OK, it is possible this has been discussed ad nauseam.
I am looking for a builder in chilly northern MI who is in the practice of building air-tight and very well insulated homes, “pretty-good-house” style or maybe net-zero ready or close to it. Someone who does R-35-40 walls, R-60 roofs and takes pride in the details. My experience is that folks tend to do things how they were taught, even if that was 20-40 years ago and things have evolved since then. I am guilty of that myself, human nature.
As I reach out to builders I want to be able to ask them questions without coming across as a jackass or judgmental about the way they build when I make inquiries. I just want to know how they approach building a home.
So 3 questions:
1. Is it reasonable to briefly describe my project and ask openly how they typically wall and roof systems or how they approach energy efficiency? Answering as builders, is there a better way to approach this?
2. If someone comes highly recommended in an area where labor is fairly scarce but they don’t usually build like this (to them a really good wall is 2×4 or 2×6, open cell foam, wrb and siding), is it advisable to let them learn on your job?
3. If yes or maybe to #2, is there a wall and roof system that is easier for a “traditional” builder to adapt to with less of a learning curve (double wall, exterior rigid foam, Huber products, etc.)?
In the end I may have to choose between a local person learning as they go or paying a premium for someone who lives an hour or 2 from the job.
Thanks for any feedback or suggestions.
Jim
Replies
From a contractors point of view there will be 2 main concerns for them. Having proper blueprint, details etc in place for the not so standard building and your willingness to pay for specialized work. In truth, high performance building is not that hard, it’s just more steps, details to follow and more $. The main reason a lot of contractors do not have a lot of high performance homes in their resume is b/c most people rather spend $ on size and expensive finishes. Any good experienced contractor that can follow detail can handle the work. You’ll get a good sense of what a builder can handle at the first interview if you ask the right questions. Also, I would request an itemized bid, so you know all the details are taken into account. If they want to provide a one line figure tell them they can black out all the totals for line items on the bid. The only cost that should really matter to you is the bottom line figure anyway. A contractor will not like to be told what the details are, but will respond well to a well designed plan that shows all details. Also, keep it fair, make sure all contractors are bidding to the print and don’t allow one to change design to bring his cost down, so he stands out more. After you decide on the contractor sit down with him and discuss ways to save $ if budget is a concern. And lastly in all matters dealing with $’s listen to the contractor and not the architect.
Jlyda: Thank you for the suggestions. If I read you correctly, the type of wall and roof systems should not matter too much to a capable builder as long as they are properly represented on the detailed blueprint/plans. They key then is deciding the envelope details with an arch well versed in these matters before approaching builders.
I realize that this type of structure costs more up front vs a home built to minimum code. I am actually excited to pay the extra cost because in the long run it will have an acceptable return In terms of cost and comfort. What I want to avoid is paying an extra 40 for these details if the actual added time and materials should be somewhere in the 15-20% range.
And I would much rather pay for laminate countertops and vinyl flooring and good windows than a leaky house and carrera marble.
Thanks again.
Yes, a good plan in place with Architect is well appreciated. Vague ideas and talking in circles around design is a waste of contractors time. Also, just a quick word on architects. It’s their job to be creative and try to design something out of the ordinary that stands out. Be up front with them as well. If you have a simple structure w/out a lot of custom architectural detail tell them so. Sometimes a boring not so creative designer is the best designer. From what you are describing I don’t think you are trying to have a project that will be featured in Architectural Digest, so a basic architect working w/ low budgets is best, no shame in that. You’ll probably find that the engineer working w/ the architect is more important, so you will probably want to focus more time on that to get all the high performance issues right. You may even consider hiring your own engineer as opposed to having an architect supply one. Architects are mainly focused on the look, not so much the bones. Your project is bigger on the engineering side vs the aesthetic side (I think).
Here's how I'd think about it: find a great builder willing to follow detailed plans/blueprints/specs. Their past experience doing exactly this type of detail is less important than someone willing to do all of the things properly. That is as much an attitude as prior experience. I've done plenty of things for the first time but nailed it because I got the right specs and followed them to the letter (and asked for followup guidance when needing to adapt something, etc.).
I'd say you are looking for a dedicated professional who respects good building in any form, or a younger person who is ready to learn from the start. Hiring a contractor who stopped learning is like getting a shopping cart with a wheel that pulls to the side. You can make it go straight but it will wear you out and be totally frustrating. As a guy who has always stayed ahead of the building curve, I've seen plenty of those who are fixed in time. Often nice guys and some can produce high quality work, but they won't listen to you.
I would go along with the above advice – give the prospective builder a good detailed plan and see what they make of it. The right person will get excited.