I have been a home owner for fifty years and a building contractor for most of that. I have lived and built in multiple areas of rural Michigan and the Twin Cities. It is with that experience that I can say owning and building in Minnesota’s Arrowhead region is unique. My purpose in this article is to offer some advice to benefit current and future homeowners in our area. This article will read as a list, and I can only skim the surface of each subject in this space, so I encourage interested readers to dig deeper on their own.
Weather, soil, and remoteness are factors in the Arrowhead that impact housing. These are uncontrollable factors that increase cost and slow down progress. The only thing a future homeowner can do is adjust expectations and prepare to be flexible. Expect interruptions in labor, material supply, and weather. When we started our retirement home, my plan was to pour the slab in the fall to continue building over the winter. Local builders told me it was a bad idea due to a fall with wet, cold weather, making clay soils slippery and preventing heavy cement trucks from making their deliveries. Wait till next year’s warm weather was the advice. Disappointed, I hadn’t considered those possible conditions impacting cement delivery.
Good design is the basis of an efficient building process and long-term satisfaction in a home. Simple or complex, any design has to be thorough and on paper for all the various tradespeople to see. Everyone has to be “on the same page.” Viewing complex plans on a hand-held device is not wise. Design should consider how the building is set on the site and oriented to cardinal directions. Windows should be placed to maximize the view and face south for solar gain. Placing exterior doors on the north side of the house should be protected from ice and snow, as seasonal shade makes a slow spring thaw in our climate. Homes, historically, have been oriented to a street or road since the development of the automobile. In our area, remote housing should be positioned to take advantage of our natural beauty and maximize seasonal efficiency. My brother-in-law says that everywhere you look is “a postcard.”
Some of those postcard views are flammable, and so are houses. The US Forest Service promotes “Firewise” as suggestions to make homes defensible in case of a forest fire. Firewise is a well-developed and successful approach when making decisions for exterior building materials, landscaping, and driveway design. I highly recommend it. The information is free and widely available online and from county offices. Driveway layout and width should accommodate any emergency vehicle and provide a turnaround space for their extended turning radius.
The lack of required building inspections in our rural areas makes it critical to hire an experienced and successful builder. There is a high demand for builders in the north country, meaning anyone with tools and a truck can make money in construction. Recognize that not everyone is using the best construction practices, consequently putting those projects at risk for efficiency and durability. Future expensive repairs result from poor construction. High demand also attracts builders from other areas who are not experienced with the unique weather, soil, and remote factors in the Arrowhead. Their learning curve can cause real headaches for homeowners and impact their budget. When hiring any builder, research their licensing through Minnesota’s Dept of Labor and Licensing (DOLI). Get copies and carefully read their builder’s insurance policy.
As the homeowner, make sure you have documentation of final house plans and legal expectations (finished house) and obligations (payment). Require plans and any “change orders” to be hard copies with signatures. Don’t rely on electronic devices as the only record-keeping. Hard copies with signatures indicate clear communication and carry weight in legal proceedings. Complete building plans should list all elements of weather tight “envelope” (exterior walls and roof), including framing, sheathing, siding, roofing, windows, and doors. Make sure these crucial elements are suited to our weather and have a high thermal performance. Take the long view when making decisions and choices by using “better or best practices and materials.” “Builder’s choice” or “value engineering” is a cheaper way to build and often results in higher operating costs and more repairs over the life of the house.
Paying your contractors is a must, of course. Payment schedules should also be in writing. Material draws, progress percentages (30%, 60%, 90%), and final payment are typical. Leave enough money in the final payment to act as an incentive to finish the fine detail (“turnkey” status required by lending institutions), which can be left undone by contractors short on time and finances. Be sure to get Lien Waivers for each payment. Contractors have the legal right to attach a “lien” on your property title for any money owed to the contractor but not paid. Be sure to get a signed document that each payment has been made in full. Get a lien waiver for any materials delivered to your job site. If the contractor doesn’t pay the lumberyard, that business can also attach your title for the unpaid value of materials in your new home.
When making economic decisions on aesthetics and quality of interior finished plumbing and appliances, think in terms of complexity and cost of replacement. An example might be a bathtub or shower pan that is tiled in place. Replacing a cheap tub and pan requires ripping out all the surrounding tile, which is probably still good. So buy really good bath elements for long-lasting benefit. Replacing a toilet does not require any demolition, so save money on that purchase. Most kitchen stoves, refrigerators, and dishwashers are standardized in their dimensions and mechanical attachments. They do not require any demolition to replace them when they wear out. Buying less expensive appliances is an immediate cost saving with little downside to future replacement. Speaking of appliances, our remoteness can make it hard to get timely service on equipment that needs repairs. The more sophisticated the appliance, the harder it is to get a qualified technician for repairs. I recommend a good quality and simple design for fewer repairs and service availability when needed.
Even though there are no building inspections in our region that I’m aware of, state building codes are in effect. These codes (based on housing science) are developed to ensure safety of the occupants and protect the value of housing stocks in the community. Homeowners should expect all codes be met even if inspections are not available. Reputable builders always build to the codes. An original building code was found in the “Code of Hammurabi,” a Babylonian legal text written in1754 BCE. It outlined severe consequences for building failures. Our modern laws and building codes create financial and legal liabilities for contractors of any kind.
A homeowner cannot be expected to know as much as professional tradespeople and builders, but one can be informed of major aspects of building if desired. Free and helpful information is available at county land services offices. Soil and water staff have good information. “Fine Homebuilding,” published by Taunton Press, is a huge resource written by professionals of all the trades. It is by subscription and offers an archive of many years of best practices. Talk with local homeowners about their experiences in home building with their contractor. Local reputation is enormously valuable.
Having your home built is a powerfully growthful experience. I still remember my first home fifty years ago. For me, that experience progressed from looking at paper drawings to walking into a finished home for my family and me. I still remember the joy and amazement.
