11 ms·

No. That’s still a lottery and you are basically saying I’m paying more, so I expect a better service. This does not guarantee results. At all. What you want i

No. That’s still a lottery and you are basically saying I’m paying more, so I expect a better service. This does not guarantee results. At all. What you want is a third party. Someone who understands the trade and the codes and will check in on the building site daily and will make sure everything is being done correctly. And if it’s not, will stop work and put everyone in their place. I frankly have no idea what the term for that is in America, but we call them freelance foremen where I’m from. Current going rate per month is roughly 1.5x minimum wage in my country. May sound like a lot of money for someone just doing checking, but that’s only until you find out how expensive lack of oversight can be. Ask around, many building companies offer these services, so company a builds the house, and an inspector from unrelated company b does the daily inspection. But ideally you’d find a one man band man, who’s really gonna be on your side.

poutine 4y ago
This is what a builder would do in North America, they're the general contractor and will generally budget for you, manage the project and the trades. They'll ensure quality and be your point of contact. Typically where I'm at they charge 15% of the total time and materials of the build.
- masklinn 4y ago
  The builder / GC is in charge of the construction, so when incentives diverge they’re not on the side of the owner. They’re the second party. That’s why you need a construction supervisor, a third party that’s on your side (if you don’t have the skills, knowledge, or time, to be the supe).
- maxerickson 4y ago
  My expectation is that the general contractor's attitude towards quality would be completely random. Some are gonna be great and some are gonna cut every corner they think they can hide from you. And then the buy side of the market isn't sophisticated enough for it to be easy to identify which is which. And like for renovations, lots will bid the easy project and do it as fast as they can vs ensuring that anything that comes up is addressed well.
  - poutine 4y ago
    It'll likely depend whether it's a fixed cost build or a cost plus. With cost plus this will not nearly be as much of an issue.
theteapot 4y ago
> Someone who understands the trade and the codes and will check in on the building site daily and will make sure everything is being done correctly. And if it’s not, will stop work and put everyone in their place. I frankly have no idea what the term for that is in America ... Shadow builder.
nextos 4y ago
Why not trying a high-end factory-made house, such as https://www.huf-haus.com/en-uk https://www.huf-haus.com/en-uk In a nutshell, they are manufactured into standard components and assembled onsite. The number of defects is small. The level of quality is incredibly better than what most builders can produce. They are not cheap, though. There are several alternative manufacturers. They are a great option for a bungalow.
- carabiner 4y ago
  Looks cool, wish they were in the US. Here we have "kit homes," like this First Day Cottage that I really like: https://www.reddit.com/r/woodworking/comments/sibihx/first_day_cottage_99_complete/ https://www.reddit.com/r/woodworking/comments/sibihx/first_d... The company that makes the plans is http://www.firstdaycottage.com/ http://www.firstdaycottage.com/
  - nextos 4y ago
    Huf Haus is just an example, there are several alternatives in the EU. I'm not familiar with the American market, but I'm willing to bet there are some similar options.
    - jaclaz 4y ago
      I don't know, from experience Huf Haus is (while being very expensive) offering a level of quality (both in the construction and in the details/personalization) that I haven't seen in other EU firms, it is very possible that there are US firms at the same level, though from the little I have seen they are on par on the "other" EU ones (possibly good, but not exceptionally good). If I recall correctly, Huf Haus is around since forever, before WW1, and they continuously evolved, their solutions are more than well tested, as "perfect" as they can be. The great advantage of the "fully integrated pre-fab" (such as Huf House and similar) is that IF/WHEN the project is done, the result will be exactly what has been designed, the great disadvantage is that once the project has been approved, NO changes are possible (and again from experience it is a rare case that the customer/owner is capable of fully understand the project in all its details). Back to the OP question the issue (generally speaking and in my experience) is about coordination of the various figures involved, typically here (EU, Italy) you will have several people: 1) land surveyor 2) architect (here the architect is more about design than building) 3) engineer (structural) 4) engineer (hydraulics) 5) engineer (electric) 6) general contractor or builder 7) various sub-contractors (electrician, plumber, etc.) The common issue is that each of them (usually) have a somewhat "narrow" view, limited to their particular field, and often (please read as "always") they don't communicate properly among them and with the customer/owner. The exception (as well usually) is, or should be, the general contractor, but an experienced enough one is unlikely to be available for a single house building or will dedicate to it too little time. Mind you each of the figures I mentioned are in most cases very good at what they do, but, in the absence of someone who coordinates the project and execution, it is common that the result is not as good as it could be. There are (were) people (shameless plug I am or was one of them) that while not specialists in anything have the experience and capability to coordinate these people and - also important - "translate" and "interpret" the desires of the customer/owner, the "project manager" and/or "site manager" that could be either paid by the general contractor or by the customer/owner. Sometimes (not often) the architect (or the builder) has these capabilities, or is part of a largish firm that can provide such a resource for the project. Since this has a cost, and building is generally a cost competitive field, this added cost is one of those that in recent years has been (generally speaking) either cut or reduced to the minimum (like giving - say - five or six building sites to the same person, which won't have the needed time to follow in detail each of them). So, in a nutshell (and as always) it all depends on the people, you might be able to find a builder (usually small firms, almost familiar ones) that can do this or you might be able to find an architect studio (as well a smallish, but not too small one) that can provide you with this service, or maybe you can find and hire yourself such a manager/coordinator.
JumpCrisscross 4y ago
> have no idea what the term for that is in America It varies. Mine's a designer, though she's also a licensed architect.
tibbon 4y ago
A good architect will be this third party and hold the GC's feet to the fire. The GC might not care about you and repeat business, but they will likely care a lot more about keeping a good architect & firm happier with a decent reputation. Plus, the architect is used to helping this process.
- bboygravity 4y ago
  I thought architects are designers who are not experts on the technical details of things like constructions (strength, earthquake proofness, wind proofing), heating/cooling, humidity issues, electrical installation building codes, proper tubing, insulation materials, sound proofing etc. That's the experience / knowledge I'd want to hire for oversight. I don't see how a designer is the best person for that but then maybe my idea about architects mostly being desk-bound designers focused on estatics is totally wrong?
  - reef84_ 4y ago
    No, architects are the ones who know. Source - construction oversight guy.
    - ghouse 4y ago
      Not all architects know. Source -- Am in month 21 of a construction project. Have caught more than a dozen mistakes made by both the architect and the GC's subcontractors.
      - hn_go_brrrrr 4y ago
        Mistakes due to ignorance, presumably?
      - darkwater 4y ago
        But that's normal, there are varying degrees of competence in each trade. If someone asks who should they hire to develop a software solution, the answer is "a software company", even if there are software companies that develop awful software full of bugs.
jdadj 4y ago
The term you’re looking for in the US is “owners representative.”
gumby 4y ago
That person is called a construction supervisor: someone hired by the owner who makes sure the contractor is doing good work and not ripping you off, as well as keeping the owner in line and making sure they don’t get in the contractor’s way, delay decisions etc. Around here they aren’t interested in projects under $5M.
- ozim 4y ago
  That is annoying part - even if you could overspend and match salary for the guy - it still not guaranteed they will work for you. Mostly because anyone who is good is swamped with requests and can choose what they will work on.
- MrDresden 4y ago
  In some parts of the world, mine in Europe included, those guys are required by law and are usually employed by the municipality (but the construction project owners are charged for their services via a special fee). They take on some personal responsibility for the way the construction project is handled (at least for the things that fall within their purview).
  - sokoloff 4y ago
    That sounds like building inspectors in the US. They vary widely in competence, but all will ensure the permit fees are paid and property taxes raised; most will ensure the work is done to code; approximately none will ensure the work is built to plan details.
seb1204 4y ago
My thinking was also to go with a reputable pre-fab house provider or a low-energy/emissions house. I would hope that the higher requirements will set you up with a better builder. Not guaranteed though. Pre-fab houses/ components do require more rigor for foundation etc.

poutine 4y ago

This is what a builder would do in North America, they're the general contractor and will generally budget for you, manage the project and the trades. They'll ensure quality and be your point of contact. Typically where I'm at they charge 15% of the total time and materials of the build.

masklinn 4y ago
The builder / GC is in charge of the construction, so when incentives diverge they’re not on the side of the owner. They’re the second party. That’s why you need a construction supervisor, a third party that’s on your side (if you don’t have the skills, knowledge, or time, to be the supe).
maxerickson 4y ago
My expectation is that the general contractor's attitude towards quality would be completely random. Some are gonna be great and some are gonna cut every corner they think they can hide from you. And then the buy side of the market isn't sophisticated enough for it to be easy to identify which is which. And like for renovations, lots will bid the easy project and do it as fast as they can vs ensuring that anything that comes up is addressed well.
- poutine 4y ago
  It'll likely depend whether it's a fixed cost build or a cost plus. With cost plus this will not nearly be as much of an issue.

theteapot 4y ago

> Someone who understands the trade and the codes and will check in on the building site daily and will make sure everything is being done correctly. And if it’s not, will stop work and put everyone in their place. I frankly have no idea what the term for that is in America ... Shadow builder.

nextos 4y ago

Why not trying a high-end factory-made house, such as https://www.huf-haus.com/en-uk https://www.huf-haus.com/en-uk In a nutshell, they are manufactured into standard components and assembled onsite. The number of defects is small. The level of quality is incredibly better than what most builders can produce. They are not cheap, though. There are several alternative manufacturers. They are a great option for a bungalow.

carabiner 4y ago
Looks cool, wish they were in the US. Here we have "kit homes," like this First Day Cottage that I really like: https://www.reddit.com/r/woodworking/comments/sibihx/first_day_cottage_99_complete/ https://www.reddit.com/r/woodworking/comments/sibihx/first_d... The company that makes the plans is http://www.firstdaycottage.com/ http://www.firstdaycottage.com/
- nextos 4y ago
  Huf Haus is just an example, there are several alternatives in the EU. I'm not familiar with the American market, but I'm willing to bet there are some similar options.
  - jaclaz 4y ago
    I don't know, from experience Huf Haus is (while being very expensive) offering a level of quality (both in the construction and in the details/personalization) that I haven't seen in other EU firms, it is very possible that there are US firms at the same level, though from the little I have seen they are on par on the "other" EU ones (possibly good, but not exceptionally good). If I recall correctly, Huf Haus is around since forever, before WW1, and they continuously evolved, their solutions are more than well tested, as "perfect" as they can be. The great advantage of the "fully integrated pre-fab" (such as Huf House and similar) is that IF/WHEN the project is done, the result will be exactly what has been designed, the great disadvantage is that once the project has been approved, NO changes are possible (and again from experience it is a rare case that the customer/owner is capable of fully understand the project in all its details). Back to the OP question the issue (generally speaking and in my experience) is about coordination of the various figures involved, typically here (EU, Italy) you will have several people: 1) land surveyor 2) architect (here the architect is more about design than building) 3) engineer (structural) 4) engineer (hydraulics) 5) engineer (electric) 6) general contractor or builder 7) various sub-contractors (electrician, plumber, etc.) The common issue is that each of them (usually) have a somewhat "narrow" view, limited to their particular field, and often (please read as "always") they don't communicate properly among them and with the customer/owner. The exception (as well usually) is, or should be, the general contractor, but an experienced enough one is unlikely to be available for a single house building or will dedicate to it too little time. Mind you each of the figures I mentioned are in most cases very good at what they do, but, in the absence of someone who coordinates the project and execution, it is common that the result is not as good as it could be. There are (were) people (shameless plug I am or was one of them) that while not specialists in anything have the experience and capability to coordinate these people and - also important - "translate" and "interpret" the desires of the customer/owner, the "project manager" and/or "site manager" that could be either paid by the general contractor or by the customer/owner. Sometimes (not often) the architect (or the builder) has these capabilities, or is part of a largish firm that can provide such a resource for the project. Since this has a cost, and building is generally a cost competitive field, this added cost is one of those that in recent years has been (generally speaking) either cut or reduced to the minimum (like giving - say - five or six building sites to the same person, which won't have the needed time to follow in detail each of them). So, in a nutshell (and as always) it all depends on the people, you might be able to find a builder (usually small firms, almost familiar ones) that can do this or you might be able to find an architect studio (as well a smallish, but not too small one) that can provide you with this service, or maybe you can find and hire yourself such a manager/coordinator.

JumpCrisscross 4y ago

> have no idea what the term for that is in America It varies. Mine's a designer, though she's also a licensed architect.

tibbon 4y ago

A good architect will be this third party and hold the GC's feet to the fire. The GC might not care about you and repeat business, but they will likely care a lot more about keeping a good architect & firm happier with a decent reputation. Plus, the architect is used to helping this process.

bboygravity 4y ago
I thought architects are designers who are not experts on the technical details of things like constructions (strength, earthquake proofness, wind proofing), heating/cooling, humidity issues, electrical installation building codes, proper tubing, insulation materials, sound proofing etc. That's the experience / knowledge I'd want to hire for oversight. I don't see how a designer is the best person for that but then maybe my idea about architects mostly being desk-bound designers focused on estatics is totally wrong?
- reef84_ 4y ago
  No, architects are the ones who know. Source - construction oversight guy.
  - ghouse 4y ago
    Not all architects know. Source -- Am in month 21 of a construction project. Have caught more than a dozen mistakes made by both the architect and the GC's subcontractors.
    - hn_go_brrrrr 4y ago
      Mistakes due to ignorance, presumably?
    - darkwater 4y ago
      But that's normal, there are varying degrees of competence in each trade. If someone asks who should they hire to develop a software solution, the answer is "a software company", even if there are software companies that develop awful software full of bugs.

jdadj 4y ago

The term you’re looking for in the US is “owners representative.”

gumby 4y ago

That person is called a construction supervisor: someone hired by the owner who makes sure the contractor is doing good work and not ripping you off, as well as keeping the owner in line and making sure they don’t get in the contractor’s way, delay decisions etc. Around here they aren’t interested in projects under $5M.

ozim 4y ago
That is annoying part - even if you could overspend and match salary for the guy - it still not guaranteed they will work for you. Mostly because anyone who is good is swamped with requests and can choose what they will work on.
MrDresden 4y ago
In some parts of the world, mine in Europe included, those guys are required by law and are usually employed by the municipality (but the construction project owners are charged for their services via a special fee). They take on some personal responsibility for the way the construction project is handled (at least for the things that fall within their purview).
- sokoloff 4y ago
  That sounds like building inspectors in the US. They vary widely in competence, but all will ensure the permit fees are paid and property taxes raised; most will ensure the work is done to code; approximately none will ensure the work is built to plan details.

seb1204 4y ago

My thinking was also to go with a reputable pre-fab house provider or a low-energy/emissions house. I would hope that the higher requirements will set you up with a better builder. Not guaranteed though. Pre-fab houses/ components do require more rigor for foundation etc.