How to build a duplex?

[Bill Bumface]

The most important question before you look at zoning or financing is: How do you sleep at night knowing you're building the crack houses of tomorrow?

[calgarygeologist]

Originally Posted by Fahrns

Thanks for the replies and PMs so far. Unfortunately, you get what you pay for when asking for advice on the internet. Looks like I might have woken up a few forum Trolls. I have my reasons for wanting to build a semi-detached and I'll just leave it at that.

I'm still curious to learn more about other's experiences with building an infill, working with a general contractor, recommendations, alternative financing options etc. Knowledge is power. This is just my first step before I start seeking professional guidance. I have a lot of friends who have bought new infills, but none that have gone through the build process starting from tear down.

I saw an attached infill during my house hunt last year that was quite interesting and may be something that you can keep in mind. It was built/designed to minimize the actual amount of shared wall space. I don't know the exact dimensions but at the front between the sides it had something like a 16 inch to 24 inch gap which went back 8 or 10 feet or something. In that front portion there was a living room or den on the main floor and a bedroom on the upper floor. The gap, while fairly narrow, created an isolation zone so that sound would not transfer directly through the wall. The central portion of the home shared a wall where the kitchen was and on the second level bathrooms and laundry were on the shared wall. At the rear of the home there again was a gap between the walls so that it would create a zone of isolation. Basically, for the 30 or 40 foot depth of the house only about a 15 to 20 section of the mid section actually had a shared wall.

I thought that was a somewhat interesting design and I've only seen one duplex built that way. Maybe it is not an efficient way of building but it was unique.

[core_upt]

Originally Posted by Knalus

I'm not. I live in a very small house, because I won't compromise and build a POS on my lot.

The sooner you admit you have no idea what you are talking about, the sooner this thread can move along.

[topfiverecords]

Originally Posted by Fahrns

Thanks for the replies and PMs so far. Unfortunately, you get what you pay for when asking for advice on the internet. Looks like I might have woken up a few forum Trolls. I have my reasons for wanting to build a semi-detached and I'll just leave it at that.

I'm still curious to learn more about other's experiences with building an infill, working with a general contractor, recommendations, alternative financing options etc. Knowledge is power. This is just my first step before I start seeking professional guidance. I have a lot of friends who have bought new infills, but none that have gone through the build process starting from tear down.

Why not share your reasons if you want helpful advice?

[mots]

To answer the financing question. Each institution does the construction mortgage (please note that its not a conventional mortgage) a little bit differently, but for the most part you get draws throughout the build.

If you qualify for a $900,000 mortgage, then Im fairly certain you can get a $900K construction mortgage.

A bank would give you:

30% at backfill
65% at drywall
85% at cabinets
100% at completion

Being a general contractor yourself might be harder now as the govt just changed the home warranty laws and i think you have to be covered by a warranty which isnt too easy to get. Then all trades/suppliers will not give you discounts (trades will charge more) as you are a guy off the street that will demand twice as much attention as they have to teach you things and explain every step as opposed to just working. Also you will not be able to make a decision on the spot as you will have a hard time knowing the consequences of moving a bearing wall and using a semi flush beam as opposed to flush beam. Trades know this and will charge you more.

I would suggest using a builder. You will either get:

- Major builder, set price. You are overpaying, but get security in case prices skyrocket. Builder carries the risk but you pay for it. Usually a downpayment and rest due at closing (conventional mortgage)

- Custom builder, cost + (12-20%). Some builders will do a set amount for the "plus" part. Financing would depend on builder and how they do it - invoice monthly or they match when you get draws from the bank (need construction mortgage).

When shopping for a builder dont compare price/ft as pretty much every builder will include different things in their price. Make a List of what you want and then price it out for a full quote (some things will depend on design but then the builder will give you their assumptions that come with the quote).

@Knalus

I think you either have to stop being ignorant or start getting out more. Calgary is becoming a major city. There is not a lot of metro areas in the world that are dominated by single detached homes within the inner city. Most major cities do not even have duplexes, but only townhomes/apartments/condos in the core.

Bigger city = more people = more people want to live closer to the core = land shortage

People who buy in the inner city buy for location and not for the size of yard or having an attached neighbour.

Originally when the infill developement started till about 2005 it was dominated by single detached homes as everyone had the old school mentality of duplexes being cheap.

But since then the city has grown up. Condo living 10 years ago was for people who could not afford a house and had to rent or barely get by. Look at the skyline now. Downtown is dominated by condos (like any major city) and people live there by choice and not necessity (many people dont want to commute for 45 minutes each day to have an extra guest bedroom that they use 4 nights a year).

Look at the River development. Condos selling for $4-$7 MILLION. in Calgary.

Right now if you drive via innercity 90% of R2 lot develpments are attached/duplexes and not single infills. The stigma has passed (not on you I guess, and not on all). With a duplex, its a cheaper build (not by that much), but you get a better space design as a 21' wide house is much spacier then 17' house and you actually get a bit of backyard, as with single homes you get a 10' deck and then a garage. The difference between a 13' backyard and a 25' is huge. Also with a 17' wide house if you want to put 3 bedrooms up, you get a master on one end, and at the other end you get 2 bedrooms which are less then 8' wide (cant put it in middle of house with any substantial windows).

[Ducay]

Originally Posted by Knalus

I'm not. I live in a very small house, because I won't compromise and build a POS on my lot.

Originally Posted by Hockeyguy15

Maybe this thread isn't for you?

I think its a legitimate discussion worth having. I share Knalus' opinion, so we're clearly not alone. We're not stopping OP from doing anything, merely providing further points so he can make a fully informed decision

[Hockeyguy15]

Originally Posted by Ducay

I think its a legitimate discussion worth having. I share Knalus' opinion, so we're clearly not alone. We're not stopping OP from doing anything, merely providing further points so he can make a fully informed decision

Other than your opinion what facts do you have to back it up?

If it's just opinion with no facts it probably isn't very valid to his original question.

[terminator]

I'm also just getting into the process of building an infilled duplex. If anyone can share any input on their experiences or knowledge I would appreciate it.