AZ ranch

BoFuller · Jun 1, 2013

Now I'm not down on GCs. I have a couple good friends that are GC and darn good ones. I just want to do this build because I enjoy it. It really has nothing to do with a GC being good or bad and it has nothing to do with saving money. It's more of a good old-fashion do-it-yourself pioneer build.

MotorSeven · Jun 1, 2013

BoFuller said:
Actually, saving money was not even a major consideration in deciding not to have a GC. I just want to do this myself. I wouldn't even let a GC be in charge even if it didn't cost me anything at all.

That's how I felt Bo...go for it!

Dr Dave · Jun 2, 2013

Two more feet and you could have a basement! It would be a nice cool space in the summer.

Dave

BoFuller · Jun 2, 2013

If I knew the digging would be that easy, I would have gone with a basement, but everywhere else on the property we have run into boulder after boulder (bigger than cars). At this point I'm not going back to the county and reopen the plans.

joeyd · Jun 3, 2013

BoFuller said:
If I knew the digging would be that easy, I would have gone with a basement, but everywhere else on the property we have run into boulder after boulder (bigger than cars). At this point I'm not going back to the county and reopen the plans.

I don't blame you!!!

R_Walter · Jun 5, 2013

BoFuller said:
Now I'm not down on GCs. I have a couple good friends that are GC and darn good ones. I just want to do this build because I enjoy it. It really has nothing to do with a GC being good or bad and it has nothing to do with saving money. It's more of a good old-fashion do-it-yourself pioneer build.

Well, I do apologize that some readers seem to think I was being mean to you, etc. It was only from your numerous posts complaining about inspections, permit delays, added requirements by the county, the county in general, weather delays, access fees, permits, road access and so on that led me to observe that you were frustrated and had, perhaps, chewed off more than you intended. Sounds like you're having a great time in spite of your multitude of complaints.... so that's what counts. Cheers!

BoFuller · Jun 5, 2013

Thanks for the post. Everybody ought to complain about the fees. If everyone still built their own homes, they would all be complaining and things would get changed. Now it's just a handful of people and the county doesn't have to listen to them. That's my thoughts. I wasn't complaining because it was something unexpected. I was complaining because its too much control and none of their business. Actually there have been very few surprises along the way so far. Many things have been unnecessary (IMHO), but very few things have been unexpected.
Again, thanks got the response!

BoFuller · Jun 7, 2013

I came back to the Ranch after being in CA for a week and I found rebar in my trenches. My concrete contractor came highly recommended and was way less than the other two bids, but I'm a little worried about how long he is taking. They finished digging on Tuesday the 28th. It's been 7 working days since then and I was hoping that we would pour today.
What's a reasonable amount of time to pour the footer and build a stem wall 5 feet high with a 32 X 32 footprint? I was hoping to have a couple people fly in around the 1st of July to help me with logs.

BoFuller · Jun 8, 2013

A worker came out to work on my rebar today. He said they have been busy finishing up a Dollar General. He thought they could be done with the rebar in a couple days. Why doesn't a contractor tell you these things instead of making you think he is lazy?

I'm now thinking it would be nice to have a concrete floor in this enlarged crawl space/mini-basement (16 X 16 X 5). Could one be poured right along with the footer or do they need to be done separately?

Am I a pain in the butt to request changes once a job is started? Or does the contractor not care as long as I agree to the price increase and the time delay ?

Actually, instead of just the one quarter being dug out, I would like it all dug out (32 X 32 X 5). Can this be easily done after the stem wall is finished or is it now or never?

Thanks for any help.

dave1949 · Jun 8, 2013

Bo, If you want it all dug out, now is the time to get that done. The footer and stem wall would be poured before the concrete floor in most cases, but that varies by region I have learned here. In the mid-South it seems common to pour the floor and use it as a foundation for the stem wall. Did you pass on the full basement thought?

In terms of your log laying schedule, the stem wall should have some time to harden up before you do any heavy work on or around it. Maybe a concrete person will chime in on how long that could take. They are fragile for a while.

EDIT: I noticed your footer trenches were dug out precisely and cleaned up real square, which probably means the contractor isn't planning on using any form boards for the footer pour. If you have it all dug out, that will change his plans, but not a biggie at this point I think.

Dr Dave · Jun 8, 2013

Around here a full basement is not taxed as living space untill finished as such. After the home is up, what they dont see, they dont know about.

Can you add 3 feet to the stem wall height, and raise the grade around it? Then you could have some large egress windows.

Lots of storage, man cave, workshop, utility room, laundry room , storm shelter, etc.

Dave

BoFuller · Jun 30, 2013

My engineer drew a diagram for the concrete contractor saying he could use #3 rebar in the support columns for the porches instead of #4. Well, on Wednesday my contractor called for inspection and guess who forgot to take that drawing to the County to update their copy of the plans? Yep, yours truly. He called me and gave me a little lecture on proper protocol.

I spent most of Friday driving to the permit office (110 miles one way) and straightening it out. He was also upset that I cleared out that corner of the footprint for a mini-basement. Now the dirt was gone from the inside of the footer. We made a form, but he wanted detail from the engineer on that missing soil. While in Prescott Friday, I stopped at the soil engineer's office and asked about the lack of soil. He said "no big deal" and wrote up a letter saying that we could pour with the forms and then fill and compact it up to at least the top of the footer later. So I have everything ready, again, and called for an inspection. We'll see what happens Monday morning.

Meanwhile, my concrete contractor is really nervous about delivery of the crete, as it is a two hour drive to get it here and the plans call for 4000!. I don't think the driver will be stopping for coffee on the way.

dstig1 · Jun 30, 2013

Bo, I'm surprised you haven't buried the inspector in your footings by now. The things he is riding you on don't seem to be realistic, at least from what I'm reading here.:confused2: Government gone wild.

tommu56 · Jun 30, 2013

BoFuller said:
My engineer drew a diagram for the concrete contractor saying he could use #3 rebar in the support columns for the porches instead of #4. Well, on Wednesday my contractor called for inspection and guess who forgot to take that drawing to the County to update their copy of the plans? Yep, yours truly. He called me and gave me a little lecture on proper protocol.

I spent most of Friday driving to the permit office (110 miles one way) and straightening it out. He was also upset that I cleared out that corner of the footprint for a mini-basement. Now the dirt was gone from the inside of the footer. We made a form, but he wanted detail from the engineer on that missing soil. While in Prescott Friday, I stopped at the soil engineer's office and asked about the lack of soil. He said "no big deal" and wrote up a letter saying that we could pour with the forms and then fill and compact it up to at least the top of the footer later. So I have everything ready, again, and called for an inspection. We'll see what happens Monday morning.

Meanwhile, my concrete contractor is really nervous about delivery of the crete, as it is a two hour drive to get it here and the plans call for 4000!. I don't think the driver will be stopping for coffee on the way.

Can't they send it dry and add water at site?

BoFuller · Jun 30, 2013

I suggested sending it dry as I have plenty of water, but they said they can't do that, especially with 4,000. The computer sets all the ingredients and they would not allow a driver to try to figure that out.

BoFuller · Jun 30, 2013

dstig1 said:
Bo, I'm surprised you haven't buried the inspector in your footings by now. The things he is riding you on don't seem to be realistic, at least from what I'm reading here.:confused2: Government gone wild.

Yeah, I should start calling him "Jimmy" (Hoffa).

BoFuller · Jul 1, 2013

Woo Hoo! We passed our first inspection. The inspector showed up this morning and we spent about 45 minutes going over the plans. He pent time explaining why a lot of things are required, and a lot of it actually made sense, although the primary factor is still to CYA.
After we were done with the plans, we spent about an hour talking about AR-15's and hunting and stuff. We're off to a good start!
Concrete trucks are scheduled for 6:30 AM on Wednesday, July 3. Sweet!