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PoloDude
Premium Member
join:2006-03-29
Aiken, SC

PoloDude

Premium Member

Basement cost

Some day in the hopefully not to far off future we are going to build a new home in SC. Specifically in an area east to south east of Aiken.
We most likely will be going modular. Something like this 1706sqft home.
»www.carolinacountryhomes ··· 864.html
Now I am assuming standard site prep would be piers with just gravel / crushed concrete .
Now, I would really like a basement. Always have had one and would want one for all of the obvious reasons. Tornado shelter would be a new one for me coming from NY.
So, could I get an idea of what the cost could be for the basic site prep vs a full basement.

TIA

nunya
LXI 483
MVM
join:2000-12-23
O Fallon, MO

nunya

MVM

Too many factors are unknown. Are basements "the norm" in S.C.? What is the soil type? Do they pour or use block?

Msradell
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join:2008-12-25
Louisville, KY

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In that area of South Carolina basements aren't really common but there are some. In the upstate and along the coast there are hardly any. It all depends on the kind of soil where your home is being built and the water table in the area. Most of the basis that you do see will have poured concrete walls.

As stated by Nunya costs vary considerably depending on the area but in general you can figure about $15 per square foot above the cost of conventional site prep (not including utilities).

guppy_fish
Premium Member
join:2003-12-09
Palm Harbor, FL

1 recommendation

guppy_fish to PoloDude

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to PoloDude
Give that manufacture a call, they should know exactly what is customary for costs, I also bet the can do all the work as well.

I had a module home with a full basement, the only thing I did was remove the lolly columns for center support and put in a huge lambeam about 4 years after the home was built, would be WAY better if it was done before the set the modules!

natedj
Elected
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join:2001-06-06
Irmo, SC

1 recommendation

natedj to PoloDude

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I never thought I would see a post like this.
I'm actually clearing a lot to build my house in SC. I live in Columbia, about 50 miles away from Aiken. Basements are not the norm here but there are quite a few houses with them.
Because of the slope of my lot I will be having a walkout basement. My main floor is about 2400 square feet and it will have a full unfinished basement under it. I'm still waiting for another quote to come in but the first quote is about 44k for the basement. This is for a poured basement walls, basement footings, basement slab and the footings for a two car garage (attached to the top of the basement wall). This includes labor and materials. This also includes installing water proofing and the drainage for the basement. Oh, and this basement will have 10' tall walls.
I've been planning this build for about seven years and I'm pumped about it.

Grumpy4
Premium Member
join:2001-07-28
NW CT

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At the very least, I'd guess bare bones minimum $10K. $15K to $20K probably more like it.

If at all possible, try to get the basement insulated. Winter temps of 30s and 40s not unusual there.

Might be good to consider a garage door into basement as well. Very handy to have despite additional costs to do so.

PoloDude
Premium Member
join:2006-03-29
Aiken, SC

PoloDude to natedj

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Thanks natedj I spent a lot of time in Columbia back in the day. Been to Group Therapy lately ? What side of Columbia are you on?
thanks for your info. I would like 10' walls also. I am big on the idea of the outside entrance. But it does add cost. Also we will probably be building on mostly flat land so the walk out won't happen.

pende_tim
Premium Member
join:2004-01-04
Selbyville, DE

pende_tim

Premium Member

If you want an outside entrance to reduce "stuff" moving through the house to get to the cellar, consider steps from the garage to the basement. Personally I hate Bilko style doors and having to fight the weather. If you are interested, I could PM you a picture of what I did in NJ.

natedj
Elected
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join:2001-06-06
Irmo, SC

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Click for full size
HP0006.pdf
710,965 bytes
Haven't been to Group Therapy and probably won't since I don't drink, but I live on the west side of Columbia and will be building in Irmo.

What makes you want to go with a modular house? Do you already have your own land?

I've been talking with builders, both independent and large scale builders for a few years now and I've been getting quotes in every aspect of the construction.
Here is one of the preliminary quotes I got from a builder, www.schumacherhomes.com over a year and a half ago. Its more like allowances they estimate, and that cost can either go up or down due to actually site conditions. Nevertheless, if anything you can use it as a basis for cost in this area for site prep.

PoloDude
Premium Member
join:2006-03-29
Aiken, SC

PoloDude

Premium Member

IT was closed last time we were there,went to stop in after going to Pawleys »www.pawleysfrontporch.com/ Pretty good burgers.
AS for going with modular - several advantages of going that way
Here's a good list
»en.wikipedia.org/wiki/Mo ··· vantages

Speed of construction/faster return on investment. Modular construction allows for the building and the site work to be completed simultaneously, reducing the overall completion schedule by as much as 50%.[citation needed]
Indoor construction. Assembly is independent of weather, which increases work efficiency and avoids damaged building material.[citation needed]
Favorable pricing from suppliers. Large-scale manufacturers can effectively bargain with suppliers for discounts on materials.[citation needed]
Ability to service remote locations. Particularly in countries in which potential markets may be located far from industrial centers, such as Australia, there can be much higher costs to build a site-built house in a remote area or an area experiencing a construction boom such as mining towns.[citation needed] Modular homes can be built in major towns and sold to regional areas.
Low waste. With the same plans being constantly built, the manufacturer has records of exactly what quantity of materials are needed for a given job. While waste from a site-built dwelling may typically fill several large dumpsters, construction of a modular dwelling generates much less waste.[citation needed]
Environmentally friendly construction process. Modular construction reduces waste and site disturbance compared to site-built structures.[citation needed]
Environmental benefits for used modular buildings. Modular buildings contain 100% reusable components.[citation needed] This means you have the ability to take the building down and relocate it.[citation needed] Should a company's needs change, the modular room can be moved and they never lose their original investment. Pre-owned modular buildings in particular are recognised by the UK Government as being extremely environmentally friendly compared with an equivalent new manufactured building.[citation needed] When a used modular building is relocated with minimal alterations, then the amount of energy used is approximately 3% of the energy that is required to manufacture a new equivalent modular building when minimal alterations are made.[citation needed] The reason for this is that the embodied energy contained within a modular building is transportable and is locked within the fabric of the building.[citation needed]
Flexibility. Conventional buildings can be difficult to extend, however with a modular building you can simply add sections, or even entire floors.[citation needed]
Healthier. Because modular homes are built in a factory, the materials are stored indoors in a controlled environment, eliminating the risk of mold, mildew, rust, and sun damage that can often lead to human respiratory problems.[citation needed] Traditional site-built homes are always at risk from these threats.[citation needed]

My Mom and her husband built one about 15years ago In NC . It's a nice home that they have not had any trouble with including a few TS and hurricanes going thru. They live very close to the coast north of Wilmington.

Corehhi
join:2002-01-28
Bluffton, SC

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said by natedj:

My main floor is about 2400 square feet and it will have a full unfinished basement under it. I'm still waiting for another quote to come in but the first quote is about 44k for the basement. This is for a poured basement walls, basement footings, basement slab and the footings for a two car garage (attached to the top of the basement wall). This includes labor and materials. This also includes installing water proofing and the drainage for the basement. Oh, and this basement will have 10' tall walls.
I've been planning this build for about seven years and I'm pumped about it.

44K doesn't surprise me, you're going all out. I take it a one story home so 2400 sg ft basement???? Those 10 ft walls are going to cost some money over regular height walls. That will make for a very nice space in the basement but it's a how much money do you want to spend type of thing. If it was cheap everyone would do it.

I live in a custom built house so my limits were my bank account, it can become endless money wise. You can't change a basement after the fact so good choice on where to spend money. Also 9 ft ceilings, vaults, tray ceilings etc. well worth the money. Whatever you do don't do a popcorn ceiling, just looks cheap. Well worth the extra money. Every corner in my house is bull nosed as well, didn't cost that much extra but I like the effect.

Grumpy4
Premium Member
join:2001-07-28
NW CT

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Grumpy4 to PoloDude

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With perfect high credit and money to spend, I circulated a simple home plan 2000 sq ft. blueprints to a number of local contractors. I am not wealthy so there was nothing in the plans custom or non-conventional. As none could be bothered to follow up, we went modular. The modular builder even went so far as to act interested in our project. Go figure. 2X6 16 on center plywood sheathing with R 30 walls. Most joints glued and screwed, with a 60 MPH 200 mile wind test run during delivery.

Outdoor stairs into cellar - excellent idea. I'd try to find one of those fiberglass or non metal doors for it. Steel cellar door interiors are a condensation problem much of the year, and require periodic painting, and there is no good way to paint under where the outdoor handles attach to the steel doors. I used to drop my motorcycle down the hatch with my backhoe each Winter, for a warm dry place to store and work on it.

If ever I build again, I sure would be interested in these Owens Corning products for a foundation

»liteform.com/flexxblock/

No heavy forms to transport to and from site, and a $2000 tax credit if done right.

Pre fab foundation walls delivered to the site are ready for prime time as well. I saw them used ten years ago for a multi million dollar home built by a highly reputable builder. He swears by them whenever he can use them .

Corehhi
join:2002-01-28
Bluffton, SC

Corehhi

Member

A builder in Beaufort County SC was building using those blocks for a while. I wonder how the houses stood up over time??? I had concerns over terminates eating right through the foam but they would need a reason to do that which gets to the second question, any moister problems over time???

We're very humid so products like synthetic stucco just don't work. Every building that was built with that stuff has massive damage, commercial and residential. Those houses are almost unsalable because they ended up trapping moist in the house rotting the walls out. I know the blocks are different but the floors etc. are still wood. ?????

PoloDude
Premium Member
join:2006-03-29
Aiken, SC

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I just saw a show where they were building a huge house out in CO. using those blocks for the foundation. The builders loved them except for some issues with the pressure from the weight of the concrete causing blowouts on some corners. They had to do some quick reinforcing.
I am against finished ceilings in basements. Drop ceilings allow access for any needed work to piping or wiring.
Any teclo or cable tech will agree.
PoloDude

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Corehhi I would think that down in your area basements would be a very rare thing. Are they full basements or just crawl spaces ?

Msradell
Premium Member
join:2008-12-25
Louisville, KY

Msradell

Premium Member

said by PoloDude:

Corehhi I would think that down in your area basements would be a very rare thing. Are they full basements or just crawl spaces ?

Basements are very rare down that way because of the high water table in the area and the potential for flooding. I'm sure you're thinking about them being a good shelter during hurricanes but hurricanes bring a lot of water and flooding with them the basements are not good for that either.

PoloDude
Premium Member
join:2006-03-29
Aiken, SC

PoloDude

Premium Member

I called the manufacturer , With the plan we are looking at
House - apx $110,000
pier and slab foundation with curtain wall 10 - 11k
poured cellar foundation 30k

They are not using the liteform . They did and they have had too many issues with it.

Corehhi
join:2002-01-28
Bluffton, SC

Corehhi to PoloDude

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to PoloDude
said by PoloDude:

Corehhi I would think that down in your area basements would be a very rare thing. Are they full basements or just crawl spaces ?

No basements at all, water table is to high. Mostly slabs, cheaper houses generally get crawl spaces.
Corehhi

Corehhi to Msradell

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said by Msradell:

said by PoloDude:

Corehhi I would think that down in your area basements would be a very rare thing. Are they full basements or just crawl spaces ?

Basements are very rare down that way because of the high water table in the area and the potential for flooding. I'm sure you're thinking about them being a good shelter during hurricanes but hurricanes bring a lot of water and flooding with them the basements are not good for that either.

To build a swimming pool in my area they have to set up pumps so the hole doesn't fill in with water before they get the concrete in the hole. I've been told you can't empty your pool for any amount of time or it will be forced up and out of the ground because of the water.

Hurricanes and a basements??? That would be a deathtrap here, one tidal surge and it's over. I'm considered on relatively high ground at 22 Ft.

Grumpy4
Premium Member
join:2001-07-28
NW CT

Grumpy4 to PoloDude

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said by PoloDude:

They are not using the liteform . They did and they have had too many issues with it.

I've never seen it done aside from video, but apparently it's quite a process to get the liteforms braced right before the pour.

I do like the concept not only for double insulation of the massive thermal transfer that the cellar walls can do, but thinking if a contractor were to use only a liteform type product, one could potentially eliminate the entire forms truck, and forms transport and storage. Imagine having the forms delivered to the site by the manufacturer, then no break down or removal of forms. Nice.

garys_2k
Premium Member
join:2004-05-07
Farmington, MI

garys_2k

Premium Member

Also good for those below freezing foundation pours, less chance of concrete damage.

Grumpy4
Premium Member
join:2001-07-28
NW CT

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Cellar drains are illegal here in CT. Perhaps elsewhere too. Dunno.

If ever water in the basement is a concern, perhaps the concrete folk would allow a plastic bucket to placed into the floor in a basement corner to facilitate a place for a sump pump. A level flat floor with no sump hole creates a difficult to pump water out scenario. If the concrete guys would also pitch the floor toward the bucket - home run - but that part is asking a lot. A floor squeegee is perhaps easier in this regard.

Another thing I wanted to do when we poured our cellar was to place some [plastic?] pipe sections here and there as conduit through the concrete for future water pipe and electrical runs for indoor to outdoor or vice versa. A convention something like 2 feet down and two feet over from each corner [your frost line may vary] should allow one to find the pipes in the future. I couldn't get to our site during the pour so it never happened. Sure would beat a Hilti to get through and the subsequent concrete patching required.
[Concept might require additional fill side waterproofing, like an extra glob of tar or burial appropriate caulk]

As I am in a high water location, someday I'm going to put in a dug well for outdoor faucets and as a back up for our municipal water supply. Maybe even do the hot water with the dug well if it tests out OK. I'm pretty sure this is illegal in some form, but if it's safe, I'm OK with cutting down on the high cost of municipal water this way, not to mention the curiosity of watering lawns and washing cars with municipally supplied potable drinking water, and the ready to go conduits would have made this much easier to accomplish.

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As for pre fab cellar walls, a highly respected builder / colonial home restoration expert introduced me to these.

»www.superiorwalls.com/

»www.superiorwalls.com/pa ··· products

It appears most or all their foundation walls are factory shipped ready for plumbing and electrical and drywall as well.
»www.superiorwalls.com/xi_detail
The model pictured also has an integral footing system.

I have seen them survive a dozen New England Winters with nary a crack anywhere.

It would seem as though one could add additional insulation if the cellar is destined to be a heated living space.

I don't know how they compare in price to a pour, or the fine points of erecting them, but perhaps they are worth a review if you haven't already.

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I find these interesting too, but out of my current budget reaches.
I have no idea what they cost or how they hold up. I would hope someone as large as OC would have the correct R&D and hopefully QC that these would be a decent product. The product has been around for at least 15 years and maybe more, so...

»basements.owenscorning.c ··· dex.aspx

I like the fact that the wall panels are insulated and removable / replaceable. Note too that the cellar windows are maintained for a source of light and fresh air movement.
»basements.owenscorning.c ··· main.jpg

You could also install a small casino to help defray any mortgage / living expenses.