CONTRACTORS, BIDS, CONTRACTS

The decision of who will build a house is an important one. Price, references and compatibility all need to be considered. When embarking on one of the most expensive purchases of your life, often taking nearly a year to complete, working with a contractor you like, can deal with easily and trust is a major aspect of deciding who you will choose. A contractor may be preselected, chosen by bidding or negotiated. In residential work, most, but not all contractors are men.

In some cases, a contractor is preselected. A contractor may have been chosen even before a design is begun. He may have been known prior to the project or worked with the client before. He may come so highly recommended that no one else is even considered for the job. Sometimes, a contractor is involved even before an architect is selected or a design begun.

A contractor can be selected through a competitive bidding process. Contractors are invited to bid (usually 3, less and no one knows who is correct when a difference arises, more and it seems just like price shopping. Good builders may simply drop out. There is a lot of gossip amongst sub's and suppliers.) Those chosen to bid have already been reviewed to some degree, but clients still check references and visit each contractor's earlier projects. A face to face meeting is important to determine if the contractor and client are compatible. The client decides on some combination of price, references and compatibility. The job is not always awarded based just on price. A client may be willing to spend more on one contractor based on previous history and experience. Each bidder is given multiple sets of plans, a CD of the drawings and about 1 month to bid.

In a negotiated bid, a contractor (or several) price the house and negotiate with the client on the terms. Fees, scheduling, methods and any other factor may be up for negotiation. Negotiation may be combined with the other methods of selecting a contractor.

One area that needs to be considered, is under what terms the home will be built. Some form of contract will be agreed upon. A contract may or may not be reviewed by a lawyer. If there is to be a construction loan, the lender has some say in how the contract is written and in who builds the house. It is common to build homes using cost plus, fixed fee and combinations of these types of contracts. Many clients ask that specific sub-contractors or suppliers be used, inserting them into the contract.

Allowances may be used in a contract. The architect may set allowances. No one knows exactly what carpet or tile or light fixture will be chosen, so a price is inserted into the contract as an allowance, knowing it is likely to change. This allowance should be reasonable and realistic. The contractor will base some of his fee on the allowances. If an allowance is too low, the contractor is not fairly rewarded. If too high, the client is overcharged.

In any type of contract, there will be many smaller bids on labor and materials making up the larger, overall bid. Some comparisons should be made between bids or other similar custom homes as a way to find errors and discrepancies. It is best to spell out how a home will be built, but without attempting to account for every nail. When a home is built to the satisfaction of both the contractor and the client, everyone will be happy.

PROGRAMING

The first step in the design of a custom home is the writing of a program. An architectural program is a written description of the proposed house. In residential construction, general concepts, the look and style of the house, the views desired, the materials wanted; all go into the program. A list of spaces with their requirements is made. Sizes and square footage are estimated and a rough cost estimate is made using a current dollars per square foot cost figure.

A general description of the proposed house might include comments on the site. How many acres is the property? Are there views? Are there rocks, trees and shrubs? How is access gained? Utilities and services should be considered. What is the look or style desired? What materials are favored? Is the house to be energy conserving or solar?

When describing a space, all details are included. In a kitchen, all the appliances that are wanted are listed, the general look, the lighting, cabinet types, what kind of counter tops are desired, an island versus a peninsula and the kitchen's relationship to other spaces are all noted. In a great room, is there to be a fireplace? A TV? What kind of furniture? If a fireplace is desired, where is the house located? Some locations require a gas fireplace instead of wood (to reduce pollution). What does the client want? Are there enough trees on the property to provide a wood source?

Next, the architect notes all spaces with their rough sizes and square footages. Sizes are estimated off what is desired, what is required, the budget, comments from the clients and the architect's experience. Listing a bedroom as 8'x6', just to make the total square footage and final budget look good is very poor planning and programming.

Now the square footage of all proposed spaces is added up. I factor in a % for circulation and wall thickness (20% to 25% typically). A total of the proposed finished square footage is arrived at. From here, what's done next varies amongst practitioners. Basically, the finished square footage is multiplied times a dollar per square foot cost estimate. But, walkout space costs less than main floor or upper floor space and simple plans cost less than complex ones.

My method assumes a garage in proportion to the size of the house. A small house is assumed to have a 2 car garage and no square footage is added to reflect this garage. If a small house client desires a 3 car garage, the dollars per square feet must be higher or some sum of money must be added to cover the cost of the larger garage. Walkout space (basements), costs less, so I use a lower dollars per square foot cost (often 50% of the main floor cost). Then the main floor and upper floor area is multiplied times the full dollar per square foot cost. Finally, all these costs, plus the costs of any special, extra features (an elevator is a good example) are added, giving a rough estimate of the expected construction cost.

A good program then goes through a series of revisions. If the proposed budget is too high, the overall size is reduced or some spaces eliminated or rearranged. If something needs to be added, it is (a wet bar or a 1/2 bath is typical). These revisions are continued until a final program is agreed upon. This written program is then used as the basis for designing the home.

ICF CONSTRUCTION

ICF stands for "insulated concrete forms". These are forms made of Styrofoam blocks, held apart by plastic strips. The interior core is filled with concrete, around steel reinforcing, resulting in a wall that is both strong and very well insulated. There are many brands of ICF blocks and most can be viewed on the Internet.

Blocks are 12" or 16" tall, from 13" to 17" wide and come in 48" lenghts. Corners, angles and other special shapes are available. The blocks are laid up like giant Lego's, with steel reinforcing, both vertical and horizontal, placed in the core as specified by the engineer. The core or center void is then filled with concrete. The plastic strips cast in place in the Styrofoam keep the outer forms in place and act as anchors for the exterior stucco and interior drywall. 

ICF walls can be used for both the foundation and above grade walls. ICF walls can be combined with wood framed floors and roofs or the system can be integrated with concrete floors. In addition to stucco, brick, stone and various sidings can be used as an exterior finish.

Because of an ICF walls high insulating value, about an R 22, this system lends itself to energy conserving designs. High quality windows and a well insulated roof should still be used, but an ICF wall will be low in both heat loss and air infiltration. Any type of heating system can be used, forced air, hot water heat, in floor radiant heat, even geo-thermal heat. Again, because of an ICF's high R value, it is a good choice for a passive solar home. ICF walls also have a low sound transmission.

Details on an ICF home will vary from a traditional wood framed house. The thickness and bearing characteristics of an ICF wall go well on a spread footing, but would be awkward on a piered foundation. Windows and doors require 2x bucks to frame the openings and all wood in contact with concrete must be treated. Thick walls require extra work and attention to jambs and sills. ICF walls leave you with a Styrofoam exterior, waiting for a weather proof finish. Stucco is a common choice with the wire mesh used in stucco easily attached to the plastic strips inside an ICF wall.

 

A pressure treated plate is bolted to the top of an ICF wall. From there, joists for a flat roof or trusses for a pitched roof can be attached. Any type of roof can be installed, but an ICF wall is particularly suited to a flat roofed, thick walled, southwestern style home. Hip roofs go well on an ICF house, bit gable roofs result in a triangle of wall at all gable ends. These spaces are awkward to fill with ICF and typically require infill wood framing.

Interior partitions are usually framed to allow for electrical and plumbing. Outside walls of ICF require special electrical work. Care must be taken that all ICF walls are true, flush and plumb, ready for drywall. An out of true ICF wall would require extensive shimming for drywall, adding dramatically to costs. All Styrofoam must be covered by drywall as fire protection.

                                                                           ICF construction results in a strong, well insulated home. ICF construction tends to be slower than wood framed construction and can be labor intensive. It is well suited to owner built homes with two people stacking blocks and extra laborers being used during pours. If an ICF project is bid out to contractors, expect a higher cost per square foot than for an equivalent wood framed house.

TWIN LAKES HOME

These photos show a small home under construction and completed in Twin Lakes, Colorado. Intended as a second or vacation home, the site offers spectacular views of snow capped mountains, forests, aspen groves and the twin lakes. The village of Twin Lakes lies at the base of Independence Pass. It is one of the most beautiful areas in Colorado.

The house is small, less than 1600 square feet in size. It is heavily insulated, has a wood stove and a fireplace, and was designed as a passive solar home. The site is at an elevation of over 9200 feet. The area is very cold. Locals told us a January temperature of 7 degrees was due to a rare heat wave. This home is a variation on a direct gain passive solar design. There are large windows facing south, both to capture the view and to warm the home, but no Trombe walls or thermal mass to store heat. Thermal mass was eliminated due to budget and space requirements.

Some older lots in Twin Lakes were plotted many years ago. New zoning setbacks and a shifting highway resulted in public hearings and variances. Over six months were spent obtaining permission to build.

The home is sided in recycled wood with a rusted steel roof. After aging a few years and establishing some basic landscaping, the home is beginning to blend into its mountain setting.

VIEWS

Custom home sites are often chosen because of their views. Some sites in Colorado have such spectacular views that the property is worthy of being a state park. Snow capped mountains, city lights, aspen groves, grassy meadows, rock formations and distant vistas can all be found as views from a custom home site.

One of an architect's tasks when designing a new home is to capture the good views and hide the bad. A well designed home takes advantage of the views offered. Clients may ask that certain views be seen from certain rooms. West facing windows may show dramatic mountains, but allow severe overheating from the setting sun. Smog and haze typically hide views seen when looking through a city. Sunset and weather conditions can often result in spectacular views.

Southern views are good because large expanses of glass facing south bring in winter solar gain, heating the home. Northern views require windows that are a constant source of heat loss, but can not be missed. You need to remember that a dramatic view of nature, mountains and most scenery, will just be dark and unseen at night. Views that are now of a natural scene may be marred by future construction.

Sometimes the architect is asked to design around poor views. Clients may not want to see neighbors' homes and buildings, or power lines or roads. The careful design of the house can minimize poor views. The garage and storage areas are often used to screen unwanted sights and landscaping is sometimes used.

Remember that views as seen from the ground may not be the same as those from the finished house. Floor levels are often higher than natural grade, allowing some views to be seen over trees and neighbors. One trick is to take a ladder to the site, climbing to the approximate height of a floor to see the real view. Some home designs go so far as to include a tower to take advantage of these views.

Photos in order shown.

Lehr residence, Castle Rock, Colorado

Haverkate residence, Larkspur, Colorado

Carpenter residence, Tabernash, Colorado

SANTA FE STYLE IN COLORADO, part 2

These Santa Fe styled homes near Castle Rock, Colorado are now complete and have aged a few years. Age allows landscaping to take root, furniture to settle into its final spot and for the house to visibly mellow.

These homes are mostly wood framed, one exception is a home which used an ICF product for its walls, another uses SIP panels. Most roofs are visually flat, but slope slightly. They are tapered to drain to downspouts and finished with a rubber roof membrane. A glued down product is now less expensive than a ballasted roof, and colors such as tan are available. One home shows a metal roof, designed to resemble houses in the New Mexican mountains which have tin roofs to shed snow.

Southwest style homes are more expensive to build than conventional homes. Courtyards, portals, thick walls and outdoor spaces add to the cost. A flat roof is more costly than a pitched roof. Santa Fe style homes also require more maintenance than most other style homes. These designs resulted in comfortable, character filled and energy efficient homes. All designs met the 2006 IRC and other local codes.



Photos in order shown.

Cooley residence, Castle Rock, Colorado.

Cooley residence, Castle Rock, Colorado.

Cooley residence, Castle Rock, Colorado.

Goodrich residence, Franktown, Colorado, ICF

Suko residence, Franktown, Colorado.

Cutler residence, Castle Rock, Colorado. SIP
McLane residence, Niwot, Colorado

STONE

100 years ago, a stone building would have had solid masonry walls. Today, this is seldom if ever done. Due to its high costs in both labor and materials, and to the increased demand for energy conservation, stone is laid as a veneer over a well insulated wood framed wall. Even used as a veneer, stone is a fireproof and low maintenance exterior material. Used inside on fireplaces and as an accent material, stone adds warmth and character. Different types of stone, many different colors and shapes, different patterns of laying the stone and different methods of finishing the mortar joints allow for an endless variety of looks.

With "true" stone, masons place individual rocks or stones, set in mortar, against a framed wall. The stone starts on a "brick ledge" formed in the foundation. The wall is sheathed with plywood or O.S.B. board covered in building paper or Tyvek to keep moisture away from the wood. As the stone rises, galvanized steel anchors are attached to the framed wall and extend into the mortar joints to keep the stone veneer attached to the framed wall. Using "true" or full sized stone as a veneer is a costly way to have a stone exterior on your home. The "brick ledge" requires a thicker and more costly foundation. The materials are expensive. The labor, utilizing skilled masons, adds to the costs. "True" stone is often used as a finish material on fireplaces.

Thin stone veneer is sold by some brick and stone yards. It is real stone, cut thin to about 1 1/2" thick. Flat and corner pieces are available. This material, which is real stone, is mortared onto what is similar to a stucco base. There is no "brick ledge". The lower weight than a "true" stone wall means there is seldom an engineering problem and a conventional foundation is used. This thin stone veneer is still laid by masons, but goes up faster than "true" stone, saving labor costs. Individual pieces can be chipped to fit, a broken edge shows only the stone selected. Corner pieces make columns and arches easy. Thin stone veneer adds a moderate cost to obtaining a stone exterior on your home.

Concrete stone, also known as synthetic stone, is cast from concrete with colors added. Different molds give a variety of shapes. Using shape, patterns and color, many types of stone construction can be replicated. Concrete stone is laid up similar to thin stone veneer, with no "brick ledge". Both material costs and labor are lower, making concrete stone veneer the lowest cost way to have a stone exterior on your home. Corner pieces are available. Concrete stone can not be chipped or broken without showing the uncolored concrete interior.

Basically, all stone veneers are laid like giant jigsaw puzzles. How good the stone looks, how much it resembles real, old fashioned masonry, depends on the skill of the masons. Even with the lower costs of stone veneers, tight budgets usually mean restricting the amount of stone veneer used. Since stucco and other sidings are less expensive, stone veneer is often used as an accent. Stone veneer, with its higher costs, is placed at entries and approaches, then not used at on the rear and unseen portions of the home. Trim, headers, door and window outlines can be done in any style. Rustic, traditional or contemporary designs can be built with stone veneer. All stone veneers help to seal the house against air infiltration making the home more energy conserving.   

Photos, in the order shown.

Carpenter residence, Tabernash, Colorado. "True" stone veneer. 

Schurr residence, Fraser, Colorado. "true" stone fireplace.

Wilson residence, Littleton, Colorado. Thin stone veneer.

Christensen residence, Larkspur, Colorado. Concrete stone veneer.