you need to sit down and pick his brain for ideas on cost containment. if you like what you hear have him put into another estimate.

I would talk to him about the cost reduction. Architects are great at drawing up beautiful plans but a lot of times they don't think about who pays for them.

For example, putting in extra corners in the exterior walls etc will increase the cost calculation of builders and other contractors, vs a smooth square shape to your house. (Trust me I went through this with our builder estimates when we bid out).

Your builder will know where the common sense cuts will come in. (For example our builder recommended cutting square footage straight along the back of the house, only 2 feet rather than removing an entire room, cutting hallway size etc.

Then if needed you can take it to the architect again. The only thing I can tell you is to take your time getting your plans straight with the builder you choose. With all the other headaches you're going to have...you don't want problems with the plans to be one.

Laney

Here is a link that might be useful: Our Home Build

thank you both for your comments.

I just want to make sure my question is interpreted correctly... which is, I can proceed two ways and I'm looking for advice on which way to proceed.

1) Since I like one of the builders, should I tell him he has the project but I'm changing the plan (changing it to a totally new style) and I'd like to have his input to help make sure this NEW plan stays within my budget. (my concern with this way is because he knows he has the job, will he be fair and come up with a fair price for this new plan... or because he knows he has the job and is not bidding against other builders, he may feel he can increase the overall cost and I'd not know).

2) Tell this one builder I'm changing the plan, I like him and would like him to re-bid this new plan.... and also get two other bids to make sure his cost is fair, so I can compare his new bid with the other two bids.

thank you all again for your help.

I wouldn't confirm that any particular builder has the project until there is a project to have. As is, it sounds like you selected a builder based on a house that now you won't build. Therefore you need to re-plan the house, and [for equity and a clear conscience] get bids on the new plan.

However, if the bid is close to what you can accept for the house, then I think it would be fair to tell the builder that you want to use his services but cannot afford to build the house as is. Ask if y'all can work out a fair fee for him to consider what changes are possible which would bring the total cost down (to 10% LESS than you think acceptable), and then IF you like the possible changes, have him formally re-bid. The re-bid doesn't have to be open to all, but should be a confirmation of expectations (some guys can say oh yeah we can use XX flooring and YY shingles, but when the bills come you find that XX and YY only saved 1% instead of 5%). Whatever changes are made, if they are anything other than cosmetic, be sure to have the whole house re-evaluated by a structural engineer before the build begins. And have a very detailed contract.

Remember to have on hand an extra 20% over whatever he bids, because no matter how careful the bid, there are inevitably overages. With the rapidly rising cost of fuel, I think we are going to see many subs that will be charging extra just to cover their fuel expenses. The emergency fund rule has always been 15% to cover the unexpected [boulder in the basement or a tornado], but fuel is now going to be a major consideration and there is no way to know what the cost of diesel will be next year or the after.

It sounds like you have scrapped the first plan entirely and are now working from something completely different.

I think you have to start over. Get estimates from three builders, one of them being your original 'choice'.

Chisue, you are correct. We have "scrapped" the original plan. The new plan is totally different. The only good thing that has come out of the exercise of getting bids for that first plan is we've found a builder we like who seems to provide a good product at a fair price (I'm determining this from A) comparing his bid for original plan with other estimates received for that first plan, and B) from querying his references.

So do we explain to him we are redoing our plan, we'd like him to be our builder for this new plan (commit to him) and develop it together with the involvement of the architect and not get competing bid estimates from 2 other builders.... or do we still get 2 other bids. Chisue, thanks for your suggestion.... can anyone suggest how they'd go about this.

thanks

As I said, start over. Get bids on the new plan from your favorite and two others. That way you can compare apples to apples. I'd just say you found the first plan beyond your means once you'd bid it out.