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Home My WebLink About02032005 BSC Agenda Item 5 f k 1 ( ;' .3" i c r J x . r }� . r '• � ,I.-4.",. .. 4h 1 F . � 2630 7 J Lit 4,> - �, e.;..; 't:'.. _'"*_. :.. • d '; r. i' 1.y,. i; 7, k� - ♦`a- ; . !i; w a ° w'"r l..: s: - ,: w'.• .sIAR.'0:'''''.1 M`� & ' 1 r N, -,W9._,-,,,.. - '-••'pa' 'a"•�, .} t.y �. x . 1 '�,K ¢,8'. _ } a r.. ;..4 -may... i i f'1 •4Y 3t (( 't'r i1. Lh h'T t` :' F ,� r• ' _ ` I APO ' ` t \ Ly ,. t S. Z II P i I . • 1 w - --- .y ,..' �� r ..}.. o- _I .- ..? �.�.�° c r • • r s ."f, .---- .q �pr� et '`` J. A.t'� •� tea. •f [f. .-r. 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" . , . - . . .....,..,...,:._.. ...............,...._ ,.. • . .....: , ,,.p,,,t: ..... -, --- (-- '-' -- - - . - .. -,:,.. ,.,,, ..... ..., ... ...,,...,... .... . ,, ., _, , , '+emu_, - ',,.ys "'•e. .s:... .d- A-®„' ' ' f "` .• •. `•��. •:• w • ..— v „� r M yyµ { .w XY:Mxi AOL Email Page 1 of 2 Annette Arriaga From: LaconHomes @aol.com Sent: Wednesday, January 12, 2005 5:01 PM To: AArriaga@westu.org; brian.hoogendam @advancedreality.com; david_mcdaniel @itc.co.harris.tx.us; Dennyjudy @sbcglobal.net;jdough8 @attglobal.net; kevin_mcmahon @sbcglobal.net; pbenj @swbell.net; Riquelmy @aol.com Subject: Fwd: Caution regarding Foundation Costs Estimates Hello All, I am concerned that the presentation of the numbers may be caring more weight than is warranted. Muddy's comment that the range is in the order of 300-400% is a very good observation and indicates that at least one of these sets of numbers may not be representative of what actual costs would be. Perhaps to be more accurate, the actual costs could vary considerably depending upon how the design was developed and executed. In fact both sets of numbers are pure guesses based upon assumptions made by the people providing the guesses and should be treated as such. I would certainly caution anyone who assumed that there was any real "meat" to be gleaned from these numbers. More numbers can be obtained, but these too will be guesses. Meaningful numbers could be obtained by comparing costs for actual designs for the various conditions, but designs are likely to vary depending upon the engineer. It is unlikely that BSC or WUP city council would want to spend the time or money to develop this information. It may be sufficient to understand that the numbers presented represent WAG or SWAG from two good concrete contractors and that they show that the costs of raising a house one or two feet is probably less than one percent of the cost of the house and very likely less than half of one percent of the construction costs. As a flood victim and a builder I can tell you that building above the BFE is a very good idea. I suggest WUP compare the BFE to actual flood level during Allison and set the minimum first floor elevation at least one foot above the actual flood levels. When will anyone know how actual historical flood levels in WUP compare to BFE for our area? Le4 Ate.444, 2/3/2005 Page 1 of 2 Annette Arriaga From: B. B. Slimp [bbslimp @swbell.net] Sent: Wednesday, January 12, 2005 3:25 PM To: Annette Arriaga (BSC) Subject: Costs to Raise a Foundation above the BFE Annette - -- Please send this to the BSC membership and copies to Les Albin, Robert Requilmy, Dennis Mack and Jim Dougherty. Thanks. BSC Members and City Staff: The cost to raise a foundation above the base flood elevation (BFE) was discussed at the January BSC meeting. The question of the cost on new construction to raise the foundation in increments of 12 inches to achieve the lower flood insurance rates for the homes in West University was discussed. The higher the incremental elevation above the BFE, the lower the flood insurance rates for the entire city. The BSC wants to quantify this cost on new construction as part of a cost/benefit analysis. Les Albin suggested contacting two foundation contractors who do a lot of work in West University. They are Custom Foundations and Woodriff Concrete. Les says that these two companies do a lot of the foundation work on new construction in West University. I contacted these companies. These are the highlights of the conversations. Casey of Custom Foundations (713/699 —0100) • the cost is dictated by what the design engineer wants • a quick estimate to increase the foundation height on a typical (see dimensions of a "typical" new house below) West U house could be 75¢ per square foot of slab for one foot, and • an additional 30—40 ¢ for an additional foot. • This does not include addition of select fill in the case of a slab on grade or slab on void box design. • He suggested that I contact Gay & Loudermilk for a better estimate of what design they would require. Tom Woodriff of Woodriff Concrete (713 978—7474) • Woodriff Concrete now does mostly flatwork ( sidewalks and driveways) in West University • Les says that their estimates will be high since they did premium work when they did foundations. • Woodriff estimates $25 per perimeter foot of exterior beam per foot of height to raise the slab, or • to raise the slab raise one foot would cost about$2 per square foot per foot of height. Using my house as typical new construction (even though it was built in 1992) in West University, the dimensions are: • 3400 sq ft house • built on a 50 x 100 foot lot • per the blueprints, the house slab is 1582 sq. ft. o This does not count the detached garage. • The approximate house slab dimensions are 46 x 37 feet • Thus the perimeter is about 166 feet. • There are interior beams under the slab • These dimensions could be a slightly smaller than the current new construction home of 2005. Raising this typical house 1 foot would cost: 2/3/2005 Page 2 of 2 • Under the Custom Foundations estimate o 1582 sq. ft. of slab x 0.75 $/sq ft. of slab = $1187 • Using the Woodriff Concrete estimates o 166 perimeter feet x 25$/perimeter foot= $4150 o 1582sq. ft. x2 $/sg ft. = $3164 Raising the typical house a second foot would cost an additional: • Custom Foundations o 1582 sq. ft. x 0.40 $/sq ft. = $633 • Woodriff Concrete o 166 perimeter feet x 25$ / perimeter foot= $4150 o 1582 sq. ft. x $2/sq ft. _ $3164. Les tends to agree with Custom Foundation's numbers. With this in mind: • The cost to raise a foundation 12 inches above the BFE is about$1187. • The cost to raise a foundation 24 inches above the BFE is $1187 plus $633 or$1820. Assuming that there are other overlooked costs, and these estimates are increased by 25%, then: • The cost to raise a foundation 12 inches above the BFE is about$1484. • The cost to raise a foundation 24 inches above the BFE is $1484 plus $791 or$2275. I will be calling Gay & Loudermilk for their input. Regards, Bryant Slimp Office: 713 /839 - 9910 Fax: 713 /839 -9920 Cell: 713/725 - 7805 Pager: 713 /602 -4758 Incoming mail is certified Virus Free. Checked by AVG anti-virus system (http://www.grisoft.com). Version: 6.0.822 /Virus Database: 560 - Release Date: 12/22/2004 2/3/2005