February 26, 2014
So You Want To Build A Container House? Here Are Some Serious Issues You Have To Deal With
I get a lot of calls and e-mails from people who want to build a container house, and unfortunately I come across as rude when I don’t mean to be. A lot of times I am called when I am really busy, and the person tries to hold me on the phone. This costs me a lot of money, which does lead to me being short to get the person off the phone. Let me go ahead and put down the issues here, and that way I can be a little less short and come across not so rude:
1. To build a container house you need these important items: A competent Architect, a Structural Engineer, a competent contractor, and funding. I will cover each one.
2. I’ll start with the last because it is the most important, funding. From my experience, banks generally won’t lend for a container building. The reasons will be obvious as we go down the list. Also, you need to figure about $150.00 a square foot, I don’t care what the other blogs say, I have been involved with building these things, just look at the pictures on my website. A lot of the people that purport to build container houses have no photos, or photos they lifted from other websites (like MINE!). Also, you need to set aside a good amount of money for architectural and engineering fees. Oddly, people call me up and argue with me on this, and try to advance negotiate me and the architect down – that’s when I get irritated, and please don’t do that to me.
People from around the world have claimed to have built the houses below. One guy even spoke to the news media in front of the houses like he was constructing them. They were not built in China, and if you see them in a recording of a newscast, the guy appearing had nothing to do with building them. None of the team involved ever was interviewed on television. Glen Donaldson is the owner/builder, James Kirkpatrick the architect, and my company did the structural engineering. Anybody else you see in the media featuring these houses was probably not involved in the construction or design:
3. You need an Architect. I mean a LICENSED Architect, not a home designer or unlicensed Architect. It will be more expensive, but you will pay less during construction. There is a lot to designing a building that a licensed Architect knows how to do, such as detailing windows, roofs, and doors. There is space layout, egress, size of windows, finishes, all that stuff that an Architect is trained to deal with. I can’t help you find an architect by the way. I used to refer people that called me to Architects I know, but after endless meetings with the potential client, it always ended up the same way – the project disappeared, probably due to item #1. This wasn’t a big problem during the Great Recession, but today meeting with you for a couple of hours on a project that probably won’t happen costs myself and the Architect money in work that isn’t done. There are a few Architects that specialize in this type of work, you can use Google to find them.
4. The contractor is the next issue. As I said in an earlier post, Bob the Builder is not the one to call. For the houses here in Atlanta, the owner built them for himself. He contracted directly with container yards to do the modifications, and he directly contracted the subs. It took a lot of work on his part, and you may have to do the same. The problem is if you intend on doing it that way, it may be hard to find a good Architect or Structural Engineer, because you will end up taking up a lot of their time. OR, you will need to budget in your fees for the time you will need to take up from the Engineer and Architect.
The problems I have had with individuals that have called me is that they have little knowledge of construction and unrealistic expectations. In every case, they were totally unprepared for the cost of the project, and had no real source of funding. They usually had no knowledge of how a project is designed and built. I have had ones that wanted to use junk they found lying around to build the buildings, one sent me pictures of some old beams he found and bought, another wanted to use some old light poles he scrounged up. You can’t do that. I’ve had people convinced they could build the houses completely for free. Others have argued with me why it was so expensive to pay me – it was “only a few hours work”. It took me 35 years of experience and more education than I care to talk about to get to that couple of hours work. I also get people that call me that know more than I do – they don’t need an Architect, they can do that, they don’t need a contractor, they can do that, and I am certainly wrong with the cost of construction. One caller went so far to tell me not only those items, but my website was no good and he could fix it for me.
So, if you want to build a container house, lets sum it up. First you need to make sure you have the money to do it. You may need to get private investors or use your own money. Please don’t expect myself or an Architect to come with you to meet potential investors. Preparing your presentation is something you have to do. You need to find a good licensed Architect. Expect to pay him or her for Construction Admin services. Find a contractor, early. This isn’t something you can bid. Then get your Structural Engineer. The Structural Engineer and contractor need to be involved in the design process from the beginning to make sure the Architect prepares a practical design. Expect the permit process to be long and drawn out because you don’t have conventional construction. You may have significant resistance from the neighbors, and this could kill you depending on the zoning in your location or the permit process. Some areas require approval by different community boards, and this could sink you.
If you can handle all of the above, you can probably do it. Again, don’t expect it to be easy. I hope I didn’t come across as rude or snippy here, it wasn’t my intention, and hopefully this answers a lot of questions.