Sticks in the Ground

Building From Scratch - #6

Make sure you know the builder is reputable and has a quality control process in place before you sign a contract to build a new home. I'm happy to say our builder, Newmark Homes, is both reputable and has a good quality control plan.

We last talked about preparing the pad for the slab and the importance of a solid base. Well, it turns out our fill was not proper and the pad did not pass the core sample test the first go around. Replacing the fill and re-compacting the pad was necessary. The builder was able to prevent a mistake from becoming a problem. We lost a little construction time, but the final house will be sitting on a solid foundation.

Speaking of the foundation, check out the photo gallery. The underground plumbing is in, the steel and tension cables are installed AND the concrete slab has been poured. We have the makings of a structure.

Once the slab is cured, the post tension cables will be tightened and the framing will begin. We should see steady progress from this point forward.

Visit us on the web at KingwoodTxHomesForSale.com

... blogging from Kingwood, TX

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Tech Tags: home+buyer builder new+construction Kingwood

Building From Scratch - #5

Now the fun begins. The weather cleared enough that the heavy equipment could access the lot. Time to bring in the fill material, compact it and prepare a solid pad for the homes foundation. Next up plumbing and slab framing.

Check out the "Building From Scratch" picture gallery posted here.

Visit us on the web at KingwoodTxHomesForSale.com

... blogging from Kingwood, TX

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Tech Tags: home+buyer builder new+construction Kingwood

Building From Scratch - #4

It's been about 3 1/2 weeks since the contract has been signed and the design selections were made for the new construction project. Since then the builder has been busy producing the construction plans and receiving various and sundry constructions permits that are required.  Work has also been progressing to finalize buyer financing plans.

So today, the buyer attended the "pre-construction" meeting with the person who will actually manage the physical construction of the home.  The purpose was to review the plans, make sure the builder and buyer agreed on what was represented in them. They also reviewed all the specific items that were ordered at the design center. They even spent some time reconfirming locations for built-in lights, cable tv outlets and numerous other similar details.

The next step is for the lot to be cleared.  Then the builder will prepare the lot for the foundation. Additional dirt and sand mixture will be brought to the lot then compacted to provide a firm base. Once the base is properly prepared and tested, the foundation form will be constructed, plumbing will be set in place and then the foundation will be poured.

Once the foundation is in place, framing will begin.

The next official meeting with the builder will be scheduled just prior to installation of drywall. In the meantime it is important that the lines of communication remain open between the home buyer and the builder. Daily visits to the site by the buyer are not unreasonable. Just remember to proceed in a safe manner. A construction site can be a dangerous place.

Check out the "Building From Scratch" picture gallery posted here.

Visit us on the web at KingwoodTxHomesForSale.com

... blogging from Kingwood, TX

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Tech Tags: home+buyer builder new+construction Kingwood

Building from Scratch - #3

The base price negotiated for a semi-custom home includes “builder grade” everything. You have choices of certain colors etc., but these choices are limited. That is why the major builders offer the services of a “Design Center”.

The Design Center is where you have an opportunity to select the finishes that will personalize your home. The home buyer is given the opportunity to not only choose color but also design and quality of the items that will be installed. There is also an opportunity to add some bells and whistles beyond the basics.

Here is a list of the major choice categories the home buyer will consider; paint color, counter tops and vanities, backsplash material and colors, flooring (tile, carpet, carpet padding, wood), appliances, lighting fixtures, plumbing fixtures, kitchen and bath cabinetry, audio/video/phone pre-wiring, heating and air conditioning upgrades, decorative trim.

There were some neat heating and air conditioning options offered such as electronic air cleaners and automated multi-zoned duct work, but this buyer chose to increase the energy efficiency of the A/C compressors to a rating of SEER 14.

It’s important to have an upgrade budget determined BEFORE you go to the Design Center. It’s like walking into a candy store … temptations to overspend at every turn. Also, the cost of THESE upgrades not only adds to the total cost of the home, but must be paid for in advance, most likely within 60 days of selection. And these “additional” charges are not refundable should the home purchase transaction is terminated for one reason or another.

Again, leave your emotions at door when you go to the Design Center. Be armed with a well planned budget and choose those items that are not only affordable but add value to your investment.

What’s next … construction drawings, building permits and pre-construction consultation with the builder.

Check out the "Building From Scratch" picture gallery posted here.

Visit us on the web at KingwoodTxHomesForSale.com

... blogging from Kingwood, TX

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Tech Tags: home+buyer builder new+construction Kingwood

Building from Scratch - #2

After choosing the base plan it’s time to commit to optional structural additions. Since the addition of each of these options increases the total price of the home, selections must be made in the context of the overall budget.

The base plan was modified to include:

• a media room (located adjacent to the game room)
• a covered patio and a covered second story balcony (accessed from the game room and overlooking the tree lined golf course)
• a cabana bath (half bath at rear entrance to the home)
• a two story stone fireplace and hearth
• a centrally located computer niche
• chosen from five options, the exterior elevation featuring decorative stone and upgraded brick … exterior paint colors were also a part of this choice
• conversion of formal living room to study with French doors

A major consideration in choosing structural upgrades is the potentially positive impact each will have on the future resale value of the home.

Once these additions were selected a formal contract to proceed was executed between the buyer and the builder. The negotiated prices of all the decisions made to this point determine the base price of the house. Along with signing the contract detailing the buyers’ choices, earnest money was provided to the builder.

Next step customized interior selections.

Check out the "Building From Scratch" picture gallery posted here.

Visit us on the web at KingwoodTxHomesForSale.com

... blogging from Kingwood, TX

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Tech Tags: home+buyer builder new+construction Kingwood

Building from Scratch - #1

One of our clients just contracted to have a new home built. We will chronicle the progress in a series of posts as construction proceeds. Hopefully our notes will give you insight as to just what is involved in building from scratch.

First priority for this client is location. They chose a popular, well financed golf course community with good access to both the airport and the downtown business corridor. I mention “well financed” to emphasize the importance of the developer of the sub-division. You need a developer that not only plans high quality neighborhoods, but has the capital and the commitment to the area to see the project through to conclusion, several years down the road.   

The availability of a prime golf course lot is what triggered the decision to proceed. So step one for this client was choosing the sub-division and the lot.

When you pick a lot as your top priority, you by default pick a builder, so you need to make certain that the builder associated with the lot is right for you and can build the kind of home that will meet your needs and wants. Also note that the choice of a premium lot adds to the total cost of the home.

This client is building a “semi-custom” home, not a true custom where the owner starts by working with an architect and a blank piece of paper. With a semi-custom home, the basic floor plans offered by the selected builder are established, although there are several structural options available for the homeowner to choose from. In this case we had access to a “model home”, allowing the buyers to visualize what the finished home would look like.    

To recap ….they picked the lot, determined the builder would be a good partner, that there was a specific floor plan that they liked very much and that the chosen floor plan could be built on the chosen lot. Quite a day’s work.

At this point it’s a good idea to take a step back, reconfirm the commitment to go foreword, think about the structural options that will be added to the “base plan” and revalidate the budget.

Check out the "Building From Scratch" picture gallery posted here.

Visit us on the web at KingwoodTxHomesForSale.com

... blogging from Kingwood, TX

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Tech Tags: home+buyer builder new+construction Kingwood