All Forum Posts by: Benjamin K.

What is everyone's thoughts on if the following items are "worth" it from an ROI perspective on a higher-end new construction spec house in New England, based on experience? I'm doing my own analysis, just looking for input from someone who has been through this before (I've only done rentals previously.)


"ready to assemble" (RTA) vs. assembled vs custom cabinets?

Level 5 drywall coating?

Textured Wall-paper?

Primed baseboard/crown/casing vs. the "wood" look?

More ornate baseboard/crown/casing vs. the builder grade trim?

Tankless water heater vs. tank?

Humidifier on forced hot air furnace?

Sprinkler System?

Outdoor pool?

Hot tub?

multi-zone heating system

Whole house water filter (well water)?

Staging with furniture for sale?

Alphalt drive way vs. pavers vs. stamped concrete.

Central vac?

Gas vs. electric (smooth top) range?


Thanks!

While I'm having a professional site plan done, but, having a custom house plan by an architect tends to be extremely expensive and "overkill" for my purposes (in my opinion), especially since as a GC I'm able to do optimizations to the plans myself.

High quality plans in my mind are plans that are aesthetically pleasing and are (as designed) up to code (meaning, they don't specify floor joist spans that are too long, etc.). It is assumed they will be modified to suit the building site. I'm a GC and can modify the plans as needed (which is allowed by my state.) Ideally the "base" plans would have had houses built from them, and even better - if someone has personal experience using plans from that site.

Additionally, I'd want the plans would have a take-off/bill of materials list with them, to get an idea of cost, since most of my materials I have specific suppliers that are quite a bit cheaper than "average".

The issue is exactly as you mention: I'm worried that many of the websites selling "house plans" may be of questionable "quality", so I'm hoping for some personal experience on using plans from specific sites. I have to do a review of the plans after I get them, I just don't want to spend $3,000 only to get a sub-par plan that I have to do a large amount of modifications to (other than site specific items), in order for it to actually be something that can be built.

I'm building my first spec house. Where is everyone purchasing their (reasonably) high-quality building plans? I know of a few from google, but, looking for someone with experience using the plans.

Ideally I'm looking for:
* Website that has plans which have actually been built previously.
* CAD plans available
* Material take-off/bill of materials available.. I know they won't be very accurate, but, it will give me a ballpark figure (so I can price out the materials myself instead of relying on their ballpark figure) for pricing to evaluate.
* Fairly big selection

Thanks!

Also, I'm within a due diligence period, I'm curious if it is common to have test holes dug around the property (or some other method) to verify the depth of ledge/rock. Trying to get a general idea of the budgetary numbers for site work before I actually close on the land...

I'm looking at building on a site that likely has a lot of ledge/rock. From what I've seen, many contractors have a generic "there will be an extra charge" for rock/ledge removal. 

Do most people push to have figured (hourly rate, per cubic yard of rock removed, etc.) added to the contract or is that wishful thinking? What is the "common" way this is addressed in most contracts? Experience with blasting vs. hammering it out, etc?

Thanks!

Ben

Thank you for the helpful advice!

Hi,

I'm located in Massachusetts and about to do my first new construction investment project. I've done a number of extensive interior renovation projects, but new construction is ... new to me. Has anyone hired a single contractor to do everything exterior (site work, foundation, framing, roofing, etc.) for a new construction project and done all of the interior work themselves (or via your own subs)? 

Just wondering if anyone has some examples of hiring someone else to do the "dry in", so I can get  a general idea of costs in terms of percentages or per sqft. Obviously the specific house-plans, etc will impact the amounts significantly, so I'm obviously getting actual quotes as well - just wondering on general thoughts/suggestions and any examples.

Thanks!