House Design Plan - Building your home is a very tall order. You will have to deal with a lot of problems, and quite a few of these cannot be foreseen or planned for in advance. It will take time, determination, and a lot of patience. Even if you hire a general contractor instead of doing everything yourself, there will still be a lot you have to consider.

Dealing with local building inspectors can be absolutely maddening. Talk about bureaucratic lunacy, you haven't seen anything until these goofs show up at your construction site. Depending on the inspector's level of competence (or incompetence), they will find all kinds of things to complain about. Some may be justified, but all too often the items they are refusing to pass are due to an over inflated ego on their part. And politics play into this unfortunate ordeal. If you don't build houses for a living, inspectors tend to think you don't know what you're doing.

Don't count on anybody to do their job right. Just because an architect has a nice office and a good reputation doesn't mean the drawings will be done properly. The contractor that comes highly recommended might end up ripping you off with shoddy work. You absolutely must stay on top of the entire home building project to prevent losing money or getting a house that you hate. It's amazing how many contractors can't even read a simple set of blueprints. And don't let them talk you into changing something unless you really want the change. In some cases, the contractor is simply trying to swap cheaper materials to increase the profit margin.

Get a firm estimate, put everything in a contract, and hold everybody to it. Don't allow excessive monetary draws. While it's customary to have an initial draw, make sure it's for actual building expenses and not some kind of "fee" to get work started. Every dime should go towards actually building the house. While material costs vary, and there is usually a clause in the contract that allows for this, don't fall for the "I'm not making any money on this project" scam three quarters of the way through. Unless you have made changes to the original plan that increase the cost, or supplies go up more than anticipated, don't pay any more than stated in the contract. Pay a dollar for a dollar, nothing more, nothing less. If you have been keeping the draws under control you can fire the contractor if necessary and find someone else. Remember that it's your house, your money, and you are the boss.

Make sure the last draw is large enough to be painful for the contractor if withheld. And don't pay it out until every last detail of the project has been completed to your total satisfaction. If you pay the last draw before your home is finished, you will probably never see the contractor again. He will move on to the next project and ignore your phone calls.

Plan everything about your home building project in excruciating detail up front. Leave nothing out. Go over the plans many times before even starting your project. Have a trusted friend help with this. Two sets of eyes always see better. Contractors love a home builder who isn't sure what he wants, and decides to fill in the details as the house is being built. Why? Because once the contractor has the job, he can charge you anything for changes that weren't in the contract. If you decide to make a change after work commences, go over it with the contractor and get a firm price quote. Then put it in writing before work on the change begins.

Plan on delays that will extend the expected completion time. Depending on weather, material shortages, people that don't show up for work (this happens a lot), slow and/or incompetent workers (this happens a lot, too), and other unknowns, it can take 50% longer than expected. This is a fact of building your own home.

If any of this sounds harsh or unrealistic, I assure you it is based on experience. Just talk to other people that have gone down this route. The reason I'm writing this is so you will have a realistic idea of what to expect before starting. There are a lot of people that can handle these types of problems, but many more that can't. Be sure you are in the first group before doing it yourself.