Need advice!

[CraigStu]

That's a great point and the info I'm trying to wrap my head around. Meeting with the architect next week to make final-ish decisions. Still getting bids on all the other stuff....windows, flooring, fixtures, appliances so I can see how my budget is looking. Higher ceilings also mean taller windows/transoms, etc. Thx!!

That reminds me about windows. We built a sewing room onto the end of our house and my wife wanted one window to be as close to floor to ceiling as possible. Stock window was a 3x5. So builder and I talked about transom window above that and other options. Kind of a standard transom window would have gotten into the area above the window where the header would be (that wall supports the roof trusses) so there would have had to be something special done to allow that, etc, etc. It was going to be an extra $900-1000 just for the one window. As we were talking he says how about we go from a 3x5 to a 3x6 window. How much? <$200 extra. Sold, 3x6 will be just fine. Your project is definitely a lot larger than ours so my caution is when you ask about doing XYZ, the builder will be happy to since it is more $ for him. But many times there will be another option that can get you 85% of what you were thinking for just a small bump in cost. Appliances is another area to pay attention. We knew my wife wanted two ovens and a gas cooktop. We had had a double oven in another house and remembered the ovens were pretty small. So we looked at options w/ the appliance guy. Built-in, slide-in, wall mount, etc, etc. Why does an oven built into the wall cabinets cost 3 times what a standard one does? We ended up going w/ two standard sit on the floor between the base cabinets units. One is all electric and the other all gas and two of them cost a lot less than a wall hung double oven and a cooktop on the island.

 

[duneslider]

What we really need to know is what the garage is looking like? My garage is double what my last house was and it still isn't big enough, just throwing that out there. My two car side is 24' wide and 26' deep and it gives plenty of room to open doors with two cars and is deep enough I can pull our expedition in, shut the garage, and still open the back hatch to unload groceries. My lot limited my third car side a bit and it is not as large as I had hoped.

 

[stingry]

I’m building a house and need input on basic building 101. My architect wants to build 12’ ceilings and uses 2x6 boards in the walls (for a variety of reasons). I’m hearing that it’s WAY more expensive to use 2x6x12 versus 2x6x10 boards. Is it disproportionately more expensive (because of standard cuts or because it’s not a common cut) or is it just marginally more because it’s more material? I’m hearing different things from different people. Thanks!

Home Depot Western Nebraska
2x6x10 doug fir $18.76
2x6x12 doug fir $22.54
both are $1.86 per linear foot SO SAME PRICE per foot!!

 

[Git]

Like others, our first floor has 9 ft ceilings and our second floor has 8 ft. But, the 'front' room of our house (approx. 15' x 15') has a 12' ceiling that is flat. I think mainly it's an architectural thing because from the outside that room has it's own roof and it goes all the way up to the 2nd floor eaves. Ironically, we don't use that room very much... So ya, I could see it for one room to make a statement but not for an entire floor

 

[Kellywilhelm]

That reminds me about windows. We built a sewing room onto the end of our house and my wife wanted one window to be as close to floor to ceiling as possible. Stock window was a 3x5. So builder and I talked about transom window above that and other options. Kind of a standard transom window would have gotten into the area above the window where the header would be (that wall supports the roof trusses) so there would have had to be something special done to allow that, etc, etc. It was going to be an extra $900-1000 just for the one window. As we were talking he says how about we go from a 3x5 to a 3x6 window. How much? <$200 extra. Sold, 3x6 will be just fine. Your project is definitely a lot larger than ours so my caution is when you ask about doing XYZ, the builder will be happy to since it is more $ for him. But many times there will be another option that can get you 85% of what you were thinking for just a small bump in cost. Appliances is another area to pay attention. We knew my wife wanted two ovens and a gas cooktop. We had had a double oven in another house and remembered the ovens were pretty small. So we looked at options w/ the appliance guy. Built-in, slide-in, wall mount, etc, etc. Why does an oven built into the wall cabinets cost 3 times what a standard one does? We ended up going w/ two standard sit on the floor between the base cabinets units. One is all electric and the other all gas and two of them cost a lot less than a wall hung double oven and a cooktop on the island.

We just adjusted windows yesterday for this very reason. Originally they were french doors (which I didn't want so many) so we moved them to fixed doors but for cost reasons we are moving them to windows. I don't know details but the revised bid should be here today and they said it will save a lot of money. I was surprised on the cost of the doors versus fixed doors being so different and I know the windows will be cheaper than the other 2 options...thankfully! Appliances blew my mind a bit. I've always had a drop in stove top and wall mounted double oven but have elected for the combo with a separate single wall mounted oven in the back pantry for overflow needs. Even with 4 kids, I rarely used my double ovens but need the flexibility for holidays when kids are home with their BF/GF/spouses, etc.

 

[Kellywilhelm]

Like others, our first floor has 9 ft ceilings and our second floor has 8 ft. But, the 'front' room of our house (approx. 15' x 15') has a 12' ceiling that is flat. I think mainly it's an architectural thing because from the outside that room has it's own roof and it goes all the way up to the 2nd floor eaves. Ironically, we don't use that room very much... So ya, I could see it for one room to make a statement but not for an entire floor

Why do you not use it a lot? Is it the location or is it cold?? My architect/builder says that the house will be easy to heat with the insulation, improvements in heating, etc. but that's my only real concern is keeping it comfortable. The rest of the house will be 10' for sure.

 

[Kellywilhelm]

Home Depot Western Nebraska
2x6x10 doug fir $18.76
2x6x12 doug fir $22.54
both are $1.86 per linear foot SO SAME PRICE per foot!!

Thank you!! That's helpful. So the extra expense is really more related to the extra materials (drywall, etc) not so much that it magically costs more for some mythical reason! lol. I think my "friends" were misinformed! lol

 

[duneslider]

We just adjusted windows yesterday for this very reason. Originally they were french doors (which I didn't want so many) so we moved them to fixed doors but for cost reasons we are moving them to windows. I don't know details but the revised bid should be here today and they said it will save a lot of money. I was surprised on the cost of the doors versus fixed doors being so different and I know the windows will be cheaper than the other 2 options...thankfully! Appliances blew my mind a bit. I've always had a drop in stove top and wall mounted double oven but have elected for the combo with a separate single wall mounted oven in the back pantry for overflow needs. Even with 4 kids, I rarely used my double ovens but need the flexibility for holidays when kids are home with their BF/GF/spouses, etc.

We did a 36" slide in gas top/elec oven and then a single wall oven. Love the combo but we do find we use the wall oven WAY more than the other. It is at an easier to reach level and easier to see into. We don't need both at the same time often but we do like the elevated wall oven much better due to ergonomics.

We went with lots of big windows, windows were still pretty expensive but they make a difference in the house. I lived nearby while we built and would drive by every morning on my way to work. From down the street one morning I could see a cement truck in the back yard through the front-back windows. One thing that I do not regret is going with a lot of windows and big windows. We worried that it might feel like a fish bowl but we love it and the amount of natural light is amazing.

 

[Kellywilhelm]

What we really need to know is what the garage is looking like? My garage is double what my last house was and it still isn't big enough, just throwing that out there. My two car side is 24' wide and 26' deep and it gives plenty of room to open doors with two cars and is deep enough I can pull our expedition in, shut the garage, and still open the back hatch to unload groceries. My lot limited my third car side a bit and it is not as large as I had hoped.

It's a 3 car garage. I'm not sure if it's "oversized" but it's 30' 6" x 22'. I think my current 2 car is 21'x21' and it's deep enough to open the back of car with doors down but I have a small SUV. I will be living solo in new house (except when kids are home from college or holidays) so I think it will be perfect. I'm going to floor above the garage and I'll have a lift for moving holiday decorations, etc. up and out of the way. I currently have bulkheads built up high which is excellent but hard to lift boxes on the ladder. I think the lift will be a great addition.

 

[dcg9381]

Why do you not use it a lot? Is it the location or is it cold?? My architect/builder says that the house will be easy to heat with the insulation, improvements in heating, etc. but that's my only real concern is keeping it comfortable. The rest of the house will be 10' for sure.

Foam insulation and proper air handling, you'll be fine. Proper air handling means more than one small return, etc.
Note, I ONLY foam insulate residences now. I won't do it any other way.

 

[Git]

Why do you not use it a lot? Is it the location or is it cold?? My architect/builder says that the house will be easy to heat with the insulation, improvements in heating, etc. but that's my only real concern is keeping it comfortable. The rest of the house will be 10' for sure.

We have a pretty big house and basically it is just an extra room that is pretty much off by itself. I mean it heats and cools just fine, but we have a family room on the first floor off of the kitchen and another open area on the second floor we call the 'loft' that has a tv/couch/etc