Are you considering building a house from scratch? We’ve built a couple homes for ourselves and also helped others with theirs, so I’ll give you some pointers on how to avoid new construction pitfalls. New construction is not for the faint of heart. And if you go into it blind, you may not get what you want, but you will get a lot of headaches and most likely waste a bunch of money. I’ll help you avoid some common pitfalls.
I wrote an eBook about how to build a house from scratch, so if you want the full details and lots more info, go here to buy it … it’s less than the cost of a cup of coffee but could save you thousands.
Start by getting inspiration – neighborhoods, Pinterest, Houzz – to name a few places. Make a mood board and start collecting ideas. Pictures are always good to have not just for your sake, but to show your builder or contractors. It’s a tangible way to get across your ideas with a visual representation, not just relying on your description, which can be miscommunicated. It also helps you to see what you like and since there are so many decisions to make, it’s good to have all that inspiration in one place so you don’t forget.
Once you have an idea of what you want, you can hire an architect to draw it up (most expensive option), a draftsman (less expensive option), or find something you like on a site like architecturaldesigns.com (least expensive option). This is the easy part.
Buying land and all the things that go along with that is a whole blog post in itself. If you want the full scoop on that buy the eBook. It’s not always as simple as “buying a piece of land”. Does it have septic, need a well, have any easements … yes, there is a lot to it.
The hardest part is deciding whether or not to hire a general contractor (GC) or be your own general contractor and hire sub contractors (subs). Unfortunately, the building world has gone downhill in recent years … there are a lot of crooks out there who will take advantage of people who don’t know the business. If you hire an interior designer, they can help you navigate the process and make sure builders/contractors do not take advantage of you. Many of them are also project managers so they can help you manage your build. You can save around 20% by being your own general contractor, but you need to know what you’re doing – it’s a lot of work. You also need contacts and resources.
Now you have your mood board, plans, the land, your GC or subs … it’s time to build! You will make 1001 decisions throughout this process. The key is to make decisions early, for everything, so you don’t feel rushed. We started collecting pretty much everything before we even broke ground. If we saw anything we liked, especially if it was on sale, we bought it and kept it in our garage. We were always on the lookout. Plan plan, and plan some more. Always be steps ahead of the building process, which means ask your contractors when they need decisions made and make them well in advance of that. If you don’t, you’ll make rush decisions or you will delay the process which has a very big domino effect. Subs are usually lined up in advance so if you cause one to be delayed, that delays everyone. Time is money.
Here are a few decisions that you will need to make (there are many more described in more detail in my ebook):
- Windows and siding
- Cabinets – layout/style/colors/type
- Counters – material/color
- Lighting fixtures
- Lighting plan – where do you want switches, any extra outlets, where do you want lights and what kind
- Plumbing – choosing fixtures, do you want extra fixtures like a pot filler or more outdoor spickets
- Flooring
- Paint colors
- Tile – what style/design (stacked, herringbone, brick pattern)
- Interior and exterior doors
- Hardware
- Closet designs
- Built-ins
It is imperative that you go to the jobsite regularly (I recommend any day work is being done). You cannot rely on your builder to make sure everything you want gets implemented. Usually builders are managing multiple properties and they are not looking at details the way you would. It’s ok to go on a jobsite and check on things – this is your house and your money. You’re still the boss – the builder works for you. If your builder does not want you onsite, you do not want that builder (ask this question during builder interviews – more info on that in my eBook). This happened on a jobsite I was managing and the builder had a lot to hide. He ended up getting fired and a long story ensues after that. Make sure things are done to your specifications. If they aren’t, inform your builder immediately. Make sure your sub contractors are happy. I usually leave snacks and drinks for them at the jobsite to make them feel appreciated. 🙂
See this leak? We asked our builder multiple times to fix this before all the walls were covered up. One regret we have is not overseeing the “repair” closely enough because many years later we still have leaks in this area and this is now a finished room. If something doesn’t look right to you, make sure it gets fixed during the building process or you will regret it like we did.
Here’s another problem we had … our builder did not properly prepare the jobsite. A gravel entry onto your property should be installed so workers can get on and off the jobsite without getting stuck in the mud. I cannot tell you how many times trucks and a CRANE got stuck because a simple step was left out, not to mention the endless amounts of red clay that was tracked into the house over the course of the entire project. Hold your builder/subs accountable for a proper jobsite and a clean one.
Expect to pay 10-20% more than you think you will and expect it to take 3-6 months more than expected. If you are paying more than your contracted price and you don’t have any change orders then something is wrong (make sure your contract has change order directives). If your build is well past 6 months over the projected finish date, there’s something wrong. Many times if a builder is not paying their subs, they will not come to work (just happened on a job I was working on). I have seen this over and over again. Call the subs and ask what’s happening. They will usually tell you.
In my opinion there are 2 things that are the most important in house building. You cannot plan enough, and you must be onsite often. Educate yourself regarding what is expected in building a home so you can question things and push back when needed. If you don’t, you may be left with a house that has a lot of problems, you will have a lot of headaches regarding money and time issues, or a house that isn’t what you wanted. If you are not an informed client, you are an easy target. Believe me, I’ve seen this way too much. Learn from my mistakes. If you do it right, you can be living your best life in a home you love.
Check out my other blog posts that go into more detail on planning a kitchen, designing a laundry room, and building a pool.