Construction costs

Construction costs

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Hi everyone,
I have found your posts most informative and useful and would like to thank all of you for sharing.
My wife and I are in our early 40s and are planning to take early retirement in Mexico in about 4 years. We have settled on the choosing the Lake Chapala area. We want to essentially either purchase our home or buy land and build it ourselves. We want to make this decision and purchase now.
From what I have read from the forum, construction cost, not including land average about $650/meter square or $60/ square foot. We want to get approximately a 2600 to 3000 Sq-Ft home in the lakeside area. Price of land for a 1000 meter lot varies between $40,000 to $75,000. If you add the construction costs and the price of land together, we go over 250,000 to $280,000 mark. I have checked the price of real estate for sale in that area and you can have this home fully furnished, from $150,000 to $250,000.
I thought building yourself was going to be much cheaper. Am I missing something?
Thank you in advance for all your insight!
Regards,
Darius Moily.

Jul 12, 2004, 5:10 PM

Post #2 of 17 (8254 views)

Re: [dariuskristine] Construction costs

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Construction materials have gone up COSIDERABLY.

jardinero viejo

Jul 13, 2004, 9:45 AM

Post #3 of 17 (8232 views)

Re: [Esteban] Construction costs

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Any thoughts on less-expensive alternative materials that local builders will be comfortable with?

I noticed a few posts on using reinforced foam panels. Are these easy to obtain? Is their method of installation understood throughout Mexico?

Straw bales are fairly easy to obtain, but are not really suitable for humid climates. Ditto rammed earth. Seems like local builders would be able to tackle these methods, but only if a home was in a drier area.

Any info on alternative materials will be greatly appreciated. Thanks in advance.
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Jul 13, 2004, 9:54 AM

Post #4 of 17 (8231 views)

Re: [jardinero viejo] Construction costs

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With the price of steel and concrete going up, the time for the foam panels may be here. You'd probably have to witness one being built. I don't have a clue. Steel studs are readily available in Mazatlan and I suspect all over Mexico. Maybe something with those plus what we call here, panel W's. Panel W's are sheets of foam with what looks like squares of wire reinforcing on each side. They are using them in larger commercial construction projects.

NEOhio

Jul 13, 2004, 11:34 AM

Post #5 of 17 (8224 views)

Re: [dariuskristine] Construction costs

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Just because its Mexico doesn't mean its cheaper - materials and style cost what they cost and there is little getting around that. I also hope you have planned this out and have built - hands-on - a couple of times in the US cuz it is NOT a simple task, requires complete attention daily and will cost you much more than you budgeted.

However the hourly costs on labor will be less, and that is where your cost analysis of $60 square foot is probably over what you might realistically spend if you build-it-yourself.

After a lifetime of building and remodeling for fun and not so much profit we found that when you are doing it for yourself and doing it yourself you tend to spend way more than what just having bought something similar would have cost up front. This is psychological satisfaction because you figure since you are doing the work yourself you can buy the best of what you want and deny yourself nothing. When building for turn around or rental you tend to use what is good looking and utilitarian.

We love building and remodeling but will not attempt it initially in Mexico until familiar with the area, the labor pool and materials available - and then only on an existing home to upgrade or add-on. As experienced builder-types and lawyer and kitchen designer we are cautious and planners. We figure at least 2 years renting 2 or 3 different houses while we scope out whats happening to the lake and the directions development growth is headed. We are interested in exploring in the south side also.

We will be village livers, since we like the noise of town. After at least 2 years we will plan buy an in-village fixer-upper and two smaller rental-type properties, hopefully one with commercial potential. Over a 5 -year time frame we also plan to acquire 3-5 buildable lots in different locations.

So thats the plan, but we will not be building our own, we'll bring all his tools, but they will be for putzing around the house only....best of luck to you with your project.

Jul 14, 2004, 12:15 PM

Post #6 of 17 (8186 views)

Re: [Esteban] Construction costs

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Check out these projects using the TriD panels, similar to W-panels, but more expensive. They are bolt-together panels, bolted to the foundation and to each other with a space for the concrete pillar. Advantage is speed of construction.

A W-panel should be just as strong if properly wired to the rebar from the foundation.

Be sure to check out the Jimmy carter project.

http://www.tridipanel.com/projects/index.htm

Jul 14, 2004, 1:51 PM

Post #7 of 17 (8174 views)

Re: [patricio_lintz] Construction costs

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I like the idea but do you have to use a shot-crete machine or can the concrete be applied by hand? What about cold joints..are they allowed? What mixture of concrete are you using? What is the cost per sheet of this product?

Sounds interesting. I take it since it is so much lighter, you don't have to have the massive footings required by most standard techniques used in Mexico ie ladrillo and concrete post and beams.

Jul 15, 2004, 7:40 AM

Post #8 of 17 (8149 views)

Re: [Esteban] Construction costs

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I myself am not building yet.

Construction is the same as W-panel. The only difference is that the TRiD panels are framed with the bolt down sheet metal studs. Obviously the W-panel is cheaper.

A local contact who is building his home in Las Brisas, Chapala:
Terry Jerome, hykadog@hotmail.com using the W-panels, made in Mexico City.

A retired builder from the States, he says that he has used both the TRID and W-panels for commercial and residential. He is also consulting helping others build in the area.

I watched the work crew applying the concrete by hand.

Jul 15, 2004, 7:54 AM

Post #9 of 17 (8147 views)

Re: [patricio_lintz] Construction costs

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ONe thing that concerns me with this method is that I'm assuming you have to use metal studs on the inside with sheetrock. Am I correct with this assumption?

Jul 15, 2004, 2:36 PM

Post #10 of 17 (8127 views)

Re: [Esteban] Construction costs

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Not so. The walls are finished same as the other W-panel system. Smooth concrete, mortar or plaster. The studs are covered with the wall finish.

I am not selling these things. It's just that they have some good sites on the web. I have not found any on the W-panel.

Same idea, both systems. The TRID.. panels just go up faster, but cost more. Both are manufactured in Mexico.

Jul 17, 2004, 7:09 AM

Post #11 of 17 (8095 views)

Re: [patricio_lintz] Construction costs

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Another question I have about the foam method has to do with where the water and electrical stuff go? Are you digging holes in the foam for the plastic electrical conduit and copper pipe?
Are there pre-notched channels for the utilities?

Thanks,
Esteban

Jul 17, 2004, 1:34 PM

Post #12 of 17 (8074 views)

Re: [Esteban] Construction costs

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Not yet building, but commonly, foam is shrunk (melted) by a propane torch for routing electrical conduit (plastic tubing) or plumbing. Also conduit is routed through the concrete columns before the pour to avoid having to drill later.

sciman

Aug 30, 2004, 7:32 AM

Post #13 of 17 (7970 views)

Re: [jardinero viejo] Construction costs

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Interesting observation of caution in the matter of straw bale construction. I've been interested in straw bale construction and was glad to hear from your post about possible availability. I'd been thinking of constructing in the Ajijic area at Lake Chapala.. which is somewhat elevated but has a rainy season. Hmm.. wondering if in this region it might be a possibility. Any comments would be much appreciated.

Cynthia7

Aug 30, 2004, 11:11 AM

Post #14 of 17 (7943 views)

Re: [sciman] Construction costs

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It rains in San Miguel and we have straw built houses. It snows and melts in Colorado and they have them. I don't think its a problem if they are built correctly.

Aug 30, 2004, 12:59 PM

Post #15 of 17 (7934 views)

Re: [Cynthia7] Construction costs

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That's true. If built correctly, the water factor won't enter into the equation. Same goes for houses built of any material. If water isn't kept out, weird stuff happens. If you are looking to save money with a straw bale house, I think you'd better do some good cost analysis. It's been my opinion they cost more than any conventional home construction. Don't get me wrong, I'm all for the added insulation and they will probably cost a lot less if you are willing to live in a 500 sq. ft. home and do it yourself but after years of new straw bale construction techniques brought on by years of mistakes, there is much more to it than it used to be. When the technique first took off as an alternative home building method, it was a few pieces of wood a small foundation and a covering of some type of concrete mixture. Those days are gone. Now you have to think of threaded steel rods, top steel plates that are used to compress the straw, larger foundations etc etc etc.

(This post was edited by Esteban on Aug 30, 2004, 3:47 PM)

Cynthia7

Aug 30, 2004, 4:31 PM

Post #16 of 17 (7914 views)

Re: [Esteban] Construction costs

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The big question is - if it's built correctly. Mexico doesn't have a level of excellence so it could mean building it yourself. I read that New Mexico has re written some of their building codes to accomodate straw bale.. One might do better with earth packed housing.

Aug 30, 2004, 5:24 PM

Post #17 of 17 (7910 views)