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Anyone in Florida have their own house built?
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01-17-2022, 09:33 AM
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#1
- rectifryer
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Anyone in Florida have their own house built?
I am curious what land assessment has to take place before pouring a foundation. Neighbors across the street have a lot of foundation issues on a 2017 build. I'd assume they built on some sort of instable soil but I wouldn't know what else would cause this. Was the concrete mix incorrect? Did structural engineers mess up on bore sample analysis?
Boycott foodservice industry crew
01-17-2022, 09:44 AM
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#2
- KathleenRyan
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In addition to having level ground/soil to build on, there's also variances in the concrete mix or reinforcement they use within the foundation.
They used to run just straight rebar though the foundation for reinforcement, but I think now they're using some weird plastic chit or something... Been awhile since I've looked into the details, but newer homes are being built cheaper, faster, etc. You know the cheap chitty furniture people buy at IKEA when they're young adults in their first apartment/dorm room? They're basically building whole homes out of that now lol.
If you're dead set on building a home then you'll need to do more research on your own - There's been a lot of changes the last few decades about home building standards including foundation and underground water pipes. As far as buying homes go, if you're going to live there yourself or want a lot of mileage out of it, I'd focus on homes that were built before ~2015.
They used to run just straight rebar though the foundation for reinforcement, but I think now they're using some weird plastic chit or something... Been awhile since I've looked into the details, but newer homes are being built cheaper, faster, etc. You know the cheap chitty furniture people buy at IKEA when they're young adults in their first apartment/dorm room? They're basically building whole homes out of that now lol.
If you're dead set on building a home then you'll need to do more research on your own - There's been a lot of changes the last few decades about home building standards including foundation and underground water pipes. As far as buying homes go, if you're going to live there yourself or want a lot of mileage out of it, I'd focus on homes that were built before ~2015.
drvillain PM's mods to do his bidding - CONFIRMED.
01-17-2022, 09:52 AM
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#3
- rectifryer
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Originally Posted By KathleenRyan⏩
I have plans and land to build, and have "retained" a builder. He suggested a structural engineering firm to perform analysis and make recommendations based off the land. I am consulting them for that, however the people across the street clearly fukked up somehow and I am trying to avoid that. It sounds like it may be due to factors you've mentioned. I thought we were still doing rebar, no fukking way I'm using any other material for sheer strength.In addition to having level ground/soil to build on, there's also variances in the concrete mix or reinforcement they use within the foundation.
They used to run just straight rebar though the foundation for reinforcement, but I think now they're using some weird plastic chit or something... Been awhile since I've looked into the details, but newer homes are being built cheaper, faster, etc. You know the cheap chitty furniture people buy at IKEA when they're young adults in their first apartment/dorm room? They're basically building whole homes out of that now lol.
If you're dead set on building a home then you'll need to do more research on your own - There's been a lot of changes the last few decades about home building standards including foundation and underground water pipes. As far as buying homes go, if you're going to live there yourself or want a lot of mileage out of it, I'd focus on homes that were built before ~2015.
They used to run just straight rebar though the foundation for reinforcement, but I think now they're using some weird plastic chit or something... Been awhile since I've looked into the details, but newer homes are being built cheaper, faster, etc. You know the cheap chitty furniture people buy at IKEA when they're young adults in their first apartment/dorm room? They're basically building whole homes out of that now lol.
If you're dead set on building a home then you'll need to do more research on your own - There's been a lot of changes the last few decades about home building standards including foundation and underground water pipes. As far as buying homes go, if you're going to live there yourself or want a lot of mileage out of it, I'd focus on homes that were built before ~2015.
Boycott foodservice industry crew
01-17-2022, 09:57 AM
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#4
01-17-2022, 10:03 AM
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#5
- All-Star11
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Florida....where a random sinkhole will eat you and your house
01-17-2022, 10:18 AM
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#6
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Originally Posted By fate0311⏩
Yeah, but is this always the answer or are there locations where you shouldn't do this? None of my previous homes have had foundation problems and they were track houses on sand.Florida contractors literally bring in ass loads of sand to raise the grade for lots and then blow in cookie cutter developments.
Originally Posted By QuickShotSteve⏩
Interesting. That does make me nervous. I went to a smaller company because I wanted a custom floor plan. Larger companies would just straight up deny changes that should have been easy to implement. I asked to extend a wall and they raised their rates $20 per foot for the whole house in most instances. We've went through quote processes for Joyal, lifestyle, AR homes, etc...I did, broke ground in 2019, finished up towards end of 2020.
They did multiple core samples around the site to make sure no sink holes or organic material.
I'm in flood zone, they actually built the stem walls 6 feel down under the house and poured the entire CMUs solid, which gave my house a flood rating of something like 17' which really reduced my flood insurance rate with engineering letter.
Honestly though I dont think I will ever do another custom house where I have to find my own architect again, if I ever build again will be with a 'semi custom' home builder that has done tons of homes in the area.
I've never had to lose my **** as often as I did with this guy who had a great reputation. The GC was lazy AF, barely on site to control the subs, every error he would just blame on subs. I had to get involved myself with every sub issues to get resolved. Custom builders are **** if they aren't a really big company from what ive learned. As I told my story to people, if they had ever built a home they had similar stories/problems. So dont think it was just me.
They did multiple core samples around the site to make sure no sink holes or organic material.
I'm in flood zone, they actually built the stem walls 6 feel down under the house and poured the entire CMUs solid, which gave my house a flood rating of something like 17' which really reduced my flood insurance rate with engineering letter.
Honestly though I dont think I will ever do another custom house where I have to find my own architect again, if I ever build again will be with a 'semi custom' home builder that has done tons of homes in the area.
I've never had to lose my **** as often as I did with this guy who had a great reputation. The GC was lazy AF, barely on site to control the subs, every error he would just blame on subs. I had to get involved myself with every sub issues to get resolved. Custom builders are **** if they aren't a really big company from what ive learned. As I told my story to people, if they had ever built a home they had similar stories/problems. So dont think it was just me.
Stem walls are just baffling to me. What are they for? What additional stability do they provide?
Boycott foodservice industry crew
01-17-2022, 10:25 AM
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#7
- suave2000
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Architect brah here. If you don't want any issues in the future you need to have the foundations designed by a structural engineer. You probably need it to get the permits but I'm not sure on the requirements in your zone.
You need to provide the engineer with the soil mechanic studies of the specific parts of the project requested by the engineer. Basically they bore a hole in the ground to test the rigidity of the ground , the engineer uses that info to propey design the foundation and you should be good from there on.
You need to provide the engineer with the soil mechanic studies of the specific parts of the project requested by the engineer. Basically they bore a hole in the ground to test the rigidity of the ground , the engineer uses that info to propey design the foundation and you should be good from there on.
01-17-2022, 10:36 AM
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#8
i inherited a house on the gulf coast and it's old. but it's the oldschool concrete block house that is easy to maintain and has been through everything florida has thrown at it. Literally repaint the block and it looks like a new house lol.
01-17-2022, 10:50 AM
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#9
- rectifryer
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Originally Posted By fate0311⏩
And all the wood homes are gone srs.i inherited a house on the gulf coast and it's old. but it's the oldschool concrete block house that is easy to maintain and has been through everything florida has thrown at it. Literally repaint the block and it looks like a new house lol.
Will never build/buy a wood frame home in florida. However they are beautiful.
Boycott foodservice industry crew
01-17-2022, 04:28 PM
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#10
- SaltyDog920
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Limestone, aquifers, sinkholes....
Probably unstable ground.
Probably unstable ground.
01-17-2022, 07:20 PM
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#11
- Uncle-Phil
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I did.
Bought land from someone, then found a builder that does bulding on your lot.
They had their own engineers to do all that stuff before they pour the foundation.
It's natural for some small cracking as thr house settles, but nothing too much. Worse I had was some drywall take building out, easy fix.
Definitely ensure your foundation is built on proper soil. They take core samples to check percolating rates and all that. Get some engineers involved.
Bought land from someone, then found a builder that does bulding on your lot.
They had their own engineers to do all that stuff before they pour the foundation.
It's natural for some small cracking as thr house settles, but nothing too much. Worse I had was some drywall take building out, easy fix.
Definitely ensure your foundation is built on proper soil. They take core samples to check percolating rates and all that. Get some engineers involved.
Navy vet brah 02-11
01-17-2022, 07:52 PM
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#12
- KathleenRyan
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- KathleenRyan
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Originally Posted By rectifryer⏩
Find them & ask them srs. Very valuable information to have since you're building right next to them and clearly they ran into issues with something.however the people across the street clearly fukked up somehow and I am trying to avoid that.
drvillain PM's mods to do his bidding - CONFIRMED.
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