Have you ever had an exterior door lock mechanism fail? In our last home (a builder’s spec home, as we discovered after buying), we had not only one, but two different exterior door locks fail. After disassembling the locks, we discovered that pieces of the lock mechanism had simply broken and were not repairable. Now I’d never heard of a lock breaking from normal use in only 6 years’ time before this. Our guess was that the locks were very inexpensive locks — perhaps the cheapest the builder could find. They looked nice — had that stylish antique bronze finish that was very popular — but were obviously not robust.
So… we headed down to the local Home Depot (or Lowe’s — I forget which one) to buy replacements. We discovered a wonderful new invention: Kwikset Smartkey sets. Basically this type of door hardware is a middle-of-the-line quality knob set with a unique feature. You can re-key the locks to match your other locks. That allows you to keep the same exterior housekeys from your remaining locks without the expense of paying a locksmith to re-key the new locks.
I had another thought as we were matching the locks to the keys at the old house… if the entire house had Smartkey hardware, we could change the locks on our doors if we ever felt the need all on our own. You could even change them temporarily, say, if you had a housesitter for a particular period of time. This video demonstrates the method:
Since each door hardware set comes with its own key, you already have as many different possibilities as you have keys to begin with.
As we plan the details of our homestead, I am planning to look at Kwikset Smartkey door hardware for the exterior doors. By planning ahead and watching for specials, I should be able to do much better than paying retail locally. If I can find smartkey systems for similar pricing to other similar-quality models, it will be worth the effort. If you are just in the market for a replacement set, this might be just the ticket for you.
I found very reasonable prices on attractive Handlesets at the www.handlesets.com site.
The workshop is taking shape...There’s no doubt a lot of money to be saved by doing some or all of your home construction yourself. There are some simple ways of deciding how to sort that out. In some cases the requirements are governed by law. You may encounter the need for specific equipment, and finally there may be levels of expertise or physical abilities that make it impractical for doing the work yourself.
Building a house is a series of linked projects. Assuming you already own your land the project begins with research , learning all there is about the land, the type of home, construction materials, building codes and permitting procedures. From there it progresses to the design phase. The design phase encompasses everything from the house plans, the plot plan, the interconnection of all utilities, design of landscaping and any supporting infrastructure needed to prepare your homestead. The design phase never really ends. Changes are made up to, and in some cases, well after you move in. The more effort you put into the research and the design phases, the less problems and cost overruns you will encounter due to changes and oversights. You also have the permitting process. This requires lots of time and effort to get your well permit, septic permit, building permit, electricity run to the site, and cable/phone hook up.
The projects continue with excavation/site preparation, foundation work/masonry, , rough-in plumbing , framing, roofing, rough-in electrical , more plumbing, installation of HVAC system, , insulation, drywall installation, exterior finishing, , painting, flooring, bathroom/kitchen installation, finish plumbing , finish electrical, miscellaneous items, punch-out list (completion of all minor items needing touch-up/attention) and a final inspection . Each of these phases (and this is not a complete list) impacts the other. Some can be done concurrently, where others must be completely done before moving to the next phase. If errors are made in one phase, they will compound themselves with each subsequent phase until corrected. That costs time and money. The projects that I’ve highlighted in Blue above are the ones I will definitely do myself. The ones in Red will be subcontacted out. The ones in Black are undecided. As you can see from the list above, we should be able to save a significant amount on labor and project management fees.
The Law
Each state is different. In some portions of the state of New Mexico, a person, who is not a licensed contractor, can act as their own Owner-Builder. We are building in a region where you can perform your own plumbing work. Any electrical work requires that you be a licensed electrician. I suppose you could study and sit through the test and get a license, but there are a lot of aspects relating to electricity that are, in my opinion, worth allowing a professional to handle. One could also make the same argument for allowing a licensed plumber to do the work, but in my case I am going to do that work myself. Legally, in the county where I have submitted my application for my building permit, I am allowed to do everything except electrical work.
Equipment
Some jobs require a minimum of equipment to perform. Installing rolled insulation is one of those. You need to cut the rolls, you need a staple gun to secure them, and you need a ladder, or in some cases a small section of scaffolding to comfortably and safely reach the high spots. You will also need eye protection, respiratory equipment, and a set of coveralls to minimize the intrusion of the fiber material into your drawers! Other phases of the construction require a significant outlay of equipment. Some of the equipment can be purchased and retained for later use on the homestead, whereas others can be rented. Depending on how experienced you are with the equipment, the rental costs could exceed the cost of the tool itself if you keep it rented for 2 weeks! I am comfortable renting trenchers and small tractors, but anything else I plan on buying unless I do not see any utility in having that tool on the homestead. We plan to install a metal roof. Some of the bending and long cutting tools can be expensive; unless you plan on doing sheet metal work on the homestead they are not practical to buy. I’m not sure where you would rent those tools either. Based on tools, I do not plan on doing any of the metal roofing work myself. I will also leave the concrete pouring and finishing to a subcontractor. For most of the rest of the jobs, I have set aside an equipment budget to purchase or rent the hand and power tools needed. Then, after the homestead is built, I will have a suitable variety of practical tools for other projects. It’s also a nice excuse to buy more tools!
Sweat of your Brow and Know How
I’ve never built a house before. I’ve acted as a subcontractor on a home, closely supervised the construction of another, and lived in several other homes ranging from new construction to one built in 1893. We’ve moved 18 times over our 30 year marriage. My level of expertise is wide, but not deep. I have a lot to learn, and I have to gain a lot of experience to get it right so that I save money and build a safe house. Three things will help me here; research, reading and good friends who know what they are doing. The friend is not to ask to do the work, but to ask for advice and guidance. In our case we have such a friend and we are making it a business proposition as mentioned in an earlier thread. The combination of his advice, my back-work should result in victory. There are some things that I feel uncomfortable with. Roofing comes to mind. I know absolutely squat about metal roofing, and as mentioned before I do not have the tools to do a proper job. I’m planning to leave that up to a subcontractor. Stucco is another one of those areas that I consider an art. I could probably learn how to do it over time, but there is a reason why underlings apprentice for awhile before being turned loose. We’ll sub that out also. Things like painting, trim work, installing insulation, installing cabinets, sheet rock installation, tile work, I feel comfortable that with a little guidance and some basic tools, I can do those things myself. Framing is an area that I have not made up my mind on. I think I could frame a custom house, but I think it would take me 5 times as long and in the process I might waste the savings of not using a sub on mistakes and re-work. The home I’ve designed has a rather complex roof line, that if not done properly can be costly. Not to mention, a 10:12 pitch roof is tall and that is not something I can do myself. A final thought on framing is I can probably get the house framed and the roof dried in within 2 weeks before the heat of the NM summer kicks in if I subcontract that portion out. After that, nearly everything else will be done in the shade with a breeze blowing through the open walls.
I suppose time becomes the final aspect of deciding what to do yourself. In our case, I am retiring, so my “retirement job” will be building the house. Rather than paying a general contractor to do all of the coordination and scheduling, I will do that myself. If time is a factor and you do not have everyday free to work on the house, it will either take you much longer to finish an owner-builder home, or you will have to subcontract nearly everything out. As far as the time value of money; many of the Owner-Builder books discuss the saving as being in the 10-15% area for this alone. For a $200,000 house, that is as much as $30,000! When you add up the costs of all of the other labor, the amount subcontactors add on to projects for ordering and delivering the materials it could add another significant amount to the savings. The more you do yourself, the more you save. I estimate that the house will be built for a cost that is approximately 60-70% of a turn-key purchase. For a $200k house, that’s a savings of $60-80k.
Demographics We spent a lot of time trying to figure out where we were going to homestead. There were several practical, personal and emotional considerations. Of course, financial capacity will drive the eventual choice, but the full spectrum of $/acre within a given region can be rather wide. Each of these factors had its influence on where we decided to purchase and finally build. Having moved 18 times during 30 years of service with the military we had the opportunity to live in and travel through many countries, states and regions. Each location in which we spent time had its appeals and detractors. In some places we enjoyed the weather and terrain, in others we enjoyed what the local area had to offer in terms of activities and freedoms. Regardless of where we were, we always asked the same question, “How would we like to retire here?” Many of the considerations which went into our decision seem like common sense, but the emotional aspects of our lives can overshadow our good sense. You may want to begin by using your emotional and personal considerations first, and then apply the practical considerations to your shortened list of places you would consider building a homestead. For purposes of this article I will begin with the practical first.
From the practical standpoint there were numerous considerations that we evaluated. Simple on-line research was available to answer questions about things like local, county, state and property taxes. Tedious analysis of things such as census information, crime statistics, education levels, drug seizures and arrests, population factors, per capita income, vandalism, health risks and EPA information were all valuable in helping us to form an impression of the area. It seems that evaluations by county were the most reasonable way to get a feel for a certain area. Since we weren’t interested in living in a subdivision with restrictive covenants, we were not as worried about the situation in the nearby population centers, although that data provided some clues as to the conditions in the surrounding open areas. We are not opposed to closed-in residential areas with covenants; we are just opposed to further restriction on our lives. Part of sampling the ‘flavor’ of the research is determining how many government, local and civic groups would be telling us what we could and could not do. Granted, a failure to restrict standards in a certain area can impact property value, but freedom is, in our opinion, more important than property value. When establishing a homestead we were in for the long-haul, not for the short-term capital gain. If you evaluate the factors mentioned above, and spend some time getting to know the area it is conceivable that you can find an area with limited restrictions where the neighbors aren’t going to build a human waste disposal and redistribution plant!
Begin with with a state or a few states that you like, pick the type of terrain in the state(s) that you favor (mountainous, near a lake or river, open rolling terrain…whatever), determine how far from a city/town you want to live and then begin digging through all of the data that is available on the area. Eventually you will rule some areas in and exclude others. When you are reasonably sure you have selected a few regions that you think you would be happy living in begin checking property availability and price. There are dozens of land sale sites that will yield tons of information. I like: www.landsofnewmexico.com You can substitute any state in place of New Mexico (i.e. www.landsoftennessee.com) and search for land, farms and ranches in the state of your choice. You can drill down to the county level based on your research. There is also a nifty map search feature.
Personal and Emotional Considerations
Once you have narrowed down your search into several regions or counties you can then apply your personal and or emotional considerations. You may have a particular social or political affiliation to which you are drawn. It’s obvious that in America some of these types of issues can be demographically influenced. Each region, state and in some cases counties, can be polarized for or against issues or values that are near and dear to you. If you are absolutely opposed to 250 pound wolves having 100% protection from hunters because you want to raise sheep in the northwest, then there are probably some places you would choose and avoid. Again…do the research and pick an area that you would feel comfortable with and one which supports your lifestyle. We ended up finding about 3 counties in 2 states that had an appeal to us. We used a small traveling vacation as a method for seeing the terrain, getting a feel for the region and beginning to answer the question, “How would we like to retire here?”
For us, being near to family was an overriding consideration. We feel the proximity to our parents was a necessity for our young children, our family values and for us. We wanted to live near our parents to spend as much time as possible with them. We’ve simply been on the road too long. Although we were drawn by the research to the state of Tennessee due to weather, terrain, limited taxation, and certain freedoms afforded, it was simply too far from where our immediate family lives.
As a compromise we purchased land near both parents, and saved a bit more to buy another plot of land in a region which offers us nearly all of the things that meet our other needs in Tennessee. It is only 5 hours from where we will build the homestead and offers us the opportunity to get to the mountains, do some fishing and enjoy a different climate. Keep in mind that depending on where you purchase, land prices can be in the realm of less than $1,000 per acre. One does not need 100 acres to begin, nor does one “need” to buy in the “select” areas either. In my opinion “select” denotes a region where the inhabitants focus on a lavish lifestyle and/or property values, and that invites restrictions, lawyers, prying eyes and a reduction in privacy. Having been told that my 2007 Chevy C3500 HD dually was barely fit to park in the subdivision because it looks like a “contractor’s vehicle”, I am sensitive to the protection of my “freedom”.
These were simply our considerations. What you chose to focus on is your business. When you spend the time evaluating what you desire and applying it to the regions that you think you would like, then you will begin to zero in on the ideal homestead for you. Good luck…it’s a fun adventure!
During the design phase of the houseplans, the kitchen is always my domain. I pull out my grid paper, mechanical pencils, and, using standard cabinet sizes, draw out my plan. This takes many iterations and, even now, is subject to change.
I’m very flexible about particular cabinet sizes, depending on what I can buy for a very good price. As many people will do when beginning a project like this, I took my initial kitchen dimensions and started with booklets picked up for free from Home Depot. I think people have the idea that buying cabinets from Home Depot will be less expensive than buying them from a custom cabinet installer. I have to say that I am very skeptical that this is a good assumption, after my research. Looking at the cost of cabinets available from the “Ready to Assemble” (RTA) places indicates that there is a generous profit margin between materials cost and delivered, assembled cabinet prices.
Once I had my initial plan put together, I then called the Home Depot cabinet help line and got an actual quote for the cost of the cabinets. In my discussions with the very helpful lady on their cabinet design helpline, I learned that Kraftmaid (which I assumed was a less expensive line) was one of the most expensive… right up there with their Thomasville line. To my surprise, she informed me that the Martha Stewart line was one of the more affordable lines. I also learned that the Hampton Bay cabinets that are offered on their site, are not part of their design services (if you order those, you are on your own!).
Oh, my gosh! They were so very expensive compared to what I thought was a reasonable price. After choosing one of the least expensive designs on the Martha Stewart line, I submitted my plans by email to the lady at the helpline. It took nearly 2 weeks to get a quote back. The quotation (for kitchen cabinets alone — not any bath or laundry cabinetry) was $16,242, not including sales tax or shipping.
I quickly became very motivated to seek out other sources. I discovered something called RTA cabinets (ready-to-assemble). There are many websites that offer discounted cabinets in this form. The main difference it that, as the name implies, you have to assemble the cabinets from the components after they are delivered to you. You can still choose the type of materials, hinges, panels, drawer style, etc. that you would expect from any other cabinet source. Other than the fact that you had to do your own assembly, however, I cannot see much difference between this and the cabinets sold by Home Depot. For the additional work involved in assembling the cabinets yourself, you can save a really huge amount. Not only will many of the sites offer you free shipping for larger orders, but you pay no sales tax because it was purchased out of state.
Taking it one step further, if you are willing to choose cabinets from the selection of cabinets that are on clearance, you can save even more.
One of my favorite sites (so far) is cabinetgiant.com. For example, at their site, if you choose a “closeout” cabinet design, you’ll save over 50% off most of the cabinets compared to their regular price (which is already much less than Home Depot’s comparable assembled products). Choosing a style called Brindleton Maple, which is not on closeout, using my kitchen plan with upper and lower cabinets, crown molding, and all the finishing materials, my estimated total came to only $6,910.
courtesy of CabinetGiant.com
Using closeout cabinets in their Antique White style for Bathrooms and Laundry Room cabinets, the total came to only $2,112. Now, granted, I had to modify my design slightly when certain sizes were not available in the closeout pattern. But for less than half the price at Home Depot, I’d say the extra time is well worth it.
We are not yet to the point where I can push the button and order these cabinets, and the current closeout stock will most likely be depleted by the time we are ready for cabinet ordering. However, this exercise in estimating the expected cost and exploring the possibilities will serve us well when the time comes.
So, although I realize this isn’t for everyone… if you are pretty handy with assembling things using simple tools, and if you are building a homestead, or even just planning to remodel a kitchen or bath, consider ordering ready-to-assemble cabinets and save yourself some big bucks.
Postscript: After Patty’s suggestion, I got started learning SketchUp. I still have a long way to go, but here is a first draft at a new kitchen plan (plan view):
Ah... much better.
Google’s SketchUp is very nice, free to use and offers some nice tutorials. If you are interested in downloading it, you can find it here:
The first place to begin is the web. Most every locale has an official government web site which should contain most of the information you need to start your planning. For this article, I selected a town in Arizona, far away from where we are building to use as an example. I selected Yuma, Arizona. I simply entered the following search and started to explore; “Residential building permit Yuma, AZ”. The first hit took me directly to the government site which answered the basic questions for obtaining a residential building permit. I focused my search on information on the page relating to a permit for an Owner/Builder. After a bit of reading on the first page I found the following:
“For more information about building permits and fees, contact the City of Yuma Department of Community Development.”
A few additional clicks looking for Yuma Department of Community Development I was at the Building Safety Division, where several more questions were answered regarding required documentation, fees, and time required for obtaining a building permit. Within a few more minutes I found this quote,
“The department recommends that an Arizona licensed contractor be hired to coordinate all phases and types of construction for your project; in fact, most commercial construction requires a contractor.”
This led me to believe I could act as an owner builder, although it was not 100% clear. A quick call to the Community Development Office (928-373-5175) will confirm I was correct.
Establish a working relationship with the Clerks
The first call to the city or county offices is where you establish your first relationship with the workers. I always ask for a complete name and phone number so I can readily speak with the same person each time. In big city offices, this is not always possible, but it does save both parties a lot of time explaining who you are and what you are trying to do each and every time you call. After a few short conversations over the course of a few days you get to know your government contact and it will become easier each time to get your answers. I always collect several questions and call fewer times rather than calling several times with every single question. After a while you will be on a first name basis and get nearly all of your questions answered. A few general rules are:
Treat them in the same manner as you want to be treated. Don’t treat them like drones. You might be the 24th caller of the day asking the same, seemingly stupid, question.
Always be respectful and patient. You’ll get more with a kind word than a sharp condescending tongue. You reap what you sow.
Write everything down so you can remember the answers to questions. I sometimes find myself asking the same question twice because I could not remember the answer from the call 2 weeks ago.
Conduct the basic research before you call. You can many times get the answer you need by going to the city/county site for information. Don’t forget to look for the state building codes. Most of your answers about what is required are in the state codes. It will save you several phone calls.
Always remember, the person you peeve off may be the person performing your building inspection. You don’t have to bow and grovel, just treat them kindly.
Get most of the documentation right the first time
You will be required to submit what seems like a mountain of documentation. Make sure you have the correct forms, you have it all filled out correctly, and your details are legible and conform to the state codes. The more work you do up front, the easier it will be to get your permit. In doing so you will begin to build rapport with your city contact and they will probably be the person doing your inspection.
Again, I found a wealth of information on the web. I was able to copy and paste specifications, drawings, sectional drawings and reproduce much of what I needed from things I found on the web as shown below in the foundation sectional diagram.
The use of a computer floor plan program will be a big help as well. I found the Punch! Program to be very useful. I was able to submit about 80% of what the city needed directly from my home computer. None of my drawings were ¼” = 1’. I simply used the “print to fit page” function, made sure the detail was legible, and made annotated notes in the margins using the text mode of the program. I was surprised how easy the process really was.
Framing details from Punch! Software program
Be humble
Most of the folks in the government offices have been doing their work for many years and they are true professionals. In some cases they have over 25 years of experience. Yes, there are the consummate drones working in the office, but that is not the rule. Most know their work very well and have much of the information about codes, requirements, zoning and variances memorized. They will invariably make mistakes, so don’t stick it in their face. When I found discrepancies between what I was told and what was on the site I humbly directed a question to the person with whom I had established a relationship and asked for clarification. It worked every time. I did not care who was right, and I was not concerned about telling the clerk, “I told you so!” I simply wanted my documentation to be correct so I could start the construction project. In my case, the person with whom I worked answered every question I had. I did all of this over the phone while living in a different state 1300 miles from the construction project.
After all my preparations were complete, my father-in-law submitted my plans on my behalf. I was not even there. They were approved within 2 days without question. The foundation and plumbing inspector showed up at the site on separate visits and spent a total of 3 minutes on site. They knew me by name, they had high confidence based on the documentation I had submitted, and there was a greater level of trust based on the work I had done before I even called the office.
A short time after I had submitted my documentation, I got a phone call asking if I wanted to be on the city planning and zoning committee. I ascribe the reason they asked me to be on the board to the fact that I established a good working relationship with the clerks, I got most of my documentation right the first time, and I acted out of humility.
