Should I Build Up or Down? Basement or Upstairs?

[@dlg5485]

Having lived in the Midwest my entire life where almost every home has a basement, I'll never own a home without one. There are many pros to having underground space, the most important being storm safety. It's also the perfect space to use as an entertainment area (rec room, home theater, etc). It''s also very quiet, being underground. Also, basement foundation waterproofing is not that challenging. It just requires forethought. A good drainage system and proper installation of water control layers are all you need. The attention paid to the details up front will determines how the foundation performs long term.

[@GenuineOptimist]

Agree, all basements are good unless you have an ugly water table issue and cannot properly drain away from the home.

[@HowToBuildYourOwnHome]

Exactly what I would say.

[@dlg5485]

@@GenuineOptimist Those factors can easily be determined before building. There is no reason to malign basements, in general, just because sometimes the circumstances aren't ideal. There are plenty of basements that never leak because they were well designed and built to begin with.

[@virginiaoneal5884]

It really does depend on where you live because I'm form Florida and a basement would not be ideal by anymeans.

[@dlg5485]

@@virginiaoneal5884 FL is only 3ft above sea level so it's definitely not a prime location for basements.

[@zenden8030]

man I was thinking both basement and utilizing attic space

[@angeloc700]

The answer is pretty much what I thought it would be, but it’s nice to get confirmation from an expert. Thanks!

[@HowToBuildYourOwnHome]

Glad to help..

[@indrapalvansia4965]

U ​@@HowToBuildYourOwnHome

[@bruceblackerby3742]

Interesting, but little on actually building a basment on the part of the homebuilder. Ive looked at hundreds of plans. Most have overly complicated roof designs with little or no usable space. Settled on a single story mid century design - flat roof, garage, full basement.

[@stevetaxpayer6664]

Additionally, homebuyers are willing to pay more for finished living space that's above grade (including finished space that's located on a second floor) than they are willing to pay for finished living space that's partially or fully below grade.

[@HowToBuildYourOwnHome]

Very true

[@DeuceDeuceBravo]

I agree that roof/attic space is wasted in most homes. Converting attic space is one thing. But if it comes down to a finished/walkout basement or a second story, then the cost difference can be enormous. Here in New England where basements are the norm, it is much more cost effective to build a robust basement with great drainage and water management, rather than the expense of a second floor.

[@HowToBuildYourOwnHome]

That's a good point. I build in the desert and basement are optional but costly. Up north just 50 miles it is more the norm. I have never figured out why basements are the standard in some areas and not in others. I think it has a lot to do with weather, geology, and water issues.

[@ELIRAXPRT]

Great points but location matters. In the north we have frost and footings need to go down 42" in my area. Running ducts in an attic is a bad idea so people here are doing crawl spaces or basements. Slabs are getting more popular with housing for seniors who don't want steps in our area but almost everyone wants a basement for the storage and mechanical space. Resale will be tougher with a slab house in our area

[@cetriyasArtnComicsChannel]

is it bad to just have a short basement/ inclosed crawl space? i think about 4ft in hight just for basic storage and piping? plan to be the mountains of MA

[@ELIRAXPRT]

@@cetriyasArtnComicsChannel here people use the basements for storage, exercise rooms, recreation, etc... so if you are already going to the trouble of pouring a concrete floor, increasing the height from 4' to 8 or 9' is well worth it in my opinion. Basements are also a storm shelter for tornados. I don't know your market but I'm in the midwest

[@DeuceDeuceBravo]

Agree except running ducts in the attic is fine if you make the attic a conditioned space (non vented).

[@badawesome]

Frost protected shallow foundations are becoming more popular. When it comes to resale, homes seem to be listed with square footage above basement level.

[@alexy6093]

It depends on the area as well. For example, if you have to dig out all the expensive soil, you might as well go with a basement.

[@samuelperez5700]

also a great reason to build up is to reduce cost of foundation foot print to save cost of slab work , build wide down if you need to have 1 story only for retirment type forever home, perhaps

[@HowToBuildYourOwnHome]

Good point...

[@inshanity84]

Awesome input, thank you!

[@HowToBuildYourOwnHome]

I will keep it up...

[@aloiswinzinger1160]

what if building a conditioned crawl space? wouldnt it just be cheaper to go down a few more feet to create a basement.

[@HowToBuildYourOwnHome]

I depends on excavation cost and how deep the stem wall is at the start. I have made this call a few times on builds, but given water table issues and so much more, I have chosen to go up. But now that wood is a huge cost, I am moving down.

[@ecthelion1735]

I see what you're saying, but I have a 3/12 roof pitch and a steep slope. Daylight basement makes the most sense.

[@TomBodet556]

So if you want something like a shop space that's not a converted garage where it's actually inside the conditioned envelope, is it cheaper to go down or out? You can't put a 1500lb jointer on the 2nd floor. FWIW: I love basements. They're cooler on average and provide moderate shelter in extreme weather (eg: tornadoes)

[@HowToBuildYourOwnHome]

I would love a drive out basement. I built one for a client, worked great, and the excavation has half the cost because of design.

[@kalan4787]

​@@HowToBuildYourOwnHome Can you elaborate on that last part about "the excavation being half the cost because of design?" I've been considering a basement garage because I do not want my garage to break the symmetry of my elevation. But the little amount of information that I've been able to find on basement garages all seem to deal with urban requirements and always makes me nervous that it would be an endless stream of surprises. How did the excavation come in "half the cost" for you and what was your baseline for that comparison?

[@mishari84b]

Great subject. What about cities where weather is very sunny, humid and temperature is always 95-122 f almost year round?

[@HowToBuildYourOwnHome]

That's a big question I will need to do a video on. Thanks for the comment.

[@badawesome]

Move somewhere else.

[@MrSteeDoo]

He doesn't address the HVAC, insulatin, and air sealing issues involved with utilitizing that attic space. It's not a free lunch.

[@HowToBuildYourOwnHome]

I enclose the outside walls in attic spaces, it works great and allows the dead space to be used for mechanical runs which are now inside a conditioned space. Great comment.

[@compactc9]

@@HowToBuildYourOwnHome Even though I want a basement, I still prefer a conditioned attic, as its once more space that acts as a barrier between the upstairs and the intense heat on the roof. Plus the intense heat of an unconditioned attic really doesn't lend itself to storing items in good condition.

[@MrSteeDoo]

Sure it's easier to and cheaper to build up but maybe you don't want a full set of stairs up to the bedrooms. You also have to account for HVAC runs up there which can be difficult with the open concept floor plans.

[@HowToBuildYourOwnHome]

Easier to bury mechanical in dead space in attic trusses than most places and you can make this area conditioned space.

[@sandrahertel6282]

I don’t think so. At $300-400 a square foot in British Columbia right now, it’s much cheaper for a basement than build up.

[@xzaclee4067]

I enjoy your videos Ken. I am building a home in southern utah currently. It’s a great place to be but it’s growing way too fast..

[@HowToBuildYourOwnHome]

Thanks Zach, Ken is my brother's name. I am Keith, but that is ok I like Ken as much.

[@BeKemeFeqadu]

How about the use of the basement as tornado shelter

[@HowToBuildYourOwnHome]

Not really needed, just create a safe room inside the house on the same level, faster to get into and just as good as long as you have a strong cap on it.

[@hawkswinagain]

What is the actual cost of building and finishing a 2200 sq ft second story vs a 2200 sq ft basement? My guess is the actual cost to build down is less. What about heating and cooling costs? I bet basements are cheaper. Of course location plays a role in costs. I basement in Kansas is almost required.

[@HowToBuildYourOwnHome]

In tornado country a basement is a big plus, it super fridge winters also maybe, however I can build a highly efficient upstairs. As for sq ft costs, it is variable based on land, permitting, material and labor costs.

[@badawesome]

The basement may be cheaper but when you go to sell your house you get paid more for above ground square footage. People expect to get the basement for free.

[@jayb.8460]

Is it cheaper to build a basement if you are just starting off on raw land?

[@Kristoph-69-69]

So can we have both?

[@aldourbina7550]

Nice video again👍

[@kalan4787]

So I've never done this because I've never built a house. But I've always been of the mind that it would be the most efficient to dig a ~4 foot deep basement, build it above the natural grade to its finished height(say: 9 ft high), then just use all of the excavated dirt to backfill and bury the basement. You need something to do with the dirt anyway. In general, is there a practical problem with this approach by itself? It's what I've been expecting to do when I build to maximize liveable space and minimize the average finished roof height. We plan to go down one story for the basement, then main floor up to second then up again to a 3rd that is finished space beneath a (square) hipped roof.

[@HowToBuildYourOwnHome]

Site elevations dictate a low and how much you can keep on site for final grade.

[@1966johnnywayne]

Four feet deep on even a 1200 sq ft. home will leave you with 4800 cubic feet of dirt to deal with. Building up that amount of dirt could seriously disrupt the natural flow of spring water runoff and create flooding conditions for surrounding properties if you are considering building in a residential neighbourhood.

[@kalan4787]

​@@1966johnnywayne I have no need for concern for runoff. 3600 square feet per floor (2 full stories, partial 3rd story beneath square hipped roof, full basement) 60x60 foundation. ...just mentioning dimensions for context. Thanks for the comment.

[@1966johnnywayne]

@@kalan4787 That is a LOT of living space...make sure that you carry a GPS locator with you at all times.

[@kalan4787]

​@@1966johnnywayne anticipating multiple generations from 4 families. We're worried we don't have enough space and are concerned we will need to stack a copy of the 2nd floor on top of it and push the roof up to a 4th floor....still figuring that out but we have a few years to plan. Tons of space but only 4 foundation leads.

[@gothfather8741]

Here's what I would do: build a basement, build the main floor, build a 2nd floor and then build a full attic. No ifs, ands or buts. End of story.

[@HowToBuildYourOwnHome]

Me too

[@JacobAHull-nx6rx]

What if you can dig a hole and move the dirt without hiring someone? That's what I want to do

[@HowToBuildYourOwnHome]

Great plan and it is hard to mess up.

[@JacobAHull-nx6rx]

@@HowToBuildYourOwnHome so I have to subdivide a couple acre parcel from our farm to even start building. It has a well already put in on site from previous trailer. What do you think should be first step in getting land ready for house? Do I need to find an engineer for a owner builder build

[@mobgma]

what housing market are you referring to? south USA?

[@HowToBuildYourOwnHome]

Any market but with two lots that are identical. However some markets and some home sites demand a basement for various reasons.

[@christianmarthiens2815]

Hi Keth, I found a presentation on optimizing floor layouts to 2' O.C. for multifamily buildings. I was wondering if any of the savings and construction efficiency would be applicable to single family residences and what your thoughts are? I am a course member and all of your knowledge has been indispensable to my home design and planning. www.buildingscience.com/sites/default/files/5_mike_steffen_radical_simplicity_-_designing_multi-family_buildings_more_efficiently.pdf

[@HowToBuildYourOwnHome]

The cost savings for advanced framing is not as much as one might think. It can still handle the snow load and down pressure but it weakens the shear strength of a home. Homes rattle with 2 O.C., especially with 2X4 studs.

[@christianmarthiens2815]

@@HowToBuildYourOwnHome Thank you for the reply. I was more thinking about the dimensions of the building being on 2' centers. For example, making a 13X15' bedroom to 14X16' since drywall usually comes in 4x8' or making a building a couple inches shorter or longer to have the dimensions to be in 2' increments.

[@ABZD019]

@@christianmarthiens2815 outside and inside dimensions don't work together on 2' increments. You can have outside wall dimensions be at 2' increments to make sheathing cuts more efficient, but the inside dimensions will mean you're ripping drywall. And while framing may be more efficient at 2' increments, having a larger room to have more efficient use of sheathing, that extra space is taken up by extra drywall and extra flooring. When drywall can run $3-5/sq ft and flooring can be $3-10/sq ft, that's adding a lot to save a few bucks on a sheet of OSB.

[@fikhhgg]

Hi )))