I want to build a home from scratch - am I crazy?

I have read several posts about the pitfalls and the cost of building a new home in Brooklyn. I have seen cost ranges from $200 to $500 per square foot, architect fees of 15-20%, engineering fees, etc. My wife and I are considering building a new home in and around our current neighborhood of Carroll Gardens. We have lived here 14 years, have a nice apartment, but we have  a growing family and we want to stay in the neighborhood. We are priced out of brownstones and don’t really want to depend on tennants to help us make our mortgage. I have some experience both doing remodeling (I remodeled a home, gutting 2 bathrooms and kitchen, pulled permits, did the plumbing and eletrical mostly myself and with help of my handy father) and have acted as GC. In my prior two apartments, I gut re-modeled them both. All that said, I am lookiing for some insight and tips for building from scratch in Brooklyn and what to expect. **Question 1** What can I expect to find for vacant lots or tear-downs in the neighborhood. If it is vacant, I would probably hire an environmental company to look at the lot to make sure there are not USTs or other prior evironmental issues. Is there anything else should be wary of, or look out for. **Question 2** How long does the permitting process take for new construction? What the risks and pitfalls of this process? And how do you keep the neighbors from losing their minds during the construction? **Question 3** Do I really need a GC to build my own house. As I mentioned, I have experience, I know how to find sub contractors and I know (or at least I think I know) how to hold them to a timeline. The reason for the question is that I am looking to keep my construction costs to $300 per square foot. I am trying to keep my total budget – land, fees, permits, construction, etc at $1.2\. Am I dreaming? Thanks, interested to hear everyone’s thoughts.

58dad

in Construction 12 years and 8 months ago

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williamwilliam | 10 years and 11 months ago

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Hi 58dad, I’m interested in building a home from scratch too. I need to find a plot of land at least 16X40, ideally in Brooklyn. Did you have any luck finding vacant lots? If so, how? [This](http://brownstoner.staging.wpengine.com/blog/2014/01/small-apartment-building-replaces-row-house-on-macon-street-in-ocean-hill/) brownstone article references two lots purchased in Ocean Hill for $244,000 in June of 2013\. Gives me hope. Any info you can provide on how to purchase a lot is greatly appreciated. Thank you, William

Bklnite | 12 years and 8 months ago

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Yes, you are crazy, but good luck living your dream.

dazednconfused2 | 12 years and 8 months ago

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58dad, I’m one of those architects who said $250 – $300 per sq ft.  Right now we’re doing two new homes in Brooklyn within that range.  There are a huge number of considerations to explore when getting into this kind of endeavor, so a phone conversation would be much better than a forum environment.   That said, I’ll address the GC issue.  The DOB will not issue a permit to someone who is not licensed, insured, and has a tracking number registered with the DOB.  In small jobs, occasionally you can find a GC who will pull the permit for someone like you to do the work himself.  However, the liability assumed by a GC in a big job would prevent any GC from doing that here.   Permitting for a new job can take months, sometimes many months depending on any number of issues.   I’d be happy to continue the discussion if you’d like to give me a call.   Jim Hill, RA, LEED AP Urban Pioneering Architecture (917) 593-3038

BobMarvin | 12 years and 8 months ago

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I have no experience in building houses but you write that you’ve been priced out of brownstones. Absent all other potential problems, wouldn’t building a new house on a vacant lot, or lot occupied by a “tear-down” building in brownstone Brooklyn, be FAR more costly?