We're thinking about acting as our own general contracter and building our own home in the next 5 or so years. We've got connections in the business that would act as great consultants, etc.

But, if anyone here has ever done this I'd love to hear about any resources you may have or experiences.

Thanks

I've built many, many homes.

I don't think I could do any justice in a forum post
giving you advice though. Way too many things
to pay attention to.

If you decide to be your own general contractor I
think you just need to deal with absolutely reliable
and honest people. Use your wits when hiring anyone.

You're pretty sharp though Ricky, you know what's up.

Trying to save a few bucks here and there can cost
you so many nights of headaches.

And if you think it's going to be done in March, realize
that it will probably get done in early May.

Good luck man, and have fun.

Always a interesting time building a house.

I've been in the homebuilding industry for 12 years now.

I got into the business because I had a passion to learn how to build my dream house with my own two hands.

Acting as your own general contractor would be more than a full-time job.

You will spend most of your time:

1. Shuffling paperwork (quotes, bids, contracts, invoices, checks).

2. Talking on the phone to subcontractors (in our world where 90% of communication is non-verbal).

3. Wishing you could get your subcontractor to answer his phone like he did the first week you knew him.

4. Receiving voice mails from subcontractors informing you of questions needing answered, "or we have to stop work and go to our other job across town". (By the time you get the voice mail, you missed your chance).

5. Rubbing your forehead as you listen to a question you don't understand, then asking four more naive questions so you can answer the original question. Then you have to call your wife to ask her what she wants. (Again, by the time you get the answer, it's too late).

I could go on, but you see it, right?

Bottom line: It's headache management.

And you have to be brilliantly diplomatic, on a blue collar level.

If you're OK with that, and you have enduring patience, go for it.

But I would ask you to do one thing: Please, once you choose a subcontractor, grant him your trust completely. This will get you loyalty and quality.

If a subcontractor smells disrespect or mistrust, you will get it back tenfold. If he doesn't just abandon your job and leave you high and dry.

So, be thorough, but be generous with your trust in the other humans who are risking their necks and their finances to build you a house. If you don't trust them, don't choose them to do the work in the first place.

And THAT is why it's so hard to be your own general contractor.

You have to trust people who drink Mountain Dew by the half gallon, smoke cigarettes (or other) in your daughter's future bedroom, and draw naughty pictures on the port-a-john walls.

It will not be pretty.

Do you need it to be pretty?

Ricky,
In Houston we have a training school that walks you through the process, step-by-step, from start to finish. It's called the Owner Builder Network

I believe It costs a couple G's per couple (couples are encourage to attend together), but it would be a very wise investment, in my book.

Some people have actually attended classes to start their own home building "business".

Their map shows South Carolina, but there's no link in their side bar list. You might want to contact them and see if they are located in your area.

There is nothing anyone can say to actually spell out the problems, additional cost and the highs and lows you will experience in this endeavor.

If you have serious mechanical ability, know how to communicate with the underclass in our society, are able to spend a good portion of each day checking on materials, deliveries, subs, banks, building inspectors, etc. then I would say you are a serious contender for a home building project.

If you are not a person like the one described above and aren't actually cutting 2x4's, helping with the foundation forming, designing the roof and floor systems, then I would say you shouldn't take the chance.

Without the 'hands on' mechanical ability to understand what makes a building work and what makes it stable you might have some problems.

If you just want to save a few bucks by being a general I think you will be sorely disappointed in the time it takes to learn, verify, choose and manage the process and how much more it will actually cost than a quality custom builder.

Your efforts would be more profitable for the time spent writing copy not to mention the stress it will place on you and your marriage.

I've been building since 1979 and the trades are in worst shape today than ever before which means, your sub selection may be a difficult process. Even if you do find good subs how would you know that they are capable of the level of expertise required for your project? How would you measure this?

And you wouldn't know if your choices are right until 5 - 10 years down the road when the real problems can surface, problems that are very expensive to fix then.

My brother in law built his own home and didn't take into consideration the water flow of adjoining properties during heavy downpours. Everything was fine until we had one of those torrents that pass through every once in a while and guess what, his basement flooded, all 3500 sq ft became a swimming pool and of course this backed up the sewage as well. But he was sure he did everything right... huh? What a mess. Even two sum pumps are pressed now to relieve this volume.

I have to be honest by saying that your chances of building a home of the same quality as a truly good builder and at the same price aren't very good, maybe 5%.

Can it be done? Sure. Is it likely... no.

Frankly if you feel the needs to get your hands dirty, set up a wood shop and build the furniture for your new home and leave the construction to those with the experience. I think the small savings in management fees isn't worth the huge financial exposure.

I'd never consider acting as the the general contractor for the building of my own home...

1. I'm mechanically challenged. I can handle basic hammering and sawing, but hate doing them. I find that when I do do those things I cause myself physical pain and time loss due to the fact that I'm of the "measure once, cut twice" ilk.

2. After trying to deal with contractors this past summer for things like painting, installing vinyl siding and some other odds & ends around the house, I'm convinced that contractors are the absolute worst business people on the planet. And having to deal with them on such a large scale basis as building a house would cause me to snap.

3. I'm good at building a business. That's where I gain most bang for my buck. And sure acting as a GC might save a few dollars-- it would cost me far more in the long run by taking me away from business building.

Unless you have actual experience as a GC, I think relying on goodwill from friends will most likely not get you the results you want. In the long run you may find that you spent more of your own time (time is money after all) than if you would if you hired a reputable GC with a ton of experience.

I have experience with both using a GC and going solo and by the time the solo project was finished I actually lost money (not to mention alot of heartache). A good GC earns their money...just make sure you go with one that has impeccable references and experience.