Come along as we build our custom home- lessons learned in real time.

[Anonymous]

Did OP every say where they are building? 82K is very, very cheap. We paid close to 800K for a close-in lot with a teardown on it several years ago.

[Anonymous]

Anonymous wrote:Did OP every say where they are building? 82K is very, very cheap. We paid close to 800K for a close-in lot with a teardown on it several years ago.

We're not close in, but within about a 45 minute drive to downtown DC, or 15 minutes to a metro stop and then a 35-40 minute train ride into central DC. Lot is right at a half acre, and was empty of permanent structures. We did look at lots close in and quickly noped out, for the reasons you stated. Only teardowns available, costing big money up front before even getting into construction.

[Anonymous]

OP, you said at the beginning that you hired separate companies instead of design build because you thought it would be less expensive. But then you had to hire more people like a permit expeditor. I'm curious if it came out cheaper in the end. We investigated both ways and went with a design-build firm because it was less $ and also because I wanted ONE company responsible for everything. I didn't want the headache of one place pointing to another or things falling through the cracks that were no one's job.



Its a really good question that I'm not sure of the answer, because its so hard to truly comparison shop. We did briefly look at design-build, but some of the wouldn't work with us (these were firms that generally work in close-in MoCo). They didn't really say 'no', just took forever getting back to us, or said they had waiting lists to get started, etc etc. Reading between the lines: I think they didn't love the idea of a lone project far away from their usual work. It's extra time on the road between project sites. Far better from their point of view if they've got 3 builds going in more or less the same neighborhood.

The one that did give us a quote was about equal to one of the builders...but that was early on before we'd settled on some key details like an almost all brick & stone exterior and upgrading the HVAC system.

The one cost I'd say we got burned on so far was the permit expeditor. She was fantastic, but the County was so unbelievably incompetent that she had to rack up the hours helping them do their job. We'd budgeted 15K for a permit expeditor anyway. And we more than doubled that.

I've read articles that a design-build firm will add about 20% to the cost of the build. Probably a lot of flex on that, but if that's true, I'd say we're still ahead as far as costs. Plus, we get much more control and insight into the whole process, which we like.

[Anonymous]

Also, I'll add. We're still using a builder and not acting as our own general contractor. That seems so far beyond the capacity of your average homeowner to manage. The builder is the one who manages the 'falling through the cracks' details, or some contractor not taking responsibility for quality.

[Anonymous]

And now, onto selecting our builder.

And a question for y'all. This thread is starting to get long. Shall I start a new one, one the actual construction process? Also planning to ask the DCUM hive mind for advice on a few things as we move along.


Finding a builder meant getting recommendations from our architect, asking friends, and also looking at the Maryland Building Industry Association website. We looked at websites, recommendations, and spouse is a lawyer and looked for any lawsuits filed via a Lexus Nexis search. We treated it like a job interview, probably talked with 7-8, and we ended up narrowing to two:

https://riversedgebuilders.com/

and

https://chadsworthhomes.com/

In the end, Chadsworth got our business, but we also really like Rivers Edge (which was just out of our price range, but still reasonable vs someone like Sandy Spring, and others I'm forgetting that were really expensive).

[Anonymous]

Keep the info coming, OP, I have a lot that I want to build on one day so I’m all in.

I do have a question though- I know there are companies out there who offer hundreds of different plans for a few hundred to a few thousand dollars. Did you consider using one of the pre-made plans?

[Anonymous]

Anonymous wrote:Keep the info coming, OP, I have a lot that I want to build on one day so I’m all in.

I do have a question though- I know there are companies out there who offer hundreds of different plans for a few hundred to a few thousand dollars. Did you consider using one of the pre-made plans?

We probably didn't fully explore the pre-made plans route. I sifted through a couple dozen plans on websites that offered ready made plans for about 3-4K. But, they didn't offer the ability to change anything, and for us that was a deal breaker. Also, having now gone through permitting, I can say our architect was a key part of that process--answering questions from the County, and with some updates to the plan along the way. She also coordinated with the engineer on submitting the engineering plans --things like roof trusses and wind bracing. And.. besides the architectural plans, the architect also completed our lighting plans (which also include carbon monoxide and fire alarm), and construction plans.

Our architect also helped make sure the design was properly sited on our property, given BRL (build restriction lines)--County will not let you build to the edge of the lot, and took into account existing trees, water/sewer, etc.

So I think that at a minimum, those pre-made plans are just a start, and we would still have needed architect to turn them into the home we actually wanted.

[Anonymous]

I mentioned before that we did 'cost plus' with the builder. That's a very "hands on" approach--which is a diplomatic way of saying, I'd only go this route if you have an insatiable appetite for detail, a hawk like focus on budget, an insane follow through skills. I've heard of 'cost plus' as a percentage of the total build--this seems messy to me. If you decide you want the heated floors, or the expensive tile--does that mean the amount to the builder increases as well? That could mean endlessly calculating/recalculating builder fees. We did cost plus, with a flat fee (150K) agreed to for the builder--paid in tranches along the way, as certain milestones are hit. Percentage wise, if we were doing it that way, that would equal about 15% of the cost of the build itself (not the site work, lot cost or permitting costs).

Another way of looking at this, for the construction + builder fees only (not land etc), cost to build is about 253/sq foot (living space only), or $225 if the garage is also included.

[Anonymous]

Sorry, meant to say, $254/sq foot includes the site prep + lot purchase. Cost per square foot for JUST construction/builder fees would be $210 (that's what we're aiming for)

[Anonymous]

Anonymous wrote:I mentioned before that we did 'cost plus' with the builder. That's a very "hands on" approach--which is a diplomatic way of saying, I'd only go this route if you have an insatiable appetite for detail, a hawk like focus on budget, an insane follow through skills. I've heard of 'cost plus' as a percentage of the total build--this seems messy to me. If you decide you want the heated floors, or the expensive tile--does that mean the amount to the builder increases as well? That could mean endlessly calculating/recalculating builder fees. We did cost plus, with a flat fee (150K) agreed to for the builder--paid in tranches along the way, as certain milestones are hit. Percentage wise, if we were doing it that way, that would equal about 15% of the cost of the build itself (not the site work, lot cost or permitting costs).

Another way of looking at this, for the construction + builder fees only (not land etc), cost to build is about 253/sq foot (living space only), or $225 if the garage is also included.

Can you explain this a little more? I thought cost-plus was just paying for each line item as opposed to a “package” fee for kitchen, baths etc?

[Anonymous]

Ah yes. Two major routes for pricing the construction. Fixed price, is where the builder, after meeting extensively with the homeowner, gives one flat price for the total build--that includes the builder's profit. Cost-plus is what you described-owner approves each and every line item, including the builder's profit. A variation on cost-plus, is that the builder's profit is either a) fixed and known up front (this is the way we went or b) variable, a percentage based on home price.

Here's a good summary: https://www.hopedalebuilders.com/blog/fixed-price-vs-cost-plus-contractor-estimates

[Anonymous]

Not OP, but home building is stressful and fun at the same time. Currently picking out tile, and the builder even asks you for the grout color. I had no idea there were so many variations and colors. Building in MD, almost at the finish line, reckon probably 6 weeks or so.

[Anonymous]

I appreciate OP’s intent, but the lack of specifics limits the value of the information. I agree with OP that that there is a lot of vagueness in home building. BUT there is a lot of home building that is understood. Completed homes are commodities with well understood inputs.

So far, we can surmise OP built far out (cheap large lot). Beyond limiting professionals hired, the actual cost savings plan specifics described so far has consisted of “3 bathrooms vs 5” allows you to spend less of your budget on bathroom fixtures.

But this really isn’t cost savings. These are just design choices meant to keep things simple placed within the restrictions of a budget. THERE IS NOTHING WRONG WITH THAT.

Cost overruns are driven by things like changing rooflines and moving walls. That kind of thing spirals as it forces choices on interconnected things.

I also think OP having a need for wheelchair optimized housing drives her choices. All of this is legitimate.

But people spending in the $1.5mm range are looking for things like en suite bathrooms for all bedrooms (or at least Jack and Jill bathrooms for kids) and second laundry nooks in the master suite.

Stated differently, a 5500 sq ft new build on an $82k 1/3 acre lot at an all in cost of $1.4mm implies very real design compromises that most buyers in that price range are not looking to make. But again, OP’s need for wheel chair optimization of a home drives different legitimate choices.

I thank OP for the limited insight, but I wish OP would engage the “haters” to make this really valuable.

[Anonymous]

OP, back with updates. I appreciate the above feedback. A couple of things: on lot location--I've been as specific as I'm comfortable with, and still maintaining anonymity. Its in MD, its a half acre, that is within 35 min to a 1hour drive to the middle of downtown DC (given "average" rush hour traffic). Or, a 15 min drive to the nearest metro, and then a 35 minute ride into dt DC. We've driven it several times to check, and have clocked 45-50 min during rush hour. Earlier I mentioned that we bought just before the pandemic hit, and prices have gone up. I think a comp would be 110-150K now.

[Anonymous]

On design and relation to budget--I view these as inextricable. But we went custom because we wanted some precision around home features. So in addition to the sq footage, here are some things we're doing, that I really love:

5 bedroom, 4.5 bathroom. 5500 sq feet across three levels. 10 foot ceilings on each level. Has closets 'stacked' above each other on each level that could be turned into an elevator in the future (special foundation accommodations needed for this)

Basement (1300 sq ft): Has exercise room (could be turned into a second family room if desired) with electric fireplace to avoid gas venting issues, bedroom, full bath, office. Unfortunately, its not a walkout as the lot is flat.

Main level (2000 sq ft living + 500 ish for garage): wheelchair accessible, Guest bedroom w/full bath, roll in shower, vanity that accommodates wheelchairs. Ramps out to garage & back entrances. Powder room, 1st floor small/stacked washer/dryer in mudroom, screened porch with gas fireplace (17x14), open concept family room (gas fireplace)/eat in kitchen, dining room. 2 car garage.

Second level (1600 sq ft ): 3 bedrooms, incl primary. Primary bedroom suite includes 2 walk in closets, bathroom, and separate sitting room (a place to watch TV nearby, but without disturbing partner). 2 bedrooms for kids with shared hall bath. Main laundry room with full sized, size by side units, utility sink + cabinet storage.

Exterior: brick with some stacked stone at base , outdoor deck about 1/3 the length of the house + grade level slab connecting screened porch with deck (and connecting ramp). Wanted bluestone for slab, but might do a textured concrete depending on how costs are running.