I used First Home Mortgage (Michelle Greenwalt). She was much more flexible than sandy spring bank. What we did is put 20% down, then they had an appraiser review the plans and give us an appraisal on what the home will be worth. If the current equity + construction cost allows house to maintain 20% equity, then no money is needed down. I strongly suggest calling her and talking to her. Tell her Diana and Chris and referred you. mgreenwalt@gofirsthome.com or 410-729-1025

Talk to michelle jeffrey at modular direct. Website is modulardirect.com. They do semi-custom and custom modular homes. I thought long and hard about using them but ended up going stick frame as it was more flexible in design and cost was about the same. She is great to work with and her financing person (Michelle Greenwalt) at first home mortgage was awesome - she was always extremely responsive.

Where is property located, as permitting processe vary by county and what plans you need (thus effecting initial upfront costs). I prefer architect/contractor as you can get the plans complete and then put them out to bid to the contractors. But $275k for a 4500 /sf addition seems like a good price, just make sure you have a very well defined scope of work with proper allowances for flooring/finishes etc.

Without looking at it and not seeing where mechanical equipment is and if it needs relocation etc. it could be done for under $30k if you do not need major relocations or upgrading existing electrical panel etc. If you need assistance with permitting and planning etc. shoot me a private message and I can assist you in getting an architect to do the plans, help you write a scope and then send to contractors to bid the work (I do this for a living on the commercial construction side and just did it for my own house). Also, where is the house located?

1. Use metal studs or wood studs treated for mold protection.
2. Do not use ventless fire place. They give off a lot of moisture and that is the last thing you want in a basement.
3. Make sure you select wood that can go over concrete if doing wood.m
4. Steam room would need to be ventilated.
5. Definitely put sump on battery backup
6. If you have a sump, you have a high water table, thus I would not suggest attempting to drop basement slab.
7. The price is reasonable. Make sure you have well defined scope of work and allowances for flooring/fixtures that are reasonable.

I researched modular for my house and ended up going stick build. It was cheaper in the long run. You can still build a house for $100-125/sf. Note that in Maryland houses have to have a sprinkler system, so that adds to the costs, and it it's just land you also have utility connection fees and the banks want at least 20 percent down on the land. I bought a house in Virginia and tore it down. I have a great lender who you can use who was awesome (is in Maryland). Shoot me a PM and gladly share my experiences. As a note: I work in commercial construction management so I knew the business and the process and will gladly share this info with others.

Those interested in a custom home, I can assist you in the process from permitting-selecting architect and contractor if needed. Shoot me a PM and I can give you more info.

Agree with PP. don't do stucco. Fiber cement is way to go. Certainteed or hardie.

Keys to a kitchen are as muchthe accessories as the cabinet doors. Strongly recommend self closing and soft close hinges on the cabinets. Also try and get as many pull out drawers vs standard shelves on base cabinets. There is no way you can spend $100k. I did a 7000sf house with a huge kitchen and it had custom cabinets, granite counters and high-end appliances and it came in under 100k and it was an unbelievable kitchen.

To do it correctly, you will need permits so you will need an architect to do plans for you. Shoot me a private message and I can recommend one who is cheap - I just don't want to put their name on here for many reasons. They can get you through the permitting as well as draw plans that you can get apples to apples bids on.

Where in ffx county? Do you have plans?

How many sf is kitchen and how many linear feet of cabinets do you have?

Not sure where prior posts are coming up with 500k for a pool (try 50-100k) But to demo a house should not cost more than $20k. Permitting process in fairfax county is not difficult, it just takes time. Best recommendation would be to talk to county before hand and let me know you want to take two lots and combine to one lot. For tax purposes it is treated as two lots but for building purposes it allows you to treat it as one lot, thus knockdown the house and put a pool and stay within current zoning. Is it a pain - yes and it takes time, but not difficult. If you have any other questions feel free to send me a PM and I can answer any further questions and can recommend civil engineers who can create a site plan to join the lots etc.

Send me a private message and I can reply with email and cell as I work in Bethesda and I can swing by and advise (at no cost). In my reply I will also send my credentials as well.

Where is the property located?