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Anyone ever build a house?

 
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missingxtalent



Joined: 10 Jan 2006
Posts: 2260
Location: Fredericton

PostPosted: Wed Apr 26, 2006 3:36 pm    Post subject: Anyone ever build a house? Reply with quote

We just got our building permit today, and with a little strongarm tactics, we got talked into contracting it ourselves. We pretty much have everything a go.

Anyone have any tips they'd like to share, or things they would do differently in hindsight?
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Hawk
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Joined: 19 Apr 2005
Posts: 15271

PostPosted: Wed Apr 26, 2006 4:36 pm    Post subject: Reply with quote

I've sold a lot of new construction in the Greater Saint John area.

Just make sure you put the right amount of money and attention into the final finish of the house. If at all possible, definitely favour hardwood floors over any kind of click laminate, and go with ceramic floors over any linoleum. Stay away from carpet altogether if you can.

Go with a higher grade of trim through the house. The thicker, more substantial trim, and go with nice crown molding wherever you can too.

So basically, since you're saving a pile by contracting it yourself (and I'm sure you know what you're doing), funnel some of that dough into high quality finishing. It'll be worth it down the road.

Finally, give your schedule PLENTY of room for delays. It's not a case of "they might happen", it's a case of "they'll definitely happen often."

Hawk...
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Jabroni



Joined: 19 Apr 2005
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PostPosted: Wed Apr 26, 2006 4:49 pm    Post subject: Reply with quote

HOT TUB!
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missingxtalent



Joined: 10 Jan 2006
Posts: 2260
Location: Fredericton

PostPosted: Wed Apr 26, 2006 5:19 pm    Post subject: Reply with quote

Hawk wrote:
I've sold a lot of new construction in the Greater Saint John area.

Just make sure you put the right amount of money and attention into the final finish of the house. If at all possible, definitely favour hardwood floors over any kind of click laminate, and go with ceramic floors over any linoleum. Stay away from carpet altogether if you can.

Go with a higher grade of trim through the house. The thicker, more substantial trim, and go with nice crown molding wherever you can too.

So basically, since you're saving a pile by contracting it yourself (and I'm sure you know what you're doing), funnel some of that dough into high quality finishing. It'll be worth it down the road.

Finally, give your schedule PLENTY of room for delays. It's not a case of "they might happen", it's a case of "they'll definitely happen often."

Hawk...


Thanks Hawk. We're going with all hardwood [a really nice maple] and ceramic.
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missingxtalent



Joined: 10 Jan 2006
Posts: 2260
Location: Fredericton

PostPosted: Wed Apr 26, 2006 5:20 pm    Post subject: Reply with quote

dan j wrote:
HOT TUB!


haha, actually, we're getting a 26' above ground pool!!!

pool party in f'ton!
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Daniel Druff



Joined: 09 May 2005
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PostPosted: Wed Apr 26, 2006 5:24 pm    Post subject: Reply with quote

I built a house a few years back, and also was the general contractor on it. Not much to add as far as tips go besides ask as many questions as possible of each of the sub-contractors.

You probably know this already, but you can get a GST/HST rebate after you are finished. You can get the form at the tax office.
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missingxtalent



Joined: 10 Jan 2006
Posts: 2260
Location: Fredericton

PostPosted: Wed Apr 26, 2006 5:27 pm    Post subject: Reply with quote

Daniel Druff wrote:
I built a house a few years back, and also was the general contractor on it. Not much to add as far as tips go besides ask as many questions as possible of each of the sub-contractors.

You probably know this already, but you can get a GST/HST rebate after you are finished. You can get the form at the tax office.


Did NOT know this, but this is valuable information. THNX Daniel!
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philip clark
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Joined: 22 Apr 2005
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PostPosted: Wed Apr 26, 2006 5:30 pm    Post subject: Reply with quote


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worn out



Joined: 19 Apr 2005
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PostPosted: Wed Apr 26, 2006 6:28 pm    Post subject: Reply with quote

who do you have doing your electrical work???
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thebunk



Joined: 19 Apr 2005
Posts: 5985

PostPosted: Wed Apr 26, 2006 9:45 pm    Post subject: Reply with quote

missingxtalent wrote:
Daniel Druff wrote:
I built a house a few years back, and also was the general contractor on it. Not much to add as far as tips go besides ask as many questions as possible of each of the sub-contractors.

You probably know this already, but you can get a GST/HST rebate after you are finished. You can get the form at the tax office.


Did NOT know this, but this is valuable information. THNX Daniel!


Make sure you save all of your reciepts as you will need them in case they audit you.
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kmd



Joined: 13 May 2005
Posts: 1197

PostPosted: Thu Apr 27, 2006 7:25 am    Post subject: Reply with quote

just buy neils house!
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subsynchronous



Joined: 22 Mar 2006
Posts: 647

PostPosted: Thu Apr 27, 2006 7:59 am    Post subject: Reply with quote

When dealing with subcontractors, it is important to not only have detailed quooes from them but to have a timeline associated with the work they will be doing. If the foundation isn't poured on time then you can't frame the walls ect.

Also, be clear on what the payment schedule will be. Contractors have a way of wanting all their moeny before the work is done.

Also document all conversations with dates and times (if a contractor says it costs more because you didn't decide what tile you wanted, you can pull out your planner and say "actually dipshit i supplied you with the tile choices three weeks ago" (use of word dipshit is purely a choice by the way.

Also ask who they have worked for (call previous customers, find out if the work was good, if they don't want you to do this, then it's a good indication that they suck).

BE A HARD ASS!!! Be on site as much as possible, know enough about the different stages of construction to know wether they are doing it right.

Good Luck
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panik



Joined: 19 Apr 2005
Posts: 15293
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PostPosted: Thu Apr 27, 2006 10:26 am    Post subject: Reply with quote

philip clark wrote:


Its good to see a man with some stability.
Now if only dan will get off his ass and build me a lego house.
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missingxtalent



Joined: 10 Jan 2006
Posts: 2260
Location: Fredericton

PostPosted: Thu Apr 27, 2006 2:43 pm    Post subject: Reply with quote

worn out wrote:
who do you have doing your electrical work???


Perry Dobblestein (sp) formerly of Dobblestein's Electric in Fredericton.
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missingxtalent



Joined: 10 Jan 2006
Posts: 2260
Location: Fredericton

PostPosted: Thu Apr 27, 2006 2:44 pm    Post subject: Reply with quote

This is all very valuable, much appreciated! This is kind of scary.
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duckievern



Joined: 19 Apr 2005
Posts: 42

PostPosted: Thu Apr 27, 2006 6:34 pm    Post subject: Reply with quote

i'm excited for you!
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Darlene



Joined: 12 Sep 2005
Posts: 2692
Location: Saint John

PostPosted: Thu Apr 27, 2006 7:26 pm    Post subject: Reply with quote

Please don't forget about "holdbacks". I'm not sure how familiar you are with the process but, basically, a holdback is a sum of money that you withhold from a contractor to ensure no mechanics' liens are filed against your property. For example, the plumbing contractor may install everything to your specifications and you may be happy with the job, but if he doesn't pay the supplier for the materials used, then the supplier can register a lien against your property until his bill is paid. You could then be on the hook for the supplier's invoice (which doesn't mean that you can't sue the original subcontractor but if they go "tits up" in the meantime, then you'll just be on a long list of creditors who want a piece of that pie).

You can try to decipher this article (which relates to Nova Scotia's laws but most of it applies in New Brunswick as well):

http://www.mcinnescooper.com/publications2.asp?id=84

And if you want to know about mechanics' liens in New Brunswick, go here: http://www.gnb.ca/0062/acts/acts/m-06.htm
It will tell you how much money you should withhold and for how long.
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