Building a New House

cowgirl836

Well-Known Member
Sep 3, 2009
51,467
43,343
113
I'd say be prepared for 20% but 10% is more likely and the next person I hear say that they built their house for the bid number will be the first.


we're going to end up slightly under our bid. Our builder promised that we would not go over bid unless we chose to due to upgrades or changes after signing off. We did have a couple small things come up so definitely have a contingency, but we balanced it out by going under on some of our allowances. I realize that from everything I read beforehand that isn't typical, but I think it's doable if you have a good builder (who doesn't make things like foundation/excavation an allowance) and you look at what your allowances will get you before you sign off on the contract.
 

Sparkplug

Well-Known Member
SuperFanatic
SuperFanatic T2
Oct 9, 2008
3,024
1,962
113
Central Iowa
From experience I can warn you to be aware of changes.

Know exactly what you want from faucets to receptacles or it is going to cost you. The builder's bids may include items that are at the lower end of the quality you expect and when you want to upgrade you will pay for the upgrade and a change order fee.

The spouse is an architect so he did all off the drawings (threatened to fire him a few times). Found a couple of times that the contractors were not following the drawings and if they didn't justify their change we had them redo it.

My thoughts were it was a custom home and just because you put the shower heads at that height on other houses doesn't mean I want my shower heads that height (I'm under 5 ft).

Don't assume anything.
 

cowgirl836

Well-Known Member
Sep 3, 2009
51,467
43,343
113
From experience I can warn you to be aware of changes.

Know exactly what you want from faucets to receptacles or it is going to cost you. The builder's bids may include items that are at the lower end of the quality you expect and when you want to upgrade you will pay for the upgrade and a change order fee.

The spouse is an architect so he did all off the drawings (threatened to fire him a few times). Found a couple of times that the contractors were not following the drawings and if they didn't justify their change we had them redo it.

My thoughts were it was a custom home and just because you put the shower heads at that height on other houses doesn't mean I want my shower heads that height (I'm under 5 ft).

Don't assume anything.


yeah definitely check out the quality of items being provided before you sign. Same with seeing what your allowances will buy you. Ours were all decently middle of the road so we didn't have to deal with being nickel and dimed to get things that will fall apart quickly but we looked at builders where you could see that would be an issue. It's funny that you mention shower heads. I guess ours normally puts them in at 88 inches. I'm about 63 inches tall (husband is 74) so I'm like can we lower that so the water is still warm when it gets to me? Also so I can reach the shower head without a step stool!
 

nj829

Well-Known Member
Mar 18, 2006
5,681
157
63
Northwest Arkansas
We contracted ours at a set rate, signed the contract, and the only things that were added extra were the few items that we upgraded after our initial list of upgrades that were included in the contracted price. We have another friend that had to pull $40,000 out of their 401K because their builder kept jacking their price up for "additional costs" such as foundation work on a flat lot, etc. and he was the only allowed building in the subdivision they chose, so they were stuck.

We also did the borrow from one allowance to cover another in spots to ensure we stayed within the contracted price and budget. Once you get your ideas in place, you need to stick with it, lock in your allowances and make sure you know what is included. Another friend is building right now and she didn't account for smoke detectors, doorbell, garage door openers, and went over her electrical/lighting budget by several thousand.
 

CtownCyclone

Flirtin' with Disaster
SuperFanatic
SuperFanatic T2
Jan 20, 2010
16,840
9,141
113
Where they love the governor
Think about your garage size. If you are someone who owns or thinks they may own a large pickup, suburban, etc, increase the size of your garage. Think about where the stairs in your garage lead into your home as it may take length away from you parking a vehicle. Larger and longer garage is always do able and worth the money. Larger vehicles will have to be placed in at a diagonal and will take room from your third stall. Also a huge benefit if you are someone who has toys such as boats etc.

This this this this this. I was able to convince my dad to put in the wider, longer, and taller garage in his house and it was totally the right decision. He drives a Suburban and it fits in nicely. Remember, you want to be able to move around in there with the vehicles parked in it. This is one of my main gripes with my current house. I have a truck, a crossover, and a Corvette. Only one of those can fit in the garage along with all the other garage-type stuff (mower, tools, etc), and it's not the truck.

Also, they put in a set of stairs down to the basement from the garage. Made it awfully handy to move things up and down since it was a straight-shot. Staircase in the house took 2 90 degree turns, so getting large items downstairs would have been interesting to say the least.
 

cowgirl836

Well-Known Member
Sep 3, 2009
51,467
43,343
113
We contracted ours at a set rate, signed the contract, and the only things that were added extra were the few items that we upgraded after our initial list of upgrades that were included in the contracted price. We have another friend that had to pull $40,000 out of their 401K because their builder kept jacking their price up for "additional costs" such as foundation work on a flat lot, etc. and he was the only allowed building in the subdivision they chose, so they were stuck.

We also did the borrow from one allowance to cover another in spots to ensure we stayed within the contracted price and budget. Once you get your ideas in place, you need to stick with it, lock in your allowances and make sure you know what is included. Another friend is building right now and she didn't account for smoke detectors, doorbell, garage door openers, and went over her electrical/lighting budget by several thousand.


we had the same experience. We knew before we signed the areas we would likely be over by a little bit and had a couple small things we changed going through (like a set of doors we thought we had but were actually a cased opening - go over the plans with a fine toothed comb!). But we were very aware of what that would add to our total and did the same as you being under on one allowance to balance the overage on another. Our builder was very clear that things like foundation, excavation, etc. should all be set costs and if it ends up way over, that's on them, not us. We were able to see plumbing and electrical bids beforehand too to have an idea of what would be going in for ours and if we'd be likely to add to it. If you're working with a builder who puts things like foundation work as an allowance, then yeah, I can easily see how you'd end up 10-20% over budget.
 

capitalcityguy

Well-Known Member
Jun 14, 2007
8,339
2,126
113
Des Moines
Depending somewhat on how long you plan to live there, think about this in terms of location. As usual, national trends are behind in Iowa, but more and more people are looking to live in walkable (and to a lesser extent, bike-able) neighborhoods. They want the option to be able to get places without having to rely on their auto 100% of the time. This is especially true for millennials...but it is also trending with baby boomers who are retiring too.

To add, by walk-able it doesn't simply mean you have sidewalks running down your block. Are there actual amenities that you can realistically reach by foot? Maybe a grocery store, restaurants, coffee shop, Rx, etc.

Heck...maybe this is something you desire as well but haven't given it much thought. Unfortunately, many traditional suburban style neighborhoods haven't either and thus IMO, this is only going to hurt property values in these places in the future.

You probably won't hear this advice from your real estate agent, the developer or your parents as most of them are still operating based on past assumptions.

Want to be really pragmatic (again...depends on how long term you plan to live here)? Consider the type of street you want to locate your new house on. Avoid non-through streets (again, a favorite of traditional suburban style neighborhoods that is quickly growing out of favor). Why?

Federal, state and city governments are broke. The financial outlook for each is pretty bleak when you look at long term obligations. Eventually by necessity (either due to crisis or policymakers actually being proactive and making tough decisions to address spiraling budget deficits ) the Federal dollars taht states and cities have depended on for the last few decades will dry up. The burden to maintain all this infrastructure that cities have built post- WWII in a more sprawling fashion (vs traditionally more dense neighborhoods), is going to fall 100% to cities with little or no Federal or State dollars available to assist.

The problem. When cities and towns don't build neighborhoods dense enough, there ends up not being enough taxable property to generate an adequate level of taxes to maintain the infrastructure associated with a sprawling subdivision.

When this happens, cities will be forced to evaluate what neighborhoods they can realistically afford to maintain infrastructure going forward and which simple do not generate enough tax revenue to be sustainable. Guess what? A cul-de-sac with 8 houses with nice sized yards around it is not paying for itself. It is a drain on the city finances and thus as has happened today in some cities that are in financial crises, the city turns the street over to the neighborhood and essentially privatizes it. Congrats citizens! You now own this street and all the cost associated with it! Good luck with that!

That, my friend, will put a hit on the value of anyone's home in that neighborhood. If instead you live on a through-street that actually goes somewhere and thus is utilized by more than just the few houses located immediately adjacent to it, it is a street tha a city has much more incentive and obligation to continue to maintain.

<queue music>
Here comes Debbie Downer!

Probably more than you wanted to hear, but I guess if you're starting from a clean slate and have the ability to pick a lot to build upon(rather than simply trying to find an already built home you can afford), maybe being a pragmatist might sense in this instance.
 
Last edited:

Die4Cy

Well-Known Member
Jan 2, 2010
14,972
15,857
113
You should also prepare by selecting a site near water and on high ground that can be more easily defended from zombies.
 

BigLame

Well-Known Member
Feb 6, 2008
5,150
2,228
113
Western IA
appreciate this thread. just curious to those that have built most recently - if willing to share, what did the cost per finished living space (per square foot) did you end up at? With and/or without the cost of the lot/land included?

Also, to those in the know - would the cost of geo-thermal be offset by the tax credits one could receive? Believe in Iowa there is one for State and there is also the Federal tax credit - correct?
 

djcubby

Well-Known Member
Nov 24, 2006
3,399
173
63
Bondurant
Depending somewhat on how long you plan to live there, think about this in terms of location. As usual, national trends are behind in Iowa, but more and more people are looking to live in walkable (and to a lesser extent, bike-able) neighborhoods. They want the option to be able to get places without having to rely on their auto 100% of the time. This is especially true for millennials...but it is also trending with baby boomers who are retiring too.

To add, by walk-able it doesn't simply mean you have sidewalks running down your block. Are there actual amenities that you can realistically reach by foot? Maybe a grocery store, restaurants, coffee shop, Rx, etc.

Heck...maybe this is something you desire as well but haven't given it much thought. Unfortunately, many traditional suburban style neighborhoods haven't either and thus IMO, this is only going to hurt property values in these places in the future.

You probably won't hear this advice from your real estate agent, the developer or your parents as most of them are still operating based on past assumptions.

Want to be really pragmatic (again...depends on how long term you plan to live here)? Consider the type of street you want to locate your new house on. Avoid non-through streets (again, a favorite of traditional suburban style neighborhoods that is quickly growing out of favor). Why?

Federal, state and city governments are broke. The financial outlook for each is pretty bleak when you look at long term obligations. Eventually by necessity (either due to crisis or policymakers actually being proactive and making tough decisions to address spiraling budget deficits ) the Federal dollars taht states and cities have depended on for the last few decades will dry up. The burden to maintain all this infrastructure that cities have built post- WWII in a more sprawling fashion (vs traditionally more dense neighborhoods), is going to fall 100% to cities with little or no Federal or State dollars available to assist.

The problem. When cities and towns don't build neighborhoods dense enough, there ends up not being enough taxable property to generate an adequate level of taxes to maintain the infrastructure associated with a sprawling subdivision.

When this happens, cities will be forced to evaluate what neighborhoods they can realistically afford to maintain infrastructure going forward and which simple do not generate enough tax revenue to be sustainable. Guess what? A cul-de-sac with 8 houses with nice sized yards around it is not paying for itself. It is a drain on the city finances and thus as has happened today in some cities that are in financial crises, the city turns the street over to the neighborhood and essentially privatizes it. Congrats citizens! You now own this street and all the cost associated with it! Good luck with that!

That, my friend, will put a hit on the value of anyone's home in that neighborhood. If instead you live on a through-street that actually goes somewhere and thus is utilized by more than just the few houses located immediately adjacent to it, it is a street tha a city has much more incentive and obligation to continue to maintain.

<queue music>
Here comes Debbie Downer!

Probably more than you wanted to hear, but I guess if you're starting from a clean slate and have the ability to pick a lot to build upon(rather than simply trying to find an already built home you can afford), maybe being a pragmatist might sense in this instance.
I bet you are a blast at parties. :spinny:
 

MeanDean

Well-Known Member
SuperFanatic
Jan 5, 2009
14,654
20,938
113
Blue Grass IA-Jensen Beach FL
I would definitely do something with additional basement sumps. I am considering just adding or enlarging mine to put in a back-up/battery system in case (WHEN) the primary fails. A pump is a mechanical device and all mechanical devices WILL eventually fail. I even thought of putting a secondary sump near the original one connected near the top with a 4" PVC pipe such that if/when the primary quits (or power goes out) the water will run to the auxillary sump with the battery back up sump pump. My existing sump pit is too small to fit two pump in it so I have to find some way to get another one involved.

Agree 110% on the garage size. I always say there are two thing a man has that he never thinks are too big - and one of them is his garage. I see those standardized floor plans with huge and exotic living spaces but then there's a 20 x 20 garage. When I had my garage addition built I put a wider and higher than normal double door on. It didn't look huge because it was proportionally similar to a standard door but it was really appreciated when you have to bring something inside and there's not enough room between the edge of the door opening and the front of your vehicle.

Also, make sure the garage drive approach is wider than the garage doors. Someone else already mentioned that. It's something the contractors will not normally do because of the cost.


Edit. Someone said to pour your patio when the home is built. I'd actually wait a while. I've never seen a contractor yet who adequately compacted the soil when they backfill. You will get settling next to the house and your patio will either break and partially tilt towards your house, or it will not break and all the patio will slope towards your house. This is an invitation to funnel water next to your house and right into your basement instead of flowing away from the foundation.
 
Last edited:

aforstate

Active Member
Jan 23, 2010
523
147
43
Up until this moment I've never questioned why attached garages usually have stairs going into the house

I work on new construction housing every day and this has never once crossed my mind. It makes sense. Learned something new today.
 

capitalcityguy

Well-Known Member
Jun 14, 2007
8,339
2,126
113
Des Moines
I bet you are a blast at parties. :spinny:

The guy hasn’t bought yet so I’m not raining on his parade in any way. He is asking for proactive advice on a purchase that for many will be their largest financial investment of their lifetimes.

I didn’t know that was code for please blow smoke up my ***** and tell me about unicorns and rainbows.

There are some real financial realities coming down the pike at all levels of government. There are also measurable realities about the shift in how millennials and retirees are choosing where they want to live.

Starting from scratch as the OP is, it seems wise to take into consideration these realities when choosing a location to build a new house. Many might not be paying attention or have any idea that the characteristics that made real estate appreciate in the last few decades may NOT be a good indicator for the next ones. He can certainly reject the premise and move on in a different direction, but at least he’ll have made a conscious decision to do so based on the facts and circumstances laid out in front of him and not because he was ignorant of the possible alternative future.

https://youtu.be/eudqerPelUc
 

JY07

Well-Known Member
Aug 20, 2009
1,615
337
83
DSM
The guy hasn’t bought yet so I’m not raining on his parade in any way. He is asking for proactive advice on a purchase that for many will be their largest financial investment of their lifetimes

that was the OP...

and if he is wanting to live in Bondurant, I don't know the town well but I'm guessing there probably isn't a hipster condo district or planned community that would satisfy your anti-sprawl requirements
 

rudiskilz

Member
Apr 28, 2010
205
20
18
42
West Des Moines
Things we put in that i can't live without:

-Lockers in mudroom for clothes and shoes
-We had a choice between a small deck with stairs or a large deck with no stairs and went large deck. So many new houses have TINY decks i would hate that.
-If you are mounting a tv on a fireplace ficture, make sure the mantle they put on is low enough to fit a large sized tv. We had to have them lower ours a little bit.
-Extra high counters and toilets in all the bathrooms.
-If you are tall like me, make sure they put the shower head at the right height
-Hardyboard siding. don't do vinyl

Things we did that i could live without:

-Jet tub, don't use it nearly enough for how much space it takes up

Things i would like now:
-i have seen houses now that have a cubby hole to pass groceries into pantry from the garage. would be nice.
-As the cook I have also seen water spigots over the stove to fill pots for cooking... would be nice as well.
 

capitalcityguy

Well-Known Member
Jun 14, 2007
8,339
2,126
113
Des Moines
that was the OP...

and if he is wanting to live in Bondurant, I don't know the town well but I'm guessing there probably isn't a hipster condo district or planned community that would satisfy your anti-sprawl requirements

hummmm....I didn't catch that I was quoting the OP. Maybe he did want smoke blown....

On your comment, you are projecting otherwise you wouldn't jump to conclusions about hipster condos or planned communities. That was odd.

I don't know Bonderant well either, but most towns have traditionally built neighborhoods. There may be vacant lots within these areas. Also, there are some new developments that are being built to be more walkable/bikeable.
 
Last edited:

johnnydugouts

Well-Known Member
Jan 11, 2013
1,602
168
63
highly recommend doing a deep stall or even a tandem stall in the garage instead of having a shed. another great option if you have a walk-out is a garage door on the walkout level to access unfinished storage. also, plan out your garage storage ahead of time. and have your builder paint the garage. for some reason i see a lot of builders mud it but never paint.

pouring for 9 foot basement ceilings is a must too.

large utility tub in the mudroom. hell I would have put a shower in the mud room if I would have thought of it. nothing worse than grass tracked into the house from dirty kids.
 

aforstate

Active Member
Jan 23, 2010
523
147
43
Why is that? Is it a bad product? What would you use otherwise? Just curious.

I just think it is a mediocre product with a stellar marketing department.

There are often inconsistencies in their product.

They do silly things like put a embossed "nail line" on their newer hz5 panels which is totally unnecessary, and increases waste while increasing their sales. It basically makes only one side usable instead of being able to flip the piece. If you can't figure out where to properly nail without it, you shouldn't be siding in the first place.

If you don't follow their "best practices", the siding isn't warrantied. Most of them make total sense, but a couple are questionable. We follow them as much as we can, but a lot of installers don't follow more than a couple.

Their trim is brittle junk with rough factory edges.

Over the years, they have changed what type of caulk is allowed for use with their product numerous times. I think they are now in cahoots with OSI who supplies the color matched caulk for their pre painted siding line(which I would never ever ever put on my house.)

Anyway, these are just my opinions. I'm currently in the process of installing LP Smartside siding, soffit, and trim on my own house. And, yes, I'm aware of all of the lawsuits from siding that was installed decades ago. It's not the same product. It's strong, light, and very forgiving to work with. It comes in 16' lengths so there are less seams on a house. And, I also like the grain pattern more. /rant