(publication note: apr, 2004....this is a text used both in the original Smart Shelter Course series taught at Mesa State College in 1996 and again with Natural Homes #101 in 1999...it is not substantially updated at this digital publication, but the illustration of precautions is not time dependent)

Despite the apparent uniqueness of every story about the trouble people can get into building their own home, once you understand the building business, the inherent complexity of houses (even the simple ones) and how projects fail...the reasons are not that diverse or complex.

We live in a society that often treats construction professionals with suspicion and contempt. Some people are simply the independent type and want to do it themselves.

In the ultimate extent, obviously, YOU ARE RESPONSIBLE FOR THE HOME YOU BUILD.

You're also responsible for the process it takes to build it, whether you realize it or not or even want to be.

There are definitely flakey and inexperienced people in the building trades. Overwhelmingly, however, that's not the case. Even in the instances where it is, the owner who chooses them bears the consequences of that responsibility.

The construction business has been around for a long , long time. It has laws, conventions, procedures and a language that go along with it. The owner is enmeshed in all those things whether they realize it or not and are accountable to all those laws and procedures whether or not they have chosen to take the time to become informed and conversant in them.

There are a few principles every owner should be well aware of before they start their home, whether they intend building it themselves or having it built.

I've seen a sizeable share of building project disasters in the last 26 years in the business. The vast majority of them could have been averted had the owners known what their responsibilities were, how the industry works and been willing to take the time to fulfill their responsibilities.

The suggestions that follow are placed in a pro-active perspective, intended as positive objectives and guidelines for the owner/builder:

BUILDINGS ARE COMPLEX...TAKE THE TIME TO UNDERSTAND THEM.

Our homes, even the simplest 400 sq ft adobe, are the most sophisticated cultural housing systems man has ever made. Their construction typically involves 20 to 30 different trades, eighty different people and, according to the North American Home Builder's Assn., embody 1.7 years of human labor.

In terms of taxing human endeavors, building a house is surpassed in commitment and energy only by the raising of a child.

"What about marriages/relationships?" some would ask.

I've never seen building a house separate a parent inextricably from their child, but I've watched several of them destroy marriages.

The story is typically that people just didn't realize what they were getting into until it was too late. The real side of that story is that they didn't take the time to find out before hand.

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HOUSES AREN'T INTENDED TO BE BUILT IN A HURRY.

I don't know a decent contractor who doesn't get 3 or 4 calls a year from people who have no plans, often no land, but have to be moved in in 3 months and won't take no for an answer.

At least 90% of the fiascoes I've seen in the creation of shelter can be traced to insufficient time for the job to be done right, lack of legwork on the front end or a defiant attitude on the part of the owner...let's not forget incomplete budgets and checking out the people we choose to work with....all of which, when you look closer..are extensions of not taking the time.

Green, alternative, or sustainable (whatever you want to call it) technology is new, evolving very rapidly and can add lots of complexity to an already complex process. It's worth it, can be fun and doesn't need to end in disaster and frustration, but it does take a lot of time.

Unless you're an experienced builder already, it should take 2 ( I recommend 3) years to get ready to build. The research, the design, the budgeting, talking to others in your climate who've done it, selecting your systems, checking out your suppliers and help, dealing with code authorities and becoming intimate with the seasonal changes on your site are the ingredients to FRONT LOADING...or getting it all right before you start. Changing numbers and lines on papers is cheap, moving foundations and roofs is not.

Experienced builders who say they don't have the time or it's not the right season mean what they say. Trying to get them to reverse their experience is courting disaster.

TAKE THE TIME TO FIND GOOD PEOPLE

Even if your dream is to do all of the building yourself (which is a killer) you still need the experience and suggestions of others who have done it in your setting. The ultra-individualistic attitude that somehow by miracle a house can be built without regard to the climatic conditions,availability of materials locally, code restrictions, regionally tested green technology, etc that constitutes the accumulation of building experience in the local community is like gluing your gun in the holster, pulling the trigger every day you get up and hoping you miss your foot...the odds are slim and the consequences hurt.

Designers, building contractors, other owners, consultants, and teachers accumulate a lot of experience you're going to need. Finding them, paying for their input, listening and watching will save you wads of money and frustration.

The good ones are seldom immediately visible on entering a new community. They're worth seeking out, but again, it takes time. Explain your lack of knowledge, solicit their help, listen to what they have to say. Less experienced people are usually the first ones you'll meet. Don't get involved with anybody on a first time basis. Go at procedures and commitments a little at a time.

CHECK 'EM OUT

Not all really good building people are charismatic. Making decisions about who to trust on an intuitive basis is great, if it really is your intuition talking. At any rate, since you've got the rest of your life to build this house anyway, why not take the next couple of days checking out the last three clients that person worked for?

Where to go for good referrals???? Start with your building inspector...after all, they'll have to be happy with who you chose sooner or later. Next hit the lumber yards and hardware stores...tell them you want someone real good who's been around a while. Even if that person can't help you, ask them for recommendations. Good people know good people. Don't stop looking until you've found the right one and if you can't find the right one don't do anything until you do.

It takes 3 years to learn to contract in a building trade. That's a good minimum standard for your screening.

THINK TWICE BEFORE YOU TRY TO LIVE IN A REMODEL PROJECT

A famous disaster scenario in the construction business is the owner who insists in tearing their house apart while they live in it. Think about it...that's where you go to get away from the rest of the world. Your home is the most intimate possession you own outside of your body. There are direct and powerful issues of violation connected to working on a house while your body and sanity are still connected to it. Remodels never finish on time...especially if you do them yourself....but your brain and psyche will run out of juice in about 3 weeks...max.

If you can't move out, think about breaking the project down into a room at a time and leave the majority of your life intact. Also isolate the room..seal it off completely. If things are already a little rocky with your significant other, they're not going to be improved by a live in remodel.

INVEST A LOT IN COMMUNICATION

If you're working with a contractor or sub spend the time it takes to get clear what's going to happen and when and what that will cost along with what is and isn't included and what you need to furnish in terms of money, timely decision, coordination with other workers and access to the project. Keep them updated on the project's progress and changes. If you start changing your mind, get ready to pay for it (see Change Order below).

If you're functioning as your own contractor, you've assumed responsibility for the timing , payment and smooth operation of the whole job, including unforeseen disasters...they are guaranteed inevitable and are what contractors do....basically disaster control.. If you're not willing or capable of taking on that responsibility you can't expect adequate performance from the workers and subs under you.

Contracting is a nerve wracking, complex and taxing profession. Being the owner of a project in no way qualifies anyone to be the contractor...only the willingness to take responsibility and get it done, no matter what, and to everyone's satisfaction fills the bill for that position. It can't be done in your spare time after work leaving workmen on the job during the day needing direction.

CHANGE ORDERS...CHANGING YOUR MIND

The logistics of construction are time consuming, volatile and complex. From a set of drawings, subs, labor and materials have to be reserved, purchased, coordinated and ordered sometimes months in advance. There is NOTHING in a house that isn't connected to everything else in the house. Contractors get paid to keep all those ducks in a row.

The owner certainly has the right to a change of mind...they also have the responsibility for the consequences. Contractors and subs are operating (or should be) under written contracts for agreed prices. If you change your mind after plans are made, orders placed or contracts are let...changes cost everyone involved time and money...even if that isn't obvious to you at the time.

The solution is to do all your homework in the design phase. Repetitive changes are an indicator of a client who didn't do the legwork necessary when it was time to examine choices. Most contracts demand "timely"decisions from the owner...that includes ones that stay put long enough to get them done. A contractor who tries to be nice and eats the chaos surrounding proliferating changes usually doesn't stay in business long.

Typically, after a certain point in the plan development...and definitely after contracts are signed, if you change your mind, you can expect that change to cost more money. That cost begins with a Change Order Fee, which covers the lost time designers and builders spend considering the change and its effect on the building schedule and budget. You can also expect to pay for the new costs associated with the change itself as well as for any materials already ordered which have to be returned.

GET IT IN WRITING

A lot of talk with the people you're working with is great, but contracts and agreements need to be put down in black and white. 90% of the construction conflicts I've seen are simply honest misunderstandings...90% of those could have been avoided if each party had written down what they wanted, what they'd do, what the price and conditions would be, and how conflicts would be resolved.

The American Institute of Architects are the experts at this and have , for the last 80 years, tracked the breakdowns in construction communication. From that experience they have developed a comprehensive, yet straight forward series of contract forms tailored for virtually every situation and service imaginable. Make friends with an architect or contact the AIA and get copies of the contracts from their service manual...believe me they know what they're doing and the forms are worth the hassle to lay your hands on....most of them include arbitration clauses.

RESOLVE YOUR CONFLICTS...SIMPLY

Arbitration has evolved in the construction industry as an alternative to courts. It's cheaper, quicker and done under the auspices of people who know the building business, instead of a judge, who doesn't. Good contracts specify that unresolvable differences, unfulfilled contracts, etc will be heard by an experienced third party unknown and from out of the area. No lawyers are involved, each side simply states its own case (much like small claims court..which also works in conflicts less than $5,000) and the arbitrator decides the settlement, which is recorded as though it were a court proceeding. Cost is minimal and it's very efficient and fair...smart people put arbitration clauses in all their contracts.

EXPECT CHANGES , STAY FLEXIBLE, STAND BY YOUR GUNS

I've never seen a project go the way it's supposed to. Buildings, weather and people are too changeable. Yet, really nice homes can be built on time and on budget....if you expect surprises., stay flexible, do your homework in advance, keep a respectful line of communication with those you hire and a willingness to cooperate.