Hmmmm

"OPPOsaurus WRX" (opposaurus) 11/08/2018 at 11:35 • Filed to: None

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I picked up a new side project. A couple in a neighboring town want to build a 5000 sq ft house. Awesome. They are nice people and i’m excited to be working with them. This is a huge project for me, but not something I can’t handle. What i’m getting worried about is the budget. The husband showed up late, so I started talking with t he wife first. She said the construction budget is about $600k. well with some quick math, $150-$200 a square foot, that is $750k-$1m. Then the husband shows up and says he wants two basements. Uh what? H wants to dig two levels down. That is a first for me. I dont know what requirements that has for things like ventilation or if the town is even going to allow that. The husband said he wants a big house and is willing to pay for it. Being willing to pay and being capable to pay are two very different things. So while i’m very excited about this project, I’m also a bit nervous that I’ll be designing a house and then a few months later, designing another smaller house, probably with only one basement.

shop-teacher > OPPOsaurus WRX 11/08/2018 at 11:43

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A two level residential basement?  That’s a new one.  It’d be a lot cheaper to just build a 3-story house.

Duck Duck Grey Duck FTMFW! > OPPOsaurus WRX 11/08/2018 at 11:43

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Two basements sounds kind of awesome but also a nightmare to build.

OPPOsaurus WRX > shop-teacher 11/08/2018 at 11:46

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well that will be on top.

OPPOsaurus WRX > Duck Duck Grey Duck FTMFW! 11/08/2018 at 11:46

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he also said there is a lot of ledge on t he property. i can;t imagine the fucking nightmare it will be to blast that all out 20' deep

functionoverfashion > OPPOsaurus WRX 11/08/2018 at 11:47

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So the images are a little before/after of your feelings toward this project?

shop-teacher > OPPOsaurus WRX 11/08/2018 at 11:47

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Yep it would.

TheRealBicycleBuck > OPPOsaurus WRX 11/08/2018 at 11:48

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Sounds wet.

WilliamsSW > OPPOsaurus WRX 11/08/2018 at 11:48

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Who the hell wants a 2nd basement?

Maybe it’s a way to get around zoning limitations on house size (footprint ratio/max height)?

Spaceball-Two > OPPOsaurus WRX 11/08/2018 at 11:51

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That’s going to be a lot of concrete and steal work which means more $$$$ . What’s the water table like in the area?

JawzX2, Boost Addict. 1.6t, 2.7tt, 4.2t > shop-teacher 11/08/2018 at 11:51

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But then he wont have his prepper bunker! 

shop-teacher > JawzX2, Boost Addict. 1.6t, 2.7tt, 4.2t 11/08/2018 at 11:54

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Ohhhhhhhh!!!!!

Well, now I understand!

BrianGriffin thinks “reliable” is just a state of mind > OPPOsaurus WRX 11/08/2018 at 11:55

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I feel like they should probably be contacting someone in commercial building for a structure like that. I also feel like no bank ins going to finance them and/or insurance will be in the five digits annually. 

I like cars: Jim Spanfeller is one ugly motherfucker > OPPOsaurus WRX 11/08/2018 at 11:56

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3 story plus two basements? Sounds like he should just buy an apartment building.

HFV has no HFV. But somehow has 2 motorcycles > OPPOsaurus WRX 11/08/2018 at 11:56

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two basements? this guys is up to something. It would be funny to make a big house that is 8 0% underground huge 4000sq/ft house underground, small modest 1000sq/ft rambler on top. 

CalzoneGolem > OPPOsaurus WRX 11/08/2018 at 11:57

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One is for sex and the other is for storing C hristmas decorations.

OPPOsaurus WRX > I like cars: Jim Spanfeller is one ugly motherfucker 11/08/2018 at 11:58

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yea, this thing is going to be nuts.

OPPOsaurus WRX > WilliamsSW 11/08/2018 at 11:59

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i dont thank thats what it is. They have like a 2000 sq ft house now and moving up to 5000 so i can;t imagine that not being enough space. each basement level will be about 1800 sq ft

OPPOsaurus WRX > Spaceball-Two 11/08/2018 at 12:00

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that i dont know.  Hes up on a hill a little bit so it might not be bad but 20' down.... yea something to look into.

random001 > OPPOsaurus WRX 11/08/2018 at 12:02

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So you design houses for rando’s off the street?

Chariotoflove > OPPOsaurus WRX 11/08/2018 at 12:03

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Well, if they are good people and you have a good relationship with them, then you just have to be straight with them.  They are big kids, and they’ll be going into it with their eyes open.  At the end of the day, your responsibility is to design what is asked of you and get paid for it, right?

Highlander-Datsuns are Forever > OPPOsaurus WRX 11/08/2018 at 12:03

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My in- laws had a 6000 Sf house with two kids. It was so large that that we stayed there with our two children and my wife’s brother for a week and were not even tripping over each other. I hope they will have a come to jesus moment and downsize to 3,000 SF. I mean I have a 2400 SF house and 2 kids and there is plenty of room.

Dr. Zoidberg - RIP Oppo > OPPOsaurus WRX 11/08/2018 at 12:06

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But how big will the garage be?

facw > OPPOsaurus WRX 11/08/2018 at 12:07

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Must have read that article about huge basements under tiny houses in Aspen and decided to get in on the trend...

The Millionaires Living in the Mining Cabins

Bengal55 > OPPOsaurus WRX 11/08/2018 at 12:14

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Welcome to clients who have no idea what they are doing or really want 101. Your rule of thumb for $150-$200 a square foot is on point with normal construction, more luxury furnishings can bump that into the $350 territory.

As far as them wanting X now and Y later, it’s going to happen. Clients change their mind all the time, and generally dumb things down when they realize how much their initial dreams will actually cost. As an architect you need to decide if it’s worth billing hourly ($$$) or a set fee. If you choose the set fee route, then I highly recommend you make it clear that they only get a set number of revisions before more money is needed. Trust me, these guys sound like they are going to go through quite a few.

As far as the double basement, it’s doable, but rare. You’ll have to keep in mind things like egress if they want bedrooms down there and other fire codes, not to mention water/vapor prevention. I suspect that will be scrapped later in their design wishes. You’ll be looking at commercial construction for ideas on that.

Good luck, taking on a large home for the first time is always exciting, and can be an absolute bear if the clients are overly controlling. At the end of the day make sure your fee schedule takes into account indecisiveness, budget changes and code comments/revisions.

I’m going through all that right now with a client of ours. His initial “4000sq.ft max” has ballooned to well over 8000sq.ft and is going to take some finessing to get him back down to around what he can actually afford (Which I suspect is around 6000 sq.ft).

Best of luck!

nermal > OPPOsaurus WRX 11/08/2018 at 12:15

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2nd basement? Lots of $$$?

It’s obviously for a Bat Cave.

Duh!

Duck Duck Grey Duck FTMFW! > OPPOsaurus WRX 11/08/2018 at 12:20

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Nightmare or fun time!!!

vondon302 > OPPOsaurus WRX 11/08/2018 at 12:21

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2 basements?

Dungeon or safe room.

Spaceball-Two > OPPOsaurus WRX 11/08/2018 at 12:33

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Sounds like he wants a bunker.

XJDano > OPPOsaurus WRX 11/08/2018 at 12:36

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Are you going to design the staircase in the middle, or in a corner?

When did the wife know about the second basement?

Bring out the gimp!

Also, just throw in an elevator.

Spamfeller Loves Nazi Clicks > WilliamsSW 11/08/2018 at 12:37

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I do, but that’s because I specifically have a need to install a large amount of computer and electrical equipment. So the second basement would be less ‘bunker’ and basically a data center as well as whole house UPS and generator system. (I t’s way easier to noise-proof generators when they’re inside and exhausting outside.)

XJDano > OPPOsaurus WRX 11/08/2018 at 12:37

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Walk out basement and walk out deck basement....  

WilliamsSW > OPPOsaurus WRX 11/08/2018 at 12:42

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It’s an odd request to me, but then again, I view basements as a necessary evil.

It doesn’t sound like the husband and wife are on the same page on the budget - they need to get there or they will make you miserable. 

WilliamsSW > OPPOsaurus WRX 11/08/2018 at 12:44

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Blast? He’s hitting bedrock? Ugh. 

WilliamsSW > Spamfeller Loves Nazi Clicks 11/08/2018 at 12:47

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I could see that, but why not put that in the main basement?

( I’m not one to spend time in the basement anyways, so if that took up half of it, I wouldn’t really care)

shop-teacher > Dr. Zoidberg - RIP Oppo 11/08/2018 at 12:59

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How big will the garage’s basement be?

OPPOsaurus WRX > random001 11/08/2018 at 13:00

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I’ll design a house for anyone who wants to pay me. Some family member of these people had called the office I worked for. The project was too small for the office so my boss offered it to me to do on my own. they liked the work I did so they asked me to do their house.

Spamfeller Loves Nazi Clicks > WilliamsSW 11/08/2018 at 13:01

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Because the basement is where I want to put a fair chunk of the fabrication stuff. Which requires a whole lot of floor space since it’s electrical harnesses and 3D printing that would go in there. (Never put your woodworking or machine shop below ground level much less indoors. You’ll never get anything clean.)

OPPOsaurus WRX > Chariotoflove 11/08/2018 at 13:02

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yea, there is some responsibility to educate them on construction, and part of that is budget, I warned them and they said its all good so on we go. 

Dr. Zoidberg - RIP Oppo > shop-teacher 11/08/2018 at 13:03

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Two stories below sounds like a not-great design. Probably doesn’t want to admit he’s actually building a bunker for when the GUBMENT COLLAPSES

OPPOsaurus WRX > Highlander-Datsuns are Forever 11/08/2018 at 13:03

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yea... i dont see that happening. this guy wants to make a state ment with this house.

OPPOsaurus WRX > shop-teacher 11/08/2018 at 13:04

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no basment under the garage, the garage will be 3 possible 4 cars, 2 6'x36'

random001 > OPPOsaurus WRX 11/08/2018 at 13:07

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Well, now I know that....

OPPOsaurus WRX > XJDano 11/08/2018 at 13:07

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not sure when she found out about it, but she didn;t look amused, 

Galileo Humpkins (aka MC Clap Yo Handz) > OPPOsaurus WRX 11/08/2018 at 13:09

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This has all the makings of those house finding shows, “I want 7 bedrooms, 8 bathrooms, two kitchens, a media room, move in ready and in the most exclusive area. My budget is $125,000 and a few unused scratch off lottery tickets.”

The flip side of those shows is, “I’m an amateur glass blower and my husband is an unknown street artist, our budget is $3,000,000.”

OPPOsaurus WRX > Bengal55 11/08/2018 at 13:13

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Yea, i’m billing by the hour, they seem like they will be extremely indecisive. The wife has a pinterest page a mile long for ideas.

they have some connections in the construction industry so I think they will be able to get the sq ft cost down but they do have expensive taste.

I used to work for an architect who did larger houses like this so I’m not walking into this with no experience, but doing it on my own is a little different .

OPPOsaurus WRX > Galileo Humpkins (aka MC Clap Yo Handz) 11/08/2018 at 13:19

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i’m thinking this is somewhere in between that.  and the house i did for his brother came in way over budget so we ended up redoing the entire project. 

Dr. Zoidberg - RIP Oppo > OPPOsaurus WRX 11/08/2018 at 13:33

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That’s a pretty good size.

Dr. Zoidberg - RIP Oppo > vondon302 11/08/2018 at 13:33

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Sexy safe dungeon room

Galileo Humpkins (aka MC Clap Yo Handz) > OPPOsaurus WRX 11/08/2018 at 13:34

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In all seriousness, h opefully, if/when you have to redo it, it won’t be that bad - and maybe you’ll figure out some things for the initial design to keep costs down but still give them what they want. The thing that worries me - beyond the approval to dig that deep - is the cost of doing it . Wouldn’t that be one of the more, if not most, expensive aspects of the project?

shop-teacher > OPPOsaurus WRX 11/08/2018 at 13:41

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MISSED OPPORTUNITY!!!

shop-teacher > Dr. Zoidberg - RIP Oppo 11/08/2018 at 13:42

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There may actually be something to that.

Sampsonite24-Earth's Least Likeliest Hero > OPPOsaurus WRX 11/08/2018 at 13:54

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that husband definetly wants a murder basement

Sampsonite24-Earth's Least Likeliest Hero > WilliamsSW 11/08/2018 at 13:55

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for murders

WilliamsSW > Sampsonite24-Earth's Least Likeliest Hero 11/08/2018 at 14:01

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That seems most likely, actually.

Yowen - not necessarily not spaghetti and meatballs > Highlander-Datsuns are Forever 11/08/2018 at 14:08

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Yeah... my 1500 sqft house is mostly occupied by me during the week and two of us on the weekends. I’ve semi-permanently closed the doors to two of the bedrooms and shut off the heat.

Yowen - not necessarily not spaghetti and meatballs > OPPOsaurus WRX 11/08/2018 at 14:10

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Did they shed any light as to what the intended purpose of this 2nd level of the basement is? That’s definitely an odd request!

OPPOsaurus WRX > Yowen - not necessarily not spaghetti and meatballs 11/08/2018 at 14:26

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he said fitness room, which at 1800 sq ft is probably bigger than something like a Gold’s G ym or something.

OPPOsaurus WRX > Galileo Humpkins (aka MC Clap Yo Handz) 11/08/2018 at 14:27

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he owns an excavation company, so the additional cost for that will be a lot lower than for the average person.  he still has to pay for the upgraded foundation wall strength and additional materials.

Yowen - not necessarily not spaghetti and meatballs > OPPOsaurus WRX 11/08/2018 at 14:43

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I imagine many gyms are probably bigger than that, but that’s giant for just a husband/wife.

Galileo Humpkins (aka MC Clap Yo Handz) > OPPOsaurus WRX 11/08/2018 at 15:56

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Ah, so there’s where we save some big $ .

gmporschenut also a fan of hondas > CalzoneGolem 11/08/2018 at 23:14

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it’s called rape when its non consensual.

gmporschenut also a fan of hondas > OPPOsaurus WRX 11/08/2018 at 23:37

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abot 18 months ago I was looking at a house and “office” really just another house on the property, and thinking of buying and splitting till i found it was going to be 25-30k to blast out a new leach field.