Designing & building your own home: possible to do on your own?

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Have any of you designed and built your own home without the help of an architect and/or a contractor? If so, what was your experience like? Was it worth all the effort and time?

This probably sounds dumb, but I'm pondering the feasibility of buying some vacant land and building a home myself. And, when I say "home," I don't mean building an enormous 10-bedroom mansion worthy of Frank Lloyd Wright's Fallingwater. Rather, it could mean something as simple, relatively speaking, as converting a used shipping container into a home.

I really enjoy working with my hands and looking for a challenge. I have no architectural or building background (in the art/design field, though), so I think it's going to be an uphill battle--obviously. :rolleyes: Is this possible? Or, am I dreaming in la-la land?

For those that have done this (or are thinking about it), what books or courses would you recommend?
 
The book you most need is Part 9 of the Ontario Building Code.....I also think they may sell a "guide to part 9". I am in commercial construction so not too too familiar with this. I do think that in order to apply for a permit, your drawings must be stamped by an architect or structural engineer
 
This has been discussed on the forum before. I'm not sure if the thread is still here.
Contact Lindsay on the forum, I believe he just finished his house
 
you can design it and build it, at points in the process you'll need to have your design drawings approved and stamped by an architect/ engineer to get permits. You'll also need to conform to all the local codes and regulations in your design.
Even buying pre-made plans can be a hurdle here, (american home plans dont always conform to CDN building codes), local codes can vary.

If you choose to do something unusual be prepared for a lot of expense and road blocks from the municipality
 
My dad hand built one in Germany and again in Canada. Could not speak a word of English to deal with City Hall. Average human brain applied properly can do this. Contractors are not rocket scientists.
 
How long ago was that? Because in the last 20 years the permits, regulations, req insurance, basically EVERYTHING burocratic has gone through the roof.

inreb said:
My dad hand built one in Germany and again in Canada. Could not speak a word of English to deal with City Hall. Average human brain applied properly can do this. Contractors are not rocket scientists.
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You may not need an architect if you have good design sense and know what you want, work with a designer and they can get all the plans, construction drawings drawn up and to code without paying the 20-25% of costs to an architect. Regardless, I would spend the money on the design as it is not easy to fix poor design.

Do lots of research in selecting the land as it will dictate what you can build. Are you looking at a green field site or a a buildover of an existing home. I have managed a few major rennovations but never a complete build. Good luck.
 
Red_Liner740 said:
How long ago was that? Because in the last 20 years the permits, regulations, req insurance, basically EVERYTHING burocratic has gone through the roof.
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Admittedly, it was a long time ago. Is it the amount of paperwork or the complexity that's the problem? I know too many people that have done this and even right now a friend (soon to be retired high school vice-principal) is doing all the legwork for a northern cottage. I maintain it's doable and pays back handsomely via sweat equity. The question is commitment. I did 90% of my reno quicker than the last 10%. It becomes a full time job.
 
my parents custom built in 1970, the permit was simple and required three site visits, septic bed, electrical inspection, final occupation permit. They waited 5 years (max allowed) for the final even though we lived there so taxes didnt go up. Dad drew the plans and was own general contractor.
Built again in 1981, plans had to be stamped by an architect or engineer, trusses required an engineers stamp, septic inspection, foundation footing inspection, pluming permits, electrical permits, framing and insulation inspection, occupancy permit. The paper trail had doubled.
At the same time in 1980 we built a cottage in an unorganised township near parry sound, 1 permit from the county, no inspections.

We looked at building in the country (campbellville area) two years ago, for a variety of reasons opted not, but the various paper trail and developement costs were estimated at about $30,000.

OP, if you can find a home you dont like , on a lot that you do, you can save on sewer/watersupply, electrical hookups, and even use some existing foundation for huge savings on developement costs.
 
I've talked to some general contractors and the system is hell for paperwork, even for a minor renovation. If you are working on your own property the building department MIGHT cut you some slack. (But don't bet on it) There is a fortune in fees, permits and deposits. Inspections are done on a whim not on your schedule.

If you have to sub out any work there will be surcharges if they are delayed because you weren't ready for them.

Banks don't usually give mortgages on uninhabitable buildings. Do you have enough cash on hand?

Unless you have some hidden talent in dealing with the bureaucracy you might be limited to doing a reno and building a garden shed. Welcome to nanny state big brotherism.
 
nobbie48 said:
I've talked to some general contractors and the system is hell for paperwork, even for a minor renovation. If you are working on your own property the building department MIGHT cut you some slack. (But don't bet on it) There is a fortune in fees, permits and deposits. Inspections are done on a whim not on your schedule.

If you have to sub out any work there will be surcharges if they are delayed because you weren't ready for them.

Banks don't usually give mortgages on uninhabitable buildings. Do you have enough cash on hand?

Unless you have some hidden talent in dealing with the bureaucracy you might be limited to doing a reno and building a garden shed. Welcome to nanny state big brotherism.
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CruisnGrrl said:
When I had my well drilled the cost went up from 2k to 20k over the last 10-20 years mostly for government licences.
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Building a better world by smart people. On par with ride by wire and remote control for $119 window A/C. God help us.
 
nobbie48 said:
I've talked to some general contractors and the system is hell for paperwork, even for a minor renovation. If you are working on your own property the building department MIGHT cut you some slack. (But don't bet on it) There is a fortune in fees, permits and deposits. Inspections are done on a whim not on your schedule.

If you have to sub out any work there will be surcharges if they are delayed because you weren't ready for them.

Banks don't usually give mortgages on uninhabitable buildings. Do you have enough cash on hand?

Unless you have some hidden talent in dealing with the bureaucracy you might be limited to doing a reno and building a garden shed. Welcome to nanny state big brotherism.
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you can get a mortgage for the land /lot, then you will probably have to go unsecured line of credit. You may be able to get a secured line based on the value of the property. Once the place is built you can switch out to a real mortgage.

You'll get some help from the building dept. as to how to apply for permits and whats required, but you wont get any slack, they have procedure to follow. BUT its in thier best interest to help development, its how they keep a job. Same with inspectors, they need stuff being built or they have nothing to look at. How busy they are is really a factor of where you want to build. Brantford= few permits issued and lots of time for inspection, Milton=good luck
They are all pretty good about showing up when requested, they are professionals and understand the costs when there are holdups. But dont sour one if you can help it, they can add thousands to your costs if they feel inclined.

you'll have a bit of an issue hiring good subs if you need them. read GOOD subs. The smart guys have steady work fed to them by decent paying general contractors, the guy that can start tomorrow isnt the guy you may want.
Electrical and plumbing supply houses can often suggest guys that are licensed and may be between jobs.

Get a very real projected cost analysis, and have a fall back plan. You'll be staggered how much some stuff costs.
 
I'm a municipal government employee and one of my previous jobs was to review applications to connect to the municipal services (storm, sani, water) and to obtain a water meter.

It's not a difficult process at all to get permits, the ones I was issuing anyways. It just takes a basic knowledge of math, plumbing, some construction knowledge, knowing how to read and being able to listen to some criticism. Most importantly, it takes a lot of patience.
 
It's not that hard if you know the proper steps. Pm me if you're serious and want some tips and such. FYI I've built 3 houses going that route. It is alot easier than you think. Mind u there's alot if variables ........
 
I've been to Falling Water and if you tried to copy it here the inspectors would have it looking like the house of Frankenstein. BTW Falling Water isn't that big.

The link below is to the basis of the movie "Still Mine". While some inspectors are OK some can be A-Hs if you don't conform to their way of thinking.

http://www.theglobeandmail.com/commentary/all-i-wanted-to-do-is-build-a-house/article4346687/

Also if you custom build it is only custom built for you. What may be a great idea for you could be a turn off for everyone else when you have to sell.

If you are serious it would be to your advantage to get a job in construction for a year. The things you will learn will save you the year over time. Good luck with your decision.
 
nobbie48 said:
I've talked to some general contractors and the system is hell for paperwork, even for a minor renovation. If you are working on your own property the building department MIGHT cut you some slack. (But don't bet on it) There is a fortune in fees, permits and deposits. Inspections are done on a whim not on your schedule.

If you have to sub out any work there will be surcharges if they are delayed because you weren't ready for them.

Banks don't usually give mortgages on uninhabitable buildings. Do you have enough cash on hand?

Unless you have some hidden talent in dealing with the bureaucracy you might be limited to doing a reno and building a garden shed. Welcome to nanny state big brotherism.
Click to expand...

There is a lot of false info in this reply, everyone else is good though. The paperwork is very easy. Div C. of the building code, namely Div C. 3.2.5.1. (2), allow a designer to be exempt from the insurance and qualifications. It doesn't mean you get to be ignorant of the building code (which is 6" thick), but you can prepare your own design without being registered.
The permit fee varies by municipality and will likely be in the area of $5/m^2 or 1% of value of construction or a minimum fee of $150-$200. For instance a modest 2000sqft home would cost under $1000 in permit fees. The area calculation is a gross building calculation (that is, a bungalow would cost the same as a two storey of the same footprint).
Inspections are done only when you call them. There can not be more than 6 months between inspections without getting an extension. For DIYers who are building themselves without subs, this typically means a required extension between the initial approval and the first inspection (readiness to prepare footings) and often the time between the framing and final inspection. This is assuming that the avg. DIYer takes about 3-4 years to fully complete the home, which is typical. A home that is contracted out will typically take 6-8 months from the first shovel to the last coat of paint.

I am a designer and work with clients like you on a regular basis. Most come to me late, when they are already started and realized their design is costing them money with bad choices. Fees typically are around $3500 for a full service, or $2000-$2500 just to prepare a full set of plans.

Being that I do this for a living, I often am able to save clients 10s of thousands over their initial design by making some simple changes for better efficiency. I don't want to advertise on the forum so pm me if you want a link to my website and we can chat. Give me a call and I will give you some advice (free) and put you on the right path.

Cheers
-Brian
 
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Any city requires a certain format, topological survey, measurements, forms, adhering to laws/codes/expectations, etc......

If you're knowledgeable in all of those, go for it. If you aren't, get ready for a lot of trial, error and wasted application fees.
 
Thanks a lot guys for the responses! All the info's awesome and very helpful!:bunny:

My plans are not for a few more years, so will start doing my research to see if building is the right fit for me. I may also consider some of the prefab homes made of recycled shipping containers (like below). They're not that cheap, but might be a more realistic option.


Adam%2BKalkin%2BQuick%2BHouse%2B8.jpg
 
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