Anyone really interested in construction??

[Rich Weese]

I just replied to a thread and it made me wonder. I'm not on BP very often any more, but I still have a vast experienced history. One thing I haven't seen much is a how to or step by step approach to actually building a home with info from start to finish. I've probably done close to 100 spec homes in 3 different states. I assure you it isn't rocket science.
I currently have 2 under const in UT and a couple more in so TX. I've also built in OR and CA at other times. I'm not a general contractor, just a speculator. There are many ways to make money on your own home with proper knowledge and location.
If there is enough interest, I'd be willing to post regular reports on the process. If not enough interest, no problem either. Have a good day. Rich

[Emilio Ramirez]

I think this thread has done a great job outlining the basic steps needed to build a house. It has also shown great examples of the potential profits available in spec home building. I would caution anyone who is considering building their first spec home to do your homework. Unless you are a GC, you probably don't want to start two new businesses at the same time. One business being spec home building and the other being General Contracting.

Here is a more detailed list of construction items you will have to consider when building a new home. I believe somewhere in this thread, absorption rate was mentioned and that could be the most important statistic to know. Just like a flip, you need to have multiple exit strategies for a spec home.

This list was poached from contractortalk.com

House/with attached Garage

General Conditions
Finalize plans and develop estimate with owner, architect
Sign contract and notice to proceed

Apply for Permits
Secure foundation permit
Secure framing permit
Secure electrical permit
Secure plumbing permit
Secure HVAC permit
Secure miscellaneous permits

Site Work
Clear and grub lot
Excavator estimated houly
Skid steer estimated hourly
Trucking estimated hourly

Topsoil stripping
Skid steer estimated hourly
Trucking estimated hourly
Pavement and sidewalk removal
Skid steer estimated hourly
Trucking estimated hourly

Rough grading
Skid steer estimated hourly
Relocation of existing natural drainage
Excavator estimated houly
Skid steer estimated hourly
Removal of unsuitable soil
Skid steer estimated hourly
Trucking estimated hourly

Access roads
Skid steer estimated hourly
Trucking estimated hourly

Detours

Protection of existing structures and utilities

Environmental considerations

Install temporary power service

Install underground utilities

Foundation

Locate building

Survey

Install batter boards

Excavate for foundations

Excavator estimated houly

Drilling for garage piles
Skid steer estimated hourly
Trucking estimated hourly

Forming

Footings
Total lineal feet of footing
Total width of footing
Total thickness of footings
Total cubic meters of footings

Foundations walls
Total lineal feet of walls
Total width of walls
Total height of walls
Total cubic meters of walls

Grade beams
Total lineal feet of beam
Total width of beam
Total height of beam
Total number of 12"x12' concrete pile
Total cubic meters of beams and piles

Cure basement walls for 7 days
Strip basement wall forms
Waterproof/insulate basement walls
Perform foundation inspection
Backfill foundation
Skid steer estimated hourly

Framing house and attached garge
Install 1st floor joists
Mud sill achor bolts
Sill gasket
2x6 Treated mud sill
2x10 Spruce 4 ply beam
3" Adjustable steel telepost
2x10 Spruce joisting
2x10 Spruce rim joists
2x2 bridging
Single joist hangers/nails
Double joist hangers/nails
3 1/4" coated nails
Lay 1st floor decking
3/4" T&G Fir sheating
1 1/2" flooring screws
Sub-floor adhesive
Frame 1st floor walls

Exterior walls
Top, bottom and cap plates 2x6 spruce
2x6 spruce studs 92 5/8"
3/8" spruce sheathing
2x10 spruce 2 ply header with 2x6 backer
2x6 garge door rough frame and Brick moulding
3 1/4" coated nails
1 1/2" sheathing staple
House wrap (Tyvek) and tape
3/8" house wrap staples

Interior walls
Top, bottom and cap plates 2x4 spruce
2x4 spruce studs 92 5/8"
2x4 spruce single plate door header

Plumbing wall
Top, bottom and cap plates 2x6 spruce
2x6 spruce studs 92 5/8"
3 1/4" coated nails

Cap plate and exterior wall backing poly flashing
2x10 Spruce 4 ply beam
2x6 drywall backing
Install 2nd floor joists
2x10 Spruce joisting
2x10 Spruce rim joists
2x2 bridging
Single joist hangers/nails
Double joist hangers/nails
3 1/4" coated nails
Lay 2nd floor decking
3/4" T&G Fir sheating
1 1/2" flooring screws
Sub-floor adhesive

Frame 2nd floor walls

Exterior walls
Top, bottom and cap plates 2x6 spruce
2x6 spruce studs 92 5/8"
3/8" spruce sheathing
2x10 spruce 2 ply header with 2x6 backer
3 1/4" coated nails
1 1/2" sheathing staple
House wrap (Tyvek) and tape
3/8" house wrap staples

Interior walls
Top, bottom and cap plates 2x4 spruce
2x4 spruce studs 92 5/8"
2x4 spruce single plate door header

Plumbing wall
Top, bottom and cap plates 2x6 spruce
2x6 spruce studs 92 5/8"
3 1/4" coated nails

Cap plate and exterior wall backing poly flashing
2x10 Spruce 4 ply beam
2x6 drywall backing

Interior stairs and landings

Complete roof framing

Manufactured Roof trusses and gables 24" o.c.
2x6 gable ladders and fascia
2x6 fasica
Cardboard insulation baffels
2x4 truss bracing and strapping
2x4 ridge blocking
1/2 roof sheathing
1/2 sheathing clips
3 1/4" coated nails
2" sheathing staples
3/8" insulation baffle staples
Conduct framing inspection

Dry In

Shingles
210 Asphalt shingles
Ice and water shield
Asphalt ridged cap
1 1/4" shingle nails
Aluminum gable flashing
Roof vents

1st floor exterior doors
Front door 36/80 6 panel with side lite
Weiser brush nickel passage and deadbolt
Back door 36/80 6 Panel
Weiser brush nickel passage and deadbolt
Garage man door to house 36/80 6 panel with closer
Weiser brush nickel passage and deadbolt
Garage doors 9x7 Barcol inusulated with Genie opener

1st floor windows

2nd floor windows

Exterior Finishes

Eaves
Aluminum vented soffit (white)
Aluminum fascia
5" Gutter and down spouts
Stucco
Scaffolding
1 1/2" styrofoam insulation
Stucco base coat
Stucco finish coat
Parging
Stone work
Shingle gables

Exterior Decks and Stairs

Utility Rough-Ins and Complete Concrete
Rough-in plumbing
Conduct rough-in plumbing inspection

Place concrete for basement floor

Rough-in electrical
Conduct rough-in electrical inspection

Rough-in HVAC
Conduct rough-in HVAC inspection

Rough-in communication - phone, cable, computer, alarm

Interior Finishes

Insulation
Wall insulation - 1st floor
R20 fiberglass batt 6ml vapor barrier
Wall insulation - 2nd floor
R20 fiberglass batt 6ml vapor barrier
Ceiling insulation - 2nd floor
R40 Blown in cellulose 6ml vapor barrier
Conduct insulation inspection
3/8" vapor barrier Staples
Tuck tape
Acostical chalking

Drywall
Install drywall - 1st floor walls
Install drywall - 1st floor overhead
Install drywall 2nd floor walls
Install drywall 2nd floor overhead
Tape and float 1st floor drywall
Tape and float 2nd floor drywall

Paint
Texture all except entry and kitchen - 1st floor
Paint all except entry and kitchen - 1st floor
Hang wallpaper entry and kitchen - 1st floor
Texture all - 2nd floor
Paint all - 2nd floor
Paint exterior siding & trim work

Cabinets
Install 1st floor - kitchen cabinets
Install 1st floor - master bath and guest cabinets
Install 2nd floor - hall bath and private bath cabinets
Install chair rails, crown moldings, trim

Finish Plumbing
Complete 1st floor - kitchen plumbing
Complete 1st floor - master bath and guest plumbing
Complete 2nd floor - hall bath and private bath plumbing
Conduct finish plumbing inspection

Finish Electrical
Complete 1st floor circuits to service panel
Complete 2nd floor circuits to service panel
Conduct finish electrical inspection
Complete communications wiring - phone, cable, computer, alarm

Finish HVAC
Complete 1st floor - zone 1 HVAC
Complete 2nd floor - zone 2 HVAC
Conduct HVAC inspection

Carpet, Tile and Appliances
Tile entry, kitchen and baths
Carpet 1st floor
Carpet 2nd floor
Install appliances

Landscaping and Grounds Work
Pour concrete driveway and sidewalks
Install backyard fence
Sod and complete plantings - front yard
Sod and complete plantings - backyard

Final Acceptance

Complete final inspection for certificate of occupancy

Cleanup for occupancy

Perform final walk-through inspection

Complete punch list items