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Old 07-26-2018, 11:28 PM   #1
bigdaddy590
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Default Barndo Self Contracting DIY

Wife and I have been planning this thing for a while. Took us a while just to get where we are today but things are moving along nicely now.

The details:

Navarro County
5.733 acres
Between Corsicana and Blooming Grove
1700sqft living
2600sqft slab
3 bed 2 bath
I have a buddy in commercial construction who is technically the GC and who I've paid a small sum to be my technical assistant and butt chewer.

So far this is what we have accomplished:

Fences - braces built and painted, meshwire stretched. (This should ideally be done in winter not july)

Soil test and foundation design - this black clay is brutal. Soil test showed over 5" of movement possible. Engineers suggested chemical stabilization injection, select fill pad, and lots of post tension cables.

Water - trencher rented and pipe laid for meter and to house. Podunk water supply companies are the worst but I guess it's better than digging a well.

Dirtwork/driveway - rough dirt work was done followed by the soil injection. This week pad was built up with select and crushed concrete was hauled in and the driveway installed.

Metal building - found someone to stand building and we've designed the building with Muller.

Got the electrician and plumber on standby waiting on concrete contractor to form it up.



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Old 07-27-2018, 07:54 AM   #2
ramrod
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looks great, hope everything goes smooth. Keep the pictures coming.
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Old 07-27-2018, 07:59 AM   #3
Bigdaddy
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"Soil test and foundation design - this black clay is brutal. Soil test showed over 5" of movement possible. Engineers suggested chemical stabilization injection, select fill pad, and lots of post tension cables."
FYI 5" movement is very possible in your area. Just remember the Gander Mountain store closed. The slab there had over 24 inches of differential movement in the store. Soils in your area are very expansive.
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Old 07-27-2018, 09:46 AM   #4
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Awesome man. I’m about to be doing the same thing myself so we’ll see how it goes!
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Old 07-27-2018, 04:25 PM   #5
GA-E
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That is a great floor plan, I like the utility room access to the water closet off the master... very well thought-out!
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Old 07-27-2018, 06:16 PM   #6
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What are the deminsions of your building? It looks like 36x50 but I canít make it on the drawings. That floor plan is awesome.
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Old 07-27-2018, 09:04 PM   #7
bigdaddy590
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Quote:
Originally Posted by Bigdaddy View Post
"Soil test and foundation design - this black clay is brutal. Soil test showed over 5" of movement possible. Engineers suggested chemical stabilization injection, select fill pad, and lots of post tension cables."
FYI 5" movement is very possible in your area. Just remember the Gander Mountain store closed. The slab there had over 24 inches of differential movement in the store. Soils in your area are very expansive.
I knew they were very expansive. Our foundation plans call for over 3000 ft of cables. I'm not sure if that is a lot but it seems it to me.
Quote:
Originally Posted by TxTechBowhunter View Post
What are the deminsions of your building? It looks like 36x50 but I canít make it on the drawings. That floor plan is awesome.
So the main building (living area, storage, and back porch) are 50x50 square then the small front porch. Thanks. We worked for a LONG time on the plans and tried to adapt it as much as possible to our lifestyle.

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Old 07-27-2018, 09:11 PM   #8
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In for this.

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Old 07-27-2018, 09:39 PM   #9
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Nice plan. A few items you might consider

Where is the HVAC air handler going and how will you access for filter changes?
When they pour the slab pour a pad for the HVAC but don’t connect it to the main slab so the noise from the outside unit is not transmitted inside.
Where will the water heater go and access when it needs to be replaced?
Make sure you have enough space to get the vent pipe for the range vent out through the roof. Mine is rated for 600cfm and takes an 8” vent.
Double all the electrical penetrations through the slab. Hard to fix after the slab is poured. Chances are the concrete guys will screw up at least one.
Double check the plumbers stubups. I was fixing some as the concrete trucks arrived. I’m sure your plumber is better than mine.

Good luck. Looks like you are doing all the right things.
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Old 07-27-2018, 10:15 PM   #10
bigdaddy590
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Quote:
Originally Posted by kmitchl View Post
Nice plan. A few items you might consider

Where is the HVAC air handler going and how will you access for filter changes?
When they pour the slab pour a pad for the HVAC but donít connect it to the main slab so the noise from the outside unit is not transmitted inside.
Where will the water heater go and access when it needs to be replaced?
Make sure you have enough space to get the vent pipe for the range vent out through the roof. Mine is rated for 600cfm and takes an 8Ē vent.
Double all the electrical penetrations through the slab. Hard to fix after the slab is poured. Chances are the concrete guys will screw up at least one.
Double check the plumbers stubups. I was fixing some as the concrete trucks arrived. Iím sure your plumber is better than mine.

Good luck. Looks like you are doing all the right things.
Air handler was a question I've struggled with. Thought about in the attic but really dont like that idea. Think I'm going to add a small closet in the storage area that will open into the top left bedroom.

I'm thinking another closet for the water heater in the storage area but will discuss with the plumber on Monday.

Good thinking about the range vent. I'll look into that although our verticle I beams are 8 inches so clearance shouldn't be an issue.

There will only be one penetration for electrical in the slab, to the island. I really dislike floor plugs and am trying to keep as much out of the slab as possible.

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Old 07-28-2018, 11:11 AM   #11
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Nice looking plans. Here are a couple of things that I missed with my new house build.
1 Think about putting a drain in your laundry room in case you ever have a washing machine problem or a hose bust.
2. Put a main water turn off valve inside the house. just in case you need to turn off the water quickly.
Keep us posted as you move along.
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Old 07-28-2018, 11:37 AM   #12
bigdaddy590
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Quote:
Originally Posted by T-roy66 View Post
Nice looking plans. Here are a couple of things that I missed with my new house build.
1 Think about putting a drain in your laundry room in case you ever have a washing machine problem or a hose bust.
2. Put a main water turn off valve inside the house. just in case you need to turn off the water quickly.
Keep us posted as you move along.
We do have a drain in the laundry.

I'm going to have the plumber give me a price on installing a water manifold.


Concrete guys are forming it up right now

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Old 07-28-2018, 11:53 AM   #13
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Tankless water heater, make sure your air handler has easy access ( for future repairs) , spray foam, our barndo is 2700 sq ft living and our electric bill hasn’t gone over $120 this summer. Good luck with build.
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Old 07-28-2018, 12:04 PM   #14
kmitchl
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Quote:
Originally Posted by bigdaddy590 View Post
There will only be one penetration for electrical in the slab, to the island. I really dislike floor plugs and am trying to keep as much out of the slab as possible.

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Agree on the floor plugs. Seems like wherever they are they are not in the right place. I assume you are putting your breaker panel outside? What about phone and internet connections? If you are using an aerobic sewage treatment system you will need a 30 amp 120v circuit going out. Iíve always tried to avoid having electrical conduit going out through the wall to get underground. Seems like the weed eater and mower are attracted to these items. I prefer going through the slab.
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Old 07-29-2018, 10:25 PM   #15
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Congrats! In for progress.
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Old 08-03-2018, 04:49 PM   #16
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Looks like a really good floor plan. Do you have a front elevation drawing? I may have to copy this floor plan a little.
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Old 08-03-2018, 11:35 PM   #17
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Quote:
Originally Posted by SabreKiller View Post
Looks like a really good floor plan. Do you have a front elevation drawing? I may have to copy this floor plan a little.
Here are my elevations. A few changes have been made.

1) rock wainscot around the entire structure
2) all 2x5 windows changed to 3x5
3) two windows in the kitchen turned into a single double window.


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Old 08-04-2018, 08:34 AM   #18
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Really nice floor plan, well done!
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Old 08-04-2018, 09:26 AM   #19
RascalArms
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IN for the build....congrats on the journey.
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Old 08-04-2018, 05:45 PM   #20
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Forms were set last weekend. Went and checked them early this week to find they were three feet off. Meeting with concrete sub on Thursday to get it all straightened out.

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Old 08-04-2018, 06:04 PM   #21
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Here are our foundation drawings. Lots of cables!Foundation Final.pdf

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Old 08-07-2018, 07:06 PM   #22
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Digging that!

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Old 08-07-2018, 07:31 PM   #23
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Mind me asking what the build is going to cost? I’m trying to start planning for my barndo 5 yrs from now
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Old 08-08-2018, 05:28 PM   #24
bigdaddy590
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Quote:
Originally Posted by Hunter_Man View Post
Mind me asking what the build is going to cost? Iím trying to start planning for my barndo 5 yrs from now
To have someone general it, $230000.

To general it myself and sub out all the work, $195000.

To general it myself and do some of the work, we shall see.

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Old 08-10-2018, 11:24 PM   #25
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Well we just hit a pretty big bump. Wont take much to fix it but there will be some unhappy contractors. Engineering firm drew in a sheet ledge (1.5" around the exterior) instead of a brick ledge (6" around exterior). Concrete forms were put up but no beams had been dug. Going to try and get it all sorted out tomorrow.

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Old 09-13-2018, 10:53 PM   #26
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Woooo! Been quite the headache already but we have a slab!!!

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Old 09-18-2018, 02:48 PM   #27
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GREAT DAY when they pour the slab. Congrats!
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Old 09-29-2018, 10:01 PM   #28
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Metal building delivered yesterday and rock was ordered today!
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Old Yesterday, 08:29 PM   #29
CJ776
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Just curious since barndos have a lot more slab than a lot of normal residences. did the concrete contractor take any cylinder breaks to show you how strong the concrete is at 28 days? Did you see the mix design? Your GC buddy should be looking out for stuff like this. Would be good ammo to have if you have a warranty issue or claim (you may not have a warranty) and something goes wrong on the slab, shrinkage cracks and spalling etc...
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Old Yesterday, 08:32 PM   #30
bigdaddy590
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Quote:
Originally Posted by CJ776 View Post
Just curious since barndos have a lot more slab than a lot of normal residences. did the concrete contractor take any cylinder breaks to show you how strong the concrete is at 28 days? Did you see the mix design? Your GC buddy should be looking out for stuff like this. Would be good ammo to have if you have a warranty issue or claim (you may not have a warranty) and something goes wrong on the slab, shrinkage cracks and spalling etc...


I did have samples pulled by an independent contractor. Made break at 7 days. Ordered 3000 psi concrete and the day 21 break averaged around 4300.


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