Looking into building any advise

trixyben

Hi folks 1st post and all so firstly hi to you all, great forum with superb info and help avail...

I am at the stage were I have a site and have just appraoched an architech and give him an idea as to what im looking. I am prob going the direct rote to building to keep costs down, am hoping to get a dormer bout 2000 to 2500sqf for 100k, what do you think is this realistic?

I little knowledge in the constuction industry and am ****ing it a bit as i dont really no what to do in regards to stages of the build etc. If there is a good website or book for self building i wouldnt mind getting a look at them.

Do most of you self builders have experience in building or do you do your research and learn as you go?

Sorry for all questions but any help at all would be great

Thanks

rayjdav

Trixyben,

Welcome to the wonderful world of boards. THIS is a great den of knowledge, and best of all, it's FREE.

If you are deciding on the direct labour route, the HOMEBOND Manual is a must. It gives a great basic introduction to all relevant matters that you may face during the build. Gives you a heads up on what to expect when talking to the relevant trades, at least you wont look lost when they try to use terminology with you... I still refer to it constantly, and I'm doing plans for longer than I care to remember.

Re the 100K, how long is a piece of string? 2500sqft for that, IMHO, will be tight. Does that include for the site and all relevant fees ie Council/Architect/ESB/Eircom together with all site works, even before you start stripping for build? No harm throwing it out to a contractor. You might be surprised with what you get back and also, it will give you an outside figure of what you, with careful accounting, could possible do it for, inclusive of the all important contingency.... Has your architect put a general figure on it for you yet??

trixyben

rayjdav wrote: »

Trixyben,

Welcome to the wonderful world of boards. THIS is a great den of knowledge, and best of all, it's FREE.

If you are deciding on the direct labour route, the HOMEBOND Manual is a must. It gives a great basic introduction to all relevant matters that you may face during the build. Gives you a heads up on what to expect when talking to the relevant trades, at least you wont look lost when they try to use terminology with you... I still refer to it constantly, and I'm doing plans for longer than I care to remember.

Re the 100K, how long is a piece of string? 2500sqft for that, IMHO, will be tight. Does that include for the site and all relevant fees ie Council/Architect/ESB/Eircom together with all site works, even before you start stripping for build? No harm throwing it out to a contractor. You might be surprised with what you get back and also, it will give you an outside figure of what you, with careful accounting, could possible do it for, inclusive of the all important contingency.... Has your architect put a general figure on it for you yet??

Hi, thanks for you help, will defo get a look at the book defo need to get familair with all the goings on when building!

The 100k is just for the build and all fees, esb etc im hoping to do it with 100k but can get a bit more prob 120k, i was just in with architect today and left idea with him he said he could get wanted i wanted but i thought he'd say that anyway!

I didnt get a good vibe from the architech might go elsewere but how do you find a good, reputalbe one?

What is the story with materials these days are they cheaper with the recession, is there better deals with different companies/merchants etc

Cheers

turnfan

Most Raw materials are as expensive as ever, timber has gone up, but you will make it back on labour and on finished goods where there are overstocks etc, e.g. I was offered a discount on windows where a building project fell through, they weren't the colour I wanted
Otherwise I am in the same position as yourself, no experience, using my family's knowledge and feeling useless most of the time Still get stuck in as much as you can and you'll get great satisfaction from the work you do put in, even if that is digging a hole or sweeping out the site later on!

Mike2006

2000 to 2500 sq ft house for €100k.

I am not sure if this is any way possible when you have to build to current regulations with the purchasing power of a 1-off build...

If it is possible, I imagine that you will need serious negotiating skills, know exactly what you want and when you want it in order to avoid extras and over spend.
You will have to go for bargain basement everything and take what you can get as opposed to what you want...

I am not trying to be negative; just realistic.
Take average of sizes at 2250 sq ft. With 100k that is allowing €44.44 per sq ft.

I have just more or less finished my build: I allowed €118 per sq ft and brought it in just about on budget (€4k over). Granted I built it to a high spec and it included some landscaping etc.., but you are looking at approx 1/3rd of that budget...

If you have €120k, still aim for €100k as you will need a 15-20% contingency...

Mike.

trixyben

Mike2006 wrote: »

2000 to 2500 sq ft house for €100k.

I am not sure if this is any way possible when you have to build to current regulations with the purchasing power of a 1-off build...

If it is possible, I imagine that you will need serious negotiating skills, know exactly what you want and when you want it in order to avoid extras and over spend.
You will have to go for bargain basement everything and take what you can get as opposed to what you want...

I am not trying to be negative; just realistic.
Take average of sizes at 2250 sq ft. With 100k that is allowing €44.44 per sq ft.

I have just more or less finished my build: I allowed €118 per sq ft and brought it in just about on budget (€4k over). Granted I built it to a high spec and it included some landscaping etc.., but you are looking at approx 1/3rd of that budget...

If you have €120k, still aim for €100k as you will need a 15-20% contingency...

Mike.

Thanks for all your feedback folks...

What I want to build is a standard house nothing to fancy, i spent big on the site so am left with the above budjet.

I dont mind going less than 2000sq ft, what im really after is a 4 bed house, bungalow, dormer, 2 storey what ever works out cheaper really, im thinking of an external plastered walls no fancy stonework, and cheap tiles to keep costs down is this a good idea do ya think.

As i say im really new to this and have alot to research but all help is great!

rayjdav

Trixyben,
One thing you dont want to do, seriously, is compromise certain aspects of the build because you only have one chance to do this, do it right. YOU will be looking at it for a long time.....;)
Would advise against just "settling" for certain items... Naturally you have to work within budget but just be careful what corners to knock off to achieve a house, not a home...
Some here will tell you insulate outside of budget; others renewables; others aesthetics etc etc etc..
My two cents on this issue:)

trixyben

rayjdav wrote: »

Trixyben,
One thing you dont want to do, seriously, is compromise certain aspects of the build because you only have one chance to do this, do it right. YOU will be looking at it for a long time.....;)
Would advise against just "settling" for certain items... Naturally you have to work within budget but just be careful what corners to knock off to achieve a house, not a home...
Some here will tell you insulate outside of budget; others renewables; others aesthetics etc etc etc..
My two cents on this issue:)

Hi, maybe i made it come across wrong, this is going to be a family home so it will be built as best as possible but not knowing much about building or costs was just thinking is one alot more costly than the other.

Cant wait for the architect to get back with his ideas and more importantly prices! should i be going round merchants and the like getting prices of blocks, cement etc now? i want to be doing something but havent a clue waht if ya no what i mean!!!

De.Lite.Touch

trixyben wrote: »

Hi, maybe i made it come across wrong, this is going to be a family home so it will be built as best as possible but not knowing much about building or costs was just thinking is one alot more costly than the other.

Cant wait for the architect to get back with his ideas and more importantly prices! should i be going round merchants and the like getting prices of blocks, cement etc now? i want to be doing something but havent a clue waht if ya no what i mean!!!

Take your time.
Budget for €100 a square foot.
Architect will be back with designs, builders with prices.

Get a good set of tender/working drawings before you start.
Agree who does the certs for drawdowns with your bank and appoint them.
Learn about Health and Safety before you start.
Make sure your people know their job.
They should all have "tickets" [safe site passes] for the work they are doing.

De.Lite.Touch.

trixyben

Can anyone tell me is there any sites that give you the prices of say blocks, bricks, cement, roof slates, timber etc

I had a look and couldnt find much or if someone can give me a few prices they no of that would be great thanks.

sinnerboy

If you ask nicely at some of the builders merchants they will print off parts of their pricing database for you .

However I would not bother with that if I were you .

Appoint a good architect and a good QS .

Otherwise what you are going to attempt is to drive a car without a steering wheel .

imitation

I agree with sinnerboy, you'll need guidance of some sort, especially if your trying to do it to a very tight budget (i think your is too tight for a one off house unfortunately). I have seen a house built to a very tight budget with no engineer or architect, even to my untrained eye I could see a few big problems that are going to haunt the owner going forward.

I think there is alot to be said for going contract with a good builder too, mainly because if your going direct labour it can be a gamble as to the quality of the trades your getting. Not to mention other things like advice and the fact you'll be free to work yourself.

dan_d

Take all the advice you can get and get a good foreman. Particularly if you've no prior experience. The mistake a lot of people seem to make is that they think that because they've done a bit of DIY they can run a job like a house no problem.Not true and you end up costing yourself more money in the meantime.

De.Lite.Touch

You mentioned you were thinking of building using Direct Labour as many self-builders do.
Any saving in costs may be offset by the time you will spend organising things on site - expecially if you work full time yourself.

Also if you are building by Direct Labour you are acting as the Contractor under the Health and Safety Regulations.
You have all his duties of obtaining insurance cover, co-ordination, vetting, care and responsibility.
See "Direct Labour Contracts" P.2 of this publication.
http://www.hsa.ie/eng/Publications_and_Forms/Publications/Construction/Guidance_for_Homeowners_Undertaking_Construction_Work.pdf
Its not enough for you to get labourers and tradesmen to sign a piece of paper saying they'll look after their own health and safety.
See the general duties of the Contractor here.
http://www.hsa.ie/eng/Your_Industry/Construction/Construction_Duty_Holders/Contractors/Contractors.html

It would be good to ask your architect to project manage the job for a fixed fee, or engage a project manager.
A good architectural technician with project management experience may also be able to do this for you.

Otherwise, you picked the wrong decade to do this, because technology has rocketed in the past five years.
Even experienced builders are floundering in a mess of new products for insulation, mechanical ventilation, wind-sealing - you name it.
Just putting up four well-built walls on a dry floor, with well-fitted doors, windows and a water proof roof covering isn't compliant any more.

Also remember what I said about getting a good set of drawings.
If you can't read drawings or have little experience of house building you really need a professional to supervise the works.

-- De.Lite.Touch

mendel

Your budget sounds very tight to me. You are wise though to be trying to arm yourself with information.

I would suggest using one of those price a build people. (i'm sure they have a fancier name) i came across one at a self build exhibition and for 500 euro he would price all your materials based on your drawings. it is at least a starting point. the guy i met was based somewhere north wexford might have been camolin. (i have no connection, didn't use him and wish now that i had)

materials are very expensive, particularly timber (in my experience). labour may have come down.

No6

I have found when using tradesmen by direct labour that they over estimate the materials required considerably and the waste can be horrendous. In my professional opinion the days of direct labour are also fast drawing to a close and I can see the day coming when professional will not be able to sign cert of compliance for buildings built in this manner. When you have your planning and your finance in place get some good local contractors to price your job too, you might be suprised, a lot of contractors are pricing very keen at the moment and may rival what you think you will build it by going direct and you will have more control over quality by being able to deal directly with one contractor for everything!!