Most economical small home

[pandaman]

Hello all. I have been lurking about on your forums for the past month or so reading up as much as I can about the various owner/builder projects. I've checked out many of the plans listed on the country plans site but I have to say I'm at a loss.  I have about $10,000 saved up to build myself a small home on 12 acres I have here in eastern Missouri.  I've looked at building everything from a small stick cabin, log cabin, earth berm, underground, cob etc.  You name it I've researched it.  I thought I wanted to go underground after reading Mike Oehler's book but I am not sure how feasible that is on my property.(very rocky)  With the money I have I'm not expecting or looking for anything fancy.  I'm single and will most likely be living alone but it's possible I may have a roommate from time to time.  What is the opinion of those here on the most cost efficient home to build with a limited budget? I will add I would be doing pretty much all the work myself with help from some friends who are skilled in carpentry, plumbing etc.  Thanks a lot for reading my long newb post and I very much enjoy the country plans site.

[Don_P]

I think on average very simple stick built construction is probably the most economical, modular has economy of scale working for it though. You mention being rocky, that is possibly a free building material, mortar isn't very expensive. Building a small core with high enough side walls and preplanning for expansion is a way to get in and then add on later.

[JRR]

With 12 acres and 10 grand on hand ... you are way ahead of most of us.  I agree with using the on-site rocks if they are suitable ... for foundations and perhaps walls.  Hard to find something lower cost than that.

[John Raabe]

To give you an idea here is a $10,000 project from the Owner-Builder Gallery:

http://www.countryplans.com/keller.html

Stone can be an inexpensive if labor intensive building material but, like so many optional wall materials, you then have to do wiring, insulating, plumbing, framing in of windows and doors, interior partitions, hanging cabinets, etc, etc. These are so much easier to do in wood framed walls that stud framing is often done INSIDE of the alternative exterior walls.

[pandaman]

Thanks for the replies all.  The thought of using the rock on my land both excites and scares me.  I know it would be a lot of labor putting rock walls up but they are abundant here near the Missouri river with all our bluffs.  I'm leaning towards a simple stick cabin at this point I think.  Thanks for the link John, I think I've poured over so much of your site already and then a link with a cabin I must have missed.  Once I get a direction in mind and work begins I will be glad to share my project with you all.

[poppy]

  As JRR pointed out, you are way ahead of some of us as far as budget is concerned.

You can usually trust what Don_P has to say, but...

From my limited perspective, the most cost efficient build is with what is available either free, cheap, or salvaged.

For example, I didn't even consider a log cabin, because there are just not enough suitable trees on my land nor no other cheap local sources.

Underground or earth-bermed was out of the question because of all north facing slopes.

I chose a nominal size that would fit the site and the design changes everytime I find some "new" building materials.

[MushCreek]

You need to very carefully find out about building permits, etc. in your area. I say carefully, because once you wake up that dog, they'll hound you if there is zoning and inspection in your area. There are parts of the country where the permits would cost you $10K (or more) never mind the building materials! And if you have to toe the line and make everything code legal, it gets a lot more expensive than slapping together a simple frame cabin. Depending on who or what is around you, you might be able to just build it and not worry about it, but those days are fast disappearing. My area of SC is pretty DIY-friendly, but I still have to meet IBC 2006. As I pointed out in another thread, some states now require a fire suppressing sprinkler system for residences, and the trend is spreading. I'm not trying to discourage you; just giving fair warning. There may be loopholes for small buildings, or buildings for use other than a residence (wink wink, nod nod). For example, I can build a barn for 'agricultural use only' without any permits or inspection.

All that being said, a conventional frame building is about as cheap as it gets, unless you can scrounge local materials, as others have stated. If you can get piers in the ground, that will be a cheaper base than anything else. Many old houses were built on nothing mre than a pile of rocks for piers; some are still standing, some aren't.

[kyounge1956]

(snip) As I pointed out in another thread, some states now require a fire suppressing sprinkler system for residences, and the trend is spreading. (snip)

What thread was that? Which states?

[MushCreek]

I don't know which states specifically, but the IRC has adopted it for multiple residences in 2009, and all new residences in 2011. ICC has also endorsed it. My understanding is that some states have already adopted it. I'm not saying it's a bad thing, but it's getting increasingly difficult to just go out in the woods and slap together a little cabin for your own use. According to the article I read in the Journal of Light Construction, if the sprinkler system is part of the main plumbing, you can DIY, but if it is a stand-alone system, it must be installed by a licensed fire sprinkler contractor. My thread on this and other new regs is called "They're not making it any easier".

[pandaman]

I hear what you are saying about inspections and regulations etc.  I'm hoping to avoid those all together. The plan is to be completely off grid or run electric off of my grandfather's home which is fairly close. I know some's consciences would hurt to do what I am considering but I personally have no qualms about it.  That being said I don't really have a contingency in place in case someone were to rat me out so to speak.  We don't have any neighbors near by so I'm hoping to slide underneath the radar.  I'm meeting with my friend on Monday who will be my general contracter in a way.  I'll be showing him my plans and he'll give me his best advice on the feasibility of my ideas.  Thanks again for the advice so far. I'll keep everyone informed and create a post in the owner/builder forum once I get started.

[n74tg]

It might be kind of off the wall to suggest this here, but have you considered buying one or two of those metal shipping containers that freight comes across the ocean in.  There are lots of places that sell them, and lots of websites about how people converted them into living space.  Seems like I've heard prices of around $2000 for 8' x 40' containers. 

Put a stick built roof over two of them and you might have the beginning of something that looked like a house.

Of course you would have to learn a little about using a cutting torch and maybe some about welding...both doable.   

[pandaman]

It might be kind of off the wall to suggest this here, but have you considered buying one or two of those metal shipping containers that freight comes across the ocean in.  There are lots of places that sell them, and lots of websites about how people converted them into living space.  Seems like I've heard prices of around $2000 for 8' x 40' containers. 

Put a stick built roof over two of them and you might have the beginning of something that looked like a house.

Of course you would have to learn a little about using a cutting torch and maybe some about welding...both doable.   

Actually I was very interested in the steel shipping containers.  Found a few here near St. Louis for about 1200 a piece. Can't remember the dimensions though.  I was actually interested in burying them and using it as an underground shelter/storage.  Couldn't find too much info on burying em though.  I think after an exhausting day of web surfing and going over plans and what not, I"m gonna go with a simple stick built cabin like the Builder's cottage plans.  I'm still worried my limited budget will not be enough for my plans but so far craigslist has been my friend. Can't believe some of the stuff people practically give away on there.