Building a House

It will not be long before the house will be ready. We have had some slight problems that were fixed.
It's unfortunate that it doesn't matter how much education a person has, they can still be duped.
Just between you and me. The lessons learned.

Always have a contract lawyer review your construction contract.
We did not. So far, we do not have any major problem because we had good references for a reliable builder; but that does not mean there are no problems. I think we could have tightened up some of the loose ends in the contract.
Although, we have one of the best builders by reputation in that area, there is room for major improvements. 

The contract did not include some things that were taken for granted or just considered common sense by us: getting a sample before the paint was applied to the entire job. The house exterior panels were painted according to the color coded stripe that we selected; but after the builder painted all the panels before we could see one of the actual painted wood panel, the panels came out a slightly different color. More blue than green. Not a life and death mistake, but an uncomfortable one, if the entire exterior color is off due to wood color variations or color code mixed slightly wrong.


Also, in the contract are allowances, that the builder estimated, that came in high. We had no clue what the actual cost would be until we got the bids from subcontractors. Allowances being our expenses; such as lamps, tile, granite, etc; which is not in the builder's fixed price, that were probably high also; but set in concrete, after the contract is signed.
Fortunately, we learned early on that the bids going through the builder were much higher than the bids given to us directly. We learned that when he estimated the allowances so high, he was letting his own chosen subcontractors bid the job high. 
It wasn't until I saw the cost per sq. ft. for tile installation, as an example, that I realized the tile man was charging too much. We got our own bidders for subcontractors. So instead, of paying over $14,000 for tile work by the builder's sub; we will pay approx. $9,000 for the subcontractor that comes from another tile company who also has an excellent reputation.  It's not rocket science.

Guest RM #1  bathtub/shower tiling to be continued...

Guest RM  #2 bathtub/shower tiling to be continued...

Yes, everyone bills in their cost for disasters; so my husband says in his defense business, but I am not a company. I want to pay only for the work being done; not for their future disasters; which contractors try to bill me for, anyway, when a disaster actually does happen.

There can be problems with the builder working with another subcontractor, not from his own crew. His own subcontractors might have given him a kick back, considering he is giving them the job at a higher price; therefore, giving our chosen subcontractor, a harder time in the field. In the end, this will go against the builder because I will put it in my references.

Even the expert architect screwed up on some things. 
I believe that it would be very helpful when having an architect; to also have an interior designer and builder look at the architect's plan before it is set in stone.

These are the 4 main areas of concern:
The architect, builder and interior designer all need to be involved because they all have ideas and disagreements with each other on the same house that is created and built by all parties involved, including the owner. 

The architect sees a 2 dimensional spacial functionality; the builder sees a 3 dimensional operating functionality; the interior designer sees a 5th dimension (combining the 2 and 3 dimensions) for living practicality. 

We cannot understand how architects and builders who show us beautiful homes, and get outstanding references; can screw up on standard building designs. 


Our architect, did not think in a 3 D functional operating home, that would include a heating, mechanical, electrical and practical working system.
The architect forgot to allow footage between the interior's plaster wall and the exterior's concrete wall. Plaster walls cannot go up against the basement concrete wall, according to the builder; it has to have a 9 inch wooden stud in between to separate the concrete wall from the plaster wall.  That is 9 inches of lost interior space not accounted for in the architect's plan.
Also, we required a specific heating system which required extra ducting. The architect never allowed for that extra ceiling space, bringing the ceiling down in the basement about a foot. 

In the end, the basement halls will be slightly tighter between the walls and ceiling; and, not without some reconstruction on other parts of the house, to accommodate the architectural shortsightedness: I had wanted a space reserved between the two floor for an elevator, in the future, when we get decrepit. It would be a storage closet, in the meantime, for the upper and lower floors.

I gave up the upper elevator area so the builder could put the heating duct through it, so it would not impact the main hallway ceiling area; and the lower floor elevator area became a small bar with sink. Just what I needed, a drink.

I always thought one hired an expert because they knew what they were doing? Getting an expert is only 1/4 of the solution; getting them to communicate and coordinate with other team members is 3/4 of the problem.  


Although we were told that the basement hallway was that small in the homes we previewed (3 ft. by 7 ft.) it must have been a mistake even then; or why would the builder bring it up, as a problem in spacing? Maybe, he knew our expectations according to the architectural plans before he added the operational parts: heating ducts, etc.

At Least, I did not give up my Art Studio RM. South side lighting. I wanted North side painter's light, but settled for North Light,  light bulbs.  French doors leading out onto deck, overlooking Flathead Valley and Whitefish lake.

A seasoned builder could look at an architectural plan, knowing the functions of a house and tell the architect that there needs to be more space between walls and ceilings for actual heating and electrical elements. Although, both highly recommended and experienced, this did not happen. The builder usually follows the architect's plans until its too late.

Our interior designer who is married to a builder wanted to change some structural areas for greater inefficiency.  She remeasured small areas of the house to make it more practical; but because she was not involved when the house was being planned, major areas she wanted changed were already set in stone. 
Everyone has different ideas.  Since the floor plan was already approved by us, we felt comfortable with it; even if there are better solutions.


Originally, I didn't want the extra expense of an interior designer because I majored in art and I felt confident with my own judgment and experience having remodeled our California home alone. 
In the end, our interior designer cut the work of filtering through thousands of choices; and cutting the prices, by giving us tips on cutting costs; as well as, getting her discounts (40-50 % from manufacturers).

It's advisable to hire an engineer to inspect the progress at crucial points: before the walls go up; in order, to check wiring and insulation. Initially, the bank recommended this because they wanted an inspector to visit the building site to make sure the loan money was being spent appropriately, but the same engineer can also be hired to do inspections, in case, the builder misses something. 

South side: Upper floor: Left: Master BR. Right: Library doors, leading out to deck: overlooks Valley and Lake

West Side: Upper floor is Master Bedroom.  Lower floor is basement: Theater room

All in all, I am told repeatedly, by all concerned that the house will be very comfortable, cozy (meaning small) and well built which is what we wanted in the first place. 
Nothing is perfect and if it were, I probably couldn't live in it.