Dream Homes Rebuilding Blog – 2 – 27 -14
Rebuilding Seminar Tonight 2/27/13 OC Library – Toms River
Getting Started – Design Stage Thoughts – Foundation systems
Hello Sandsters –
Reminder – our (nearly famous) Rebuilding Seminar is tonight from 6-8 pm at the Toms River branch of the Ocean County Library, 101 Washington Street in Toms River. There are 8 seats open, and we’re in the Green Room. We’re hosting Baumgardner House Lifting, Scott Lepley, architect, Kathleen Dotoli, attorney and Evan Hill PE from Dewberry Engineering. Refreshments will be served. Call / text me at 732 300 5619 or email me if you want to attend. Bring your surveys, flood elevation certs and other documents for discussion and review.
Remember: New Jersey Natural Gas (NJNG) is running 4 – 6 weeks for reconnections, so call in your orders now for Thanksgiving…I’m kidding, but not too much. I now call for gas reconnections when I pick up the permit to start the job. It’s usually between 3 weeks and a month until I’m resetting a house on the new foundation and NJNG is running 4-6 weeks for reconnects. If you’re really running late, you can always call and push the date back.
Repeat: “What should I do next to get started?”
It’s a very common question with a simple and fairly straightforward answer.
Start work on your design stage.
This bears repeating – unfortunate but true fact: In the majority of cases (90+ %), the design stage (surveying, soil boring and geotechnical analysis, foundation inspection and design, architectural design, utility disconnects and plan submission and approval) takes longer than the actual construction stage.
So what does this mean?
Everyone needs a survey, soil boring, foundation & architectural design and preliminary estimate based on a scope of work. So get started.
I suggest you get started on design with your builder, attorney, architect, engineer or other professional but you can certainly do this on your own. It will cost about the same (really) but your professional will generally be able to get the work done more quickly.
Builders aren’t actively interested in making money from engineering, surveying and architectural costs, but are very interested in moving the process along so they can get started actually elevating your house.
Reminder: You can still comment regarding the allocation of the newest $1.463 billion HUD/CBD grant. You can submit comments by email to firstname.lastname@example.org if you have thoughts or opinions you wish to share.
Refresher – Construction Technique: There are several basic foundation systems that can be used when you elevate your house. In order of cost (least to highest) for new construction, the methods are wood pilings straight up to a girder system under the house, a concrete footing with concrete block up to the underside of the floor, wood pilings up to a concrete grade beam with concrete piers or block up to the floor and finally helical pilings up to a concrete grade beam with concrete piers or a continuous foundation wall.
With an elevation of an existing house, the least expensive method in an AE zone by far is to build on top of the existing foundation structure with concrete block. The primary concern with this method is the weight bearing capacity of the existing soil under the old foundation – it may not be strong enough to support the weight of the additional block.
This point brings us back to the critical need at the beginning of the design stage for a soil boring and geotechnical analysis to definitively determine the best, most cost effective foundation system.
If the soil is not strong enough to support the new foundation, we are stuck with A) moving the house to install timber piles or B) installing helical piles, which are 3 times as costly as timber piles.
More on this subject and some other considerations with different foundation systems at the seminar and in future blogs.
Reminder: if you’ve sent me email or left a voice mail and have not received a response within a day or so, please contact me again. Lately I’ve been swamped and have missed messages here and there.
A Note to Sandsters: Though I began and continue to write this blog primarily to help as many Sandsters as possible, Dream Homes Ltd. is a design builder and general contractor and we are actively doing renovation and reconstruction projects up and down the shore. People ask me so often if we actually do this work that I am mentioning it in the blog. We work with private clients, as well as Path B and C in the RREM program. Feel free to call, text or email to set up an appointment for an estimate on your rebuilding project.
Hope this helps. As always, call or write with any questions.
Stay well Sandsters.
Dream Homes Ltd.
Atlantic Northeast Construction LLC
Licensed NJ New Home Builder License# 045894
Licensed NJ Home Improvement Contractor License# 13VH07489000
PO Box 627 Forked River, NJ 08731
Office: 609 693 8881 F: 609 693 3802
Cell: 732 300 5619