house building question

[REBEL DUCK]

Guys I am getting my ducks In a row to build a house. Have any of you subed one out have any positive or negatives about this? Or should I just get a good builder and be done with it?

[BradBynum]

We built ours several years ago and decided to go with a builder. Even when you hire one it's going to be very time consuming for you just going by and checking to make sure the subs don't mess something up.

[landscaper]

There are so many minute details that you won't anticipate unless you have built a few details you'll more than likely save yourself some money and headaches by using a contractor! I sell building materials and I see it everyday. People way over budget because of things they hadn't planned on.

[mossyisland]

GET REFERRALS FROM ALL SUBS!!!!!!!!!!! NOTICE THIS IS IN ALL CAPS!!!!!! AND YES I AM SCREAMING THIS AS I TYPE.

[LostBoy]

Well I started buy building my own house and it is definatly learn as you go. I have built five personal and two specs. The BEST thing to do is to build a spec or two and get used to the process and find subs you like, THEN build your own home because there will be things you will learn on the first two that will worry you as long as you own the home.

Now I am not sure this is the time to be building spec homes so I would say hire a builder. Make sure they are licensed AND insured. Make sure all subs are wther insured or fall under the builders insurance. Ask how they handle redos or tearouts. With a builder make sure your plans are ready to go, no readmarks, That way when something is not done to plan then it is the builders cost to bring it to spec.

Only advice about hiring a builder is to try for a set fee rather thatn a percentage of costs.

[deltadukman]

GET REFERRALS FROM ALL SUBS!!!!!!!!!!! NOTICE THIS IS IN ALL CAPS!!!!!! AND YES I AM SCREAMING THIS AS I TYPE.

+1 there are alot of "jakelegs" out there. I see it everyday as an insurance agent where subs are one of my specialties. Especially in this economy where you might have trim work guys, claiming they are framers or something of the sort. You usually get what you pay for, and part of that cost is insurance. If you elect to use subs, collect certificates on everyone and save them. If it were me, id get a good reputible builder, who's specialty is customs and rock on. In times like these, you can negotiate fairly well.

[waterfowlwidowmaker]

Hire a professional home builder!! I see it all the time, an everyday joe that says "building a house doesn't look to hard, i'm going to try it". You'll end up saving your self some money by hiring a good contractor. Look at their previous work and talk to home owners who have dealt with the contractor and make the decision for your self.

There are numerous areas and details that are easily screwed up if you don't know what you are doing.

[dukluk]

Save yourself a BIG headache....two words.....DOUBLE WIDE!!!

[REBEL DUCK]

Thanks for the input folks keep it coming I am ignorant at this I know how to insure a house but not build. .

[msbigdawg1234]

Get a builder ...lot less problems with subs screwing ya over.....

[Deltaquack]

Well I started buy building my own house and it is definatly learn as you go. I have built five personal and two specs. The BEST thing to do is to build a spec or two and get used to the process and find subs you like, THEN build your own home because there will be things you will learn on the first two that will worry you as long as you own the home.

Now I am not sure this is the time to be building spec homes so I would say hire a builder. Make sure they are licensed AND insured. Make sure all subs are wther insured or fall under the builders insurance. Ask how they handle redos or tearouts. With a builder make sure your plans are ready to go, no readmarks, That way when something is not done to plan then it is the builders cost to bring it to spec.

Only advice about hiring a builder is to try for a set fee rather thatn a percentage of costs.

Absolutely, all of these guys want percentages that way they don't care how long it takes and don't try to save you money as well. I've started asking for fixed fees. I'm about to pour a slab and can talk with you and tell you a lot of what I've found. I've found groups of subs from Southaven/Memphis area that have built some real nice homes and are biting at the bit to give low prices to assure jobs b/c the housing market is so poor in that area right now.
Shoot me an email and i'll be glad to share names.....i'm seeing some crazy prices right now....low.

[rustypjr]

I built my own and did most of the work myself. I saved a ton. (but my father in law also bulds houses for a living so i had a lot of help)

[MemphisStockBroker]

I did a rather large addition to my house two years ago, and subbed it out myself. Used the North Mississippi Homebuilders Association membership list to find subs. Had absolutely no problems....
other than some of the subs went out of business a year or so after we did it. But all of the subs we used were members of the association. And we also got feedback from the building inspector. took him to lunch, and got some good off-the-record information

Put in a mom-in-law wing with a bathroom, bedroom, garage, large man room over the garage, and redid the kitchen.

just got multiple bids on everything, and asked for referrals. only had one guy try to screw me... it was an older black dude that did brick work. He was 2 1/2 times my other bids.... and was not a member of the homebuilders association. He was recommended by the brick mfg. co.

I worked on the project over 2 years before I started. I did my homework !

[Damn_It_Boy]

Many a person has learned a valuable lesson about using a builder vrs. trying it themselves. Trades people can usually pull it off because of contacts, and having an idea what things cost. Most banks now won't think of loaning money for an individual doing it themselves, unless they are positive they know what they are doing. Time is also an issue. How much is your time worth? How much will overseeing this house take away from your money making ability? I've been a builder for 13 years, and in construction for over 20, and I can promise you I have heard many a horror story concerning folks trying to do it themselves. It's a great time to hire a builder, as most are extremely competitive right now, and need the work. Just be careful who you choose, as the cheapest ain't always the way to go........and this goes for subs as well. Pm me if there is anything I can do to help you.

[crowder critter]

Personally, I would hire a contractor. If you sub it out yourself, when you have a problem, and you will, each sub will blame the next person. The sheetrock man blame it on the framers, the painters blame it on the sheet rock man, etc. If you hire one man, he is solely responsible for the whole job. You can hold his feet to the fire.