We've purchased the Amicalola Cottage house plan from G&A and are waiting on to get the modifications back from them so we can really get rolling. We've been lucky enough to find and tour some similar G&A house plans, which has really helped us get a little better feel for the actual spaces.

We'd welcome any suggestions on ways to save money when building this house plan (still keeping the integrity) &/or a heads up for anything we should specifically watch out for on this house plan. We're all ears (or eyes in the this case)! :)

Thanks,
N

This is the one we're starting from, but making modifications to: http://www.architecturaldesigns.com/mountain-home-plan-15662ge.asp

This is the one that I'd like to make the outside look more like: http://juddbuilders.net/bm/completedprojects/

Plan to use stained cement shake siding instead of the cedar shakes for less maintenance and upkeep (+ they looked great the house like this that we saw in person).
*So far got quote from - http://www.carolinacolortones.com/home/

Plan to cut down on the number of decorative ceiling truss in the Lodge Room (5 is too many and too much $$$$....3 seems more feasible)and hopefully VE some of the others.
*Got $$$$$ quote from - http://www.accenttruss.com/
*Waiting on quote from - http://www.southernwoodcraft.net/default.aspx?pagename=Internal
*Waiting on quote from - http://www.carolinatimberworks.com/Welcome.html

Whatcha think? :)

I hope you drive a Smart Car, cause that garage won't fit SUVs. If you have more than 3 ft of drop from the house to the garage, the steps will cut a big piece of the garage out too.

Arched/Half Round windows = $$$. Save some money by making the garage and MBR arched windows inoperable.

Curved wall (especially exterior) = $$$.

Oh lordy, bdpeck-charlotte. Of course we have a big truck and a mid-size SUV so thanks for the heads up on that. We'll have to make sure we allow for those in the garage layout.

Thanks for the tip on the garage & MBR arched windows! Good call!

Yeah, I figured those curved walls in the Breakfast Area & Basement Bar would get us. Guess if we have to we'll straighten those out.

[Note that some of the changes were also intended to make the plan feel more like a 'lake' home and less like a 'mountain' home. Also, we are building the plan without the basement.]

o removed the wall divider between the kitchen and the lodge room - reduced cost and created a more open, transitional feel
o eliminated the half columns in the foyer
o replaced the cedar columns on front porch with myratec; columns will be painted, not stained
o roughing in the guest suite above the garage; will finish later, sorta 'phase II'
o eliminated the full Accent truss/beam/trim package due to $$$ but will likely add back two trusses in lodge room and the scissors truss in the foyer
o changed the window plan in the breakfast area to use standard sized windows, straightened out the wall
o eliminated the 'cupola' in breakfast area ceiling
o upgraded OSB to TechShield type product to reduce heating and cooling costs
o eliminated the sink in the Butlers Pantry,kept the cabinets
o eliminated the 'bar' off the study and re-purposed that area into a small office with pocket door

That is just a quick list. We've made other 'value' adjustments but I just can't think of all right now. Will post more as I have time.

If anyone finds a good alternate source to Access Truss, please let me know. That is our next most pressing decision as we move to framing in another week. Thanks!

We're leaving the basement unfinished to start with (just roughing it in) so that will be our phase II down the road. ;)

Sorry to be a little dense here, but are you talking about the decorative Accent Truss in the exterior gables and interior ceilings or the Access Truss in the actual roof framing?

If it's the decorative truss you mean, I have a list of links in one of my previous posts here to three different companies (although we've still yet to get a quote back from two of them....will keep everyone posted on that).

http://www.sunmountaindoor.com/doors/about-our-doors/
(actually spoke to an owner of G&A similar house plan that used them and she said they were wonderful and had the best prices compared to other quotes they received).

http://www.etodoors.com/

Y'all feel free to also share any links to suppliers/companies for quotes please. :)

It allows you to overlay a floor plan and then draw over it to modify it as you please (adjusting the transparency as needed).

WARNING: It is VERY addictive and you will probably make many more changes to the house plan than you originally intended! I woke up at 3AM the other morning going over the layout in my head so I got up and made a few MORE tiny changes (someone stop me please)! haha

I think (or at least hope) it's helped us show G&A exactly what we want thus far so they can finish the modifications on our plans. I just hope they hurry up before I change anything else! Lol ;)

We have pricing through our builder for the decorative trusses from Accent Truss but gosh darn, these things are expensive. We really would like to find a more economical source... sigh

I'm totally with ya on that. We're going to reduce the number of trusses in the lodge room as well. We were shocked by the quote we received from Accent Truss. I'm hoping one of the other companies will come in with a lower figure, but who knows. I'll keep ya posted.

In the meantime, guess I'll just keep searching the internet.

Feel free to let me know if you find a more economical source first though. :)

http://www.swaininchomes.com/
http://juddbuilders.net/bm/completedprojects/index.shtml
http://www.visualtour.com/shownp.asp?T=1803174
http://www.oldemill.net/realestate-nantahala
http://www.corbitthills.com/photogalleries/amicalola/amicalola.html
http://www.stephenkarlecontractor.com/gallery.htm
http://www.realtor.com/realestateandhomes-detail/220-Governor-Glen-Dri ve,--K-006_Sunset_SC_29685_1113081379?source=web

Planned:
Finish: exterior- Sikkens Cetol SRD semi-transparent.
Interior- half mixture of boiled linseed oil and mineral spirits.

AT:
Approx 3000 board feet, S4S (sanded 4 sides)
1 - 6x heavy timber truss - $2400
(consider changing truss dimension if change #)

Purchased package, includes shipping.
Fabricated:
3 - 6x heavy timber trusses
1 - 6' gable bracket

Not Fabricated:
3 scissor trusses
15 - 8 x 8 posts (interior, exterior, covered porch)
(foyer downsized from 10x)
2 - 4 x 8 posts
10 - 4x braces (interior, exterior)
4 gable trusses (various sizes)
(eliminated 2 smallest gable trusses on front elevation; both gable trusses on rear elevation)
Approx. $19

Attempting to upload relevant photos from Picasa.
~bgj

From February 16, 2012

Without gable trusses installed; 3 faux windows will go in upper gables. Eagle windows.

From February 16, 2012

Screened porch. Rear elevation is 'Plan B' (without basement). Foundation will be painted stucco.

From February 16, 2012

Breakfast nook.

From February 16, 2012

Breakfast nook ceiling detail.

From February 16, 2012

Lodge room trusses in center of room.

From February 16, 2012

Master Bath vaulted ceiling.

We should have our final modified Amicalola Cottage house plans next week. Then we have to get everything approved by the ARB (who knows how long that will take). Hope we can break ground by the end of March at the latest. I'll start posting pics thereafter.

In the meantime, I found a cool website called Olioboard.com where you can make a "mood board" or whatever ya want to call it. I put some of the finishes I want to use together to see how they fit. So far so good on that I guess.

Thanks again everyone for all the wonderful posts! It's so great to have a support group like this. :)

We weren't expecting JUST the TRUSS to cost as much as they do [$20K+ not including any of the many timber posts or wood shutters], but since they're a major part of this plan, we'll just have to make cuts in other part(s) of the budget somewhere.

We start clearing the lot, grading and digging the foundation next week! I think the roof plan has scared a few framers/roofers so far. It amazes me how so many subs complain about not having enough work and then they either take forever to give a quote or they just blow it off completely.

I know we have a while before we get to the back elevated deck, but we've been trying to decide how we want to make it waterproof underneath.

Trying to choose b/w one of these options:

*) Use some type of composite decking (which kinda worries me after reading all the horror stories on those) or wood decking (cedar or ipe) along with adding one of those under deck water drainage systems.

*) Use Duradek Tidedek 60 mil waterproof membrane system then tiling over it (which seems like less maintenance to me). http://www.duradek.com/DuradekUltraTiledek.html?

*) Use a poured stamped concrete deck (which would mean using metal floor decking and steel posts to handle the load).
We did a 2nd floor deck like this on our last house, but of it was no where near the size of what this deck will be.

I'd prefer whichever option will have the least maintenance, but I'm sure cost will be a factor in the final decision as well.

What do y'all think? :)

PS - Hope ya got my email laurajazz. :)

So glad I found this site!

The oak poplar and cherry seen here is 18"-30" in diameter. The panoramic photo makes them appear small.

[IMG]http://i22.photobucket.com/albums/b307/cartod/Image-1.jpg[/IMG]
[IMG]http://i22.photobucket.com/albums/b307/cartod/photo-106.jpg[/IMG]

I wonder how the beams will look in cherry or poplar instead of Douglas fir as shown in most of there photos?

Welcome to my world cowgirl007!
I'm past sticker shock at this point and have moved onto the "I don't care what it takes, I just want to get this over and finished" phase! ;)

We broke ground around the beginning of this April and are just now about to have our all-in-one rough-in inspection (by the end of this week we hope)!
Being our own GC of course we have to compete with the big builders in our area to get and keep subs at our site (which is usually par for the course in construction anyway). It will be worth it in the end though b/c there is no way a full time builder would build this house for us for the amount we're going to build it for (b/c of course they'd understandably want to make a profit).
It's been a whirlwind to say the least so I haven't had time to check this site for a while or post any pics (I'll try to work on that).

I guess home building is kind of like childbirth....after a while ya forget how painful it was and think you want to do it again?!?! Lol There are a million decisions to make in a million different time frames. Even with all my spreadsheets and anal retentive organization, I've been more than frazzled at times.

WARNING: Make sure you check and double check your house plans for accuracy and scale!! We found a few errors as we were going along that we had to correct. Our framers were great at doing exactly what was shown on the plans...not so great at using their noggin' when things didn't seem to quite add up or make sense as shown. ;-/

Now we're trying to finalize our choice of exterior finishes asap.

Think we're going with the following:
*)Pre-stained cement siding shakes (in dark mahogany) from Carolina Colortones in NC (ask for Guy and tell him we sent ya).
*)Pre-stained cement lap siding in Barnwood (kinda looks like weathered wood) on back and side of house to save $$$.
*)Pre-painted cement Trim/Soffit/Etc. in Dark Bronze (same color as doors & widows).
*)Eldorado Shadow Rock cultured stone in either Bronze or Willow.
*)Poplar Bark Shakes inside the Gables (behind truss) - (probably from Parton Lumber in NC b/c better price than others).
*)Accent Truss has the truss we ordered 8 weeks ago ready to deliver as soon as we're ready for them (hopefully soon). *Of course we discovered a website for ProWood Market after we ordered the truss and could have probably purchased some for less, but thinking/hoping they wouldn't look as nice?!? (http://www.prowoodmarket.com/?gclid=CI-d8peHwLICFQcGnQodGCUAmw) We'll probably buy some brackets from there though.
*)Still trying to find a decent price for installation of metal (or copper) standing seam roofing on the shed roofs over front porch & garage. If not...may just have to shingle those.

I think we will be doing the home in phases and trying to keep with the warmth of the original design.

I don't think I like all the trusses in the lodge room, and I don like it closed off from the kitchen. We are thinking of closing off the keep, and opening up the lodge room with no walls at all, and just another 10"x10" post separating the two.

We are still looking and deciding.

I think we will be doing the home in phases and trying to keep with the warmth of the original design.

I don't think I like all the trusses in the lodge room, and I don like it closed off from the kitchen. We are thinking of closing off the keep, and opening up the lodge room with no walls at all, and just another 10"x10" post separating the two.

We are still looking and deciding.

Cowgirl, it sounds like your on top of it.

I'm not gonna break footer til feb, let's talk this project thru to make it right!

Our initial thoughts are that we are going to not do the beams in the lodge room...remove the wall between the lodge room and kitchen......ditch the study and put the stair layout from the tranquility.....rough the second floor for two rooms 1 bath, but finish later....and also just finish the basement later...... thoughts????

We redlined several changes to the existing floorplan - combined the mudroom and laundry into 1 large room, added a hallway to access the 1st floor study instead of having it open to the foyer, eliminated the 2 story great room so we have a TON of attic space (and future media room) above and rearranged upstairs to allow each bedroom to have a private full bath. We fell in love with this plan on paper and now that we can actually walk around the rooms I love it even more!

To others above that I haven't had a chance to respond to yet, I'll try as soon as I can. Back at jobsite now so gotta get to work!

It would be really nice to get a better feel for cost to build before spending thousands on a plan. Has anyone used startbuild.com to get an early ballpark price range? I'd be happy for a guesstimate within $100k at this point.

A couple other thoughts on the Garrell plans:

- if you love the decorative trusses and beams and are not a purist it seems like you could wrap cheaper lumber with cedar for a similar look. Wouldn't be hard to come in under the $60k that the package is costing people!

- We are looking seriously at a 7 acre lot that has about 5 acres of mature white pine plantings. I actually needs a little cleaning for the lot. Any reason I couldn't use some of these timbers? The thought of just trashing them when we clear the lot makes me sick.

Finally, anyone out there that loves the Garrell/lodge/craftsman styles find other similar plans that were a little cheaper to build? Love to hear input from those with similar tastes.

Happy New Year!

Would love to see photos of what others are doing with their plans!!

Would love to see photos of what others are doing with their plans!!

http://i22.photobucket.com/albums/b307/cartod/photo_zpsaa33a477.jpg

We would probably go for reclaimed timbers that have a rustic look. Some sites I found (some may have been listed above): http://antiquewoodworks.com/beams.shtml , http://vintagetimber.com/inventory/main.php?g2_itemId=14&g2_GALLERYSID =a8af24c7969f86d102d03dabed2c5932 , http://www.appalachianwoods.com/lumber/index.htm

We are planning on adding a 3rd car space and stretching garage out and having entry to garage from front. This makes bonus room above bigger, as a bonus!

I think Judd Builders from NC has one or more built in TN (check their site - juddbuilders.net I think).