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Build own house, where to start?
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|
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| I've finally decided to build my own house on an existing lot where my
current, older, house sits.
I've never done anything homeowner related before, I've moved into in-laws
house in Oklahoma City after my military service, and am now ready to
replace the house with a newer, safer, more energy efficient home.
So where do I start on permits and such?
Can I do my own work, with out a license, such as electrical, plumbing, etc?
I'm on a very tight budget, but know some work has to be done my
contractors, for me this is foundation, septic & HVAC for sure. I plan on
building a red iron steel framed house, so I plan on erecting the frame,
roofing & siding myself. I'm curious since I'm within city limits if I can
run my own electrical & plumbing. I have the know how, just not
certified/licensed.
That's for the starting info, I'm sure I'll be full of questions over the
next months/years!
Bryan
| |
| clintonG 2007-01-29, 1:25 pm |
| Start by reading and learning from others. There was a popular book called
"House" published a decade or so ago that was praised for the story line
illustrating the ups and downs of a family pursuing the design and
construction of a house. That book told the story of the experience itself
which you need to prepare for much more so than the building codes and other
technical concerns. Especially if you are married with children.
As for permitting and all that other stuff you should contact your local
residential builder's association as they all have some type of publications
about stuff like "woeking with your builder" and so on. Homeowner's playing
an active role is not unique and there's a lot of information to be learned
if your pursue and read it.
<%= Clinton Gallagher
NET csgallagher AT metromilwaukee.com
URL http://clintongallagher.metromilwaukee.com/
MAP http://wikimapia.org/#y=43038073&x=...38&z=17&l=0&m=h
"Bryan" <bryanw20@remove.sbcglobal.net> wrote in message
news:bTnvh.192$gj4.138@newssvr14.news.prodigy.net...
> I've finally decided to build my own house on an existing lot where my
> current, older, house sits.
> I've never done anything homeowner related before, I've moved into in-laws
> house in Oklahoma City after my military service, and am now ready to
> replace the house with a newer, safer, more energy efficient home.
> So where do I start on permits and such?
> Can I do my own work, with out a license, such as electrical, plumbing,
> etc? I'm on a very tight budget, but know some work has to be done my
> contractors, for me this is foundation, septic & HVAC for sure. I plan on
> building a red iron steel framed house, so I plan on erecting the frame,
> roofing & siding myself. I'm curious since I'm within city limits if I can
> run my own electrical & plumbing. I have the know how, just not
> certified/licensed.
>
> That's for the starting info, I'm sure I'll be full of questions over the
> next months/years!
> Bryan
>
| |
|
| If you have to ask these *basic* questions, believe me, you are
getting in over your head.
I suggest you get a contractor.
"Bryan" <bryanw20@remove.sbcglobal.net> wrote in message
news:bTnvh.192$gj4.138@newssvr14.news.prodigy.net...
> I've finally decided to build my own house on an existing lot
> where my current, older, house sits.
> I've never done anything homeowner related before, I've moved
> into in-laws house in Oklahoma City after my military service,
> and am now ready to replace the house with a newer, safer, more
> energy efficient home.
> So where do I start on permits and such?
> Can I do my own work, with out a license, such as electrical,
> plumbing, etc? I'm on a very tight budget, but know some work
> has to be done my contractors, for me this is foundation, septic
> & HVAC for sure. I plan on building a red iron steel framed
> house, so I plan on erecting the frame, roofing & siding myself.
> I'm curious since I'm within city limits if I can run my own
> electrical & plumbing. I have the know how, just not
> certified/licensed.
>
> That's for the starting info, I'm sure I'll be full of questions
> over the next months/years!
> Bryan
>
| |
| Michael Bulatovich 2007-01-29, 1:25 pm |
| ...and then explain why the house is going to be 'red steel'. You're going
to be making a million decisions, and you'd better have a million good
reasons for them, starting with that one.
--
MichaelB
www.michaelbulatovich.ca
"Glenn" <pilcheg@kc.rr.com> wrote in message
news:45be26c1$0$28143$4c368faf@roadrunner.com...
> If you have to ask these *basic* questions, believe me, you are getting in
> over your head.
>
> I suggest you get a contractor.
> "Bryan" <bryanw20@remove.sbcglobal.net> wrote in message
> news:bTnvh.192$gj4.138@newssvr14.news.prodigy.net...
>
| |
| HerHusband 2007-01-29, 1:25 pm |
| Bryan,
> I've finally decided to build my own house
My wife and I built our own house a couple of years ago. It was a lot of
work, but very rewarding and allowed us to own a house we probably
couldn't have afforded otherwise.
> where do I start on permits and such?
I'd start with the building department. They will be the ones governing
what you can or can't do. Better to know up front what is allowed and
required before you even start planning your house.
After that, you'll need to come up with architectural drawings. We drew
our own plans, but you may want to consult an architect. Again, check
with the building department. They should be able to tell you what they
need, usually two copies of the plot plan, floor plan, cross sections,
details, etc.
> Can I do my own work, with out a license, such as electrical,
> plumbing, etc?
It depends on your local requirements. Check with the building
department. In our area, homeowners can do any work on their own houses,
as long as it is inspected and meets codes. We did all of our own wiring,
plumbing, etc. But, some areas around the country have restrictions on
what the homeowner is allowed to do.
> some work has to be done my contractors, for me this is foundation,
> septic & HVAC for sure.
We did our own excavation and foundation work, but did hire out for the
septic and garage slab. They had the tools, manpower, and experience to
do those jobs right.
> I plan on building a red iron steel framed house
Unless you have experience with steel framed houses, I would recommend
sticking with traditional platform framed wood houses. The tools and
materials are familiar to work with, easy to locate, and the permit and
inspection process will be easier to deal with since the building
department is already familiar with them. The farther you deviate from
the "norm", the more you'll be on your own for information, and the more
trouble you'll have getting approval from the inspectors. You'll probably
also need to provide engineering approval for anything outside the usual
wood frame construction.
Start small. Build a shed, or a garage, or something similar to practice
your skills before tackling the house.
Be prepared. Building a house is a big project. It'll take lots of money,
and lots of time. It took my wife and I about 21 months to complete our
1456 sq/ft home, with me working mostly full time at it. It quickly
becomes the focal point of your life. You eat, breathe, and sleep house
building. You won't have time or money for recreational activities. No
eating out, no going to see a movie, no vacation. Just house building. If
you're married, you may end up divorced. If you're single, you may end up
married.  Like I said, it's a wonderful experience, but if you don't
really enjoy what you're doing, it can quickly turn into a nightmare.
Study, study, study. You won't know everything, even if you have
experience in some areas. Be prepared to read books, research the
internet, and ask around until you are positive you know how to do
something. Remember, codes are the "minimum" standard for building.
Before I would start the next stage of a project, I would spend days
reviewing the codes and techniques it would require. Even if I had
performed similar projects in the past, codes change, and I forget
things. Studying before each step gave me confidence and helped me avoid
problems.
Work with the building department, not against them. Don't argue with the
inspector. They're just doing their job, to insure the house you build is
safe. If they make suggestions, follow them. If you're not sure about
something, ask the inspector. We had about 8 different inspectors over
the course of our project, and I enjoyed working with all of them. I
would take notes of the items they found, and would ask along the way if
there were any things I could do better even if it wasn't required by
code. I got lots of great ideas from the inspectors and they seemed to
enjoy watching our progress as much as we did. The inspectors deal with a
lot of inexperience and people too stubborn to make changes. They may
show up and expect you're an idiot. That's OK, you're not a professional
builder. Mistakes happen, and you can't know everything. Let them know
you want to do your best and you appreciate their advice. They'll be more
likely to help, and less likely to nitpick the small stuff.
Keep it small. The bigger the house, the longer and more expensive it
will be to build. It will also be harder to clean and heat once it is
finished.
Good luck, and have fun!
Anthony
| |
|
|
"Bryan" <bryanw20@remove.sbcglobal.net> wrote in message
news:bTnvh.192$gj4.138@newssvr14.news.prodigy.net...
> I've finally decided to build my own house on an existing lot where my
> current, older, house sits.
> I've never done anything homeowner related before, I've moved into in-laws
> house in Oklahoma City after my military service, and am now ready to
> replace the house with a newer, safer, more energy efficient home.
> So where do I start
Well, Bryan, I've just about finished with mine and if I had it to do over
again I would start with a GOOD BUILDER!
JC
| |
|
|
"Bryan" <bryanw20@remove.sbcglobal.net> wrote in message
news:bTnvh.192$gj4.138@newssvr14.news.prodigy.net...
> I've finally decided to build my own house on an existing lot where my
> current, older, house sits.
> I've never done anything homeowner related before, I've moved into in-laws
> house in Oklahoma City after my military service, and am now ready to
> replace the house with a newer, safer, more energy efficient home.
> So where do I start
Well, Bryan, I've just about finished with mine and if I had it to do over
again I would start with a GOOD BUILDER!
JC
| |
|
| You mentioned energy efficient and red steel... not gonna work very well.
Consider using Insulated Concrete Forms (ICF) instead. It will give you
very energy efficient walls (up to R-50 performance), wind resistance up to
250mph, sound resistance, as well as being a 3 hr rated fire wall. Besides
it will be a lot easier to construct. For more information go to:
www.futurestone.com.
"Michael Bulatovich" <Please@dont.try> wrote in message
news:epl9ib0qkp@news3.newsguy.com...
> ...and then explain why the house is going to be 'red steel'. You're going
> to be making a million decisions, and you'd better have a million good
> reasons for them, starting with that one.
> --
>
>
> MichaelB
> www.michaelbulatovich.ca
>
> "Glenn" <pilcheg@kc.rr.com> wrote in message
> news:45be26c1$0$28143$4c368faf@roadrunner.com...
>
>
>
| |
|
| On Mon, 29 Jan 2007 14:52:55 GMT, "Bryan"
<bryanw20@remove.sbcglobal.net> wrote:
>I've finally decided to build my own house on an existing lot where my
>current, older, house sits.
Can you even build (another) house on the lot; without first,
demolishing the other?
>I've never done anything homeowner related before, I've moved into in-laws
>house in Oklahoma City after my military service, and am now ready to
>replace the house with a newer, safer, more energy efficient home.
>So where do I start on permits and such?
>Can I do my own work, with out a license, such as electrical, plumbing, etc?
>I'm on a very tight budget, but know some work has to be done my
>contractors, for me this is foundation, septic & HVAC for sure. I plan on
>building a red iron steel framed house, so I plan on erecting the frame,
>roofing & siding myself. I'm curious since I'm within city limits if I can
>run my own electrical & plumbing. I have the know how, just not
>certified/licensed.
>
>That's for the starting info, I'm sure I'll be full of questions over the
>next months/years!
>Bryan
>
--
Oren
"Well, it doesn't happen all the time, but when it happens, it happens constantly."
| |
|
|
On Jan 29, 8:52 am, "Bryan" <bryan...@remove.sbcglobal.net> wrote:
> I've finally decided to build my own house on an existing lot where my
> current, older, house sits.
> I've never done anything homeowner related before, I've moved into in-laws
> house in Oklahoma City after my military service, and am now ready to
> replace the house with a newer, safer, more energy efficient home.
> So where do I start on permits and such?
> Can I do my own work, with out a license, such as electrical, plumbing, etc?
> I'm on a very tight budget, but know some work has to be done my
> contractors, for me this is foundation, septic & HVAC for sure. I plan on
> building a red iron steel framed house, so I plan on erecting the frame,
> roofing & siding myself. I'm curious since I'm within city limits if I can
> run my own electrical & plumbing. I have the know how, just not
> certified/licensed.
>
> That's for the starting info, I'm sure I'll be full of questions over the
> next months/years!
> Bryan
Red Iron house!! Yes! Dare to be different! I rode out straight
line winds in a red iron VP building,,tornado just missed Us I guess..
That building(under const) did'nt move,,We were safe as Mamas' arms..
Did You find a red iron kit for a house or converting a commercial
kit? Just curious cause the beams/columns we used were pretty big,,the
old pettibone was way too small and a $200 hr crane had to be hired to
set the frame lines..This was 10+ years ago price..We did'nt do any
small red iron buildings so any links You could give to kits would be
cool..I liked walking the beams but walking the purlons sucked!!
I've thought of a steel building with living area inside and the
rest for tools,materials and shop,,all but the living area would be
biz write-off I'm told..
Dean
| |
|
| I did find a kit http://www.kodiaksteelhomes.com/ Tons of info on the site,
even videos that can be watched.
They say a sky crane lift is all that's needed to unload the truck & for
assembly, I haven't priced the rental yet.
Being in OK, I want the protection from straight line winds, and near miss
tornados, nothing will withstand a direct hit from a major tornado (F5) like
May 3 1999 that came within 4 miles of our house. I also want wild fire
(steel sidings & roofing) and hail protection as well.
To the others, thanks for the help so far. I need to do a lot more research
still. I'm kind of hoping to also go debt free. I'll have enough up front
cash to buy the kit & hopefully the foundation & septic, then pay as we go
to finish. Opinions on slab vs. crawl space? In either I want an underground
storm shelter.
"Dean" <deanwillbe@yahoo.com> wrote in message
news:1170123543.314433.14110@j27g2000cwj.googlegroups.com...
>
>
> On Jan 29, 8:52 am, "Bryan" <bryan...@remove.sbcglobal.net> wrote:
>
> Red Iron house!! Yes! Dare to be different! I rode out straight
> line winds in a red iron VP building,,tornado just missed Us I guess..
> That building(under const) did'nt move,,We were safe as Mamas' arms..
> Did You find a red iron kit for a house or converting a commercial
> kit? Just curious cause the beams/columns we used were pretty big,,the
> old pettibone was way too small and a $200 hr crane had to be hired to
> set the frame lines..This was 10+ years ago price..We did'nt do any
> small red iron buildings so any links You could give to kits would be
> cool..I liked walking the beams but walking the purlons sucked!!
> I've thought of a steel building with living area inside and the
> rest for tools,materials and shop,,all but the living area would be
> biz write-off I'm told..
> Dean
>
>
| |
|
| A sky crane is basically a heavy duty helicopter.
http://www.globalaircraft.org/planes/ch-54_skycrane.pl
--
Jonny
"Bryan" <bryanw20@remove.sbcglobal.net> wrote in message
news:HZyvh.314$gj4.123@newssvr14.news.prodigy.net...
>I did find a kit http://www.kodiaksteelhomes.com/ Tons of info on the site,
>even videos that can be watched.
> They say a sky crane lift is all that's needed to unload the truck & for
> assembly, I haven't priced the rental yet.
>
> Being in OK, I want the protection from straight line winds, and near miss
> tornados, nothing will withstand a direct hit from a major tornado (F5)
> like May 3 1999 that came within 4 miles of our house. I also want wild
> fire (steel sidings & roofing) and hail protection as well.
>
> To the others, thanks for the help so far. I need to do a lot more
> research still. I'm kind of hoping to also go debt free. I'll have enough
> up front cash to buy the kit & hopefully the foundation & septic, then pay
> as we go to finish. Opinions on slab vs. crawl space? In either I want an
> underground storm shelter.
>
>
> "Dean" <deanwillbe@yahoo.com> wrote in message
> news:1170123543.314433.14110@j27g2000cwj.googlegroups.com...
>
>
| |
| Raider Bill 2007-01-30, 5:25 pm |
| On Jan 29, 4:51 pm, "abarr" <abarr...@swbell.net> wrote:
> You mentioned energy efficient and red steel... not gonna work very well.
> Consider using Insulated Concrete Forms (ICF) instead. It will give you
> very energy efficient walls (up to R-50 performance), wind resistance up to
> 250mph, sound resistance, as well as being a 3 hr rated fire wall. Besides
> it will be a lot easier to construct. For more information go to:www.futurestone.com.
>
> "Michael Bulatovich" <Ple...@dont.try> wrote in message
>
> news:epl9ib0qkp@news3.newsguy.com...
I plan on building my own house in the Tn. mountains starting as soon
as this summer. Unfortunatly, I will be building 700 miles away.
A metal building with house built inside was my first choice. I
planned drew plans, I priced. I soon learned that I was going down the
wrong path for several reasons including condensation, thermal
transfer and actual buildout costs.
Check these babies out http://www.reddiform.com/index.html
Here's a link to a guy that is building with ICF's now. Looks pretty
simple even a caveman can do it.
http://www.flickr.com/photos/99844420@N00/309023637/
| |
| Michael Bulatovich 2007-01-30, 8:25 pm |
|
"Raider Bill" <bill@fiainspectors.com> wrote in message
news:1170197690.387416.83640@j27g2000cwj.googlegroups.com...
> On Jan 29, 4:51 pm, "abarr" <abarr...@swbell.net> wrote:
>
> I plan on building my own house in the Tn. mountains starting as soon
> as this summer. Unfortunatly, I will be building 700 miles away.
>
> A metal building with house built inside was my first choice. I
> planned drew plans, I priced. I soon learned that I was going down the
> wrong path for several reasons including condensation, thermal
> transfer and actual buildout costs.
>
> Check these babies out http://www.reddiform.com/index.html
>
> Here's a link to a guy that is building with ICF's now. Looks pretty
> simple even a caveman can do it.
> http://www.flickr.com/photos/99844420@N00/309023637/
Only a cave is as easy as that ; )
--
MichaelB
www.michaelbulatovich.ca
| |
| Michael Bulatovich 2007-01-30, 8:25 pm |
|
"Raider Bill" <bill@fiainspectors.com> wrote in message
news:1170197690.387416.83640@j27g2000cwj.googlegroups.com...
> On Jan 29, 4:51 pm, "abarr" <abarr...@swbell.net> wrote:
>
> I plan on building my own house in the Tn. mountains starting as soon
> as this summer. Unfortunatly, I will be building 700 miles away.
>
> A metal building with house built inside was my first choice. I
> planned drew plans, I priced. I soon learned that I was going down the
> wrong path for several reasons
What possessed you to think of going that way?
--
MichaelB
www.michaelbulatovich.ca
| |
|
| OK, Skycrane, skytrack, what's the difference besides a few dollars, rotors
& a fork lift?
"Jonny" <spamyourself@blackworm.net> wrote in message
news:OBFvh.16170$pQ3.8719@newsread4.news.pas.earthlink.net...
>A sky crane is basically a heavy duty helicopter.
> http://www.globalaircraft.org/planes/ch-54_skycrane.pl
>
> --
> Jonny
> "Bryan" <bryanw20@remove.sbcglobal.net> wrote in message
> news:HZyvh.314$gj4.123@newssvr14.news.prodigy.net...
>
>
| |
| Raider Bill 2007-01-31, 1:25 pm |
| On Jan 30, 9:14 pm, "Michael Bulatovich" <Ple...@dont.try> wrote:
> "Raider Bill" <b...@fiainspectors.com> wrote in message
>
> news:1170197690.387416.83640@j27g2000cwj.googlegroups.com...
>
>
>
>
>
>
>
>
>
>
> What possessed you to think of going that way?
> --
>
> MichaelBwww.michaelbulatovich.ca- Hide quoted text -
>
> - Show quoted text -
Do you mean by using a metal structure? If so originally it was my
intention for speed of building the extierior so I could work inside
on the buildout faster. I also considered strength and durability
plus, I was looking at a 50x100 with my shop in one half, living
quarters in the other.
I still think you can get around most of the issues but not in a cost
effective way. Additionally, I would have ended up in a astectically
ugly house.
Plan number 3000 says ICF's are the way I'm going which will include a
full size drive out basement with 10 ceilings and living space around
2000 on a single floor.
| |
|
| Rader Bill
Reddiform is not a bad product but for easy of construction look at NUDURA.
Larger blocks (18inches x 8feet), no gluing, lock together, 90 and 45
degrees and tee's, go together like legos. Dovetailed inside with ribs to
adhere to concrete better (no delaminating form concrete) screw strip full
height of form... just suggest you check it out. www. NUDURA.com
"Raider Bill" <bill@fiainspectors.com> wrote in message
news:1170262187.730080.204020@h3g2000cwc.googlegroups.com...
> On Jan 30, 9:14 pm, "Michael Bulatovich" <Ple...@dont.try> wrote:
>
> Do you mean by using a metal structure? If so originally it was my
> intention for speed of building the extierior so I could work inside
> on the buildout faster. I also considered strength and durability
> plus, I was looking at a 50x100 with my shop in one half, living
> quarters in the other.
> I still think you can get around most of the issues but not in a cost
> effective way. Additionally, I would have ended up in a astectically
> ugly house.
>
> Plan number 3000 says ICF's are the way I'm going which will include a
> full size drive out basement with 10 ceilings and living space around
> 2000 on a single floor.
>
| |
| Raider Bill 2007-02-01, 9:25 am |
| On Jan 31, 1:43 pm, "abarr" <abarr...@swbell.net> wrote:
> Rader Bill
>
> Reddiform is not a bad product but for easy of construction look at NUDURA.
> Larger blocks (18inches x 8feet), no gluing, lock together, 90 and 45
> degrees and tee's, go together like legos. Dovetailed inside with ribs to
> adhere to concrete better (no delaminating form concrete) screw strip full
> height of form... just suggest you check it out. www. NUDURA.com
>
> "Raider Bill" <b...@fiainspectors.com> wrote in message
>
> news:1170262187.730080.204020@h3g2000cwc.googlegroups.com...
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
> - Show quoted text -
HAve you used them?
| |
|
| I have not personally used NUDURA. I have seen many houses in my area that
have and the residents are more that pleased. Reporting energy bills as low
as 40% as their neighbors. I am sold on the concept. And NUDURA is suppose
to be the easiest to use.
"Raider Bill" <bill@fiainspectors.com> wrote in message
news:1170340885.455723.278220@q2g2000cwa.googlegroups.com...
> On Jan 31, 1:43 pm, "abarr" <abarr...@swbell.net> wrote:
>
> HAve you used them?
>
| |
| frippletoot@hotmail.com 2007-02-04, 9:25 am |
| I'm familiar with your area. You might make use of the following
sites, but also know that OK does not license home builders nor do
they enforce building codes on them very well. There are a lot of
builders there who don't know what they're doing. While ideally you
should be able to hire a pro when you yourself lack the experience, it
just doesn't work out that ideally in reality. Some of the trades in
OK are licensed but again enforcement is a problem. You will probably
have to have inspections and they will probably be tougher on you as
an owner-builder. Many of the professionals already have paid their
bribes. ;-) You may find odd laws, too, that require an engineering
stamp on plans for a pole barn, but no requirements for a house.
There's very much a good old boy system in OK, too. Hope the
following sites are of help:
http://bahrr.proboards32.com/index.cgi Home building forum
http://www.hadd.com Be sure to check out the state chapters for OK
info. There is a TON of info here on consumer stuff, not much on
building, but it gives u an idea of how to protect yourself.
http://www.jlconline.com construction how to info
http://www.buildingscience.com ditto
I can just about guarantee you that few builders in OK could even
understand the technical info on the two construction info sites. A
tip that's becoming really widely known among people who've had
problems with "professional" builders shoddy construction is to note
how many of them use no window flashing or do the house wrap or brick
wrong. I can also now spot some roof prob's from the road as well as
the aforementioned things. It's not enough for me to think i know how
to build a house, but i can sure see many of these "builders" don't
know how, either. Be sure if you hire it out you hire people who do
know how to do it right.
Also, make sure any contractors are insured and if you can make sure
they post a bond. A common problem is that the guy you pay doesn't
pay his supplier and then the supplier slaps a lien on your new
house. You pay twice, the pro pockets the money.
Good luck.
On Jan 29, 8:52 am, "Bryan" <bryan...@remove.sbcglobal.net> wrote:
> I've finally decided to build my own house on an existing lot where my
> current, older, house sits.
> I've never done anything homeowner related before, I've moved into in-laws
> house in Oklahoma City after my military service, and am now ready to
> replace the house with a newer, safer, more energy efficient home.
> So where do I start on permits and such?
> Can I do my own work, with out a license, such as electrical, plumbing, etc?
> I'm on a very tight budget, but know some work has to be done my
> contractors, for me this is foundation, septic & HVAC for sure. I plan on
> building a red iron steel framed house, so I plan on erecting the frame,
> roofing & siding myself. I'm curious since I'm within city limits if I can
> run my own electrical & plumbing. I have the know how, just not
> certified/licensed.
>
> That's for the starting info, I'm sure I'll be full of questions over the
> next months/years!
> Bryan
| |
|
| Thanks for the links, I'll be sure to look into them soon.
I did some quick calling around, starting with the city planning board (I
think, it's real late now) that issues permits. While I was hoping to do a
lot of labor myself to save money here and splurge elsewhere say on granite
countertops, it' seems OKC requires licensed Elec., Plumbing, & HVAC. While
I needed to have each do some work, like connect the fuse box, or install
the septic tank, etc. I wanted to do a lot of rough work myself, apparently
I'm not going to be able to do that.
Now I think my biggest problem will be finding a GC and/or subs that have
experience and will want to work on a steel frame house. I hate just saying
steel framed, because it's not just steel 2x4's, it's red iron framed, for
superior strength vs. stick houses.
<frippletoot@hotmail.com> wrote in message
news:1170582801.437681.110170@v33g2000cwv.googlegroups.com...
> I'm familiar with your area. You might make use of the following
> sites, but also know that OK does not license home builders nor do
> they enforce building codes on them very well. There are a lot of
> builders there who don't know what they're doing. While ideally you
> should be able to hire a pro when you yourself lack the experience, it
> just doesn't work out that ideally in reality. Some of the trades in
> OK are licensed but again enforcement is a problem. You will probably
> have to have inspections and they will probably be tougher on you as
> an owner-builder. Many of the professionals already have paid their
> bribes. ;-) You may find odd laws, too, that require an engineering
> stamp on plans for a pole barn, but no requirements for a house.
> There's very much a good old boy system in OK, too. Hope the
> following sites are of help:
>
> http://bahrr.proboards32.com/index.cgi Home building forum
> http://www.hadd.com Be sure to check out the state chapters for OK
> info. There is a TON of info here on consumer stuff, not much on
> building, but it gives u an idea of how to protect yourself.
> http://www.jlconline.com construction how to info
> http://www.buildingscience.com ditto
>
> I can just about guarantee you that few builders in OK could even
> understand the technical info on the two construction info sites. A
> tip that's becoming really widely known among people who've had
> problems with "professional" builders shoddy construction is to note
> how many of them use no window flashing or do the house wrap or brick
> wrong. I can also now spot some roof prob's from the road as well as
> the aforementioned things. It's not enough for me to think i know how
> to build a house, but i can sure see many of these "builders" don't
> know how, either. Be sure if you hire it out you hire people who do
> know how to do it right.
>
> Also, make sure any contractors are insured and if you can make sure
> they post a bond. A common problem is that the guy you pay doesn't
> pay his supplier and then the supplier slaps a lien on your new
> house. You pay twice, the pro pockets the money.
>
> Good luck.
>
>
> On Jan 29, 8:52 am, "Bryan" <bryan...@remove.sbcglobal.net> wrote:
>
>
| |
| Solar News 2007-02-05, 9:25 am |
| On Jan 29, 8:52 am, "Bryan" <bryan...@remove.sbcglobal.net> wrote:
> I've finally decided to build my own house on an existing lot where my
> current, older, house sits.
> I've never done anything homeowner related before, I've moved into in-laws
> house in Oklahoma City after my military service, and am now ready to
> replace the house with a newer, safer, more energy efficient home.
> So where do I start on permits and such?
> Can I do my own work, with out a license, such as electrical, plumbing, etc?
> I'm on a very tight budget, but know some work has to be done my
> contractors, for me this is foundation, septic & HVAC for sure. I plan on
> building a red iron steel framed house, so I plan on erecting the frame,
> roofing & siding myself. I'm curious since I'm within city limits if I can
> run my own electrical & plumbing. I have the know how, just not
> certified/licensed.
>
> That's for the starting info, I'm sure I'll be full of questions over the
> next months/years!
> Bryan
Here is an excellent online resource to get you started
Why run all over town, and waste gas?
http://www.reedfirstsource.com/codes/index.asp
I am looking to build soon, and ...I wish you well!
M.L. Gentry
Business URL: http://www.jointhesolution.com/usasolarenergy
Teach others to Go Green with Solar Energy at
http://www.PowUR.com/usasolarenergy.
| |
| HerHusband 2007-02-05, 1:25 pm |
| > it seems OKC requires licensed Elec., Plumbing, & HVAC.
Bummer, that sucks... May be time to sell the property and move outside
city limits?
> my biggest problem will be finding a GC and/or subs that
> have experience and will want to work on a steel frame house.
We had trouble finding ANY sub to do the work we needed. I had originally
planned to hire out our foundation work, thinking it was beyond my
abilities. I wasn't requiring anything extravagant, just a basic 24'x28'
stemwall foundation on mostly leveled ground.
Unfortunately, we wasted over three months trying to find a company who
would do the job. More than half of the companies I contacted didn't answer
their phone (despite multiple attempts) or never returned my calls. Of the
remaining half that actually got back to me, most said my job was either
"too big" or "too small" for them to do. A few promised to take a look, but
never showed up. Only two contractors actually made it out to our site. The
first took my plans and then never returned my calls, the second said they
would do it, but their approach was going to be some half baked lazy
method. If they were planning to cut corners before the job even started, I
decided it would be best not to hire them.
So, with our building season quickly disappearing, and real disappointment
with the "professionals", I ended up building our own concrete forms and
pouring the foundation ourselves. We worked with a small concrete company
that mixed the concrete on-site, and we ended up giving him thousands of
dollars over the next few years with various projects.
Thankfully, when it came time to pour the garage slab, I found a small
concrete company in a nearby small town who not only took our job but they
did an outstanding job. I've recommended them to others, and will
definitely hire them again if we need flatwork done again.
Hopefully you'll have better luck that we did... When you find a good
contractor, give them your repeat business and recommend them to others.
Anthony
| |
| david@hallsnet.com 2007-02-11, 1:25 pm |
| Hello Bryan,
When I started building my house, I had a ton of questions, too. I
didn't find a lot of advice on the internet, so I decided to publish a
log of my experience for others to benefit from. You can read it by
going to http://www.hallsnet.com/david/house/
Just give the city a call and ask them what work you can do without a
license as an owner/builder. In the area I live in, if you are the
owner of the house, you can basically do any of the work yourself
without a license. Naturally you still have follow the code strictly
and pass the inspections, just as a contractor would.
I did my own electrical installation - the city had no problem with
it.
Good luck with your project - a lot of people will tell you (for a
good reason) not to get in over your head, to be careful, to plan,
etc. - all good advice. However, if you are careful and willing to
call in the help of a pro when you need it, you should be just fine.
| |
|
| Thanks for the site!
unfortunately here in the city it has to be licensed electrician, plumbing &
HVAC. While I planed to hire these to different degrees of work, I had
planned to do a lot of rough-in work myself to try to save $$$, but doesn't
look like that will happen.
I can erect the structure myself, & drywall it, but just about everything
in-between will be subbed out. 
Now curious if it's worth the cost to just find a GC to do it all.
<david@hallsnet.com> wrote in message
news:1171216283.301258.97420@k78g2000cwa.googlegroups.com...
> Hello Bryan,
>
> When I started building my house, I had a ton of questions, too. I
> didn't find a lot of advice on the internet, so I decided to publish a
> log of my experience for others to benefit from. You can read it by
> going to http://www.hallsnet.com/david/house/
>
> Just give the city a call and ask them what work you can do without a
> license as an owner/builder. In the area I live in, if you are the
> owner of the house, you can basically do any of the work yourself
> without a license. Naturally you still have follow the code strictly
> and pass the inspections, just as a contractor would.
>
> I did my own electrical installation - the city had no problem with
> it.
>
> Good luck with your project - a lot of people will tell you (for a
> good reason) not to get in over your head, to be careful, to plan,
> etc. - all good advice. However, if you are careful and willing to
> call in the help of a pro when you need it, you should be just fine.
>
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