How to Build a Duplex.... by Casey Kitt

This is a general guideline, not an official "plan". This is intended to help in the planning process of building a duplex. This does not include every detail, and we are not responsible for things left out. You can ask questions! This is a basic guideline. You can save a lot of money being your own general contractor, but don't think that you won't have some errors along the way that will cost you a few hundred dollars. Experience isn't FREE.

PRE-CONSTRUCTION

1. Decide on a set of plans that fits the lot and setbacks.

2. Get truss engineering (and bids with engineering).

3. Get floor joist engineering (and bids with engineering).

4. Fill out paperwork for City Permit, this includes the Washington State energy compliance forms (make plumbing, mechanical and electrical contractors pull their own permit. This needs to be communicated to them.)

5. Turn in for permit. Will cost approx. $3000 depending on a few things. City may call with questions. I would recommend not paying for sewer connection fee (approx $4000). You can pay for it later when you actually hook up and you have the use of that money for longer.

4. Start to get bids on everything! Emailing plans is a great way to go. It is quick and saves a lot of time getting plans from one company to another, and it is cheaper than making six copies of your plans that you will eventually forget who was the last to have them.

5. Here are some bids you will want to get:

-Windows

-Sheetrock

-Plumbing

-Electrical

-Mechanical

-Roofing

-Cabinets

-Framing

-Excavating

-Foundation

-Insulation

-Painting

-Landscaping

-Trim (hanging doors, casing, cabinets)

FIRST PHASE OF CONSTRUCTION

1. Get Sani Can (Valley Septic 248-6810)

2. Schedule temporary meter to be set. Once set and inspected by L&I notify pp&l to set the meter. (call pacific power to get the work order in, your electrician will set the pole, L&I needs to inspect and give a green sticker, then you call pacific power back, give them the work order number and they will come out and put a meter in so you have power).

3. Schedule excavator (he needs to call in locate 48 hours before digging)

4. Schedule foundation crew

5. Order 2x6 form material for footing, rebar for footing (2 continuous runs and a 3' vertical every 4'), rebar for top of foundation wall (1 continuous run), order 1/2" x 10" anchor bolts, order any simpson hold downs needed, order foundation vents if floor joists are recessed.

6. Order HVAC "cans" from Hvac contractor. These are poured into the foundation wall.

7. Talk with Plumber about needed block outs for sewer, water, gas, ect.

8. Talk to electrical contractor about service sweep (it is a piece of conduit usually 4" or 3" diameter with a 90 degree sweep in it). We usually burry one in the foundation wall so the meter can be recessed and the conduit is not surface mounted.

9. Order floor package to be delivered on the day foundation crew is finishing. Includes pony wall framing material, joists, pressure treated sill plate, glue and floor sheathing.

This is the first phase of construction.