Inexpensive "build on your lot" builders?
I've been researching local builders online and came across several inexpensive "build on your lot" type builders. Some of them even advertise something like $38 per square foot- which seems completely crazy for western Washington.
I'm not saying we are going this route, just curious. I know they are not building high end homes that's obvious. But are they total garbage? There's one in particular, True Built Homes, that lists features that seem nicer than my current, low- end tract house.
The floorplans leave something to be desired, all of their ramblers kind of remind me of manufactured homes. All are pretty simple and boxy which clearly cut costs. Also, the interior finishes are very basic for the most part. Of course upgrades are available, I have no idea how much they charge- whether they gouge you with them like most production builders seem to do.
Structurally though, are they leagues below what a custom builder would offer? I know the windows are probably the cheapest vinyl and the roofing is very basic asphalt shingles, but the other "guts"? Here is what they list on their website as standard features, can anyone tell me if it sounds like total junk or just modest construction?
Exterior Materials and Specifications
Steel Reinforced 2’ Foundation Wall
6” x 12” Footings
Whole house Cement Horizontal Lap Siding. Our standard siding is our competitions upgrade. (Brand is dependent on regional availability)
Board and Bat Siding on Gables
Fiberglass Insulated 6-Panel Entry Doors with glass. Others use metal, and while nice, the front door often dents during construction..
Man Doors and any other exterior doors as upgrades to metal
Front of home windows are boxed wrapped, side and rear flush with siding.
Screens are included-client installs them
2”x 6” HF (Hemlock Fir) Exterior Stud Walls At 16” o.c.
7/16” Structural Exterior Grade Panel Sheathing
Owens Corning Wrap or comparable wraps
2”x 4” HF Interior Stud Walls At 16” o.c.
23/32” OSB (Orientated Strand board) Edge Gold Floor Decking
Engineered Wood I-Beam Floor Truss System at 19-1/4” o.c.
Engineered Roof Trusses Spaced 24” o.c. with a 4/12 Pitch 30 year architectural roofing, Ridge Vent
Gable Ends Overhang 12”, Tail Ends Overhang 16” 2” x 4” Out-lookers At Gable Ends For Strength
7/16” OSB Roof Sheathing Stapled To Trusses
White Seamless Aluminum With Downspouts-Eastern Washington and Idaho gutters are offered as an option
4” Garage Floor Slab
Two Frost-Free Hose Bibs
Per Code, a light at exterior doors
2-Canned lights in porches (if called for in plan). Some of our competitors charge as extra.
Interior Materials and Specifications
Beginning March 26th, all homes larger than 1400 sq. ft, will now come with Electric Furnace package (TBH chosen brand) If you prefer Natural Gas, please $450 additional in your budget.
Electrical Rough-In To Code
200-Amp Service With Main Disconnect
Two Telephone Outlets
Two Cat 5 Outlets
Two Cable TV Outlets
Microwave Outlet. Others charge as much as $175.00
Decorator Light Fixture Package Satin Finish-3 choices standard. Others charge as much as $1,000 for our standard.
Ceiling Lights and Outlets Per Code
Smoke Detectors Per Code
GFI’s In Kitchen, Baths, Garage, and Two Exterior Outlets
Recessed Lights in kitchen and covered porch if part of plan (typically 5-6)
Garage to code
Kitchen, Utility, and Bathroom Fans Venting To Exterior
Attic Space Has Vent Blocks/Bird Blocks Installed In Eaves At Every Truss Space. No Code Require for caulk.
Kitchen and Bath Cabinets Brand: Merillat available in 5 finishes. Birch Cabs
Master Bathroom-36” cabinets; Guest baths 30’’ vanities Kitchen 36’’
Tile Backsplash In Kitchen and Bath(s) Others use wood, and offer an upgrade to tile.
Hardwood Self Edge included
FLOOR COVERINGS AND HARD SURFACES -Upgrades available
Vinyl Areas ��" Kitchen, Baths, and Utility (TBH Chosen Vendor)
Carpet Areas ��" Living Room, Family Room, Dining Room, Bedrooms, Halls and Entry (TBH Chosen Brand)
8 lb. carpet pad. Others offer 6lb standard and an upgrade to an 8lb pad.
Formica ��" All Counters Formica Laminate Matte High Def Finish Self-Edge( Bull Nose Available upon request as upgrade)
PLUMBING-Upgrades available-one sink per bathroom. Double vanities available upon request
Plumbing Rough-In and Finished
Per Plan: Moen, true ceramic inserts. We refuse to use plastic faucets and you should too.
Kitchen Sink��" 8” Deep stainless steel or white. You will pay up to $250 from our competitors as an upgrade.
Toilets TBH Choice
Hybrid Water Heater TBH chosen brand (50 Gallon Electric) For Natural or Propane additional gas piping and venting cost will be incurred.
All Pex Water Lines
ABS Plastic Waste and Vents
Inside Main Water Shut Off
Insulation To Code: R-49 Ceiling R-21 Exterior Walls R-30/38 Floor
Voids Around Windows/Doors Filled With Foam Insulation
Non-insulated metal Garage door. Add glass for $375
Garage Electrical-Our standard garage wiring come with 2 outlets AND a freezer outlet. Expect to pay as upgrade from others.
Garage door opener included. It will be an upgrade from our competition as much as $450.
Man Door with exterior light standard. Others charge for man door, up to $950.
Trim: 2 1/4 Colonial Style Solid Wood Stained to match cabinets. We give you real wood, not photo finish. An upgrade worth several hundreds of dollars.
Doors: Hollow panel Pre-Painted White or acceptable Sherwin Williams Color in either 2/4/5/6 panel. This upgrade alone is worth a $1,000 or more dollars.
½” Drywall and Texture Complete With Orange Peel Finish
PVA Primer (polyvinyl acetate also know as “white glue”) at Exterior Walls
Garage Firewalls Hung and Taped To Code
Mirrors Per Plan
Schulte, Powder Coated Steel with Lifetime Warranty; As per plans; All hanging shelves are Open slide
Round or Lever Doorknobs Satin Finish Kwickset
Towel Bars, Shower Rod, Toilet Paper Holder TBH Selection
PLAN CHANGES Completely customizable. Redrawing fee applies
At True Built Home, we started with a simply philosophy. Don’t charge for things that the client will almost always order to begin with. While our competition advertises prices too good to be true, they are often too good to be true. You will likely have to add $20,000 to their standard home to be remotely close to our standard home. After you do the math, you’ll have saved nearly that much on the house when done. That’s why True Built Home is A Great Way To A Great Home.
Here is a link that might be useful: True Built Home's website