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转一篇美国的,澳卅的程序差不多
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通常建筑商的利润是 20%, 所以一栋一百万的房子有 30 – 50 万是地价, 30-50 万是房价 ($60-100/sqft), (30 万地价格+ 50万房价, 或50 万地价格+ 30万房价) 剩下的是利润20万. 这里暂时不考虑地价变化. 咱们以40 万地价格+ 40万房价为例
自己建利润要比建筑商少点, 所以利润大约15万. 40万的房价里自己干活能省2万到 10万, 就算4万. 共计19万.
税务局规定如果你住在这栋房里两年以上, 卖房产的25万(夫妻合报50万)收益免税. 所以这19万是免税的. 就算是全职也值得, 何况只是兼职. 如果地再涨点价, 涨个20万. 这总计 39 万全部免税.
建一个大约五千到六千尺的房子,除去地价(Utility 已到curb, 地已平).建筑部分大约的造价:
Design $15,000
Loan fee + interest $30,000
City & County fee $30,000
Foundation $30,000
Frame $80,000
Plumber $13,000
Electrician $10,000
Windows $15,000
Roofer $10,000 -$25,000
Heat/AC $18,000
Interior wall (sheet rock) $35,000
Exterior wall $35,000
Insulation $8,000
Painter $10,000
Cabinet $10,000 – 30,000
Counter tops $2,000 – 10,000
Doors $3,000
Floor $35,000
Applicants $8,000
Light fixtures $5,000
Plumbing fixtures $3,000
Hardware $2,000
Drive way $20,000
Landscape $3,000 – 20,000
Total: $381,000 380/5000 about $80/sqft
当然可以请人盖. 如果你请总承包商, 下面的就不用读了. 找个好承包商, 准备好银子就行了. 大概行情是 $120/ sqft 起.
如果你想当OWNER BUILDER, 也可以什么都不干, 只要雇人, 监工, 付钱就行了.
如果你不请总承包商,我觉得有几点需要注意:
1: 基建保险: 可以和你现有的房屋保险公司联系. 这个保险是保意外事故的, 比如小孩跑进你的工地扎了脚. 如果你要申请基建贷款, 这个保险恐怕是少不了的.
2. 雇人一定要雇有执照的SUB CONTRACTOR, 而且要确认他有雇员保险, 如果没有, 有人在工作中扭伤腰, 恐怕一辈子吃上你了.
3. 雇零工要小心税务上的规定. 比如加州规定如果你的工程连工带料超过$500, 就必须: (1), 自己做, 直系亲属可以一起上,或者,(2) 请有执照的SUB CONTRACTOR, ,或者(3) 你相当于雇主, 到CITY 注册, 缴SS TAX, WORK COMP, UNEMPLOYEE TAX … 重复雇同一个人几次按总数计
Build a house in US in not hard at all. The only thing you need to overcome is your self. The only thing you need is GUTS.
首先, 自己盖房者的条件:
1. 对机械等感兴趣, 动手能力强. 自己通过下水道, 修过车. 每个月买一件工具.
2. 身体强壮. 能搬 150 磅. 能吃苦, 在中国务过农, 下过乡, 或在美国打过两年以上的中国餐馆(全职). 小时候常上房爬墙
3. 神经坚强, 别人怎么激你都不急. 但又坚持不懈, 不达到目的, 决不罢休.
每项满分100, 总分240以上, 单项不低于 60 分者合格
What I say below may a little different in your location.
Well, lets start:
Chapter 1. Building permit
1. Design
1.1 Go to you city (county) building department (may be in different name: Planing?) Asking city building regulation. Typical info you need is:
Front set back - From the most front of building to the street.
side set beck
back set beck
land usage percentage - building foundation/lot size
Building height limitation - maximum height
1.2 Architecture design
You don't need license if you design a building that is less than three floor and is not for public use.
Study the common size of windows and doors. Use common size windows/doors can save you a lot of money.
Study building code: it is not critical now. But, if you know it well, you can save some money on structure. You must meet the room minimum requirement, such as size.
Study plumbing code: Try to put all pluming fixture together. it will save money. Inexperienced design can make a costly plumbing system or even impractical.
Study electrical code: Electrical is not really bad. It virtually always can be done the way you wanted.
Study mechanical code: for your AC and heating system. Those pipe are think. make sure you have enough room let them go through, other wise you end with a lot of drop off and cost a lot money on carpenters and drywall guys.
Study fire code: typically they require a big window and smoke detector in each bedroom, and the location of the big window. Notice that any room that has a closet will count as a bedroom.
Study energy requirement: It is a must. You must meet its requirement for any new building or a remodeling.
If you still think you can handle it. Good, let us move on.
Design a dream house as you want. Professional architectures typically charge $80 – 100/hr. Total cost $3,000 - ?
Then create a floor plan, for each floor. Typical on 1” = 4’ scale.
Elevation plan: side view from front back left side and right side. Typical on 1” = 4’ scale.
Lot plan shows location of you old house, proposed house, other building and path, and your lot boundary. On practical scale
You can do as fancy as 3-D computer model (which is what I did in SolidWorks, I brought that software for >$500), or sharp your pencil and review you college drawing skills
Professional drawing cost $50 - $60 per hour, or $500 per dawning, total cost $5000 (including structure drawings)
1.3 Structure design
You need find one licensed structure engineer to design the detail of you building structure. He will calculate how thick the beam, post, stud, shearing wall, header, roof structure, foundation, nail schedule, bearing wall and all hardware (typical use: StrongTie)
This step requires license, nothing you can do, unless you are a licensed civil engineer. Cost $2000 + ( plus site trip, write back to building dept,… @ additional cost)
Now you can integrate the structure drawing.
Contact an energy engineer to do house energy calculation. You can do it by yourself if you buy qualified software. Cost: professional service 500, software $200
1.4 Submit all design package to building department, fill out owner build form, pay city and county development fee, school fee, development tax, park fee, process fee, inspection fee, and whatever fee they ask you to pay. Cost: $200 - $15000, (I paid $12,000)
1.5 Fighting: Building department will check all your design, and write back to you for items they think it is not meet any code I mentioned before. You and your structure engineer will response to it, until they are happy. It could take a few weeks to a few years. (It took me 12 month).
1.6 Permission: City will issue you a building permit. You are in business. Congratulations.
But, the new headache is where to get Money? Builder? …
上回书说到从Building Dept 拿到Building permit, 下一步得筹措银子, 找人开工.
第二章 Construction loan
首先要做预算, 把你的图纸复印十套, ($3/张, $30/套, 共计$300)
从黄页, 别人的建筑工地, 及所有你能找到的地方找到下列承包商及供货商
Foundation 负责平地, 挖地基, 灌水泥
Frame 搭木架
Plumber
Electrician
Windows
Roofer 做房顶,
Heat/AC 通常还包括其它金属件
Interior wall (sheet rock)
Exterior wall
Insulation
Painter
Cabinet
Counter tops
Doors
Floor
Applicants
Light fixtures
Plumbing fixtures
Hardware 门把手之类
让他们分列材料费和人工费, 再加10% 不可预见费, 基本就是你请人造的造价. 你看那项人工费高, 而你又能自己干, 你就自己干吧.
如果你自己有足够的现银, 自不必说, 开工就是了
如果你自己没有足够的现银, 就只好跟银行打交道了.
银行一般不愿发建筑贷款给 Owner builder. 这就得看你的本事了.
银行要求提供:
1. 你的财政状况及信用历史
2. 你的建筑经验, 修房, 换房顶, 做厨房等等
3. 你的项目管理经验, 可以用你的工作经验
4. 预算
建筑贷款的利息要高于一般的房屋贷款, 通常是一年期满. 到期可每三个月续一次, 最多到两年. 当然, 每次延期都要0.25 – 0.75% 的手续费
建筑贷款分五到十次发放, 银行有详细的表格, 满足什么条件发多少钱. 比如说做好地基发 10%, 而且银行的钱都是后付的, 你先要用你自己的钱做好地基, 才能拿到地基的钱.
银行的各种费用也是一个不小的数, 而且建筑贷款的利息是直接扣的, 你不用每月付利息, 所以贷款总数减去手续费, 减去预留利息, 减去不可预见费, 也就剩下 70% 了. 这就是你能拿来盖房的钱了.
另外, 你得准备足够的自有资金去完成银行贷款要求的第一步.
一家不干找两家, 两家不干找四家, 四家不干找八家,…找到为止.
好, 银子备好啦, 可以开工啦 |
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