Expert: Dave Johnson - 7/24/2009

Question
QUESTION: Can you please answer the question I sent Mark?  I really need help!

ANSWER: Hi Esther,
I haven't received any question from you. I would be glad to help you
if you would send it to me.

Dave Johnson

---------- FOLLOW-UP ----------

QUESTION: I have three options.  One, we could build a 1200 sq.ft. house on a piece of property we already have. Two, we would have a house moved to the land.(This 1950s house would have to be cut to allow it to be moved out of the property, and it is a 1500 sq. ft. house.)  It would be losing a bed/bath and would end up 1200 or so left.  This house has the thick old wood and it is a charming house.  My husband, on the other hand, says we should just build as we don't know what kind of settling would take place due to the moving. We have several bids on the 1200 sq.ft. house we would build and have seen their work.  Their work would be from $36 to $40 sq.ft. I am tending to go, if we decide, with the middle price as this contractor has been building duplexes for a long time.(And we really don't care much for luxury, just coziness.)  And then there's this 1957 1200 sq. ft. house that has been updated and is just lovely.  It is, however, a little lopsided, but can only be seen if you scrutinize the place. It has stucco on the front of the house only and my husband says that it will start to crack when it gets more lopsided.  Will this be expensive to fix? And the plumbing and electrical wiring has not been redone.  Will this be costly? The house is on pier and beam.  Please!  Any advice will be greatly appreciated.

ANSWER: Hi Again,

I would go with option #1. The future savings, if the home is built to todays standards, will be
significant.

Option #2 will be expensive, and you'll wind up adding on or renovating to the point where it will be cost prohibitive.(been there with clients)

Option #3 I agree with your husband, if it has already settled, chances are it will do more.
The cost of re-doing a foundation is very pricey.

After finding an existing home that you both like, make any adjustments you need and put it out to bid. You might want to consider having the contractor price the entire job... (labor AND materials)

Best of luck, and if you need more, mail me again,,,

Dave


---------- FOLLOW-UP ----------

QUESTION: I just wanted to ask, in case I was misunderstood, that the third option, which is the already renovated house, is on pier and beam.   So would it still be costly?  And if we take option 1, we have talked to the contractor and he said that it would be $40 sq.ft. already finished.My husband says that it's too good to be true and that there are other costs involved in building a house.  Can you let us know what kinds of costs are not involved in the $40 sq.ft. house?  And would it include the garage or is that not part of the 1200 sq.ft. house?

Answer
Hi Esther,
I can't imagine the builder doing any more than just labor for the $40/hr.


I can't know what is included in the 1200 s.f. as I have never seen the plans. I would think that it would NOT include the garage, as home sizes are usually quoted as "1200s.f. plus a 2 car garage"
Having said that, if the builder is going to build the house for $40/ft., he can do the garage for less, as it would not have the finish that the house would have.

The existing renovated home that requires a foundation, would be costly because in jacking, holding and then putting it back would probably settle and wrack somewhat and need to be repaired. Jacking alone is expensive to nothing of the new foundation and repairs.

P.S. That last paragraph in my first response should have read "After visiting a home you like, make up a floor plan of it with any adjustments and put it out to bid" I didn't mean to buy an existing home.

Still here for anything more...
Dave