Just bought some property zoned MR (mutiple residential). I stopped at a local lumber yard today that has packaged homes but no duplexes. Anyway know of a place that has plans? They’ll put a package together, but I’d rather advoid an architect beyond the site plan if I can help it. Thanks,
Don
Replies
ive searched all over the net. Ive found some good duplex plans and crappy ones. A search engine will help you out. Most places on the net that have plans will have some duplex plans in there. Just search out "multi-family floor plans" or "duplex Floor Plans" and you should get some starts.
All my bookmarks have been buried in various folders and i dont have any offhand
Well thanks Bill. That's the process I would normally follow, but after finding this site thought I take a chance on someone being, done that. Thanks for the search key words. I would have started with duplex, but probably come up with everything from chemistry to skipping stones. Thanks again,
Don
A friend on here emailed me about this post , as he thought I might help. Im a rental builder guy. I build and buy rental property. You dont give a lot of information , but I will start it by winging it . Jump in anytime with more information .
First I dont know what kind of rental you want to be married to. This is a wide subject, from usda plans to exectutive duplexes. See what I mean? I also dont know if you are a builder or a lawyer , etc. I posted a post in good humor that stated in it that people would get more hits if they are more informative . [andy rooney ] Before we could diccuss your plans we would have to know the clientel that is available ,and if you are needed to provide a niche or are you planning on squirming with a bunch of other worms already in a flooded market. I guess you can tell that Im going down an avenue other than the question. The thing is , my avenue needs to be fully researched in your mind. The only reason to build a duplex is a return that is positive , and in the safest ball park there is in your vincinity. Now more to your question ;
The first thing you do is gain the knowledge necesary to make the decision. You should know what rentals are bringing in per month of all classifications. Is there a shortage for example of 1 bedrooms ? 3 bedrooms are often a nice steady return, but with problems of rug rat terror. 1 bedrooms are filled with single and just married young people that often dont have stability. 2 bedrooms are often a sharing plan between two girls or two boys . Boys dont keep house , but they dont wear out a kitchen. Girls keep a nice house but if they are good looking , there will be four wheel drive trucks and beer bottles in the yard . Of course these are just a few . You might gear your plans to exectutive apartments that have office libraries, two full baths , fireplace , whirl pool, hot tubs , washer and dryers, huge back patio, with privacy fencing , with permanant grill.
Heres how to get to the need other than the demand and price for such units mentioned; The cost per unit versus the dollar return on the total investment . I build three bedroom , two bath, with garage rentals. They lease nicely for a year at a time and let me work another job . I still dont know your situation . Factories , universities , boom towns, blue -white collar, recreation towns, etc. All draw different clients.
If you have all the answers to all this , then tell us what you want .
Tim Mooney
I knew there had to be more than two sides to this question!.
Excellence is its own reward!
Tim,
Good questions that I just took for granted. I am a contractor, but not a home builder. That's not to imply that homebuilding is outside my abilities, its just not my normal forte.
I picked up a half acre of property in the middle of town that has one home on it but is zoned MR. For my rentals I work with a realator that acts as a property manager. I ususally sect 8 the properties. I like the rent coming from the state. Usually it's single moms that go into the units. The duplex I'm considering would be 2 or 3 bedroom, 1000 to 1200 sf. Obviously not big units. The framing and finish work I will do myself, and sub the rest.
The town I'm in is in short supply of rental properties and homes. I don't see it changing anytime soon. New constrcution prices start around 189k with the average well above 200k. Decent preowned real estate doesn't last long on the market.
Thanks,
Don
ok.
Call the section eight office and inquire the norm they are paying currently and thier advice on the two or three bedroom choice . A three bedroom certainly pays a bigger amount , with out any luxrys like two baths and garages. It will need to be energy effiecent however because the people normally pay their own. If it were me , I would "scrunch " the smallest available plan . There is no footage measurement with section eight here . Mobile homes bring the same price as long as there are the qualifications included. Frankly , if I were interrested in section eight , I would only provide mobiles. The cost of new constuction is much too high for a good profit margin . You are renting at the bottom end and older homes in an old part of town are normally best suited for direction. The goverment is paying for their house , so they are not picky. Do a calulation on what Im saying after you get your constuction costs , and have a clear idea what you will be paid for your product. A goverment farm office has plans for small houses ,that can be multipied by two. I have some I got for free and it doesnt cost any rights to use them. Ask section eight also. I believe I can do a better job hand scatching my own plans that are that simple , and then taking them to a local for prints . You will get tired of looking at plans that dont suit you. The goverment plans are the best suited to what you are asking about . PRETTY SIMPLE. The main thing you want is the smallest plan with three bedrooms. I think the smallest plan I have for a 3 bedroom is 969 sg ft. Very simple roof , , small windows , small closets , 100 amp service , etc . Things like no lights in closets , only two outlets per bedroom , etc. Also , if its small , it can be heated and cooled by a direct unit in the wall. It will have to be a heat pump. I reccomend VCT tile floors through out , on concrete. Dropped floor utility closet with drain is a saver. You will probably have to sketch this cheap a plan , but do it in accordance with section eight inspections.
Tim Mooney
Wow Tim, super! Some really great advice you're passing along. My history has been rehabing older homes and this is my first venture into new construction for rentals. I got the property for a song due to a foreclosure. It is free and clear so I don't have any restrictions. While getting the property I discussed this(additional units) with the bank and due to the value of the property financing new construction will be no problem. My realtor has told me 3 bedroom, new construction sect. 8 will go for 900 to 950 a month. He will take 6 or 7 percent of that for managing the property. Unfortunately, slab construction doesn't fly here. Got to have a crawl space. This property is on the river in town, so I don't think I'd get insurance on a slab anyway. That will take some research. Since not many have piped in would you mind if I take this to email for future discussions? Thanks again.
Don
Hey now!
We haven't all joined in but we're learning too!.
Excellence is its own reward!
Free lot , lowest prices on lumber in a few years , with the lowest interrest rate in lots of years , a green light from banker seems you are great to go . Give the post a few days including the weekend . There are several here that do rentals Im sure will have something to say. Of course you are welcome to email me , but this is your post , and you have the floor. My favorite is foreclosers sold at the court house steps by the US marshal. They have been money makers for me in the past years , but people are picking up on that also. Ive been to several and couldnt get it done at my price. Seems from the extreme shortage you mention would bear any market. Im also wondering why you would want a realestate to manage your properties. Thats really another subject I could write a chapter on. Im trying to make changes my self in buying repos because too much of my time is being wasted , bidding with others. I also built one last year on a free lot. Im also wondering if you have figgured a four plex ? I checked today on licenseing of a four plex , and my fair city said GO. State requirements say no , but the city has over ridden it for owners. At least I got a break. I only have a residential license. Concrete floors built up to say two blocks high at the highest point would be the same as a wood floor , if the lowest point doesnt eat your lunch. I figgure a four foot drop in elevation , before I consider a change to crawl space. Concrete siding is also considered 100 percent masonary by insurance companies. It will pay for it self and add very heavy savings over brick. Most people dont figgure the interrest that is payed on the principal over luxry items over the course of a loan. The general pubic would say , ah the brick just cost me 4000 extra , but that is just the initial cost on principal. Add interrest to it over a fifteen year period with no additional income from the rent. I will add a smooth textured ceiling and walls to the reccomendations . The whole unit would be able to be spray painted. Plus the ease of painting the ceiling in the future with low repairs. Water proof drywall returns on windows is lower maintenence than wood , and less principal investment. Nuff said for now ,
Tim Mooney
Tim,
More great info and thoughts. Thanks. Just got back from golfing. Probably the last for the year and have some catching up to do, but quickly on this point. I also write for a trade magazine and do a lot of traveling. I couldn't handle this myself for as much time as I spend out of town. I use to have a diesel 350 and a 28 ft trailer because I was gone so much. Those days are over, but I'm still on the road alot. Just not in time periods measured in months. Thanks, and later.
Don
Hey Tim; Can you explain why the suggestion for smooth walls in a rental. I have always thought, in my opinion, that a little knockdown texture hid all the small dings and tack holes better than a smooth wall. I must admit , that I have also helped spray paint on those same textured walls, so straighten me out please!!
Dan has the rental store reopened yet?
Hi Dan , you mis read . Smooth textured would equal a light knock down or stipple , or a rolled texture that was of light variety.
Tim Mooney
I guess I will add to it for understanding of where Im comming from.
I spray my rentals white ceilings and walls . I use a dark floor . Smooth texture would hide nail holes filled as you mention. I can do a little fixing with caulk and filler with out it showing. But the rough textures take too much paint , and they are harder to spot match. Smooth work is easy to repair but its always a repairing job going on as it hides nothing . Even when we repair a smooth wall, it has to have a light paint roller texture mixed to blend it to all the old painting already there. I think that a smooth texture is less offensive , than heavy textures, and it still keeps wall paper from going up with out my blessing. Well, at least if it does , it wont be adhered to all of the surface making it easy for me to strip off.
Tim Mooney
Don.............give these a try!
Standard Home Plan Service, Inc. Raleigh N.C. 1-800-334-3153 Ask about plan catalog H-97 "Multi-Family Homes" or any other duplex or triplex plan books.
National PLan Service, Elmhurst Il 1-800-533-4350 Ask for plan booklet A-51 "Duplex Townhouse PLans" or any other similar books.
Both companies sell sets of "stamped blueprints". Though not usually "wet stamped".
Good Luck........................Iron Helix
Iron,
I appreciate the info. I'll make the calls monday.
Tim,
I started out in plastering and drywall. Now I strictly do decorative plaster and woodwork, but I follow completely what you mean by the smooth texture. Since I deal with older homes, I grown fond of nu-wall by specification chemical. It also solves any lead paint problems for insurance or city rental inspectors.
Don