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Old 05-01-2012, 12:35 AM   #16
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Planning to build First Spec Home, Need Advice


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dont pay more than $500-600 for plans of a house that size....just my two cents...
I hope we both know you did mean to post this.

I guess Menard's sells generic drawings these days. Building a place ground up you will spend a fortune modifying the drawings and bringing them to code.

And the people who drew the cheap plans for sale at Menard's are not going to be found if you need them on your jobsite to resolve things. Your architect, structural engineer, home designer will be.

Architects and structural engineers that work with me have calmed me down over the years. And they are much better than me when it comes to code inspections. Obviously they can modify and stamp drawings.

I dream of the day one will slip me $500 drawings for a ground up sticks and stones construction project even on Texas land. "GCB" is one of new fave shows by the way. I love good Christian stories involving Texans.

I've hinted they are fun people. You will love working with one. I promise. And $500-600 for working drawing that could ever pass code is absurd.


Last edited by user1007; 05-01-2012 at 12:43 AM.
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Old 05-01-2012, 08:54 AM   #17
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yes i meant what i said about $500-600 for a house the size he wants to build....if he wants to stay in budget. Also, the part i mentioned about being taken advantage of is a problem in contracting. He will go through this with all his subs. everyone thinks they should be paid more than contractor price. 500-600 dollars for plans on a 80-100,000 dollar house is what he should pay. if his plans are drawn right then he dont need his home designer to drive out to the construction site to hold his hand. if he wants one of those designers that offers counseling as well, then yes he should pay more.
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Old 05-01-2012, 12:13 PM   #18
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Planning to build First Spec Home, Need Advice


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yes i meant what i said about $500-600 for a house the size he wants to build....if he wants to stay in budget. Also, the part i mentioned about being taken advantage of is a problem in contracting. He will go through this with all his subs. everyone thinks they should be paid more than contractor price. 500-600 dollars for plans on a 80-100,000 dollar house is what he should pay. if his plans are drawn right then he dont need his home designer to drive out to the construction site to hold his hand. if he wants one of those designers that offers counseling as well, then yes he should pay more.
Scary. Blazingly scary!

People who draw for me could not come up with a decent looking outhouse that meets codes.

Maybe he should hire a GC to manage this construction. I've never screwed my clients nor have my subs. I never charged more than was fair or I lost the bidding war.

Get a reality grip.

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Old 05-01-2012, 01:35 PM   #19
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I posted my opinion about the cost of house plans. That opinion still stands. NOW.....what do u suggest he pay for those same house plans?...$1000, $1500, $5000....while were at it....lets make it an even $10,000....lol....seriously, lay at price out here so we can see where u stand? Oh, and keep in mind that we both are in texas so prices here tend to be less than in the chicago area.

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Old 05-01-2012, 02:54 PM   #20
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I posted my opinion about the cost of house plans. That opinion still stands. NOW.....what do u suggest he pay for those same house plans?...$1000, $1500, $5000....while were at it....lets make it an even $10,000....lol....seriously, lay at price out here so we can see where u stand? Oh, and keep in mind that we both are in texas so prices here tend to be less than in the chicago area.
Look. I don't know and that is the point. I would never suggest to price the work architects or structural engineers do for me. You are suggesting the OP buy shack drawings from a box store and plunk cheap construction from them on a piece of land. I am telling you it can never work out that simply and there is more to it!
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Old 05-01-2012, 03:47 PM   #21
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I suggest you sign up t our sister site CONTRACTORTALK.COM

http://www.contractortalk.com/f16/

And post in the business forum. You can get a lot of help there. Since what you are asking about is business, and not really DIY.
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Old 05-04-2012, 03:51 PM   #22
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I suggest you sign up t our sister site CONTRACTORTALK.COM

http://www.contractortalk.com/f16/

And post in the business forum. You can get a lot of help there. Since what you are asking about is business, and not really DIY.
I believe that is the original site that I found, but it redirected me to this site when they asked the question are you a licensed contractor and I answered "no."

If its okay with you and the DIY Chatroom Management, I would like to continue this discussion. I truly appreciate all of the reply to my post and would like to keep all that answered updated on my progress.

To all of those who are from other States in the US and Canada as well, I don't really think you all really realize how cheap it is to live in Texas. We can build mansions out here for under $200K. I remember watching the PBS show This Old House a while back and seeing the estimate for many different things on a home fix up, many of the things that were being done I have seen done here in Texas for thousands less. One example from the show was a tree that needed to be cut down in the Boston area and I believe it cost the home owner about $10k. Something like that where I am from would only cost about $300. So yes cost here are much cheaper than the rest of the nation, that is why Texas is the fastest growing State.
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Old 05-04-2012, 09:22 PM   #23
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You may be able to cut the tree down for $300 but do you think that is all you have to do?
I have not heard anyone mention the fact that the plans are showing a 2 story house. If anyone thinks they can have plans drawn for a 2 story and only cost $500 good luck, the best I have found would be $1 a sq'.. that is only on easy 2 stories.
You will be learning a lot along the way but you had better have the cash or means to complete the job.
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Old 05-04-2012, 09:26 PM   #24
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One more thing, you do know arch. plans do not have struc. included.
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Old 05-04-2012, 09:57 PM   #25
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One more thing, you do know arch. plans do not have struc. included.
Hope you can clarify this post.

My architects drawings could fly and even meet silly things like building code compliances. Many could even get my clients past historical preservation people. They tended to work with structural engineers who also filed drawings for me.

I am not saying $400 worth of "build a shack" drawings from Menard's could not work in Texas. And I am sure it is cheap to live in Texas. But at four any afternoon, you have to realize your are living in Texas. Big hats. No cattle.

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Old 05-04-2012, 11:31 PM   #26
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The drawings that were in the 1st post were only arch. with no struct, plans. most people would not be able to build off a plan that was shown on the 1st post.
If you could tell me what the joist and beam callout was by the plans listed then I guess you could come up with a budget.
It's so easy to build a house anyone can do it, the only problem I have is I only do it when I know the final cost before I start.
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Old 05-05-2012, 04:59 AM   #27
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....It's so easy to build a house anyone can do it...
I strongly dissagree with the above statement. Its not something that "anybody" can do.

It takes good organizational & communications skills, some knowledge of building procedure (what comes before what, and, after what), common sense, and some ability, or knowledge , of what constitutes quality and correct work - over poor, inefficient, or flat out incorrect work.

Some people have a natural ability for the above skills, and some do not.
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Old 05-05-2012, 05:46 AM   #28
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And I strongly agree with the post directly above this one.
Unless you build custom or subdivisons all day long, most people run into problems they never expected. It is not easy to do. It very often turns into a series of problems one after another, that can take ages to sort out and tons of cash that wasn't accounted for. You can't just slap it up and walk away.
And you better have a very strong relationship with your partner, because it will be a huge strain.
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Old 05-05-2012, 09:19 AM   #29
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You should have been able to tell I was being Sarcastic, I love it when someone watches a DIY show and then they think they can do it but have no idea on how to start.
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Old 05-05-2012, 09:33 AM   #30
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I just figured since it was a very small house that it would be simple and cheap for me to build. I planned on doing as much as I could on my own and with the help of family and friends such as painting, site clean up, landscaping, hanging drywall, etc. I have a family member that works for a cabinet company that could get me a really great deal on kitchen cabinets I also know a plumber and I know several people that could frame it for me.
I admire your ambition and gumption very much, but there is no way you can sell a new house with an amateur paint job. Repaints are hard enough for the diyer, but painting from new is a different animal altogether. It will take you two months to complete and it will still look terrible. And that is the least of your concerns with this scheme. You need to be SOLID in at least one trade before moving up to gc, and you need to be a solid gc before even dreaming about building a house. Why are you trying to start at the top? Learn some skills, get some experience and then pursue your plan.

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