Barry Shaw March 21, 2018
As a follow up to previous Blog re: this topic, below is a re-cap overview of our line item construction cost analysis requested of our Consulting services:
New home ‘overall requirements’ are different and more extensive, than when we ‘add on’ to the existing structure and therefore an increase in price.
Some of the additional items required involve significant site work, especially if there is a slope involved.
For instance, typically multiple retaining walls will be required to shore up aspects of the site, for the planned footprint of the new home/detached buildings/driveway/stairs/recreation areas etc. to be accommodated for at the proper elevations.
Also additional drainage work, above and below grade, will be required throughout the site. This would involve concrete culverts, underground drain pipes, terraced grades and usually retention ponds/storm water planters.
Around the lower part of the home, waterproofing the exterior walls from the bottom of the footings to above finish grade level, will be needed.
Regarding the building/structure itself, new two story concrete and rebar footings will be required, after excavating work; in lieu of using existing footings and typically adding some ‘pads’ for posts to bear on.
As well, new first floor/second floor/roof framing with up to date structural connections will be required by code.
Adjunct new materials (i.e. windows, doors, drywall, flooring, plumbing and electrical fixtures, tile work, paint, etc.) and equipment (i.e. hvac units/ducting, water heaters, kitchen appliances, etc.) and low voltage wiring, cabinetry, fire sprinkler system, closet work, etc., needs to be factored into this budget.
And all of the above is after demolition of the old existing home and other structures are taken off the site ($60,000+), if we’re not starting with raw land.
All in all, it will cost 50% or more to build your new home; but it will be exactly the way you want it to be and virtually maintenance-free with the latest technology implemented into the materials, systems and equipment.
For other Consulting services, including comprehensive line-item values, please send us an email with your inquiry.
Best Regards Always!
Barry Shaw March 7, 2018
We were recently contacted from a homeowner regarding our Consulting services, regarding a comparative cost analysis of Architectural services, for a new ground up home or adding a pop-top.
Below is a re-cap overview of the line item analysis:
The overall time needed for a complete set of architectural plans to be prepared for submittal to City agencies, is obviously somewhat more for a new home, but the driving factor regarding the cost increase, comes from the engineering required.
Additional structural engineering for foundations and framing; civil engineering required for site work/drainage/retaining walls, energy engineering analysis and new hvac, electrical, plumbing systems and equipment needs, all require extra time. Additionally, these details and specifications need to be coordinated with the architectural plans, in the proper places.
The above work is typically performed by our CAD drafters, with pertinent decision making and direction, coordinated by myself as the Architect for the project.
So in general, the Architect and engineering fee will be approximately 25%-35% more. As well, the construction cost ‘differential’ must also be factored into the overall budget, to obtain the total out-of-pocket expenditure for design and construction of a new home.
For other Consulting services, including comprehensive line-item construction cost analysis, send us an email with your inquiry.
Best Regards Always!
Barry Shaw February 21, 2018
A friend of mine took his car into the shop for work that he knew needed to be performed and was also advised that a ‘check-up’ should be done regarding other parts of the vehicle; he said ok.
A couple days later, a very large estimate was given to him with the explanation that his car needed additional work done and that there was only one way to accomplish this; or was there?
Similar situations can and do occur, in the construction industry with hundreds of options and decisions needed throughout the project.
An Owner’s Advocate, independent Architect, and/or General Contractor who’s fiduciary is directly to the Owner and independent from the Owner’s hired Architect and General Contractor, can provide the Owner with a separate pair of eyes, experience, and options that could benefit the Owner immensely.
For instance, lets say that during the architectural design phase of a new building project, that the engineer designs a structure with steel beams and posts, to achieve an open floor plan effect.
Well, the Owner is not likely experienced to know there is an alterntive to the steel framing. Glue laminate wood beams for instance, will save a significant amount of money and time and still accomplish the clear span request.
The steel structure will require certified welders, cranes to erect and set in place, an additional/different subcontractor and material supplier from the framer, and will require additional carpentry work when integrating with the standard wood framing members.
If the Owner had an independent Advocate/Consultant that provided a well seasoned amount of design and construction experience, he would be advised to explore the above suggested alternative, with the following benefits:
In an average size new two story home project, that we actually just completed, the cost saving differential, from not using steel, would be about: $4,500 in material + $3,000 in initial labor installation + about $2,500 in framing detailing + $1,250 in welder services + $2,500 in crane and erection + about $1,250 in special inspector services, or an additional $15,000!, just in this trade alone (imagine the additional savings available for the other 20 trades in the project!).
Actually not much different either from having an ‘insurance advocate’ on your side, independent of your insurance company and looking out for your best interest exclusively.
If you would like to explore this and other options available for your project, please send us an Inquiry and we’ll get back with you within (24) hours.
Barry R. Shaw AIA, GC