Next step?

Started by Cougr67, September 11, 2013, 12:28:30 PM

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Cougr67

I am very new to this idea of building my own cabin so I have many questions and feel quite overwhelmed with all the things I need to learn.

I found the piece of property I want to build on. (good first step ;))

The property has a block foundation (24x32) and a partial structure on top. The roof of this building collapsed under snow load 2 years ago. I want to remove the existing structure and start over using the existing foundation (block, on a slope. 1ft high on one corner to 7ft on opposite corner) and some of the existing subloor joists etc.

I have hired a structural engineer to examine and evaluate the foundation to certify that it is sound for the county building authority. Assuming the engineers report comes back with little or no findings what is my next step?

I have decided to go with a single story with a loft. Something around 1100 sq ft. I will be building this 90% solo. Building to start next spring.

Architectural design seems like a good idea at this point? I have scoured the internet for all kinds of plans and have found some that come close to what I want but am very leery of doing this over the internet. Most places offer the service to customize their plans to fit my needs but I am then looking at at least $1k for some pretty basic plans.

How much would I expect to pay a local architect to draw up plans using my foundation and existing subfloor  layout and design.

any help would be greatly appreciated
Todd


grover

I'm no expert by any means but I'll try.   Have you cleaned up the collapsed portion of the building?  You might need to do that before an engineer can give you an answer.  About the plans...You might check at you local full service type lumber yard, that is not a "big box store".  I know around here they have plans they can sell that are reasonably priced.  I have never bought plans online but I would think they would have to be reviewed and approved by an engineer.
Others will be able to give you some definite answers.


John Raabe

You don't have to have an architect design your house in most locations. You can likely work with a home designer and perhaps have an engineering review (if needed). Visit the local building department and ask - they probably have a list of designers. Or, the local lumber yard can suggest who the local builders are using. See my article on the 5 ways to build your house - http://www.countryplans.com/5-builders.html

You can also start like many folks do with putting a sketch up on your forum thread and asking for ideas. Keep it simple and take one step at a time.
None of us are as smart as all of us.

Cougr67

I guess I didn't know there was such a thing as a "home designer" If i have seen that term before I probably dismissed it as the same as an interior designer. Sounds worthwhile to look into!

So much to learn....

Thanks!

Don_P

There are several different people who can design your house, in most jurisdictions you can use any of them under certain circumstances.
Licensed designers; a registered design professional, (RDP) is an engineer or architect licensed in that state. They are capable of designing outside of the prescriptive building codes.

Unlicensed designers; A home designer, the designer on the internet, the kid at the drive through, or you. These are unlicensed designers who are designing using the prescriptions specified in the building codes, or, when stepping outside of those tables and texts are using an RDP in the areas that are non-prescriptive. Most houses are designed this way. Let the buyer beware, just because someone owns a pencil does not mean they can design a sound house. If you have a relationship with an engineer I'd have them do the plan review for your new house.


Erin

QuoteI have decided to go with a single story with a loft
Unless it's 36 feet wide or something, that is a pretty simple design.  Just do it yourself.

I designed my house from the ground up and we're nearly dried in.   So far so good! ;)

Seriously though, I looked at existing designs so I could see structural elements that were in use, did research on what I could do in my application and what I couldn't.  Bought several building and design books. Did more research.  Asked questions.  Drew 249 different versions.  Posted a few here for critiques as well as running them past the experienced builders I know, and my uncle the engineer.  Did 17 more sketches.  Did more research. 
Wrote the word "FINAL" in red pen on my last design.  Started buying lumber. 

Easy peasy.  :)
The wise woman builds her own house... Proverbs 14:1

rick91351

Cougr be very careful who you get and make sure you can work with them.  Interview them and get a basic cost down for what they charge.  Give him an idea of how much latitude you can / will give him.  We are at a location where there are engineering requirements and stamps required.  Now that there has been a change in planing and zoning again seems some of the strict measures that were enforced are more lax.  To late for us however.   >:(   

We had an architect last year suggested by the engineer we use.  We found we could not work with him at all.  He changed our 2200 sq ft single level that I drew and handed to him.  He changed it to over 3000 sq ft.  with an upstairs  ???  That wasted a couple weeks.  I got him back down to earth.  Ellen wanted to fire him right then.  A couple weeks latter and he was off on another tangent.  I put my foot down and told him just draw the house as I gave it to you.  Then you and the engineer get your heads together and have him run the figures or you are fired.  2200 sq ft like I drew, it not 3200 or 3500.  Not multi-story.  One roof line, simple and quick to build.   [waiting]  He got his feelings hurt and I hate being so stern but we have a budget and a time line to try and go by.  Time line is shot because of funding but......... budget is doing okay.         

Due to Don_P's explanation I deleted this paragraph.......  other than check for real qualifications.

As Erin says you can do so much yourself unless there are engineering stamps required.  Even then there is a lot you can do.  Most is just common sense.  Go down to Walamrt get a t square, some drafting paper and couple triangles, some good pencils and a better eraser.  (You will need it)   Or one of the software programs - most work well.  Find a couple floor plans you like and start working with them.  Even if you have to hire an engineer and or draftsman for your final submission you will have something to hand over to them.  On the internet there are drafting tutorials that show keys to symbols and hints in layout.         
Proverbs 24:3-5 Through wisdom is an house builded; an by understanding it is established.  4 And by knowledge shall the chambers be filled with all precious and pleasant riches.  5 A wise man is strong; yea, a man of knowledge increaseth strength.

UK4X4

Check with your county to see what they require- if they allow self submitted plans

Mine required engineers report on the foundation design / sign off-due to ground issues in my area

Then I submitted my self done plans - then they wanted an engineer sign of on them too......

I did go the architect route before and got nothing out of it but expences - when he charged me for copying and pasting my autocad dwgs onto dwgs with his name on them I told him to bugger off

I based my design off the plans from here- asked way to many questions which Don happly replied too
on the theory behind structural design.

Used what I learnt - had the base dwg requirements for the city from the site plans from here

Then did my own set for my own design.

This is so true

"Drew 249 different versions"

I had about 4 finals too

Then when we visited the property mid build we completly changed the interior layout !

So I don't believe in the red ink FINAL !


John Raabe

Right on UK4X4!

The house Cougr is planning to put on his foundation need not be complex. We could sketch out the basic structural layout in sketch form here on the forum.

But the design will likely evolve with local requirements and will certainly change as you try out different internal layouts and window and door placements. Even then, as UK mentions, you will still be adjusting things as you build them and see exactly what view you have out of a window or where the hand naturally falls on the wall looking for the light switch.

No architect, home designer or builder/designer will have the perfect design that will preconceive all the choices and know the best steps to take. This all has to happen in real time and real life... and that's why it is so much fun!
None of us are as smart as all of us.


rick91351

Quote from: John Raabe on September 12, 2013, 12:36:09 PM
Right on UK4X4!

snip...............................................................
But the design will likely evolve with local requirements and will certainly change as you try out different internal layouts and window and door placements. Even then, as UK mentions, you will still be adjusting things as you build them and see exactly what view you have out of a window or where the hand naturally falls on the wall looking for the light switch.

No architect, home designer or builder/designer will have the perfect design that will preconceive all the choices and know the best steps to take. This all has to happen in real time and real life... and that's why it is so much fun!

Even our engineered plans we have in hand and are building hardly a day goes by I am not in contact with the country inspector or the engineer.  Can I change this bracket on the porch to a HUC210 from a HUC410 because the plan calls for a doubled PT 2X10 a HUC410 will have to have a half inch  filler.  It is semi exposed to the elements I really don't want to use ply wood or OSB for sure.  A HUC210 is made of the same structure, it fits.  Can I use it?

And as John says "This all has to happen in real time and real life.... and that's why it is so much fun!"             
Proverbs 24:3-5 Through wisdom is an house builded; an by understanding it is established.  4 And by knowledge shall the chambers be filled with all precious and pleasant riches.  5 A wise man is strong; yea, a man of knowledge increaseth strength.

Erin

QuoteSo I don't believe in the red ink FINAL !
Yeah, OK.... So really "FINAL" is only for the sake of my plumbing runs.  ;) 

Everything else is still subject to change.  lol
The wise woman builds her own house... Proverbs 14:1