appreciate your intelligence
Very kind of you
You are taking my thoughts and opinions, and you are putting them into words!!!!! haha I love this video
Great. I will keep it up.
T-stud is a great thermal break, but I would rather add Zip-r and get a true thermal break. If you are up north you will likely have to have some insulation (like rockwool) outside your envelope. The main thing we need to do as a culture is move back yo quality over quantity.
True. I agree with that.
This confirms my thoughts about the potential cost savings of Rammed Earth walls. Thought?
Great information. Practical knowledge and experience goes a long way in this business.
Learn and build it yourself, one step at a time. Save bundles.
Exactly right. I see way too many of these videos talking about "building your own home" when they really mean be your own General Contractor and hire everything done. I'm currently building my own home for the 3rd time and have only hired what I had to due to new electrical codes prohibiting the owner doing the work. When I tell people how little I have into it they think I'm lying. Labor costs add up in a hurry.
@@darinvee4980 with the price of Wire, wood, and PVC, you have to build your own haha. Material cost is up so much right now.
@@darinvee4980 whats your projected cost per SQFT?
Helpful information! Thanks
Wisdom right here. Thanks!!! 👍🏼👍🏼👍🏼👍🏼👍🏼👍🏼👍🏼👍🏼👍🏼
Practical advice. Thanks.
I’m interested in the new tech wood. Thanks
Research tstudds online.
you don eliminate insulation sub with those walls-they still have to do the roof/attic and probably the basement foundation insulation
Correct, but insulation is the least labor intensive and the lowest cost sub-contractor.
Hey Keith, those T-Studs are interesting especially the one you highlighted as the "naked" T-stud. They can just blow the insulation into those.
I agree, but the technology has not made it out west. I think they are mostly back east and the upper northern states, Minnesota etc.
@@HowToBuildYourOwnHome I found those by accident. Built a home in Prescott WI. in 05 before the bust. Now looking at building another with your help in Custer S.D. interesting to see all the new products and tools. I will be using your services.
I thought "owner builder" meant the owner doing most of the work.....the way wife and I built our first and current home.....as in laid all the foundation block, (and brick in current home) drove every nail, pulled every wire, plumbed every fixture, hung all the drywall/siding, built the kitchen cabinets, and so on. In the current home, I went one step further and logged enough timber off our 75ac (made possible by the sale of the first home) and sawed it into framing for the house. The only subcontractor here was carpet laid, (since removed and self installed hardwood floors and tile thruout) and had concrete poured for the driveway (but I did the form work....220yds of concrete was simply more than I wanted to take on).
Oh yeah.....no mortgage on the current home ever. Been mortgage free for over 40 years now.
Can't use rough sawn lumber in new framing....has to be rated by class
ok ed got it!
Correct
I am about to build an ADU in California an I am trying to find people to help me with the construction. Some contractors say I can't let you do your moulding on your own because you might ruin the electrical or plumbing, or my flooring
You can mange the whole thing on your own. I have many students buildings homes and ADU additions as owner builders in Calif. See howtobuildyourownhome.com for help.
Very good! Just want I am looking for. Thank you so much!
Lots of help at howtobuildyourownhome.com
How to Build Your Own Home Yes, just got the basic package, and will go though it, and learn more about how to build my own.
Liked and subscribed. Good stuff, thanks.
Thanks. I will keep it up.
Saving on gable end siding makes sense. But the hip roof system cost more. And I more complex. I would go hip ends because I think it looks a lot better.
I used to frame houses and we didn’t charge extra for a hip roof. I always viewed it as a trade off. It’s more work on the framing but it’s easier to trim the overhangs and you don’t have to side the gable.
I’d love to know where to acquire the wood with built in insulation!
These are T-studs, but I'm not sure where they are available. You might be able to find out on their website.
I am struggling a little with how the use of the foam insulated studs can eliminate an insulation contractor.. or did I hear that wrong? All those do is provide a thermal break in the stud itself. You still need to apply insulations between the studs, right? I think a better option would be to go with a product like the Zip insulated R-sheathing.
Until Tstudds get into the market for greater adoption, they are a limited technology. The thermal break is part of an insulation factor but they do not entirely replace the insulation sub.
The complete thermal blanket of zip is better.
@@HowToBuildYourOwnHome What is your opinion of SIPs compared to traditional construction methods?
Is it fair to deduce that with going with a post and beam and sip panels. Sip panels help reduce number of contractors involved in handiling thia type of project via framer,insulator, interior osb and exterior osb. In essence material cost would outway multiple contractors. Martin - Texas
Possible, but the real issue is finding the skills or labor to install. In some areas it is more well known, in others not at all.
We use SIPs. Super fast and strong.
I like the rigid sheeting on both sides, better than foam.
Could not agree more. Speed and efficiency.
Laughing in ICF. But actually, right now the cost of lumber and sheathing for the roof is a killer.
$35 a sheet of 1/2" osb
@@blu4x5 Yea, I recently got quoted $41/sheet for 1/2" ZIP OSB.
I'm interested in the options for walls that you ve found that are available on the east coast.
I will keep this in mind. Thanks for the suggestion.
So you're saying a rambler (10 ft ceiling) with attic trusses and maybe a wall-out basement VS a 2 story with mono roof with walk out basement? (With ICF exterior)
Sounds about right. Use the roof system to incorporate a room.
Those pre fab walls add a lot of labor for any electrical contractor. It's a nightmare to wire
Agree
I have seen many who decided to build their own home and it costed them more than the price I have them to build the house complete. One of the problems is materials cost them more than it costs me. A subcontractor does not like working for inexperienced people over a general contractor. I used the same subs for a long time but a homeowner will use them once.
Whats the ballpark price per sqft to self build an average "starter" home. Size would be around 1000-1200 sqft. Thanks for the videos
That number is a moving target. I get asked a lot. Take the first steps course at Howtobuildyourownhome.com. It's the only way to find out real costs in your area.
How does using T-Studs eliminate an insulator contractor? Leave the wall cavities empty? What T-Studs can provide is the elimination of exterior insulation, which is primarily used to address wall stud thermal transfer. Window quality is also a consideration. Cheap windows can save a lot on that cost for a home but you get what you pay for.
I does not, it just ads a thermal break that regular studs do not offer.
you need gable ends to remove the heat.
Very usual info!! What is that framing you showed called? Any thoughts on Cross-Laminated Timber? Could that replace sheetrock & interior paint? TIA!
It could replace it but will it have a solid seal to keep out air flow.
4 subs
1 st one roofing cause I hate roofing
2nd 3rd and 4th electrician plumber and septic
cause I'm forced to use them
what about SIP for walls? structural insulated panels for walls. labor cost is much lower i am told..
Not a fan of SIPS. They have been around d for a while but still have not taken a huge market. Labor requires knowledge, even if easy to install there are not enough who know how to install them.
Congrats for yours video, Are helpfull. I born in suth América..... All house aré maid with colums and block walls. I think that constructivas thecnics, aré cheaper than wood frame house, at least un one floor house
You recomend Icf..... It Is excelent, but i cant see people usin emme fue constructive sistema at least like concrete block sustitution.... Can you talk about It...... Thanks for tour Time and help.
See omniblock.com
The real cost of a home in my area is the dirt. Typically that can run any where between $200,000/lot to $750,000 depending on where you want to live. The cost of the materials to build a house will be between $200,000 and $500,000.
Very true, some places the dirt is more than we dare admit.
OK, Great points. Several questions.. I see that Hip roofing is actually MORE expensive to install (odd geometries and such) than you seem to suggest? Next, Did you mention window contractors.. that IS an expensive item! Last, I'm not sure that you make a convincing case about 8 vs 10 ft (I get 12 ft, makes sense..), so is there a way to be able to estimate this difference? Great point on the 2x6 substitutions.. though I don't see how that eliminates a insulation contractor. Thanks for at least bringing the idea to my attention. We would like to build soon..
Hip roofs are more in labor but you make up for it by not have a gable end with scaffolding to reach the height on the exterior.
I am still looking for the world class window contractor at better pricing.
Correct on the insulation.
I need to redo this video, it's an old one.
Thank you, what is the new insulation technology you mentioned in this video? Thanks, JR
It is the rockwool product.
May I plz have more info on that new framing technology
Search engine Tstuds to find out more. They are mostly back east.
Excellent video
I will keep it up
Please share where to buy the insulated framing on the house.
There are all kinds of thermal wraps for a new home. Research exterior insulation and you will see a lot of info out there.