Walkout basement

[jjwv_mu_rivals]

I just recently bought some property. Plan on building a house within 18 months. The land is sloped between 10-15% back to front. I've been told it's perfect for a walkout basement or even a drive under basement/garage. My questions are:

1. How much extra cost is it going to be? Concrete and masonry work isn't cheap.

2. Is it worth it? It would be unfinished, used only as a garage and storage area. I mean I have a dozer guy already quoting me a very low price to level the home site on grade.

 

[dave]

I just recently bought some property. Plan on building a house within 18 months. The land is sloped between 10-15% back to front. I've been told it's perfect for a walkout basement or even a drive under basement/garage. My questions are:

1. How much extra cost is it going to be? Concrete and masonry work isn't cheap.

2. Is it worth it? It would be unfinished, used only as a garage and storage area. I mean I have a dozer guy already quoting me a very low price to level the home site on grade.

Get a quote on having solid walls poured for the walkout. The good think about a walkout basement is that only half of it has leak potential. I have one and half of it is finished and half is storage. It is my shrine to WVU and includes the ridiculous amount of WVU stuff I have accumulated. Honestly I dont use it much though. The other thought is even if it is unfinished it is potential expansion if your family grows.

 

[Mntneer]

I just recently bought some property. Plan on building a house within 18 months. The land is sloped between 10-15% back to front. I've been told it's perfect for a walkout basement or even a drive under basement/garage. My questions are:

1. How much extra cost is it going to be? Concrete and masonry work isn't cheap.

2. Is it worth it? It would be unfinished, used only as a garage and storage area. I mean I have a dozer guy already quoting me a very low price to level the home site on grade.

What's the size. The extra cost in a basement is: 1) Finished Slab versus stone and vinyl barrier of crawlspace. 2) Block, Pour Concrete or ICF poured walls versus a small 3 or 4' high foundation wall (typically block). 3) Extra site work required to get to subgrade, which depending on the lot may not be that extensive, but can be expensive if in a rocky area. 4) Extra Electrical needed for light and power versus minimal light typically installed in crawlspace.

The size will dictate much of it, including the height of the basement walls. IMHO, depending on where you live, they're worth the extra expense. It can add extra storage, as well as future finished square footage that can help in resale and value.

Where are you building at?

 

[dave]

What's the size. The extra cost in a basement is: 1) Finished Slab versus stone and vinyl barrier of crawlspace. 2) Block, Pour Concrete or ICF poured walls versus a small 3 or 4' high foundation wall (typically block). 3) Extra site work required to get to subgrade, which depending on the lot may not be that extensive, but can be expensive if in a rocky area. 4) Extra Electrical needed for light and power versus minimal light typically installed in crawlspace.

The size will dictate much of it, including the height of the basement walls. IMHO, depending on where you live, they're worth the extra expense. It can add extra storage, as well as future finished square footage that can help in resale and value.

Where are you building at?

Great for your utilities too. Hot water heater, ac/furnace etc. It is nice having that stuff in a place I can get to them and work.

 

[palencia]

What's the size. The extra cost in a basement is: 1) Finished Slab versus stone and vinyl barrier of crawlspace. 2) Block, Pour Concrete or ICF poured walls versus a small 3 or 4' high foundation wall (typically block). 3) Extra site work required to get to subgrade, which depending on the lot may not be that extensive, but can be expensive if in a rocky area. 4) Extra Electrical needed for light and power versus minimal light typically installed in crawlspace.

The size will dictate much of it, including the height of the basement walls. IMHO, depending on where you live, they're worth the extra expense. It can add extra storage, as well as future finished square footage that can help in resale and value.

Where are you building at?

Get someone that is very knowledgeable with ground water and runoff. Lot of
work in behind to prevent water intrusion problems later.

 

[Airport]

Get someone that is very knowledgeable with ground water and runoff. Lot of
work in behind to prevent water intrusion problems later.

This, make sure you have really, really good french drains to take the water away.

 

[roadtrasheer]

This, make sure you have really, really good french drains to take the water away.

I prefer French maids. But please do the research & if you can afford it get it will be better in the long run

 

[Mntneer]

This, make sure you have really, really good french drains to take the water away.

Water isn't really that big of an issue if a few simple steps are taken. Put in a foundation drain, waterproof your poured wall prior to backfill, grade your fill to slope slightly away from the house and make sure you have proper gutter and downspout coverage.

 

[Airport]

Water isn't really that big of an issue if a few simple steps are taken. Put in a foundation drain, waterproof your poured wall prior to backfill, grade your fill to slope slightly away from the house and make sure you have proper gutter and downspout coverage.

Exactly but some don't realize how important the grading is.

 

[jjwv_mu_rivals]

What's the size. The extra cost in a basement is: 1) Finished Slab versus stone and vinyl barrier of crawlspace. 2) Block, Pour Concrete or ICF poured walls versus a small 3 or 4' high foundation wall (typically block). 3) Extra site work required to get to subgrade, which depending on the lot may not be that extensive, but can be expensive if in a rocky area. 4) Extra Electrical needed for light and power versus minimal light typically installed in crawlspace.

The size will dictate much of it, including the height of the basement walls. IMHO, depending on where you live, they're worth the extra expense. It can add extra storage, as well as future finished square footage that can help in resale and value.

Where are you building at?

The home we are looking at building is 1800 square feet, a 1.5 story. The property we bought is in Louisa, KY. This is where I teach and coach.

 

[Mntneer]

The home we are looking at building is 1800 square feet, a 1.5 story. The property we bought is in Louisa, KY. This is where I teach and coach.

An 1800 square foot slab is around 35 yards of concrete. If you had basement walls of around 180 LF, at 1 foot thick and 9 feet tall, you'd have another 60 yards of concrete for the walls.

I'm not sure what rates are going in that area right now, and assuming concrete priced at about $110 to $115 per cy, you'd be looking at probably $20,000 for the slab and walls. Adding in excavation costs, foundation drain and waterproofing, and you could be looking at a total of around $30,000.

 

[jjwv_mu_rivals]

An 1800 square foot slab is around 35 yards of concrete. If you had basement walls of around 180 LF, at 1 foot thick and 9 feet tall, you'd have another 60 yards of concrete for the walls.

I'm not sure what rates are going in that area right now, and assuming concrete priced at about $110 to $115 per cy, you'd be looking at probably $20,000 for the slab and walls. Adding in excavation costs, foundation drain and waterproofing, and you could be looking at a total of around $30,000.

Thanks. That's what I figured was between $15-30K. I've got a guy going to level and clear (trees) an area around 60x60 for $3,000.

 

[WVUBRU]

I'm sorry to ask but are walkout basements rare up north? Where I grew up and also where I had family in Preston county and Marion county, it wasn't. Not rare in Atlanta either. What is most common type of single family home construction in the area if it isn't a walkout basement, finished or unfinished?

 

[dave]

I'm sorry to ask but are walkout basements rare up north? Where I grew up and also where I had family in Preston county and Marion county, it wasn't. Not rare in Atlanta either. What is most common type of single family home construction in the area if it isn't a walkout basement, finished or unfinished?

Probably the most common is a footer and blick foundation with a small crawlspace.

 

[Mntneer]

I'm sorry to ask but are walkout basements rare up north? Where I grew up and also where I had family in Preston county and Marion county, it wasn't. Not rare in Atlanta either. What is most common type of single family home construction in the area if it isn't a walkout basement, finished or unfinished?

I tend to think of basements being definitely common in the north east.

 

[WVUBRU]

Thanks to both of you. My thoughts exactly. Yes, there are many homes with crawlspaces as well. But the walkout basement is not rare.

Good luck jiwv

 

[dave]

Thanks to both of you. My thoughts exactly. Yes, there are many homes with crawlspaces as well. But the walkout basement is not rare.

Good luck jiwv

Where I live I think almost every house has a walkout simply because everyone is on a hill.

 

[COOL MAN]

Thanks. That's what I figured was between $15-30K. I've got a guy going to level and clear (trees) an area around 60x60 for $3,000.

Sounds like a big first cost difference between the slab and excavated foundation; but don't forget your new home's resale value will reflect the difference.

More than that, some (and perhaps many) future buyers will disqualify a slab home, particularly if excavated is more the standard in your area. Obviously, first cost is critical for all of us; but I'd submit you'll almost assurely come across many more instances over your years of ownership where you'll be sorry you didn't spend the money for the excavated basement.

Of course, if you decide to go with an under-garage, don't forget you'll be losing 400+ square feet of that possible living (or storage) space.

I'm sorry to ask but are walkout basements rare up north? Where I grew up and also where I had family in Preston county and Marion county, it wasn't. Not rare in Atlanta either. What is most common type of single family home construction in the area if it isn't a walkout basement, finished or unfinished?

Not at all; in fact, I'd submit to you they're becoming more and more desirable because of the factors you already know. However, I know in my area.....and, perhaps this is SOP everywhere......finished basement space cannot be calculated as part of the finished square footage of a home without the presence of a walkout.

As a native Pittsburgher, I recall walkout cellars/basements to be very common even in homes without daylight lots (thru the addition of well-type access doors with stairs). I think that's less commonly done these days, though I've seen plenty of premium builders add such access to flat lots.

 

[WVUBRU]

However, I know in my area.....and, perhaps this is SOP everywhere......finished basement space cannot be calculated as part of the finished square footage of a home without the presence of a walkout.

I believe that is also true in Atlanta but unless you have a real old house, basements in ATL are walkouts. But there are still some old houses in town that have a cellar.

Garage's are not counted as square footage either except for insurance purposes. And if you convert a garage into a living space, it must be fully permitted and built to code and pass inspection by the county in order to be counted as finished living space. I found that to be interesting as I have a good friend that finished his own basement and garage but when he went to list the home, he couldn't count the sq footage.

 

[Mntneer]

Typically the square footage from a basement are factored seperately in appraisals, but you do get a value for them. In this area it's about $9-$10 a square foot for a finished basement... problem is cost to finish is about $10-$15 a square foot.

You can claim a "Bedroom" in a basement if that bedroom has a window with the proper clearance for emergency.

When it comes to listing however... there are ways to "fudge" things to make those finished basements and garages more appealing to a buyer.

 

[WVUBRU]

Typically the square footage from a basement are factored seperately in appraisals, but you do get a value for them. In this area it's about $9-$10 a square foot for a finished basement... problem is cost to finish is about $10-$15 a square foot.

You can claim a "Bedroom" in a basement if that bedroom has a window with the proper clearance for emergency.

When it comes to listing however... there are ways to "fudge" things to make those finished basements and garages more appealing to a buyer.

Very good post and I agree. I have a very large basement and have one room that is set up as nothing but a bedroom. It has doors but no windows and it can't be listed as a bedroom. We have a total of 5 beds in the basement in addition to all the ones in the house portion in the regular bedrooms. And sometimes, that isn't enough. When and if I try to sell this place, I will need some very good professional advice on how to set it up and market it properly. But that isn't happening anytime soon.

 

[palencia]

To classify as a bedr

Typically the square footage from a basement are factored seperately in appraisals, but you do get a value for them. In this area it's about $9-$10 a square foot for a finished basement... problem is cost to finish is about $10-$15 a square foot.

You can claim a "Bedroom" in a basement if that bedroom has a window with the proper clearance for emergency.

When it comes to listing however... there are ways to "fudge" things to make those finished basements and garages more appealing to a buyer.

To classify as bedroom, must also have a closet, plus the window.

 

[dave]

Very good post and I agree. I have a very large basement and have one room that is set up as nothing but a bedroom. It has doors but no windows and it can't be listed as a bedroom. We have a total of 5 beds in the basement in addition to all the ones in the house portion in the regular bedrooms. And sometimes, that isn't enough. When and if I try to sell this place, I will need some very good professional advice on how to set it up and market it properly. But that isn't happening anytime soon.

You can market finished space even if it isnt a bedroom. Show it with beds set up so you put that image in their mind. This advice brought to you by Property Brothers viewer on HGTV.

 

[countryroads89_rivals]

Probably the most common is a footer and blick foundation with a small crawlspace.

There is no such thing as a footer, dumbass.

And you don't pour concrete.

 

[MikeRafone]

Whether areas have basements depends on the ground below. Nashville for example is known as a "slab city" because three or feet down you hit limestone. For different reasons you wouldn't want one in S. Louisiana unless you want an indoor pool.

In WV and E.KY it depends on whether you live on the hillside or the bottom, and how far you can dig into the hillside before you run into something you've got to blast or leave alone. Nearly all walk-outs are built on hillsides. A buddy has big hunk of sandstone in his the old guy he bought from said "The Hell with." after digging most of that walkout by hand in the late-40's. It looks pretty cool and since there's no seepage around the thing, he left it alone.

On a bright day if there are women present and we're out back, it looks like you're walking into a cave to get to the bathroom as you've got to go around the rock. We're not going inside if it's men only.

 

[dave]

There is no such thing as a footer, dumbass.

And you don't pour concrete.

Poor cunty. Why do you do this?

http://www.washingtonpost.com/wp-dyn/content/article/2010/09/24/AR2010092400115.html

 

[dave]

How to pour a concrete footer. Poor cunty.

https://www.askthebuilder.com/how-to-pour-a-simple-concrete-footer/

 

[dave]

Whether areas have basements depends on the ground below. Nashville for example is known as a "slab city" because three or feet down you hit limestone. For different reasons you wouldn't want one in S. Louisiana unless you want an indoor pool.

In WV and E.KY it depends on whether you live on the hillside or the bottom, and how far you can dig into the hillside before you run into something you've got to blast or leave alone. Nearly all walk-outs are built on hillsides. A buddy has big hunk of sandstone in his the old guy he bought from said "The Hell with." after digging most of that walkout by hand in the late-40's. It looks pretty cool and since there's no seepage around the thing, he left it alone.

On a bright day if there are women present and we're out back, it looks like you're walking into a cave to get to the bathroom as you've got to go around the rock. We're not going inside if it's men only.

Charlotte is similar. 3 to 6 feet down is solid rock for much of the area so there are few basements.

 

[dave]

Dont tell these builders you dont pour concrete.

https://www.askthebuilder.com/poured-concrete-walls-vs-concrete-block/

 

[countryroads89_rivals]

Poor cunty. Why do you do this?

http://www.washingtonpost.com/wp-dyn/content/article/2010/09/24/AR2010092400115.html

LMAO! You quote a newspaper article as your defense? LOL.

They are footings, not footers. When you slip and fall, do you lose your footer or footing?

There are three phases of matter, liquids, solids and gases. You pour liquids. You don't pour solids; you place them.

Of course if you were an engineer, you would have been taught this in engineering school.

LMAO!

You are one stupid mother f'ucker. You come on a message board and pretend to be an engineer and when challenged, you don't have enough intelligence to just back away and admit you are a complete fraud.

Sad.

 

[jjwv_mu_rivals]

I've had three different quotes on grading the slope to flatten house seat. I remind you it's between a 10%-13% grade and the leveling would be 90X60 feet. There are some trees too that needed to be knocked down.

Two guys said 3-4 weeks and $12,000-$15,000. The third guy said 3-5 days and $3,300. Drastic differences.

 

[dave]

LMAO! You quote a newspaper article as your defense? LOL.

They are footings, not footers. When you slip and fall, do you lose your footer or footing?

There are three phases of matter, liquids, solids and gases. You pour liquids. You don't pour solids; you place them.

Of course if you were an engineer, you would have been taught this in engineering school.

LMAO!

You are one stupid mother f'ucker. You come on a message board and pretend to be an engineer and when challenged, you don't have enough intelligence to just back away and admit you are a complete fraud.

Sad.

Concrete is a liquid when it is poured. It sets into solid state. One of the main ingredients of cemebt is water. Footers and footings are the same thing. I dont need to back down from your challenge. I have the paper to back it all up. Thanks for this post though, I always enjoy pointing out your ignorance.

 

[countryroads89_rivals]

Concrete is a liquid when it is poured. It sets into solid state. One of the main ingredients of cemebt is water. Footers and footings are the same thing. I dont need to back down from your challenge. I have the paper to back it all up. Thanks for this post though, I always enjoy pointing out your ignorance.

Concrete is a liquid? LMAO.

Concrete is a mixture of water, cement, sand (fine aggregate) and gravel (course aggregate). It is a solid, dumbass.

One of the main ingredients of cement is water? WTF? You are dumber than I thought you were. Seriously, this is absolutely pathetic. Cement is a naturally occurring product. Water is not an ingredient of cement.

There is no such thing as a footer. Keep doubling down, dumbass.

The only piece of paper you have is one certifying you are a moron, as you have undeniably demonstrated in this thread.

[laughing][roll][laughing]

 

[COOL MAN]

Charlotte is similar. 3 to 6 feet down is solid rock for much of the area so there are few basements.

I never knew that.....

Of course, when I was kicking around the idea moving to NC a dozen or so years ago, I was focused on Greater Raleigh (which apparently doesn't have that same kind of problem......or at least to the extent you refer....as Mecklenberg County).

I've had three different quotes on grading the slope to flatten house seat. I remind you it's between a 10%-13% grade and the leveling would be 90X60 feet. There are some trees too that needed to be knocked down.

Two guys said 3-4 weeks and $12,000-$15,000. The third guy said 3-5 days and $3,300. Drastic differences.

With the kind of basic differences you describe between the first two contractors and #3....and assuming your initial intent would be/is to buy from #3.......please be sure to get #3's Scope of Work fully detailed and in writing so you know precisely what you're buying. To me....and, I assume, to others.....this has the look of two totally different estimates.

 

[jjwv_mu_rivals]

I never knew that.....

Of course, when I was kicking around the idea moving to NC a dozen or so years ago, I was focused on Greater Raleigh (which apparently doesn't have that same kind of problem......or at least to the extent you refer....as Mecklenberg County).



With the kind of basic differences you describe between the first two contractors and #3....and assuming your initial intent would be/is to buy from #3.......please be sure to get #3's Scope of Work fully detailed and in writing so you know precisely what you're buying. To me....and, I assume, to others.....this has the look of two totally different estimates.

Yeah. That had me worried. But I've spoke to guy #3. Took him to the property. Went over everything. The other two guys do a lot of commercial work and "big" jobs. Plus they rent most of their equipment and have a full staff of hourly workers. Guy #3 had his own equipment, and only one other guy working with him.

I've asked around as this guy has done a lot of local work and people swear by him in site prep work. The only thing this guy doesn't do that the others would is getting rid of the trees. He will knock them over but it is up to me to get rid of them. Hope there's a few of my friends needing firewood.

 

[dave]

Concrete is a liquid? LMAO.

Concrete is a mixture of water, cement, sand (fine aggregate) and gravel (course aggregate). It is a solid, dumbass.

One of the main ingredients of cement is water? WTF? You are dumber than I thought you were. Seriously, this is absolutely pathetic. Cement is a naturally occurring product. Water is not an ingredient of cement.

There is no such thing as a footer. Keep doubling down, dumbass.

The only piece of paper you have is one certifying you are a moron, as you have undeniably demonstrated in this thread.

[laughing][roll][laughing]

Please keep making these ridiculous claims cunty. The only people who call footers footings are architects. Architects are gay.

 

[dave]

Concrete is a liquid? LMAO.

Concrete is a mixture of water, cement, sand (fine aggregate) and gravel (course aggregate). It is a solid, dumbass.

One of the main ingredients of cement is water? WTF? You are dumber than I thought you were. Seriously, this is absolutely pathetic. Cement is a naturally occurring product. Water is not an ingredient of cement.

 

[countryroads89_rivals]

Please keep making these ridiculous claims cunty. The only people who call footers footings are architects. Architects are gay.

foot·er

1. a person or thing of a specified number of feet in length or height:
   "a tall, sturdy six-footer"
2. a line or block of text appearing at the foot of each page of a book or document. Compare with header.
   
   Tell us all about water being an ingredient of cement. That's one of my faves. Or concrete being a liquid. LMAO!
   
   You are special!
   

 

[dave]

foot·er

1. a person or thing of a specified number of feet in length or height:
   "a tall, sturdy six-footer"
2. a line or block of text appearing at the foot of each page of a book or document. Compare with header.
   
   Tell us all about water being an ingredient of cement. That's one of my faves. Or concrete being a liquid. LMAO!
   
   You are special!

Concrete is a liquid when it is poured. A footer and a footing are the same thing. If you had ever actually worked on a conctruction project you would know.

 

[countryroads89_rivals]

Please keep making these ridiculous claims cunty. The only people who call footers footings are architects. Architects are gay.

foot·ing

1. a secure grip with one's feet:
   "he suddenly lost his footing"
   synonyms: foothold · 
   basis · base · 
   [more]
2. the bottommost part of a foundation wall, with a course of concrete wider than the base of the wall.