Hey guys, I need a little advice on floor repair. On an older house, 1956, the subfloor is 2 x 6 supported by 4 x 6. It's been awhile since I've been under the house but the 4 x 6's are probably about 6' o.c. (or more depending on load bearing wall placement) Anyway, the bathroom floor is completely gone. I need to attach floor joists somewhere and then replace the subfloor. I feel if I run joists between the existing 4 x 6's, it will not be strong enough. Or is this the only way? I have a few other ideas but I'd appreciate your input. Thanks, Brian

Dreaming of building a new home, but worried about the expense? If you have detailed blueprints, your builder can give you a close estimate. But long before you draw up the final plans, it pays to do some "guesstimating" or shall I say “Ballpark estimating”. Knowing how much the project might cost will help you modify your plans to meet your budget. I stress that if you have champagne tastes on a beer budget, then wait until you are absolutely ready financially or emotionally. This is a big undertaking and one that requires sound judgment. Here are some simple steps to follow, 1. Contact Local Builders Contact builders who build homes that are similar in size, quality and feature to the home you want to build. The builder can give you a “ballpark” idea of what it would cost to hire them to build your dream home. A builder can tell you approximately how much per square foot they usually charge for home construction. If you ask, some builders will provide you a list showing the materials they will use. 2. Use Square Footage Based upon what you see in the market, reviewing homes during “Open Houses” or seeing models, take the price of that home, deduct the price of the land and divide that amount by the square footage of the home. If a home is selling for $250,000 and the land cost $50,000, then the construction cost is around $200,000. If that home is 2,000 square feet then the cost per square foot is $100. This is “approximate costs” only. Compare several homes and get an approximate square footage price. After you have calculated an average square footage cost, you can multiply that cost by the finished square footage of your house plan to get a ballpark estimate. However, it is probably just as important knowing what is included at that price. I have clients ask can you build a home for $85.00 per square foot? My answer is, “What don’t you want?” The square foot rule is a guide and a guide only. Too many times are those seriously considering building an addition or new home feel that the square rule includes EVERYTHING. It does not 3. Some Features Cost More So Be Prepared for Sticker Shock The most expensive areas in a home are usually the bathrooms and kitchen. The number of windows and the size and quality of windows can also affect the cost. Vaulted ceilings and high roof pitches can increase the cost of a home. When using other homes to calculate an estimate, be sure the home has a similar style and features of the home you plan to build. The cost per square foot is often higher for a small home than that of a larger home. When building a larger home, the cost of expensive items (such as a furnace or kitchen) is spread over more square footage. Consequently, a larger home may have a lower square footage cost than a smaller home. Also, it usually costs less to build a two-story home when compared to a one-story home that has the same square footage. This is because a two-story home will have a smaller roof and foundation. Plumbing and ventilation are more compact in two-story homes. Small details in the design of your home can make a big difference in the price. To save on costs, begin estimating construction expenses before you select your final blueprints. Here are important factors to consider. Size of Home When building a home, it's best to work with even numbers. Have your home size rounded up or down to increments of two feet. This reduces wasted materials. Also, it's most economical to build a home which is no deeper than 32 feet. If the depth exceeds 32 feet, then your roof trusses may need to be specially designed and will be more expensive. Shape of Home Homes that have a rectangular or box shape cost less to build. Having more angles and corners in the shape of your home can increase the amount of labor and materials needed to build a home. Issues like the tall steep roofs are also critical areas. If you like this, know that it will increase the cost. Brick, stucco and other stone type materials will increase the cost. Traditional Vinyl sidings or hardboards will lower cost but issues of “maintenance free” may be important to you. Site Preparation Preparing a site for construction can have a big impact on the cost of a home. Building on a flat lot will usually cost less. If you have to haul in lots of dirt, do a lot of grading, clear trees, or blast through large rocks, then site preparations can become more expensive. Cost Overruns Usually the finished cost of a home is more then the original bid price. Cost overruns occur from overspending the allowances, making changes and encountering unforeseen problems. Proper planning can greatly reduce cost overruns. In general, it is a good idea to allow an additional 10% to cover unexpected costs. Inflation and Market Conditions Usually the cost of building a home increases around 3% to 6% per year. If it will be several years before you plan to build, remember to include inflation into the cost estimate for your home. When using other homes to compare prices, try to use homes that have been built within the last six months. Other issues more current are construction material costs. Rising steel and wood costs are inflating the overall construction of any project. Hope this helps!