Quality of Kit Homes? (Hilo, Kailua: houses, buying, construction)

[Wernerfla]

Hi all. Can anyone shed some light on the quality of kit homes on the Big Island? Can they withstand well the rains and humidity of Puna? Slab vs Pier&Post? Earthquake resistance? I have been looking at the Argus kits. What kind of reputation do they have? Any surprises with what's not included?


Many thanks for any insight you could give. Mahalo!!

[OpenD]

Originally Posted by Wernerfla

Hi all. Can anyone shed some light on the quality of kit homes on the Big Island? Can they withstand well the rains and humidity of Puna? Slab vs Pier&Post? Earthquake resistance? I have been looking at the Argus kits. What kind of reputation do they have? Any surprises with what's not included?

Just a general answer... Honsado, HPM, and Argus all seem to put out good kits that are quite popular. And yes they are engineered for the environment, rain and hurricanes and earthquakes included. There have been lots of kit homes built all over the island, Puna included.

Of course kits consist of a design and basic materials for the structure, so you need to pay attention to whatever additional materials are needed for finish work, but I think the most critical element is the contractor you hire to erect the kit. The quality of their work will make more difference than anything else.

Others may have a different read on this, but slab vs post and pier, seems to me, has more to do with the lot than anything. Simply stated, a lot of property in Puna doesn't lend itself well to slab construction. Post and pier is more suited for land with irregular lava rock topography that cannot easily be leveled. There are other reasons people like post and pier, like it being more traditional looking, and when raised it creates underhouse storage space that is not taxable as long as they are not enclosed.

[Rogerluli]

It seems to me that the post & pier has advantages in a tropical climate with it's high humidity, abundant rainfall, and a plethora of critters looking for someplace to crawl into...And then, of course you have a better view, which may or may not be advantageous...

[hotzcatz]

Most if not all of the kit homes offered by local hardware stores in Hilo are designed for the climate. It's when folks bring in a kit home from the mainland that they run into trouble with not getting a home that works in the sub-tropical Hawaii climate.

Argus should give you a detailed list of what is included with each package home. Actually, anyone selling package homes should do that.

Things that are generally NOT included in a package home are:
1. Clearing of driveway and house area with any grading and grubbing that would be necessary.
2. Septic system or cesspool which ever is appropriate. Most likely a septic system.
3. Water catchment system
4. Temporary electric pole and meter

You could also inquire if the house electrical wiring is included in the package home (probably not) nor is it likely that the cost of the licensed electrician is included. Ask if the house plumbing is included (probably not) nor is it likely the cost of the licensed plumber is included in the house package. The package may include the electrical fixtures (light fixtures, fans, etc.) as well as the plumbing fixtures (shower stalls, tubs, sinks, toilets, etc.). Usually the house package will include doors and windows, although they are generally a basic door or window. There is now a place in Hilo as well as Kailua-Kona where you can buy used plumbing and electrical fixtures as well as windows and doors, so if those things aren't included in the package, they can be bought fairly inexpensively. However, the selection isn't very large, so you may have to modify the house to fit the windows instead of finding windows to fit the house.

You can buy a house package and build it yourself as an owner builder. You will still need to contract a licensed electrician and plumber to install the electric and plumbing systems, though. You can't legally do those systems yourself.

Frequently, slab is used for the carport areas and the house itself is up on post and pier. Keeps the house cooler because of the ventilation under it, wood framed floors are much kinder to your feet and joints, too. You can also put a screened vent in the floor of the closets along with a louvered door to keep mildew out of your closets.

[terracore]

I'm on the fence as far as which is better (slab or post and pier) but slab is definitely more expensive. I know a guy who lives near South Point and out of coincidence (?) his and three other neighbors had catchment tanks that split open at different times. The one on post and pier was knocked down from the force of rushing water, the one on slab had some minor damage but was OK. The guy I know, the water went a different direction but he was glad it didn't hit his post and pier home.

As far as earthquakes go, somebody with engineering experience would have to comment on that one.

[Jungjohann]

Of course, the extra added bonus of building post and pier is that, if Madame Pele should decide this just isn't your year, or decade for that matter, and decides to cruise a little 10 foot swell of lava in your direction, you can always just jack the house up, back a trailer underneath, and move to somewhere safe, like HOVE. Hell, Pele has already worn that place out. I wouldn't recommend driving your house to Volcano though, with a name like that, it's kind of begging for it..

always willing to kokua, a'ole pilikia

[Tiger Beer]

I've always been curious, what's the typical range of prices on buying a 'kit' home?

[OpenD]

Originally Posted by terracore

As far as earthquakes go, somebody with engineering experience would have to comment on that one.

Post and pier construction has a long reputation for being very forgiving in earthquakes. I know this will sound strange, but when the ground shakes, post and pier houses have "give" that allows them to slide around by small amounts rather than breaking, as they could if they were rigidly attached to a solid foundation.

Obviously it works, because we have small quakes all the time... several every day somewhere on the island... but it's very rare that anything gets damaged. Take a look at the siesmographs on display at the Jagger Museum at the Kilauea Crater and you can watch the nearly constant seismic action. In Volcano we get small ones I can feel once or twice a week. But big ones that cause significant damage are probably less frequent than they are in LA.

[OpenD]

Originally Posted by Tiger Beer

I've always been curious, what's the typical range of prices on buying a 'kit' home?

Just looking at the Argus price list, they start at $10,500 for a 16 x 24 Studio Efficiency for slab, or $12,700 for post & pier.

At the high end they have a 4 BR 3 BA house for $26,400 for slab, $34,200 for post & pier.

[Rogerluli]

Originally Posted by OpenD

Just looking at the Argus price list, they start at $10,500 for a 16 x 24 Studio Efficiency for slab, or $12,700 for post & pier.

At the high end they have a 4 BR 3 BA house for $26,400 for slab, $34,200 for post & pier.

It sounds like the total cost for a conractor built kit house would be at least triple these kit prices. Do any members have actual experience in this?