Plumbing Installation Cost

[artkid]

Hi. I'm considering purchasing property to build a small studio house. I have created an architectural model and I can build it myself. The construction will cost < $4,000 (for foundation, floor, walls, roof, siding), since it has no basement and I will make my own premade items, such as trusses, windows, furniture, etc.

However, I will have to contract the plumbing and I don't have any information on this or how much it will cost.

1. What must I be aware of when selecting a property, in order to access water?
2. Please tell me a *general* estimate (for everything) to have plumbing installed in a 20x28' house w/ 1 bathroom and kitchen sink. I'm located in IL (US). I imagine it depends on the location, soil, etc, but I have no idea how much it could cost, $2,000-$20,000, and I can't buy property until I know I can afford to do it

Thank you.

[bkrahmer]

I'm confused here. At first, you say that the construction will cost < $4000. Then you seem to be asking how much everything will cost.

I'm just starting the process of building my own house. The materials just for the shed came out at over $1800, for an 8x12. I decided I will get a prebuilt unit for $1350. :) I'll still have to add drywall and insulation, but will still be a lot cheaper and less time-consuming.

If you think you can build the house (I think I can), then draw out plans that account for every piece of the house that you can build, and then price it out. Add 10%. Anything you can't build, bid it out.

You're going to make windows? I've never heard of such a thing. Furniture, yeah, maybe. If you're a cheap bastard or a master craftsman...

[artkid]

Yes, the *construction* for my small 28X20X12' studio house will cost $3,2XX, which is < $4,000 (excluding plumbing and electric installation and appliances like water heater). I've calculated every block, joist, sheet, shingle, etc. Some of my architecture drawings are at: http://www.playthingz.us/kid/examples.html (scroll down)

As for windows, I sculpted window frame prototypes then molded and casted them in vinyl with threads for premade latches. Instead of glass, I will use polycarbonate (very durable, easily cuttable and does not shatter).

My house will be like a miniature castle. It will have immitation black brick siding, carved king's bed, architectural trims, renaissance style murals, custom gold painted fiberglass bathtub, etc, but it won't cost me practically anything.

[bkrahmer]

I noticed that you mentioned 'block'. That sounds like a block foundation. Are you going to dig the hole with a spade as well?

I still don't believe that you could come anywhere close to 3200. Is that single story? Insulated? Any interior walls? What do you mean by imitation black brick siding? Perhaps that particleboard interior paneling painted black?

Just from two rough calculations, I see $250 in drywall (not including finish materials) and 500 in floor sheating (not the finished floor, just sheathing). That right there is almost 25% of your budget.

I'm sorry if I sound too harsh or doubtful, but your figures seem astonishing...

[artkid]

Well, I don't see how it would cost $1,800 for an 8X12' shed. Maybe for house quality. Assuming 12' tall (8' walls + 4' roof), the major construction costs are:

* Basic crawlspace foundation (it's just a shed, right?) - About $100
* Floor - 2 2X6X12' joists ($8), 4 2X6X8' joists ($11), 3 OSB sheets ($54) - $73
* Walls - about 18 2X4X8's ($36), 4 2X4X12's ($10), 10 OSB sheets ($180) - $226
* Drywall - $40
* Roof - About $150 for frame, sheets, tar, shingles
* Siding - Maximum $120 (288SQFT)
------------------------------
Total: $709 (rough estimate, add $200 just in case for paint, nails, bolts, etc)

Ultimately, it depends on how you do it, how much you're willing to do yourself, price of materials where you live and city codes. In my city, sheds and clubhouses don't have to be house quality. You see that 4X8X6' clubhouse at my site? It cost me $135 to build. It has a foundation, floor, roof, door, window. It has lasted 6 years with no weather damage.

"Is that single story?" - 7' main level with 5' loft for 2 bedrooms
"What do you mean by imitation black brick siding?" - I know this sounds crazy, but I meant that I would have my brick siding (and window frame) prototypes produced in vinyl by a local plastics manufacturer which my uncle owns

[doyle]

2x4x8's for $2.00 each??? Gosh...the cheapest ones around here are $3.27 each. Are you going to use pressure-treated joists and plywood for the floor? Will the floor be sitting right on the ground or will it be on concrete blocks? What about exterior trim? I like the extra $200 cushion you've allowed yourself....you just may need it.

Sounds like a fun project...take pics as you go.

[Rich]

I have to put my .02 in here. The cheapest I've ever built a structure for was $47/sf. For a 28x20 - that equates to $28000+. The only thing it didn't include was finish flooring. You're building for $40 / sf cheaper than that? :shock:
I realize that a big difference is that I've included electrical plumbing etc in my cost (no profit included though) and I had to work to a schedule. Although you will eventually have to pay for those items - you will have saved quite a chunk on labor.
Anyway - if you think you can do it that's a good place to start. I'll be really interested in final costs - let us know. I may hire you to help me out on 800+ units of military housing that they are wanting for $52/sf :)

[bkrahmer]

I guess I misunderstood what you meant by 'studio house'. Apparently you do not want something that is structurally sound. However, in most areas, a building of that sq footage would require a permit, and if they need to review your plans, I don't know if 18 2x4's will cut it. I figure 82 2x4's for the walls. BTW, when I priced 3/4" T&G OSB floor sheathing at HD a few weeks ago, it was $30.

You said that you priced everything out, but you must have said that under the influence.

> Drywall - $40

That's 8 sheets. That will cover ONE of your long walls.

> Roof - About $150 for frame, sheets, tar, shingles

Umm, no. Maybe $200 for JUST the shingles.

> Siding - Maximum $120 (288SQFT)

Umm, NO! You would have 768 ft2 of siding.

Either this building is not actually going to be 20x28, or you need to pick up a book on estimating. I don't think you are even calculating the amount of materials correctly, much less the cost. Regardless, have fun and good luck.

[davidshackelford]

I guess I misunderstood what you meant by 'studio house'. Apparently you do not want something that is structurally sound. However, in most areas, a building of that sq footage would require a permit, and if they need to review your plans, I don't know if 18 2x4's will cut it. I figure 82 2x4's for the walls. BTW, when I priced 3/4" T&G OSB floor sheathing at HD a few weeks ago, it was $30.

You said that you priced everything out, but you must have said that under the influence.

> Drywall - $40

That's 8 sheets. That will cover ONE of your long walls.

> Roof - About $150 for frame, sheets, tar, shingles

Umm, no. Maybe $200 for JUST the shingles.

> Siding - Maximum $120 (288SQFT)

Umm, NO! You would have 768 ft2 of siding.

Either this building is not actually going to be 20x28, or you need to pick up a book on estimating. I don't think you are even calculating the amount of materials correctly, much less the cost. Regardless, have fun and good luck.

Maybe I misunderstood, but I think artkid was talking about an 8 * 12 shed, not the studio house he is building.

[bkrahmer]

He mentioned 8x12 as a reply to my post about building a shed. If you re-read his original post above, in question #2 he says 20x28...

[Rich]

Use my calculator for Stud walls - it comes up really close to what bkrahmer has. But - I think artkids' list of material was for an 8x12 shed.

Although I still disagree with his takeoff.. I come up with 29 - 2x4's (24" o.c.) and 8 - 16' plates. And that's using standard construction practices - one door and no windows.

[bkrahmer]

Ok, I see what happened here. I was talking about my shed as part of my disbelief of the prices he was talking about, and instead of detailing his prices, he details what he thinks my shed would cost. Then, I replied thinking that he was detailing what his construction would be. I guess we just think on different wavelengths...

As far as my shed, I don't have the entire breakdown anymore, because when I realized what the prebuilt cost, I deleted that section from my Excel spreadsheet. Maybe I'll run the numbers again before I buy the prebuilt one. BTW, your numbers didn't include an exterior door and a window, which mine did.

cheers

[doyle]

I know that this thread about plumbing cost has really turned into one about price per square foot, so let me give you my latest 'material cost per square foot' for the buildings you see on my website:

For an 8x12 shed the cost/sf is $8.07 for a total material cost of $775.

For a 20x28, the cost/sf is 11.45 for a total material cost of $6412.

I see (almost) NO way to build a structure for less than the prices I listed above. Well, maybe with used or donated materials. If I could find a cheaper way, believe me I would...lol

I would be happy to provide any member here with a free materials list for any size shed you want to build.

[artkid]

bkrahmer, "Drywall - $40" is overestimated for your 8X12' shed, which is what I was referring to. My local hardware store sells drywall for $3.15. It will take 10 vertical 4X8' sheets to cover the interior walls of a 8X12'. That's $31.50.

davidshackelford: Exactly. He misunderstood. Obviously, he uses all pre-existing materials and he thinks you have to be a "master craftsman" to make basic things like windows, doors or furniture.

"Apparently you do not want something that is structurally sound." - No, it's just that I prefer to think for myself and apply my own logic, instead of thinking about how other people do it or how it's supposed to be done. That's the difference between a leader and a follower. Also, why waste money building a house to last 100 years? I'll be dead by then. No one will want a house I designed specifically for myself. In 100 years, everything will change anyway -- ie, electricity may be powered by the sun.

doyle, thanks for the information. Cool sheds at your site.

[davidshackelford]

artkid, Just out of curiousity, what is your local hardware store??? In my area, all of our prices are almost double of what you are saying. Is it a local hardware store, or a chain like Lowes or Home Depot?

-David

[artkid]

It's actually a warehouse in central, IL that sells retail like a standard hardware store. Their prices for 2X4s (not pressure treated) are < $2 during the winter or fall, but they are a little more expensive in the summer, $2.40 last time I checked.

Anyway... I got a quote from a local plumber. He said he would do everything for $4K-5K for my small house with 1 bath and kitchen sink if I select a property in a residental area that has access to municipal lines, which means that I have to follow strict codes.

[steeve]

that post was very interesting, and i agree with Artkid, if you shop around and plan everything ahead, you will save a lot, and if you put you muscle in to it it will represent a big 50% gain...a shed says it all...hope Artkit will be around one day to show us his final pruduct...the house i want to built 3000sf+ is estimated at 350k+...i think and hope i ll do it for under 200k, the only factor in money is "time".hope i ll have a chance to show you my final pruduct... :wink: