Post Frame homes

[Chris3]

First, hello to everyone here on TBN

Second, i recently built my first pole barn with the help of my great neighbor. He really made it happen, and taught me a lot along the way.

Getting to the point, the reason we built the pole barn is because i need to add on to my house (The wifes granny lives with us and our first born will be here in May). The only direction i can add onto my house is to the east, and that is exactly where my garage is. The pole barn has replaced the garage, and allowed me to knock down the garage and give me space to build.

I am 90% certain i could do the rough framing for the addition, and most of the interior framing as well as the electrical, dry wall and flooring. In case you cant tell, im working within a tight budget!

I am looking for anyone here that could offer me some advice.

Anyone here add onto an existing "stick built" house with a post frame addition?

Anyone build there own post frame house?

I found this thread (and this site):
http://www.tractorbynet.com/forums/rural-living/199824-pole-barn-house-building.html

It answers a few questions, but it also raises more questions.

I have contacted the local CCA, and i do know for certain a post frame addition is ok in my area...but i have not had a chance to talk to the chief inspector on what exactly the code is for these.

 

[Western]

Chris, Welcome to TBN!

I haven't built a "post frame" home, shops sure. I can't see how attaching it to your existing home would differ all that much, maybe at the trim level.

I agree with Larry Caldwell's post in your reference TBN thread above, post 6,

"Lumber prices are so cheap you will do better just building a conventional house. The morning commodity report says lumber for March delivery is down to $275 per thousand board feet. The advantage of a pole barn is that it uses less lumber, but the steel skin has gotten more expensive."

I 'm thinking this thinking may still be valid.

Other than that I can't add much, except I'm sure a few more knowledgeable builders familiar with this, will respond once they see the thread.

You may want to post a direct or specific question though, your lead in post was more of a statement or vague query.

Again Welcome to TBN.:thumbsup:

 

[Chris3]

Chris, Welcome to TBN!

I haven't built a "post frame" home, shops sure. I can't see how attaching it to your existing home would differ all that much, maybe at the trim level.

I agree with Larry Caldwell's post in your reference TBN thread above, post 6,

"Lumber prices are so cheap you will do better just building a conventional house. The morning commodity report says lumber for March delivery is down to $275 per thousand board feet. The advantage of a pole barn is that it uses less lumber, but the steel skin has gotten more expensive."

I 'm thinking this thinking may still be valid.

Other than that I can't add much, except I'm sure a few more knowledgeable builders familiar with this, will respond once they see the thread.

You may want to post a direct or specific question though, your lead in post was more of a statement or vague query.

Again Welcome to TBN.:thumbsup:

My question, really is more or less is there any reason i cant do this? Has this been done before?

Will this increase my property value in the same way a traditional stick built addition would?

Are there any insurance concerns i need to know about?

Finding info on this idea via the net is pretty difficult. Ive been looking on and off since last october, and have found very little. I spoke with a local post frame builder who spent the time to give me a quote, but after building my pole barn this past year i am pretty certain i can do most of this addition my self.

As far as lumber prices, he is correct. However, the cost savings in only needing a 4" slab and perma posts vs a traditional foundation is immense. It would save me about $15K.

Since the current part of my house has a 800 sq ft basement, I dont need another one. A standard post frame slab would be fine, and save me a bundle.

 

[Western]

I think you can do it and I have seen it done before, though only once. matter of fact,I think the guy added a conventional add-on to his Post frame house/shop.

I think the value would be slightly less that a traditional build, but you may recover some of that with your "sweat equity" savings. You may find later on you want to maybe rock/brick it or otherwise finish it and then it is a mute issue and should do well to raise the value combined with your SEquity. Native rock, if you have it is cheap! Of course it depends on the current style of your house I suspect also.

As far as Insurance, that's something I'd ask my agency/adjuster that holds your policy. Straight from the horse so-to-speak. I don't see how it would be different though, as long as it is as, or more structurally sound than the existing home. I know insurance company's can vary wildly on their underwriting schematic.

Here they build homes all over on a plain old slab, footers and foundation piers where required of course, very few basements here. It may be a whole different ball game in Michigan, I was a child when we lived in Battle Creek MI, so don't remember much but do remember the Winter and the frost line there is substantial compared to N. Texas.

Theses ar just "thoughts" I am in no way a pro and agree 100% on saving $$ where you can.

 

[Chris3]

I think you can do it and I have seen it done before, though only once. matter of fact,I think the guy added a conventional add-on to his Post frame house/shop.

I think the value would be slightly less that a traditional build, but you may recover some of that with your "sweat equity" savings. You may find later on you want to maybe rock/brick it or otherwise finish it and then it is a mute issue and should do well to raise the value combined with your SEquity. Native rock, if you have it is cheap! Of course it depends on the current style of your house I suspect also.

As far as Insurance, that's something I'd ask my agency/adjuster that holds your policy. Straight from the horse so-to-speak. I don't see how it would be different though, as long as it is as, or more structurally sound than the existing home. I know insurance company's can vary wildly on their underwriting schematic.

Here they build homes all over on a plain old slab, footers and foundation piers where required of course, very few basements here. It may be a whole different ball game in Michigan, I was a child when we lived in Battle Creek MI, so don't remember much but do remember the Winter and the frost line there is substantial compared to N. Texas.

Theses ar just "thoughts" I am in no way a pro and agree 100% on saving $$ where you can.

Excellent thoughts, thanks for the words.

Here in MI ive been told a few times that the foundation is about 1/3 the cost of the build. Thats for a 4 ft poured wall and a 4" slab.

Ill be calling my insurance tomorrow to see if they have any surprises for me.

Ill also be looking for a good architect to make all this work...

 

[BrianDT]

I have seen many 3 seasons rooms added with post construction, but not many home additions. I would also call your building inspector and see if you can get it approved.

A cement or block foundation is not cheap, but its also needed, especially up here in Michigan. Your post building will tend to float unless you secure it in some way with a concrete slab or? So costs may not be far off a normal foundation once you follow the local building codes.

 

[Chris3]

I have seen many 3 seasons rooms added with post construction, but not many home additions. I would also call your building inspector and see if you can get it approved.

A cement or block foundation is not cheap, but its also needed, especially up here in Michigan. Your post building will tend to float unless you secure it in some way with a concrete slab or? So costs may not be far off a normal foundation once you follow the local building codes.

Local building inspector (CCA) says its ok, but said there are a few catches that i would have to talk with the chief inspector about. Ive been trying to talk to him for a week, but he is only in his office tue & thur for 1 hour...so its hard to catch him.

I plan on using an insulated slab under the addition, that would tie into the perma columns. Even doing that, im looking at $4500-$5500 for concrete work vs $15,000-$17,000 for concrete work of a typical addition.

 

[jackel440]

I have built a few post frame barns in the past.i also helped my uncle build a post frame house with a nice size garage attached to it.
All radiant heat slab through whole house and garage.he had the great room concrete floor saw cut and then stained and polished.very beautiful inside.it is two story house.
I plan to build a pole frame construction house myself in a couple years over top my modular home.then pull the modular out the end and close it up.
He used permanent columns in the ground so there is no wood in the ground.i plan to use the same columns myself.