House Build 2023

LittleBittyBigJohn · May 4, 2023

It's looking like we may be able to break ground in the next couple of months. Prices are high - high, but Mrs. LBBJ is DONE with living in the temporary mobile home. I don't think waiting in the short term is going to benefit us. The house went up $100,000 since we had it quoted in December 2020. I don't see it going down appreciably in the next couple years. I'm being told wood is at the new normal. The only things I see that have potential to go down enough to matter would be wire and pipe. I think anything else especially, non commodity items, are probably as good as they are going to get unless something bad happens.

So anyway, I've talked to the bank. I've talked to a mentor/ friend that is in finance about our personal finances. We are getting a 2nd round of quotes. Then we should be off to the races. I may do kind of a build thread here. I'm going to be doing a lot of the dirt and driveway work myself so there should be opportunity for excavation equipment pictures.

The red square is supposed to be the shop. But with prices being what they are it is going to have to wait.

EddieWalker · May 5, 2023

I really like your floorplan a lot. Very well thought out with plenty of storage. Putting the laundry right next to the Master Closet makes a lot of sense. My laundry is inside my Closet. We just pull it out of the dryer and hang it up!!!

The only thing that jumps out at me is those French Doors. Have you ever dealt with them before? I personally hate them because of all the issues with air leakage after they break in and the seals wear out. I've installed them for elderly people that later on asked me to remove some of the seals so they could open and close them easier.

When I redo my front door, I'm putting in a 42 inch door. 36 inch front doors always seem to be borderline too small to get stuff in and out of the house. I've been in one house with a 42 inch door and it was so much nicer to just walk through while carrying stuff.

And just my personal taste, but I think that massive gable over the front door is way too big.

MossRoad · May 5, 2023

Always exciting times when building a new home. Good luck with your project.

I'll agree with double opening doors. I've never seen them work as advertised over time. I'd be happier with a wider main door and a floor to ceiling window panel next to it. However, to each their own.

civilian · May 6, 2023

We hav a set of Anderson series 400 double doors for the entrance to the basement and another one for the main floor entrance. We like the locking mechanisms for those doors. Not your typical thumb latches top and bottom. Similar but controlled via a lever like the main half. Yes we did use a 42" door for the stairs to the basement steps which are 48" wide. Possible stair chair in future? But I hear personal elevators are becoming available. Jon

drumminj · May 6, 2023

Good luck with the build! We're in the later stages of a build started back in November, and I agree with you on the pricing. Lumber is down considerably from the bids we got back in 2021/early 2022, but steel, copper, and a number of other items are still up (metal roof prices are crazy expensive). Labor has gone up around here quite a bit as well.

We have french doors out to our back (screened) porch, largely to be able to open both and make it feel like part of the living space in nice weather (it's off the dining room/kitchen). I'm now curious to see what I think long-term given the comments above. We did go with 3pt locks on them, so hopefully they seal better than "standard" doors.

Can't tell which direction is north in your plans, but one suggestion on the floor plan - it might be nice to have windows on two walls in the bedrooms vs just one if you like natural light.

LittleBittyBigJohn · May 12, 2023

It looks like the house build is a go. I got preliminary assessment projections from the bank and to have 80% equity and avoid PMI my out of pocket is less than I expected. We are switching builders, I still have to let the original one know though... I'm not looking forward to that. Nothing against him but we realized one of our church members that I have been acquainted with for several years has been building houses for 20 years. We needed another quote for due diligence so we had him quote it. His price was a bit less, but the bigger thing is that he was much quicker with communication and provides more detailed information. I'm very analytical, the new builder is as well. The original builder is more of a scratch pad on the truck hood kind of guy. I have no doubt that he would build a quality house but my wife is much more comfortable with the new builder and I am as well.

I think we have decided to go to a single door in the back. I'll look into a larger single front door, I don't really care either way. Not really sure if my wife does or not. They are going to be fiberglass not wood so that will help either way.

Front door faces north. I'll check on a window on the west side of the master. That also doesn't really bother me either way.

We combined a couple different plans we found and added in our own taste. Originally the front center gable was just a few feet wide. We like the look of the larger one. But the main reason for it to follow, or guide, the vault in the great room. It's also going to be mostly windows. We were advised to make the pitch shallower though and we will probably do that, so it will shrink some.

buckeyefarmer · May 12, 2023

Nice plans

EddieWalker · May 12, 2023

I'm a remodel and repair kind of contractor. I look at quite a few homes every year where the home owner hired a contractor and things didn't go as they had hoped. In every case, they realized fairly soon that they made a mistake in who they hired, but they felt committed to getting the project done and they kept hoping things would get better. Very rarely do they fire the contractor, they either wait for him to finish, or the contractor just disappears when it gets too bad to continue.

When I'm hired to fix those jobs, it's usually a series of silly mistakes that nobody caught, or went back to fix. Then it builds from there, either trying to hide the mistake, or just not having a clue that they had messed up. Either way, the results are obvious.

If you start to question what your contractor is doing, or telling you, that is a very big sign that you need to start paying closer attention to what's happening. If they get mad or upset by your questions, that means you have made them nervous. If they tell you they are doing something because it's code, or they cannot do it because it's code, double check that because blaming code is for what they are doing is also very common.

kthompson · May 12, 2023

First congratulations on the build. When we built our current hose had a church member who really thought he was to be my builder. Had seen several houses he had built and were very pleased with them. Then realized had another home builder who had not talked with and also knew his work and were more impressed with him. We really preferred him and his wife team. Did not know how to tell the first one he was not going to get the job. God took care of it for us, he went to work for a commercial construction company and he told me I am sorry will not be able to build your house. Thank you Lord!

Our house in sunny south also faces almost due north. We have an open floor plan and also have dormer over the dinning area of it, not the full open area but we had a bedroom wing that the gable end faced the same direction preventing a full width dormer. I like your wide dormer. One thing our dormer has surprised us positive is how much sunlight and moon light comes into a also dead North facing dormer. Do install outlets in the dormer for such as Christmas lights with light switch normal height.

Yes, laundry room near master bedroom is smart. Be sure to build it large enough for tv, small refrigerator, ironing board, folding table, recliner so you are able to "work" in there when you need peace and quite. We made some mistakes in our laundry room, smaller than wish it was plenty large for washer dryer (full size) laundry sink, reasonable cabinet and shelf room, but wish it was at least 50% bigger for the ironing and folding. Also, be sure to have the shortest duct run. We should had our appliances on the opposite wall. Bath room near laundry room is great.

duffer · May 19, 2023

Agree with all those who suggest going to single door on the north wall, vs the double doors. They look nice from the street, but waste a ton of energy and space inside.

Only other thing that stood out to me was your water heater closet. Go with an outdoor tankless mounted near the laundry room and master bath. You'll never run out of hot water, and you'll get it fast. My gas bill in the summer (running tankless only and a dryer) is <$20/month. Delete the water heater closet in the garage.

And if you have a pick-up (or ever will have one) make your garage depth at least 25' inside. Neighbor bought a new F150 and it was 6" longer than his old one, and wouldn't fit in his garage on his $500k house. Bummer.

LittleBittyBigJohn · May 23, 2023

Thanks for all your input so far. Implemented a lot of it. we are staying with double front doors though. A single looks a little puney, I know it's splitting hairs... We are at least going with fiberglass instead of wood. I have new plans that I will share as soon as I get them in digital form. Not big changes but enough that it required an update.

Builder's deposit is paid and credit application is turned in. Wheels are rolling.

Next question. Electrical service, it's expensive. It will cost $3,600 more for it to be run underground than overhead. My thought is that I will probably be kicking myself later down the road if I save the money by not going underground. Do any of you have a preference or experience either way? The main service at the road is overhead and I will be about 400' off the road in the middle of the property. I don't want to see the line there every day but $3,600 is a lot of money just to not have to see a power line. Will be line voltage to the house and either a pad mount or overhead transformer at the house depending on overhead or underground.

Also, thoughts on oversizing the house electrical service (320 amp) and running a sub-panel from the house to the shop in the future vs 200 amp service to the house and 2nd meter for the future shop?

LittleBittyBigJohn · May 23, 2023

Here were the 3 options on front doors. the windows above are open to the vault in the great room and the sills and top caps will blend in as much as possible they won't be so garish.

Single 42" wide, single with side lights, 2x36 wide all 8' tall.

MAX-24-Dean · May 23, 2023

LittleBittyBigJohn said:
Thanks for all your input so far. Implemented a lot of it. we are staying with double front doors though. A single looks a little puney, I know it's splitting hairs... We are at least going with fiberglass instead of wood. I have new plans that I will share as soon as I get them in digital form. Not big changes but enough that it required an update.

Builder's deposit is paid and credit application is turned in. Wheels are rolling.

Next question. Electrical service, it's expensive. It will cost $3,600 more for it to be run underground than overhead. My thought is that I will probably be kicking myself later down the road if I save the money by not going underground. Do any of you have a preference or experience either way? The main service at the road is overhead and I will be about 400' off the road in the middle of the property. I don't want to see the line there every day but $3,600 is a lot of money just to not have to see a power line. Will be line voltage to the house and either a pad mount or overhead transformer at the house depending on overhead or underground.

Also, thoughts on oversizing the house electrical service (320 amp) and running a sub-panel from the house to the shop in the future vs 200 amp service to the house and 2nd meter for the future shop?

Most utilities I have worked with in the last 10 years only allow one meter base per property. Talk with your utlity and see if that is how they do it. Otherwise plan on a 320 amp service with a breaker space allowance for the shop.

ROUSTABOUT · May 23, 2023

LittleBittyBigJohn said:
Thanks for all your input so far. Implemented a lot of it. we are staying with double front doors though. A single looks a little puney, I know it's splitting hairs... We are at least going with fiberglass instead of wood. I have new plans that I will share as soon as I get them in digital form. Not big changes but enough that it required an update.

Builder's deposit is paid and credit application is turned in. Wheels are rolling.

Next question. Electrical service, it's expensive. It will cost $3,600 more for it to be run underground than overhead. My thought is that I will probably be kicking myself later down the road if I save the money by not going underground. Do any of you have a preference or experience either way? The main service at the road is overhead and I will be about 400' off the road in the middle of the property. I don't want to see the line there every day but $3,600 is a lot of money just to not have to see a power line. Will be line voltage to the house and either a pad mount or overhead transformer at the house depending on overhead or underground.

Also, thoughts on oversizing the house electrical service (320 amp) and running a sub-panel from the house to the shop in the future vs 200 amp service to the house and 2nd meter for the future shop?

I wouldn't put a meter on a house, period. Run a line to the house. Run a line to the shop. Both from the meter, but meter not on house. Seen many a house burn because of that.

LittleBittyBigJohn · May 23, 2023

ROUSTABOUT said:
I wouldn't put a meter on a house, period. Run a line to the house. Run a line to the shop. Both from the meter, but meter not on house. Seen many a house burn because of that.

Meters are all on the houses around here. It is an oddball occurance for it not to be. Usually only mobile homes.

buckeyefarmer · May 23, 2023

My electric is underground. My neighbor had access to BH and we ran the conduit, utility ran the wire. No issue with meter on house, but plan now for future solar or generator with transfer switch after the meter before your panel.

ROUSTABOUT · May 23, 2023

LittleBittyBigJohn said:
Meters are all on the houses around here. It is an oddball occurance for it not to be. Usually only mobile homes.

When you have a fire, the fire dept won't spray water until the power company shows up within an hour or so to shut it off. Fire doubles every 30 seconds, so seconds are important. I started doing that years ago on anything I built. Power company loved it. My parents, no meter on their house. My brother, no meter on their house. Me, no meter on my house. See, even if you have a main under the meter, line voltage is there to the incoming side of main. They'll just watch that fire compound until the power company shows up to throw the switch at the transformer.

EddieWalker · May 23, 2023

I never knew that the fire department would not spray water until the power was turned off.

I guess I got lucky, because when I put in my 1,200 amp meter, the power company wanted it next to the pole. From the meter, I ran my lines underground to my breakers.

There are 6 breakers inside the meter box, and I'm only using two of them, so it's just a matter of turning off the breaker in the box to kill the power to the houses.

drumminj · May 23, 2023

LittleBittyBigJohn said:
Also, thoughts on oversizing the house electrical service (320 amp) and running a sub-panel from the house to the shop in the future vs 200 amp service to the house and 2nd meter for the future shop?

We did 400a to the house and are splitting off 125a via subpanel to go to the shop and barn. Didn't want to have to pay two monthly meter/service fees.

The fire comments here are interesting and something we didn't consider. The upside of our approach though is our standby generator has a 400a transfer panel, so all circuits, including everything going to the shop and barn, will be energized when running off the generator. It's not big enough for us to have everything on at once, but it'll be nice to not have to think about backup power for the outbuildings.