Which unit layout is the cheapest to build?

Question

From a builder/contractor perspective, which units would be easiest, cheapest and fastest to build?. The layouts include studios and 1bds or a mix of both with or without garages which you can ignore since that's more of a budget thing and not that complicated to build. I wasn't sure how much more it costs for a detached unit like the two duplex layouts (I heard duplex units were the easiest to build so two detached duplexes might be favored but might also be negated by the fact that you're creating two separate foundations. Ignore the extras, just looking at the layout orientations from a high level. Advice appreciated.

Scott Mac · Answer

So you are looking for the cheapest but putting in things to attract higher income people (electric car aficionados).

Seems like you might want to think about what is most attractive to those with electric cars, which indicates they are not shopping for the cheapest.

The cheapest rides the bus, or drives an early 90's car (when it runs).

You might want to also consider the surrounding neighborhood for desire by these people.

Do many electric car owners want studios and 1 br's (???)

Just my 2 cents.

https://www.youtube.com/watch?v=Oy_JsiGl4AU

K S. · Answer

Cheap to build does not mean no luxury. What's the cheapest "orientation" of the units. I'm not talking about furnishings, the location etc. The question was which layout from a builders perspective is cheapest to build i.e 2 duplexes, all in a row, garages in between and a detached unit. But thanks for your 2 cents. I will definately think about the benefits of a garage with STR vs LTR later but for now, just looking for the best orientation on the property. I can think about furnishings and garages later (which is why I said to ignore everything else but the orientation). I'm really trying to keep things simple here.

Andrew W. · Answer

It probably goes without saying but from the actual construction perspective, simple shapes are the cheapest.  For example a square is cheaper than a floor plan with bump outs, angles, etc.  Also, a simple roofline with the minimum pitch required is generally cheaper both from a framing and roofing standpoint.  A roof with a steep pitch, gables etc. can get pricey.  Dormers etc. all add cost but like anything you have to consider the cost/benefit.

Mike Smith · Answer

The duplex units will be simplest to build as there are different and more complex fire separation issues at 4-5 unit buildings.

A unit with a carport is cheaper to build than a unit with a garage.  However, the garage will sell/rent for a higher price.  Only local market costs/research will tell you which is a better option.

I do not agree with @Matt Devincenzo regarding the wet walls.  All plumbers I know quote projects per fixture and don't care if the toilet is 5' away from the kitchen sink or 20' away from the kitchen sink.  ABS drain pipe is typically less than $1 per LF when purchased in bulk.

K S. · Answer

You mean like this where the kitchen shares a wet wall and is next to the bathroom or reversed with the bathroom sharing the wet wall. This means I need two duplexes on different foundations because I won't be able to put up 4 units in a row like this.

K S. · Answer

I'll send better photos in a bit. But regarding the mirrored layouts, I'm assuming you mean duplex? I'll create another image with the duplex with shared wet walls in a few hours.

Matt Devincenzo · Answer

The images are small, so it's hard to see the detail. But a few things I see that are easy VE opportunities. 1) mirror unit layouts so bathrooms/kitchens in adjacent units share a wet wall 2) located bathrooms so they are as close to kitchen drains as possible 3) place sinks and washers where their drains can utilize a vent stack to connect instead of going through the slab and connecting underground.

There may also be structural cost savings within the layouts, but there's just not enough detail to see those elements here.

Which unit layout is the cheapest to build?

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