Construction Tips
Avoid Pitfalls and Save Your Money
Planning Your Home
Plan for Success:
The
most costly mistake in buying or building a new home is poor planning
or, in many cases, lack of planning. Proper planning can save thousands
of dollars and increase the value and quality of your home.
Time:
You should
realistically begin planning your home at least 6 to 12 months before
construction begins.
“Sweat Equity”:
There
are many areas in the construction of a home where your labor may save
money. However, if you don’t have the experience, leave it to the
professional.
Products:
You will be
required to make a thousand choices while building your home. Learn
about the
pros and cons of each product required.
Video Taping:
As your
new home begins to take shape, you might consider taping the process on
video. Not only will you be able to relive the experience, but you will
have a visual record of construction details.
Choosing Your Land and Location
Removing Fill:
Choose
a lot that is basically level and does not require removing or adding
fill. Disposing of or adding fill can be very expensive.
Grades and Slopes:
Excessive grades and slopes may require extensive site work. Incorporate
grades and slopes into your design.
Width and Depth:
Choosing a well-proportioned lot offers greater flexibility in the
design of your home.
Ledges and
Boulders:
Be aware of ledges
and large boulders. Whenever possible, use these natural features in
your design.
Exposure:
A lot with
favorable sun orientation may reduce heating and cooling costs.
Setbacks:
Investigate
local setback requirements. Setbacks may require you to alter your
design and restrict construction.
Tree Removal:
Plan
your tree removal carefully. Incorporate existing trees into your
overall landscaping. Trees add beauty and value to your home.
Site Survey:
A site
survey is a relatively small expense that may save you thousands of
dollars. Know the lot and its boundaries, sidelines, setbacks and slopes
before you make a purchase.
Well Water:
Make sure good
potable water is available before you purchase your lot. Ask neighbors
about quality, depth and gallons per minute. Have your water tested
before construction begins.
Municipal Water:
Investigate the costs of municipal water services. Determine who is
responsible for these charges.
Septic Systems:
Design
your septic system and get a preliminary estimate before you buy. You
may avoid
costly surprises. Consider future needs in your design.
Soil Survey:
For a
few hundred dollars you may want to hire a back hoe to investigate soil
conditions. Vital information such as ledge, water table, drainage, soil
composition, etc. may eliminate costly changes.
Driveways and
Utilities:
A home set back
from the road may be appealing, but remember that long driveways,
utilities, and landscaping may be costly.
Location:
The value of
your home is determined only by what you can sell it for, and location
is a primary consideration.
Restrictive
Covenants:
Be aware of any
restrictive covenants that may apply to your property.
Neighboring
Utilities:
Know the locations
of existing wells and septic systems on neighboring
properties.
Easements and
Encroachments:
Research easements
or encroachments that may restrict the use of
your property.
Preparing Your Lot
Topsoil:
Save your
topsoil when clearing and excavating your lot. Topsoil for landscaping
is very
expensive.
Boundaries:
Stake your
boundaries before excavation and site selection to ensure that the
location of your home meets all setback requirements.
Driveway:
If possible,
plan driveways and walkways so they do not cross over utilities, in case
future excavation is required.
Utilities:
Take pictures
of buried utilities for reference in locating them later. Investigate
the costs of
providing electrical, telephone, and cable service to your property.
Existing
Utilities:
Check with local
utility companies for the location of existing gas lines, cables, water,
and wastewater. Damage to existing lines could be very costly.
Temporary
Utilities:
Determine who will
be responsible for providing and paying for temporary utilities such as
power and water.
Excavation and
Foundation
Foundation Depth:
Do not
over-excavate the foundation. An eight-foot foundation does not require
an eight-foot hole. A foundation that is set too low is a common error.
Insulation:
Reduce heat
loss by providing adequate insulation on the exterior of the foundation.
Water Proofing:
A
little extra money spent on good waterproofing is a wise investment. It
is very costly to eliminate basement water problems later.
Drainage:
Insure that
finish grades divert rain water and runoff away from the foundation or
slab and
does not adversely affect your neighbor(s). Also determine if drywalls
are required.
Foundation
Details:
Before pouring
concrete, make sure that your foundation coincides with the measurements
on your foundation plan.
Foundation Sills:
Insulate sills around the perimeter of the foundation to prevent heat
loss.
Basement Windows: Plan your basement window locations carefully.
Slab Preparation:
Consider insulating and waterproofing under all concrete slabs in heated
or living
areas.
Back Filling:
To
avoid foundation cracks allow five to seven days for concrete to cure
before
backfilling.
Ventilation:
Allow for proper ventilation of basements and crawl spaces. Soil
Compaction: Do not pour concrete on loose or poorly compacted soils.
Radon: Investigate your options for radon prevention.
Slab
Reinforcement:
Wire mesh
installed in concrete slabs reduces future cracking and is a wise
investment.
Drains:
For a minimal
cost, you might consider providing drains and drain lines beneath
concrete slabs.
Rough Framing and
Carpentry
Species and
Grades:
Avoid specifying
species and grades of lumber that are not readily available at local
suppliers.
Lengths and
Widths:
Using standard
sizes of lumber will save you money. Long lengths and unusual sizes
often require special orders. Wall studs should almost be at a 16"
center to center spacing. Cheap builders try to cut costs by using wider
spacings.
Moisture Content:
Kiln-dried framing lumber is usually more expensive, but may actually
save you money because it is much less prone to shrinkage, warping and
twisting.
Lumber Quality:
Low-grade framing materials may be economical in the short term, but may
cause future problems.
Engineered Wood
Products:
Manufactured wood
products provide quality and flexibility in many
different design applications. They may be the most economical
alternative in complex designs.
Future Additions:
Frame
rough openings for future windows, doors and skylights. The cost is
minimal compared to the expense later on.
Steep Pitches:
Complicated roof designs and roof overhangs increase the cost of both
material and labor.
Two-Story:
Building up is
usually less expensive than building out. Some properties have very
limited plats. Developers are always trying to find ways to get more
square footage into lesser footprints.
Sub floors:
A subfloor
that is glued to the floor joists should eliminate squeaks and movement
with little or no impact to your budget.
Trusses:
Incorporating
trusses into your roof design is usually very cost effective.
Exterior Wall
Framing:
Thicker walls that
accommodate extra insulation may result in lower heating and cooling
costs.
Floor Loading:
Ensure
that floors are designed to support your home furnishings. Heavy items
such as waterbeds, hot tubs, etc. must be considered in your structural
design.
Specify Quality
Products:
Set the quality of
products by selecting grade and species in your specifications.
Windows,
Doors, and Skylights
Availability:
Windows
and doors and skylights can be purchased locally, thereby eliminating
the cost of
special orders.
Glazing:
Double-glazed
and high-performance windows are cost effective over time.
Maintenance-Free:
Maintenance-free windows are cost effective, saving both time and money
in the long term.
Weather Stripping:
A door
with quality weather stripping is well worth the nominal additional
cost.
Window Treatments:
Don’t
forget to include interior window treatments in your overall budget.
Window Accessories: Request that screens, grills and other
accessories be delivered when your home is essentially complete. This
will reduce damage and lost items.
Heat Loss:
Eliminate
drafts by sufficiently insulating around windows and doors.
Damage Control:
Protect
the interior of windows with plastic as soon as they are installed.
Covering should prevent damage during construction.
Factory Finishes:
Research the cost of a factory finish on windows and doors versus
finishing on the job site.
Egress:
Ensure that windows and doors in all bedrooms meet egress requirements.
Door Swing:
Plan exterior
door swings carefully. Changing the swing of a door is very expensive
after it is installed.
Insulated Doors:
Insulated doors are a good investment and usually require less
maintenance.
Steel vs. Wood:
Steel and fiberglass exterior doors are a maintenance-free alternative
to wood doors.
Skylights: A skylight may offer an economical solution to a room
where windows are impractical. Venting Skylights: To reduce air
conditioning costs, consider installing venting skylights.
Skylight
Installation:
The most common
cause of skylight problems is improper installation. Ensure that
skylights are installed according to the manufacturer’s installation
instructions.
Dormer vs.
Skylights:
A roof
window/skylight is an economical alternative to a dormer and will
provide your room with more light.
Painting Wood
Doors:
If you do not paint all six surfaces—faces and edges—you will void your
warranty.
Dead Bolts:
Dead bolts are
much easier and less expensive to install now rather than later.
Garage Doors:
The
difference in cost between a nine foot garage door and an eight foot
garage door is minimal compared to the additional access provided.
Garage Door
Operator:
Prewiring for a
garage door operator is a wise investment for future
installations.
Warranties:
Request that
all warranties and guarantees on windows, doors and skylights be
provided to you in writing.
Specify Quality
Products:
Dictate product
quality by specifying brand names in your specifications. For example:
All windows are to
be Andersen or equal
All skylights are
to be Velux or equal
All exterior
hardware is to be Schlage or equal
All window
treatments are to be Hunter Douglas or equal
Roofing, Siding and Trim
Warranties:
If roof
shingles are not installed by the manufacturers’ recommendations, your
roofing warranty may not be honored.
Future Reference:
It is a
good idea to save one complete bundle of shingles with the wrapper for
future repairs and warranty information.
Colors:
Select the
roofing color and style early in your planning to avoid delays.
Heavy Weight:
A heavy
weight shingle should be considered in areas with extreme weather
conditions.
Quality:
In general,
the heavier the shingle, the better the quality.
Warranty:
Warranties on
roof shingles should be at least 20 years; more is better.
Siding Nails:
Stainless steel siding nails will eliminate unsightly stains caused by
less expensive nails, which may rust.
Primed Wood
Siding:
Factory primed
wood siding reduces moisture and paint problems.
Vinyl Siding:
Vinyl
siding provides the look of wood with little or no maintenance, and is
usually a less-expensive alternative.
Moisture:
Moisture is
the most common cause of all wood siding problems. Proper moisture
control will limit most problems.
Bleeding:
All wood
products contain resins that may eventually bleed. Proper preparation
before
painting will usually prevent excessive bleeding.
Manufactured Trim:
There
are many man-made trim and molding products available that are both
appealing to the eye and your budget.
Moldings:
Wood moldings
and intricate details on your home’s exterior will significantly
increase
your budget. If you are on a tight budget, keep it simple.
Exterior Lighting:
Plan
your exterior light fixtures before the siding is installed.
House Wraps:
House wraps are cost effective and provide exceptional moisture
protection.
Flashing: Improper flashing of valleys and vertical surfaces is a
major cause of roof leaks.
Warranties:
Request that
all warranties and guarantees on roofing, siding, and trim be provided
in writing.
Specify Quality
Products:
Dictate product
quality by specifying brand names: All exterior trim and molding will be
Fypon or equal
Masonry Work
and Fireplaces
Quality:
Do not skimp
on labor when contracting masonry work. A quality job requires a
qualified and skilled mason.
Interior versus
Exterior:
A fireplace and
chimney installed on the interior of the house or garage is
considerably less expensive than exterior installations.
Frame Now:
If a fireplace
is planned for the future, frame for it now.
Hearth:
If you are
planning a hearth, be sure that supports are properly located.
Draft:
Ensure that your
fireplace works properly before the mason leaves the job.
Mantel and Trim:
Make
sure your mason is aware of the interior design treatments of your
fireplace.
Prefabricated
Fireplaces:
A prefabricated
fireplace is a cost-effective alternative for the real thing.
Gas fireplaces look real and require little maintenance.
Specify Quality
Products:
Set product
quality by specifying brand names in your specification. For
example:
Prefabricated
fireplace will be Lennox or equal
Mantel and trim
will be Premier Mantel or equal
Plumbing and
Electrical
Savings:
Design your
plumbing so that rooms are back-to-back on one-story homes and above-and
below
on two-story homes.
Allowances:
Ensure that
plumbing and electrical allowances are realistic.
Basement and
Exterior Outlets:
Exterior and
basement outlets are commonly overlooked during the
planning stage. Anticipate where outlets will be needed and identify
their locations.
Circuit Labels:
Require that all circuits are labeled on your main service panel.
Future Needs: Provide a service panel that will provide adequate
future expansion.
Vacuum System:
A
vacuum system is a popular amenity that may add value and convenient
maintenance to your home.
Rough In:
Rough in all
wires and cables that may be required in future years.
Telephone,
Speakers and Cable:
Prewiring for
telephone, speakers, security systems and cable is not a large expense
in comparison to the convenience provided.
Noise Control:
To
significantly reduce noise, insulate waste lines that are in close
proximity to living
areas.
Water Use:
Installing
flow restrictors on major fixtures will significantly reduce water use.
Light Fixtures:
Set a realistic budget for interior and exterior light fixtures.
Closet Lighting: Is lighting provided in all closets and storage
areas?
Ceiling Fans:
Plan
ahead for ceiling fans. Installing receptacles after you plaster is
costly. Ceiling fans provide practical heat and cooling benefits.
Temperature
Control:
Separate zoning
allows different rooms to be set at different temperatures— making rooms
more comfortable while reducing energy bills.
Outlets:
Plan your
outlets carefully. Changing outlet locations can be very expensive.
Underground
Lighting:
Planning buried
electrical lines before excavation will eliminate calling back expensive
equipment.
Smoke Detectors:
Locate smoke detectors and other safety devices before rough wiring
begins.
Colors: To avoid delays, select kitchen and bath fixture colors
well before construction begins. Exterior Faucets: Plan the
location of all exterior water faucets before construction begins.
Fixtures On Sale:
Planning ahead will give you the opportunity to save money by taking
advantage of the many plumbing and fixture sales.
Fuel Service:
Locate
fuel lines to provide easy access for fuel deliveries.
Insulation:
It is a good
idea to insulate around tub and shower fixtures to reduce noise levels
and to keep surfaces warm.
Brass Fixtures:
Cast-brass faucets and fixtures are a good value. Generally, the heavier
the fixture, the better the quality.
Shutoff Valves:
Provide
shutoff valves on all fixtures for convenient maintenance.
Warranties:
Request
manufacturers’ warranties in writing on all plumbing and electrical
fixtures.
Specify Quality
Products:
Set product
quality by specifying brand names in your specifications. For example:
Provide Kohler
bath fixtures or equal
Heating,
Ventilation, Air Conditioning
Zones:
Separate heating and cooling zones are cost efficient in reducing
heating and cooling costs. Efficiency: High-efficiency heating
and cooling systems translate into lower energy bills.
Heat Vents:
Cover all heat vents and returns to prevent construction debris from
entering the system.
Ventilation:
Inadequate ventilation of your home may lead to serious moisture
problems. Industry standards dictate proper ventilation.
Attic Fan:
An attic fan
to remove hot air may reduce cooling costs.
Air Conditioning:
Roughing in ductwork for future air conditioning is cost effective if
you are planning to add air conditioning later.
Heated Fans:
Heated
bath fans are cost efficient in providing temporary heat to a cool
bathroom.
Care and
Maintenance:
Care and
maintenance instructions are available from most major heating and
cooling system manufacturers. Ensure that you receive yours.
Warranties:
Request that
all warranties and guarantees on heating and cooling systems be provided
to you in writing.
Specify Quality
Products:
Set product
quality by specifying name brands in your specifications. For example:
Central heating
system to be Lennox or equal.
Central air system
to be Lennox or equal.
Insulation and
Vapor Barriers
Insulation:
Providing the
recommended insulation R-value for your area is a cost-effective and
wise investment.
Over-Insulating:
Over-insulating your home is not cost effective.
Insulating Budget:
If your
budget is tight, put your extra insulating dollars around doors, windows
and the attic area of your home.
Basement
Insulation:
Insulating your
basement ceiling will reduce noise levels, as well as heating and
cooling expenses.
Eliminate Drafts:
Eliminate drafts around windows, doors, thresholds, duct work and
electrical devices, such as plugs and switches.
Vapor Barrier:
In
order for your insulation to perform properly, it is essential that the
insulation’s
vapor barrier be installed properly. Inspect the vapor barrier for any
gaps or holes.
Exterior Walls:
Investigate the cost benefits of adding rigid insulation to the interior
of all exterior walls in extreme climates.
Heat and Plumbing:
Ensure that heat and plumbing lines on exterior walls are properly
insulated. Privacy Walls: Insulating selected interior walls
increases the privacy of adjacent rooms.
Can you tell what is
missing from this kitchen island?