Recently, a caller to "Down Home Radio" asked:

What is your best piece of advice for managing
the construction process smoothly?

How do you manage your time, organize your files,
keep on top of the budget, et cetera??

So, I pulled together these tips from my "Cost-Saving" file:

First and foremost: Pick the best lot available. The location
is the only thing you can't change, so make sure it's a good one!

IS YOUR SITE BUILDABLE?
http://www.ownerbuilder.com/buildable.shtml

Be involved in the design process. Whether working with an architect,
designer or stock plan provider, your homestyle needs to match
your lifestyle.

SHOPPING FOR YOUR HOME DESIGN
http://www.ownerbuilder.com/homedesign.shtml

Who knows more about your lifestyle than you?

Splurge on a few special features that cannot be accomplished down the line,
such as an indoor/outdoor fireplace, cathedral ceiling, great windows,
built-in shelves, window seat, or Japanese soaking tub.

YOUR LENDER MAY BE YOUR BEST ALLY...
http://www.ownerbuilder.com/constructionloan.shtml

Don't eat-up you entire lot with the house.
Look at spec houses that have no yard or patio AT ALL...unthinkable...!!

Realize your TIME limitations. If you're a single parent, and commuting
two hours to work each day, then hire a general contractor rather
than act as an owner/builder.

................

As far as the budget goes, keep everything in an excel spreadsheet--
everything.

That doesn't necessarily always keep you in line with the budget,
but it does help keep you aware of where you're blowing it :-)

REVIEW JOHN ZEREGA'S HOME BUILDING SOFTWARE
http://www.ezhomebuild.com

...................

Adhere to your drawings & specifications, but be prepared for the
exceptions.

Keep a sketchbook on hand that's about the size of a standard sheet of
paper.

Sketch what you want the trade contractors to do or make for you,
with dimensions, and just hand them the sheet.

Work together with the designer and contractor to find a solution.

This helps tremendously, as most of the contractors are highly visual
people, and don't like written instructions.

And, the best carpenter on the crew could be dyslexic, he can't read well,
and you don't want to embarrass him. There are many different ways
to communicate.

The trade contractors are very impressed by drawing skills--
they relate it to "working with their hands" and they secretly
think of themselves as artists.

Again, it builds goodwill to ask their opinion, AND get them involved.

MOST IMPORTANT: Know the products and materials you'll be incorporating
into your home, and get a copy of the manufacturer's installation
instructions.

DESIGN/BUILD INFORMATION RESOURCES
http://www.ownerbuilder.com/resources.shtml

Why draw a sketch when the mfr has already taken the time to provide
drawings and dimensions. DON'T TRY TO REINVENT THE WHEEL.

ALWAYS ALWAYS associate cost of labor & materials with any changes you make.

Don't ever proceed without a firm cost for all work to be completed.

GO TO YOUR LIBRARY AND CHECKOUT:
"Contractor's Guide to Change Orders" by Andrew Civitello

............

Keep lots of design magazines around with post-it notes stuck
along the edge.

If a trade contractor needs a picture, or thinks that something
"isn't done that way" all you have to do is show the picture.
This helps with salespeople as well.

This may stop a lot of arguments.

They usually take good advice if you can show how others have done it!

AGAIN: Use manufacturer's installation instructions to support your
decisions.

FIND PRODUCTS THROUGH THE SWEET'S GROUP SEARCH ENGINE
http://sweets.construction.com/

.............

You may know the lingo, but don't splash it around unless you have to--
you're there to get the job done, not show off.

But, you don't want to call stuff a "thingy" or "gizmo."
For some reason, contractors take that personally!

REVIEW CONSTRUCTION GLOSSARY AT NCR's SITE
http://www.contractorreferral.com/glossary/

...................

Probably the single most important "tool" you can have is your 'truck.'
Mine is a disheveled 1978 Toyota Pickup with scraped paint
and cracks in the dashboard.

I don't really care if it gets a bit of drywall mud or wet cement on it.

Also, the trade contractors don't charge me a "Mercedes price"
because they think I'm rich.

I upgraded my AAA coverage as well, just in case I need a tow
from the site to my mechanic near the old house.

In the truck: Food. Water. Garbage bags. Handy wipes. First-aid Kit.
Also, hold-downs, rope, and mover's blankets.
(You may be hauling stuff back and forth.)

..............

I have a large, canvas bag that contains samples of all kinds of materials,
as well as brochures, sales receipts, calculators, rubber bands, stapler.

I have samples of my paint colors attached onto heavy watercolor paper.
I can quickly put together a "storyboard" of materials
that are to be used in a particular room.

I always associate mfr serial number with product choices.
For instance, I don't call a color "cedar" when I can refer to it
specifically as "DB-1901."

(I always return my samples, if borrowed from a vendor.
It's an easy way to earn good will, and make it easier
on the next person needing a sample.)

COOL STUFF AT THE DULUTH TRADING COMPANY
http://www.duluthtrading.com

The canvas bag leaves my hands free for the other ten things I'm doing.

I also have rubber boots or a change of shoes in the truck;
and, I never wear anything to the site that I'm not willing to throw away.

............

I have a large stack of business cards held together with huge rubber bands.

The trade contractors & suppliers I'm currently working with go on top of
the stack.

I actually find this method simpler than a Palm Pilot.

"Paper" doesn't need batteries, and I don't really want to waste
valuable time with the contractors chatting about technology or software.

For me, that would just distract from the job!

Also, I keep several different tape measures in the car
as well as a framing square.

One of my tapes is a 30 footer, another is very small and flexible
for tight corners.

I trust levels, small and large ones...but I find my eye can tell me
other things I need to know just by "eye-balling" a surface or corner.

I keep a powerful flashlight in the car to check drywall and paint
for "oops." (You rake the light parallel to the wall, and it picks up
all the imperfections. Then you put a post-it on the oops,
marking the spot with an arrow.)

Usually I don't have to do that, though. My drywaller has younger and
better eyes than I do, so we compete to find "oops." He's winning.

.................

If you are acting as your own GC...I personally would not start until
you have a finished product in mind, planned, budgeted, and scheduled....
just as if you were building this house, and when done, turning around
and selling it.

The number one problem I've seen working with owner/builders is simply
not thinking about schedule and budget details (e.g., we'll figure that
out when we get there....yeah, I need to start calling around for
insulators, since insulation is next week).

Of all the owner/builders I've worked with, I'd say it's a 50/50 split on
who saved money and improved quality over those who did just the opposite.

Plan, plan, plan...remember that people don't plan to fail.
They fail to plan.

VISIT GREG SUSSMAN'S B4UBUILD.COM
http://www.b4ubuild.com/

If you're hiring a GC....quite frankly, I'd want to see THEIR M/S Project
setup (or equivalent) for MY house with as much detail as possible.

Check ALL budget assumptions now, before signing on the dotted line..!!

Will a $15,000 kitchen allowance really get what you want?

Learn, learn, learn....about building designers, home builders or
remodelers, and how their organized to provide their services.

Have they done a project like yours before?

Another important thing, to me, is to do the structure correctly:
foundation, framing, and the things you can't change or cannot easily
change.

I can change paint color if I don't like it; I can change flooring,
cabinets, carpeting, fixtures, lights...heck, just about anything.

But if the footings are bad...that's much harder, and involves more
than a another simple coat of paint.

..............

To attempt to create a hint of order over the chaos, I keep
very detailed daily notes.

They have proven to be invaluable to me.

However, no matter how organized, one thing I have learned is
to be very flexible.

For example, if you get a call from the brick guy saying
that he's free a couple of days because the materials did not
arrive for another job, by all means let him work on your house.

This means having materials on your site long before they are needed
(but not so soon that they get destroyed or stolen).

Another hint in flexibility is to get up early and get ready
before you get a call from a contractor or supplier--
otherwise you end up brushing your teeth in the car.

You'll also want to feel comfortable being a go-fer--
the last thing you want to do is pay your carpenter $35/hr
to stand in line at Home Depot or your local lumber yard.

When dealing with trade contractors, I try not to fuss
over their prices.

If I have received their name from a good source and they pass
my extensive research, they most likely deserve their asking price.

CONTRACTOR AND SUPPLIER TIPS
http://www.ownerbuilder.org/tips.shtml

If I find myself dealing with a contractor who, despite
my research, turns out to be a dud, I (as gently as possible)
explain to them how I would prefer the job be done or
discover why s/he's got a better way.

I bring my JLC's CD-ROM and laptop to the job site
(or print-out of article at home)
so that I can show them exactly what I mean.

Somehow the articles give what I am saying to them
a little more credibility.

If the contractor ignores my requests and/or does bad work
and refuses to correct it, I terminate the relationship
and get a replacement ASAP--
(always have at least one back up person).

CHECKOUT THE JLCD-ROM VI
http://www.jlconline.com

DON'T FORGET: Refer to manufacturer's installation instructions!

.............

Another tip: I created a document in M/S Word where I put all
advice I have been given, broken down by area
(site prep, excavation, foundation, framing, and so on).

For example, I have a section called "Framing" and in it I have
the name and number of our framer, plus little tips I have learned f
rom conversations with contractors: use extra pieces of 2x4 for backing
for towel bars; instructions on how to measure if walls are level and square.

AVOID SCAMS
http://www.ownerbuilder.com/scamalert.shtml

I make certain these details are discussed during negotiation, and...
...not after our agreement to work together is signed.

I keep the phone numbers of every contractor and supplier in my cell phone.

Make sure to keep the battery charged!

.............

Your biggest salvation may be keeping a daily journal of who
worked and how long (just an estimate). You get a pretty good idea
by going by a couple of times a day, and you'll soon know the usual hours
people keep and promises made by contractors and salesmen.

In the same journal also keep everything concerning the building
of your new home...work accomplished, questions you want answered,
phone conversations, items ordered.

When there was a discrepancy with costs I had the information
I needed to stop the overcharge.

YOU HAVE THE CONSUMER'S ADVANTAGE
http://www.ownerbuilder.org/consumeradvantage.htm

Months later when a supplier or contractor asks for more money
or refuses to honor their commitments, this journal will help
to refresh their memories. It also reminds me to use written
change orders for all work not described in drawings/specs.

Try not to stress over the little things....
and hire the best and most honest contractors can find. Ask around!

............

Another idea: use a cardboard 'banker's box' to create hanging
files for every phase of work.

Inside each hanging file are 3 more files - 1 for subs,
1 for products, and 1 for suppliers.

So for electrical, you'll have a file with all the contractor
proposals, a file with fliers on different fixtures, and a file
with info about the different suppliers.

For some phases of work, the separate files are very helpful,
and for others, they are a bit overkill.

(Cabinets, for instance, blur the lines between subs,
suppliers, and products.)

Overall though, the files are an invaluable tool.

The other thing that may be helpful is a project calendar,
which documents when certain trades begin & finish work on the house,
and makes other notes about ordering materials, or when inspections occur.

GO TO YOUR LIBRARY AND CHECKOUT:
"The Complete Guide to Contracting Your Home" by Lester & McGuerty

Oh, you may also want a storage box that has laminate samples,
granite samples and other material choices.

And... an art board with samples of all the different paint colors
(you may have a dozen different colors in the house).

Learn to negotiate prices, and talk trade contractors down a bit
when you want to go with a contractor that was higher than others.
You'll also learn to include things like "cleanup and remove
leftover materials" as terms of your agreement so that you don't
end up with messes after the trades have come & gone.

.............

Realize that, as the house comes close to being finished,
you may "sort of" drop the ball on your journal,
scheduling and monitoring the budget.

Your time will be spent actually managing/doing work, not making notes.

Fight-off this tendency. Follow through to the end!

.............

Don't forget: hire a structural engineer to look at the
drawings before you submit for a building permit.

An architect makes aesthetic decisions,
an engineer makes structural decisions.

Hire an attorney to review any contracts before you accept an offer.

Invest the time now reading and researching at sites like:

BUILDING SCIENCE CORPORATION
http://www.buildingscience.com

BUILD A BETTER HOME
http://www.buildabetterhome.org

FINE HOMEBUILDING
http://www.finehomebuilding.com

HOMEOWNERS AGAINST DEFICIENT DWELLINGS
http://www.hadd.com

Gain the knowledge and power that will make you
less vulnerable to a bad experience.

If you understand the design/build process,
have a good attorney working for you,
and have a good structural engineer
and residential designer... you will do well.

.............

IF THERE'S ANY DOUBT...

1. HIRE A GREAT GENERAL CONTRACTOR: A good GC walks on water.
However, you may go through an extensive selection process
before you find the right GC.

If s/he loves residential work...meticulous and attentive...
and, not trying to become a multi-gazillionaire on your job,
just building nice houses one or two at a time, you will be pleased.

2. EXPERIENCE, NOT JUST RESEARCH: Research is imperative,
but experience doing projects will really help you to know
good work from bad. Pick up a hammer and a paintbrush now.

And BTW, it may be a lack of prior diy experience that causes
you to decide to work with a GC. Being a GC is hard work.
So, if you act as an owner/builder, expect to work hard.

DON'T FORGET...The GC may save you money,
and possibly has access to the best deals in town.

In fact, the carpenters may be his employees, not subs,
which helps ensure quality. However, you can still describe exactly
what you want, , or, better yet, refer to the manufacturer's guidelines.

3. PATIENCE: With various ups and downs, your project may be one
to five years in the planning, and many more years in your head.

Stick with it.

Take time with your drawings and specifications.

Revisions, revisions, revisions, revisions.

Hire a kitchen designer to rework the kitchen plans.
Your architect or residential designer may be very good,
but, there's no way they compare to a kitchen specialist!

Also, consider bathroom design in the same manner...work with a specialist!

VISIT THE NATIONAL KITCHEN AND BATH ASSOCIATION
http://www.nkba.org

4. MONEY: Often, saving money for a project may take over a decade...
No new cars, no long vacations, cheap clothes, cheap hobbies, small TV.

Be frugal and save. Don't let other people spend your money unwisely.

START WITH A BUDGET ESTIMATE
http://www.ownerbuilder.com/estimate.shtml

5. SHOP 'TIL YOU DROP: The lot cost $65,000-- not $220,000.

Make certain your site is buildable...do a feasibility study first.

LISTEN TO KELLE POWELL DISCUSS THE "PERMIT PROCESS"
http://www.downhomeradio.com/#permits

By restraining the urge to spend everything on land up front,
which would be all too easy, you may need a significant war chest
for the "worst case scenarios" which fortunately should not happen.

Establish a line item budget for all components in advance.

Add 10% to that budget for unforeseen problems.

And, any money you don't spend on one item goes back into the "pool"
so you can save it. This provides an incentive to stick
to the budget, knowing, in the end, you benefit by the fiscal discipline.

6. PLAN THE WORK AND WORK THE PLAN: Approach this whole project as
a professional BUSINESS venture, not an emotional excursion.

Your first priority is to get the work done well, on time, and on budget,
as if I were going to sell the house directly after it was built.

Imagine working for a big developer and have to justify every day's work.
This makes you more focused and more efficient.

7. VENT THE STRESS: There will be plenty of stress, even in a smooth project.

If you are a worrywart, like me, you will drive everyone around you crazy.

The one thing you may want to do is see a "shrink"
about obsessive compulsive issues.

Honestly...it'll make the project go even better and you'll enjoy it more.

But you may need to vent, every single day...to someone!!

..............

The best thing about GCing your own home is
that you'll be creating community spirit.

Each different phase of work will give you
an opportunity to enhance relationships.

Communicate honestly and sincerely with contractors and suppliers.

Relate to folks that this house represents your lifestyle...
what needs to be done, what is taking place now, expectations and desires...
are not just 'logistics' but it's about working together.

It is a lot of hard work but the process brings people closer together.

There are so many naysayers out there that assume consumers simply
want a job done "good, fast and cheap."

Don't be the customer from hell!

Respect the art and craft of home building and remodeling
by paying fairly for the product/service being rendered
while still getting a good value for your dollar spent.

Your sense of community will live on long after the last nail is driven.

Any other suggestions for great sites, please let me know,
I'll report them on the radio show.

Down Home Radio
http://www.DownHomeRadio.Com/

Best Regards,

Tom Landis

Owner Builder News
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