Precision is defined as "the state of or quality of accuracy". It is what we all strive for when building a home.  A simple math error can cause delays and then cost us money. So, if a lack of precision can cost us money, how much would you spend to become precise? When you analyze the home building process, where can we “buy” precision?

Detailed Working Drawings

Most builders don’t put enough emphasis on having very detailed, site-specific house plans for each build. The entire purpose of having house plans is to visually convey to all parties involved how the house will go together and what the final product will look like. So why would we stop short of completely conveying this message? When we buy a stock plan from a plan service and then reverse the plan and change the master bath a little bit, we are moving far away from precision.  This is no fault of the plan service or online architect, but for a marginal fee, many of these services will make changes to the plan. The money spent on these changes with the architect could be as much as the first mistake made by subs and suppliers using the unmodified plans.  And there may not be just one major mistake…

To take this a step further, don’t settle for house plans that only contain the basic five pages of Foundation Page, 1st Floor Plan, 2nd Floor Plan, Front Elevation, and Sides & Rear Elevation. While these pages are essential, a Roof Plan, Details Page and Sections Page will further convey a wealth of information. Be sure to include a two-story wall section, slab sections, and cornice & eave details. It is essential to show details and sections of covered porches and special treatments around windows & doors. Interior elevations go a long way to show how cabinets and built-ins look and how interior trim details come together. These details and sections should list specific materials to use and arrows showing where they are used. You really can’t give too much information.

Comprehensive Specifications

Back in the “old days”, we used to have a page at the back of the set of house plans, full of very small print writing, that no one really ever looked at. This was the Specifications Page. It was a great invention that got ruined when architects began to recycle these pages because they contained so much information, and over time they became inaccurate and irrelevant. Now that we have computers doing all of our drawing, these pages should be brought back and included in the house plans. They can list critical details that aren’t or can’t be conveyed graphically. The Specifications can also be written and delivered to subs and suppliers in a bid package.

Either way, a set of comprehensive Specifications is as essential as the house plans in communicating to all involved what is to be built. The purpose of Specifications is to list all the specific sizes, types, quantities, model numbers, tolerances, materials, methods, inclusions, and exclusions to be used in construction. Include items like footing dimensions, rafter sizes and lumber grade, furnace BTU size or model number, plumbing fixtures specific to location, interior trim sizes and types by location and so on. This information helps to keep bidding simple and consistent. It gives subs and project managers something to refer to when questions arise about what to order or how to prepare for an item to be installed months later. While there may be little actual “cost” to preparing a set of comprehensive specifications, time is money and there may be considerable time spent preparing these. What is your time worth? A properly prepared set of specs could reduce many common delays, and that could save you thousands over the course of the entire build.

Detailed Quantity Take-Offs

Nothing is more precise than having a properly completed material take-off from a site-specific plan using the comprehensive specifications. Whether this is prepared by you or a third party, this third piece is a tool that can be used to assemble a cost estimate to plan for profit and be used in the field to streamline the material ordering process. Framing is the area where a detailed quantity take-off pays off the most. This material list will help to ensure the correct amount of each type of material is delivered to the site at the right time. This, in turn, will keep the carpenters working and they will be using the correct material in the proper place of the house. A really good framing take-off will include the material quantities and usage. Many times, a particular size and length of material is used in many places in the framing of the house. A usage report shows how many are to be used for each use.

It takes on average eight hours to perform quantity take-offs for an entire house. The more complex the house the longer it takes. It may cost $300-400 to have a third-party estimator complete a framing takeoff on a medium-sized home. This money could very easily be made up in the reduced trash pile you must haul away at the end. Also, by having the right material on the job at the right time, carpenters will be using the correct material. You won’t have expensive #1 & #2 grade material in places where #3 grade can be used.

When you need to cut a very straight line with a utility knife, you are sure to have a sharp new blade in the knife before you cut. The same attention to details applies to other types of precision.  Arm yourself with these three components of precision and expect a whole new level of profitability.

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