patrick.net

open yellow pages and start calling general contractors with this question.

I'm doing that as well, just looking for personal experience here.

@SFace why is this so expensive, I know that it is not the labor or materials? If you own the land it seems like it shouldn't cost so much

Might want to think about putting in a basement if the house does not already have one. Also do what you can to keep the original fireplace.

I saw that done a couple times when I was living in the Millbrae area. Don't know what the costs where, but the new houses blended in nicely with the older properties.

One consideration is whether it is possible to comply with current building code requirements. For example, lots of older houses in the area do not have conforming setbacks. If you tear the old house down, you will either need to build the new house with proper setbacks, or obtain a variance. This might limit the size and/or shape of the replacement dwelling. Have a chat with the folks in the local city planning department and they can give you some good info.

For new construction, I would seriously consider a pre-fab house. These can offer substantially lower construction costs with higher construction quality.

ducsingle5313 says

One consideration is whether it is possible to comply with current building code requirements.

I don't know the specifics in your area of CA, but in FL people will often leave one wall of the old structure or some similar subterfuge in order to claim it's a "renovation" rather then new construction to get around the current code requirements.

finehoe says

I don't know the specifics in your area of CA, but in FL people will often leave one wall of the old structure or some similar subterfuge in order to claim it's a "renovation" rather then new construction to get around the current code requirements.

This varies substantially from city to city. Where I live, if you tear down more than 50% of a dwelling within a 1 year period of time, everything has to be brought up to current code. So tough to bypass.

SFace says

In that neck of the wood, the building size is usually based on the slope garde and % formula and lot spefific. You should research this carefully.

For example, a 10K flat lot may build up to 2,700 square feet. A 6K square feet lot will limit you to 1,800 squarer feet. It is not proportional.

To avoid ugly looking box house, there may be requirements that second store sq ft can be no more than 45% of the first story and obvious clearance to your neighbor.

An architect with permit experience will know these things as they have to be approved first and filed permanently.

All good points. I have a friend who is an architect, and he recommends printing out pics from Google Maps plus some pics you take yourself and visiting the city planning office to discuss your concerns with a city planner. He indicated that the city planners are generally very helpful, and they appreciate people who check into these things in advance.

New Renter says

Might want to think about putting in a basement if the house does not already have one. Also do what you can to keep the original fireplace.

Most of that area is on fill and has a high water table. Unless its on a hill side, a basement is a bad idea.

The Blu Homes link is interesting.

I love this part. Curse you, California :)

"Blu charges a premium in California, Canada and Hawaii to cover additional services and material costs that allow us to better serve our customers."

Higher prices to better serve customers? Right. More like higher prices to comply with ridiculous local building codes.

Kevin says

New Renter says

Might want to think about putting in a basement if the house does not already have one. Also do what you can to keep the original fireplace.

Most of that area is on fill and has a high water table. Unless its on a hill side, a basement is a bad idea.

The city won't permit a basement if the geology won't support one. All I'm saying is IMO a basement is a good idea if it can be done

donjumpsuit says

n my opinion, the teardown isn't going to cost much

Obligatory:

New Renter says

The city won't permit a basement if the geology won't support one.

You mean the water table, or something else in CA that I am not familiar with?

myob says

The Blu Homes link is interesting.

I love this part. Curse you, California :)

"Blu charges a premium in California, Canada and Hawaii to cover additional services and material costs that allow us to better serve our customers."

Higher prices to better serve customers? Right. More like higher prices to comply with ridiculous local building codes.

It's a pet peeve of mine, but I hate it when places lie like that when they should just tell the truth.

Turn down is not expensive, maybe a couple of 1,000’s. Best land to build is of cause flat.
For basic calculation I use http://www.building-cost.net/ . It works very well for me in most cases. Finding not too greedy contractor is always a challenge.

REpro says

Finding not too greedy contractor is always a challenge.

lol .. and that was the smartest comment so far. ever since prices skyrocketed in
places like Santa Clara in late 90s.. pretty much any kind of home related services
skyrocketed as well. Alot of it based on perception of rich homeowners able to fork
out buckets full of cash.

zzyzzx says

New Renter says

The city won't permit a basement if the geology won't support one.

You mean the water table, or something else in CA that I am not familiar with?

Yes -as Kevin pointed out if one is too near the Bay or a waterway the basement might be prone to flooding. If that is the case the city should not allow a basement to be put in. Many of the older homes in the area DO have basements though.

There is also the question of earthquakes. Would the presence of a basement make a house less or more stable?

zzyzzx says

donjumpsuit says

n my opinion, the teardown isn't going to cost much

Obligatory:

No that would be wrong! Bad cat!

;)

New Renter says

Might want to think about putting in a basement if the house does not already
have one

Why? Is there a necessity for one in CA? Driving frost?

Seems kind of expensive to go down that far and wall up with concrete instead of other options above ground that are cheaper.

upisdown says

Seems kind of expensive to go down that far and wall up with concrete instead of other options above ground that are cheaper.

Basements are are a very nice feature to have in a house! Not only is it a great place to run utilities, but it's also semi climate controlled, and at least around here, unfinished basements aren't counted in square footage for property tax purposes.

zzyzzx says

upisdown says

Seems kind of expensive to go down that far and wall up with concrete instead of other options above ground that are cheaper.

Basements are are a very nice feature to have in a house! Not only is it a great place to run utilities, but it's also semi climate controlled, and at least around here, unfinished basements aren't counted in square footage for property tax purposes.

Exactly! A basement is great place for a game and media room as well as for storing wine.

From what people have told me even in the SFBA its not THAT expensive to put in an unfinished basement. One person I know in PA was quoted $7k as part of a complete tear down. She wasn't able to do it due to the proximity of a creek.

It can't hurt to ask...