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Old 11-20-2011, 06:00 PM   #1
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I need a house built...


Hi all

Looking at ripping down a 70 year old house, need a new one.... recommendations please.... only been in Canada 2 years so donít know anyone, especially who has had anything built...



Contact direct and will forward my number

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Old 11-20-2011, 06:11 PM   #2
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Hi all

Looking at ripping down a 70 year old house, need a new one.... recommendations please.... only been in Canada 2 years so donít know anyone, especially who has had anything built...



Contact direct and will forward my number
Go to a real lumberyard and ask them who they would recommend as a good builder. The lumberyards always know who the best ones are.

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Old 11-20-2011, 07:00 PM   #3
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Go to a real lumberyard and ask them who they would recommend as a good builder. The lumberyards always know who the best ones are.
Maybe... They also might recommend the one who buys the most from them ( large volume does not always indicate good quality) or they might recommend the guy who they make the most markup on...
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Old 11-20-2011, 07:14 PM   #4
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Hi all

Looking at ripping down a 70 year old house, need a new one.... recommendations please.... only been in Canada 2 years so donít know anyone, especially who has had anything built...



Contact direct and will forward my number
Well, I need a million dollars. Anyone that is willing to contribute, can send their info.
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Old 11-20-2011, 07:18 PM   #5
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You need and idea of what you want to build in it's place and a good set of plans to follow.
Architect or designer, I know of one REALLY good one.

Andy.
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Old 11-20-2011, 07:46 PM   #6
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Maybe... They also might recommend the one who buys the most from them ( large volume does not always indicate good quality) or they might recommend the guy who they make the most markup on...
Not the lumberyards that I use. They will recommend the best builder/framer/sider/trimmer who you need. It would hurt their business if they didn't. They know who the quality builders and the productions builders are so they would recommend what the customer is looking for.
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Old 11-20-2011, 08:16 PM   #7
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joes right.. the guys who are throwing up houses left right and center dont care about the custom house they focus on tract housing where they build the same 3 houses 100 x each in a new development.. the only thing the buyer has any say in while construction is still taking place is the color or the paint. these builders usually have their material shipped to their own warehouse which gets divided up for each lot. or it comes pre packaged from teh lumber yard

now custom home builders cater to the the buyer, they will work with the home owner to build their dream house. this type of builder is who the guys on the counter know and love.. they care about the product they put up and will pick up 1/2 the material themself to insure getting the right items and check the material for defects before its purchased.

now.. if your looking for the latter, check with the lumber yard. check with people in the neighborhood who have had similar jobs done. check with teh local homebuilders association. they can tell you who the production builders are and who the custom guys are
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Old 11-20-2011, 08:30 PM   #8
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The best custom builders I've worked with are usually booked 2-3 years in advance. Be prepared for the wait if you want the best.
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Old 11-20-2011, 10:23 PM   #9
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Higher an architect or home designer, or a builder with one on staff. It will save you in the long run, you will get what you want, and they will be there with drawings and to handle any building department disputes.
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Old 11-21-2011, 04:10 PM   #10
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Wow, This is the peak of DIY. What you want I think, is DIY a contract to demolish the old house and build a new one. First, you need expert advice if you want to take best advantage of the block, re views, weather orientation, slope of land etc. As the block is known, you really need to consider what you have to work with. A good start point is an architect specialising in residential homes, or house designers in your area. Look up the local institute of architects, and ask for local architects and contact numbers, ditto for house designers. Ask 2 or 3 to visit and give you a possible scope of works, choose the one who makes the most effort to give you a solution. Once chosen, negotiate the scope of services to be provided. You can ask for limited services, like production of working drawings only and DIY the rest. If you want the full service and leave the headaches to the expert, you could be out of pocket 8-10% of the contract value to construct. Without showing bias, as I am an architect, if you haven't been in the building game before, I would recommend you get the full service and get the job done right. Also, your home should have a "wow" factor and take best advantage of your block. The cost of fees will be returned in increased value of your home. The architect/designer will recommend a builder he/she trusts, get 6 quotes, draw up plans and specifications, draw up a standard building contract, supervise and monitor progress payments and variations. Strict control of the latter could save you the professional fees on their own. These services are the tip of the iceberg, as much more is controlled by the professional. Things like using correct materials, insulation, code compliance, structural integrity etc., are just a few of the considerations with a new house and taken care of by the professional. When they visit, ask for an itemised quote of what services will be provided for the fee. They should have a recommended scale of charges for a select number of services. If you have had building experience, then you can tailor the services required to fill in what you don't have experience with and DIY the rest.

Cheers from Oz.
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Old 11-21-2011, 07:16 PM   #11
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Joe, I love you man but you need to use this key once in a while.

Andy.
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Old 11-21-2011, 07:34 PM   #12
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Old 11-22-2011, 12:19 AM   #13
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Andy, the questions asked look simple, till I recall actual cases I've come across and the answers become convoluted. I'll try to be more brief in future.

Cheers! from Oz.
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Old 11-23-2011, 06:47 AM   #14
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I need a house built...


Hi

Thanks for all the input, my family has been in the carpentry / building industry in the UK for many years, however i know a land surveyor here (who has explained some of the Canada legality and permit methods used), however the answer i received here didn’t seem very different from how i think it should be.

My only main concern will be finishing the actual house, we would prefer to choose fixtures and colors as we are very picky about this, so i may go for a whole house that’s "unfinished" inside letting us complete it, we get a house we want (shape and design) and we finish it (paint, taps etc...) gives us the feeling of finishing a house i know is a good design.

This is my main concern, 70 year old house, isn’t going to be as good as a new one, however i aim to get about 6 quotes, although would prefer not to get my own architect (depending on the cost).
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Old 11-23-2011, 02:34 PM   #15
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Trust me, the architect or designer will save their fees along the way. After all, they are your agents, working for your best interests. A builder's interest is profit, or his business wouldn't survive.

That's not to say a builder doesn't deserve profit (up to 20%), its when they try to maximise that profit that the job suffers. I can give you a hundred ways or more how a builder can do this, often without you noticing.

I have saved clients thousands of dollars, even when they themselves, chose the builder, especially in one case where the crafty builder came in cheap on the tender, then tried to make up the difference and profit on the variations.

The job was $11.5 million, and he claimed $640,000 extra for variations and liquidated damages. The case went to court and he was awarded just $75,000 extra that wasn't authorised, saving the client hundreds of thousands of dollars.

Why people have this mindset that professionals are expensive and aren't really needed is a strange myth. You woudn't dream of going to a witch doctor if your ticker starts pumping the wrong way, would you.

But then I suppose, because advice is free on this post, it's dirt cheap, and people are always suspicious when something is free.

Why not get a quote?. That's free and you can weigh up if it's worth getting a professional. They will also show you samples of their previous work and ideas, again for free.

I think your idea to get the house built to prepainting stage and finishing it yourself is a good idea, that's what DIY is all about, but shouldn't you care whether you live in a shoebox or a satifying and proud design that answers your specific needs?

From a passionate architect trying to correct the distortions of truth.

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