From: macrakis@osf.org (Stavros Macrakis)
Subject: Re: Building a new house
Organization: OSF Research Institute
Date: 17 Dec 92 19:54:59

In article <BRENNAN.92Dec14003406@hysteria.hal.com> brennan@hal.com
(Dave Brennan) wrote:

   >I'm just getting started in having a new house built and want to do
   >everything I can to make sure that the job gets done right.  It's not a
   >custom job, but a canned plan, so I'll be dealing with the builder and not
   >the contractors (right?).

It's not clear to me what distinction you're making between "builder" and
"contractor"; or are you confusing "contractors" with "sub-contractors" (e.g.
electric subcontractor, plumbing subcontractor, sheetrock subcontractor, etc.)?
Or are you confusing "builder" and "developer"?

In article <BzEw7u.D7H@world.std.com> edwards@world.std.com (Jonathan
Edwards) replies:

   ABANDON ALL HOPE!

   You are going to be completely dependent on the character and integrity of the
   builder. Once you sign the contract, you are locked in to him, and he is free
   to build the house any damn way he pleases, as long as it meets building
   codes. You can build a REALLY CRAPPY house that meets building codes.  You can
   also build a house that doesn't meet building codes, as many residents of S.
   FLorida have found.

Um, yes, there are a lot of dishonest and/or incompetent people out there.
And it is true that it is painful to deal with them.  However, you don't have to
be as dependent on the contractor's goodwill as you say.  Depending on building
code to give you a quality house is foolish; codes are just a MINIMUM standard.
It's like assuming that just because you can buy something in a supermarket, it
must be good for you, since if it wasn't, the FDA would have outlawed it....

Your contract with the builder should include a complete specification.  Plans
are not enough.  Between the plans and the specification, the quality of
materials and the general level of workmanship should be made clear.  The number
and placement of phone jacks, for instance, should be specified.  The number of
coats of paint, and how they are applied, should be specified (e.g. "tinted
primer and two coats of paint at least, sanding between coats, to give full
coverage with no runs, streaks, shiners, brushmarks or other defects visible from
6 feet with a light source at 45 degrees from the surface" -- a deluxe job would
be viewed at 4 feet, with a raking light source).  If the specification is not
complete, it is definitely worth your while to either study specifications
yourself (this is probably not practical) or hire an architect for a few hundred
dollars to write them.  Alternatively, you can ask the builder for HIS
specifications, if he has any, and have them looked over by an architect, who
should be able to point out to you where they cut corners, and where you might
want to pay for a higher-quality job.

It is true that workmanship is harder to specify than materials.  However,
architects have been doing this for many years.  They have books of
canned specifications.  Unfortunately, nowadays most architects know
commercial-building specification better than residential-building specification.

As for:

   He will also be free to charge you arbitrary amounts to make any changes or
   upgrades.

There is a certain amount of truth to this, so be sure your specification is as
complete and correct as possible BEFORE you start.  Also, insist that ALL change
orders be in writing, with a fixed price attached to them, and signed off on by
both you and the contractor BEFORE he starts work on them.

For more advice on dealing with contractors, see the books I recommend below.

	-s

----------------

House buying and building

I can highly recommend a book which covers both house buying and
working with contractors.  Do not be put off by its title; I would
recommend it even if you are buying a standard house or building an
addition to your existing house.

	Everything you need to know about Building the Custom House:
		How to be your own General Contractor
	by John Folds and Roy Hoopes
	Taylor Publishing, Dallas
	ISBN 0-87833-653-2, $15

Although it seems to be very specific to building a new custom house,
in fact it gives excellent advice on all phases of buying a house or
lot (including evaluating it, bargaining, financing, etc.) as well as
finding contractors, negotiating with them, etc.  It assumes you are
going to be your own general contractor, but even if you are not, its
advice is pertinent and useful.

Some of the discussions of contracts and payment schedules may seem a
bit nit-picky, but you ought to read "The Home Remodeler's Combat
Manual" to show why it can be necessary.

I find it much better than Bob Vila's book on house buying, and also
better than House Buying Step-by-Step (which was the best among the
other books I found at the bookstore).

It's unfortunate that its title makes its scope seem so narrow.

----------------

Contractors -- cautionary tales

A lot of things can go wrong when working with a contractor, whether
for a small redecorating project or a large renovation.  Even
redecorating can be a disaster: painting one room can result in wet
paint tracked into carpets in other rooms, stolen silver, and a
treasured family heirloom used to level a ladder's feet.  As soon as
you cut into a wall, things can get much worse....

If you want to be ready for the worst case, and get some funny but
cynical advice, you want to read:

	The Home Remodeler's Combat Manual
	Bill Adler
	Harper, 1991
	ISBN 0-06-096541-X (pbk) $10

Unfortunately, the author dwells a little too much on the horror
stories, and doesn't discuss enough how to avoid them.  I'd read this
book together with the Folds and Hoopes one: this one to tell you what
to worry about (and make it vivid!), Folds and Hoopes to tell you how
to avoid it.