Comment by declan | Hacker News Reader

Comment by declan | Hacker News Reader

Parent Full thread

I'm generally familiar with SF bay area construction costs so let me use that as an example. That "Saratoga" house is about 1,800 sq. ft; the cost to merely frame 1,800 sq. ft two-floor new construction on the SF peninsula is about $120,000-$130,000 assuming no steel. That does not include foundation, roof, flooring, plumbing, HVAC, insulation, drywall, painting, siding, cabinetry, doors, windows, etc.--which could be 5x-12x more depending on finishes.

That sum also does not include general contractor overhead and profit of perhaps 12%, architect fees, building permit fees, structural engineering fees, planning review fees, school district permit tax, road impact fees, civil engineering fees, landscape architect fees, Title 24 consultant fees, soils engineering fees, etc.

If you were magically given a vacant lot for free in Palo Alto and wanted to build that house as shown with a basement, it would probably cost you about $2M in construction costs today. Again, that's assuming you got the land for free.

Out of curiosity, any idea if framing requirements are similar nowadays? Id assume the there was more framing now days to help in earthquakes, increasing cost. However this is a guess.

Many of these old houses are balloon framed, which is cheaper and faster to build, but allows fire to spread to the roof in <7 minutes in most cases.

There's more strapping with earthquake straps I imagine.

I was talking to a lady /u/sixup on reddit about her (excellent) Tiny House in Vancouver. She was thinking of getting these blocks of rubber inter-dispersed with thin plates of steel. This would go under her house and hold it upright. Earthquakes wouldn't do anything to such a house, and it's not expensive. So if you're worried about that and can lift your house, I'd do it.

Framing requirements have become far, far stricter. Here's one construction project currently being framed on the SF peninsula: https://goo.gl/photos/hdDmcqWkEuQenvku9

It's a one-story room with a 9' ceiling height. The structural engineer specified two massive Simpson Strong-Walls, side by side. There was barely any room for the window, which had to be askew as a result. A local architect tells me the requirements were far less onerous even a decade ago.

Also foundation requirements have increased as well. You may be on a flat lot with no history of problems based on a soils analysis, but end up having to drill piers anyway. Just in case. Your municipality wants them. Which will likely increase foundation costs by tens of thousands of dollars--so much for affordable SF bay area housing!

I know one fellow building a new home on the SF peninsula who spent $500,000 to pour a roughly 1,000 sq. ft basement. (Small lot, not much outdoor space, so he was determined to have a place for his kids to play in.)

Reply on news.ycombinator.com