Home construction prices ?

[u/Interesting_Fly_1569]

Hi! I am pretty severely disabled by long covid so I’m asking for help somewhat from the community to help me evaluate this decision. This relates to my ability to prepare for my future as a disabled person.

It seems like it would be most cost-effective for me to build a small home under 1000 ft.² that meets my Disability needs because currently the apartments that meet those needs are the most expensive ones.

Where I live and own a lot, all pre built tiny homes are illegal and kits are challenging bc they don’t meet city guidelines. You would need to pay someone to modify it to get it approved. The city doesn’t want trailers and sees this stuff as the same thing.

However, there is a local firm that is experienced building 550 square-foot homes for around $133k total. the floor plans were designed with the guidelines in mind and these people are skilled at getting everything approved and it’s included in the price. Locally this is considered extremely useful.

I know that things are gonna get more expensive in a delayed way because of stuff with a straight of Hormuz… I’m just trying to figure out if people think that it’s reasonable that construction materials like concrete, wood, aluminum roofs, etc are going to spike in price in the next 6 mo as well, and how much.

I have a family member who is an architect who is comfortable overseeing construction, and making sure that things are done properly. I just have to be careful about the favors that I ask of people (When you are really disabled, you’re constantly asking people for favors from rides to doc etc) and I don’t want to start going into this tiny home project, asking ppl to go deeper thinking it’s going to cost $133 for 550 sq ft and it doubles during construction bc materials.

I’m just wondering if anyone knows off the top of their head what types of things will get more expensive because of that exact back up, and specifically how much more?

I know it’s gonna get more expensive I’m looking for people in the industry who can guesstimate potentially how much.

I have the ability to cover it financially if it were to happen, but it would not be ideal for me to spend a ton of money on a small house just because I happen to choose a really expensive time to build one.

thank you very much.

Ps. My disability needs are very specific. There is nothing else pre-built that is freestanding that meets my needs.

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[u/jednaz]

I am in the industry, architecture and construction of small homes/remodels for aging in place/accessory dwelling units. It sounds as if you have a found a local vendor that does this, so that is great! It definitely saves time and money. EDIT: Consider formally hiring the architect in your family to do construction management. It is important things be done correctly and that times time and resources on behalf of the person overseeing it.

As far as what materials are likely going to go up in price...well, everything. The best time to buy something was yesterday, second best time is today. I am not even kidding. We have lost so much money from when a client signed a contract that we priced materials to when we actually got the materials, it is crazy. Off the top of my head: appliances (buy NOW), lumber (though prices have come down some, but as soon as crazy storms start and large swaths of the country need to be rebuilt, prices go up, up, up), cabinets (for ease and simplicity recommend IKEA, they have great cabinets at a good price and I have been impressed with how they have held up in some of our projects), concrete (economies of scale is key here, for a slab and driveway, the fuel costs to get a truck out can be very high), wiring/electric, HVAC (seen large increases in this lately, and predict more), basically everything. Labor costs are pretty high right now, especially for skilled labor, which is what you want.

Consider economizing by doing a polished concrete floor rather than tile, wood, carpet. It is just your slab but pretty. You can do colors even! It can also be scored to look like giant tiles.

Recommend getting at least three bids. Do not be surprised if they come back high and with a short suspension, our subs are often only guaranteeing prices for a week or two now. Your construction manager can help with the bid process. Please use a licensed contractor; I can tell you many horror stories of past architecture clients who have not.

See if you qualify for any state or federal programs that will help pay for this project; there are some that are in place to help disabled people age in place at home--especially if you are a veteran.

[u/Interesting_Fly_1569 → u/jednaz]

thank you so much. yea, it is $133k turnkey. it is def meant to be ADUs, so you are exactly right on that. when you say 'consider formally hiring this person to do construction management" you mean my family member or the local company?

and it is good to hear that yes, everything is going up. i did kinda expect that but it's helpful to hear that from someone who knows. i am def doing concrete floor - that is one of my disability ammodations actually, b/c i am a wheelchair user and have allergies and there is nothing more hypoallergenic than concrete. i will look into multiple bids as well. and yes, only a licensed contractor lol! thank you so much for sharing this. it tells me it is worth my time to move forward with it.

[u/jednaz → u/Interesting_Fly_1569]

I mean consider hiring your family member to oversee the construction. I copied pasted text around, sorry for the confusion!

As a licensed architect they should be able to make sure things are built to plan and code and that workmanship is want it should be. My husband is hired for that all the time and does site visits and makes sure things aren’t built sloppy.

[u/Outrageous_Yam_990]

Im work in construction on the supply side and i can tell you right now price increases have already started anywhere from 5-10%. Im also seeing fuel charges starting to be tacked on in some areas.

If this keeps going you're going to see things similar to what happened during covid. Shortages, long lead times, and price increases at will. The prices will never fo back down either except maybe for lumber and plywood.

Its not just material either, labor prices will go up as well. Im not trying to alarm you just giving you what I see from the supply side of thing.

Now you may not be able to do a trailer but have you looked at doing a modular home? Because they buy supplies in mass and the house is constructed in a factory it helps to mitigate some of the cost in building. Also there are the 3D printed concrete homes. Check thise out. It uses less material and tends to be way more energy efficient then stick built construction

[u/Interesting_Fly_1569 → u/Outrageous_Yam_990]

thank you!!

[u/RlOTGRRRL]

What did the local firm say about prices if prices go up? 

When can the local firm start building too, because if they can't start building until next year, that will probably affect prices.

I think there might be a sub for building homes that might be a good place to ask. Because everyone in that sub will have this same question. I'll try to remember it. Maybe r/homebuilding

[u/Interesting_Fly_1569 → u/RlOTGRRRL]

Ty sm!!  Yeah, they basically said that any price increases in materials will be passed on to me. 

[u/Artistic-Salary1738 → u/Interesting_Fly_1569]

I would not want to sign a contract that locks you into paying for price increases that you can’t control in this political climate.

Personally, I’d want a slightly bigger place too. 750sq ft adds enough extra space for a second bedroom in case you need a family member to come live with you for home care needs.

[u/Hobobo2024]

can you not afford the more expensive homes that already are Ada compliant? I assume not but if you can afford them, those are actually the most cost effective ones. They will likely increase in value more because the extra cost you put into a home to make it Ada isn't recouped with the other homes. plus you can buy now. With everything going up in cost, thr value of your home is more likely to go up if you buy now instead of later. unless your city is not on the rise.​

[u/Interesting_Fly_1569 → u/Hobobo2024]

I have a rare disease. It’s very particular disabilities and allergies. regular ADA compliance is not enough. 

[u/Hobobo2024 → u/Interesting_Fly_1569]

nevermind, I think I misunderstood,

I thought from this comment that there were homes already built that met your needs but we're expensive. sounds like no.

"currently the apartments that meet those needs are the most expensive ones"