Month: November 2015

HOME IMPROVEMENT: DON’T ASSUME AN “A” RATING MEANS A BUSINESS IS REPUTABLE

Hiring a Home Remodeling Professional, Home Improvement

ANOTHER “A” … HOME IMPROVEMENT COMPANY NOT FULFILLING IT’S CONTRACTS

Home Improvement - An A Rating Doesn't Mean What You Think

TWO MONTHS LATER – ANOTHER TRUE STORY ABOUT THE BETTER BUSINESS BUREAU RATING

Back in October, I told you about the CNN Money article:

Slammed by the government, A-rated by the Better Business Bureau

It was a warning to all people who believe that an “A” rating from the Better Business Bureau means a company is reputable.

LOCAL WINDOW COMPANY, BASED IN PALM BEACH GARDENS HAS AN “A” RATING BUT…

According to the Palm Beach Post “exclusive,”

Consumers have filed complaints with the Better Business Bureau, the Florida Attorney General’s Office and the Florida Department of Business and Professional Regulation, the agency charged with regulating and licensing contractors.

This month, DBPR filed an administrative complaint against Scott Berman, the company’s owner, alleging that he violated a provision of a state statute in a contract for an installation at a house in Jupiter’s Abacoa.

The BBB has given the company an “A” rating.

COMPANY CHANGED NAMES AND SHUT DOWN OLD COMPANY

According to the article: in 2009, the Florida Attorney General’s Office shut down… Florida Window, over allegations the business violated state consumer laws. The company paid $118,000 in consumer restitution and $10,000 to Seniors vs. Crime. That same year, [the owner] established Northfield Holding Corp. doing business as Florida Window & Door.

Now, six years later, that company faces a slew of very similar complaints, some of which are being aired via social media. Customers have created a Facebook page, “Florida-Window-and-Door-is-a-Rip-Off.” The page states, “We are here to shed light on the deceptive practices and shoddy work this company performs.” There is also a You Tube video one customer has posted, which describes his experience.

HOW CAN YOU PROTECT YOURSELF?

Unfortunately, the Better Business Bureau, which most people see as a watch dog really isn’t.  An “A” rating just means that the Better Business Bureau believes that a company will resolve any problems customers encounter.

Do your due diligence.  Read consumer complaints on the Better Business Bureau website.  Search the company on the internet and on social media. Get and verify references.  Talk to past clients.

Today, you have to almost be a detective and verify that a home improvement company is worthy of your business.

Leading Edge Homes, Inc. has created a booklet to help you ask the right questions before hiring a remodeling contractor: 7 Questions to Ask When Choosing a Remodeling Contractor.

Knowledge is power!

For all of your home remodeling and inspection needs, contact your local certified “roomologist”, Leading Edge Homes. Inc. at 561-795-2551.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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BUYING A HOME – WHO REPAIRS THE HOME?

Buying a Home, Home Improvement

BUYING A HOME – WHO REPAIRS “PROBLEMS?”

Buyers and sellers disagree on who is responsible for repairs

Buyers and sellers often disagree on who is responsible for repairs.

THREE HOME INSPECTIONS – THREE DIFFERENT OUTCOMES

Leading Edge Homes, Inc. conducted three home inspections within the last month. Not surprisingly, all of the homes had issues – which is normal!
Who is responsible to correct the issues? The sellers naturally don’t want to make repairs and incur costs to sell a house in which they will no longer be living.  The buyers, with justification, want their “new home” to be free of defects. So, who’s right?

Usually, buyers and sellers negotiate a compromise that allows their transaction to move forward.

BUYER 1 – WANTED REPAIR MONEY

This doesn’t always work out. Buyer 1 knew the cost of the repairs and tried to get the seller to lower his price. The buyer did not want the seller to do the repairs because he did not have control over the quality of the work.

The seller decided to stand firm with his price and wasn’t willing to compromise. Consequently, the buyer walked away.

SELLER’S RESPONSIBILITY TO FUTURE BUYERS

Sellers should be aware that a buyer’s inspection report can be problematic for them because if the deal doesn’t close, they could be obligated to tell subsequent buyers about any defects mentioned in the report.

BUYER 2 – AGREED TO LET THE SELLER MAKE REPAIRS

Buyer 2, after allowing the seller to make some repairs, is going through with the purchase – even though some of the repairs were not made correctly.  They are considering the remaining repair’s costs as part of purchasing the new home.

BUYER 3 – CONTRACT WAS “AS-IS” AND KNOWS HE HAS TO MAKE REPAIRS

Buyer 3 went into his purchase with his eyes wide open and did the proper inspections. The buyer was allowed to make inspections, but his contract stated  that any inspections were for “informational purposes only”, i.e., to inform the buyer of the property’s condition. Of course, this type of contract only benefits the seller.

The buyer discovered there were roofing issues. The contract, however, was “as-is,” and there was no room for negotiation.

Unbeknownst to the buyer, however, his financing was contingent upon the roof passing the home inspection. The finance company even wanted the buyer to make repairs before purchasing the home.

SHOULD THE BUYER MAKE THE REPAIRS BEFORE CLOSING?

Unfortunately, Buyer 3’s experience is not uncommon today. Banks are getting stricter. Some options, if the finance company/bank will allow it, is to escrow the money for the cost of repairs.

If the finance company insists on the repairs, you can amend your contract with the seller and include the cost of the repair in the purchase price. Then if they are willing, request that the seller make the repairs. The downside to this, however, is that if you fail to close on the property, you may lose your funds.

At the discretion of the seller, you may be allowed to make the repairs yourself. However, the seller must cooperate with this scenario – but many sellers and listing agents may not let you do this. In addition, if a permit is required for the repair, you won’t be able to do this because, in Florida, a Notice Of Commencement must be signed by the owner prior to getting a permit.  The Notice of Commencement contains detailed information about the project such as property owner, financial institution, jobsite address, contractor, etc., and protects the property owner’s title to the property. Also, an open Notice of Commencement could cloud title on the property making it impossible for you to get title insurance.

BUYERS BEWARE – READ YOUR CONTRACT CONTINGENCIES

Buyers and sellers should always read the inspection and repair contingencies of your real estate contract and make sure you understand them. The contingencies will determine who is responsible for what, what negotiating power you have, the scope of inspections and repair clauses.

The contract may say – no repairs, only repairs to certain items, who will do the repairs, and may even have a maximum amount for the cost of repairs.

Some contracts benefit buyers; others benefit sellers

To illustrate the point, there are contracts that allows the buyer to obtain a general home inspection and then give the seller a copy of the inspection report, indicating which repairs are to be made or stipulating a dollar amount credit in lieu of repairs.

Some contracts state that the seller can then make the repairs, agree to the credit or propose another arrangement, which the buyer can accept, negotiate or reject. This is best for the buyer.

Other contracts state that buyers can insist only that true defects or building code violations be corrected.

 

Please note: This article is for information purposes only. It is not meant to provide any legal advice on obtaining repairs for your home purchase. I recommend that if you have any questions about the clauses in your contract, that you discuss them with a real estate attorney.

If you want a professional remodeling experience or a home inspection with a home remodeling expert’s view, contact your local design-build contractor, Leading Edge Homes. Inc. Want to see some of our work? Visit our website or view our online book.

Knowing your options now, will help you be prepared in the future. If you are buying a home, knowing what needs to be corrected and the costs to do so, can help you decide if the home is right for you.

For all of your home remodeling and inspection needs, contact your local certified “roomologist”, Leading Edge Homes. Inc. at 561-795-2551.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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BUILDING A HOME: THINGS YOU SHOULD THINK ABOUT FIRST

Buying a Home, Home Builder, Home Improvement

HOME BUILDING: TIPS TO PURCHASING LAND

Building A Home - Ask Questions and Investigage

Buying land or any other property should be done with your eyes wide open.

For many home buyers, they just can’t seem to find the right home for sale. It may be the layout, the costs to remodel a “used” home to their liking, the neighborhood, or something else. They know what they want and decide to take a different route – building their own home.

Building your own home gives you the opportunity to find the right piece of land.  You can then design and build a home that allows you to incorporate your home design to preserve the topography and views while including the elements that will make the home uniquely yours.

But before you fall in love with a piece of land – there are things that you must consider and do to protect yourself.

Is the Lot Suitable for Building?

The owner of the land will more than likely tell you that the lot you wish to purchase is buildable. Just because the seller says it is buildable and to your untrained eye it may appear to be buildable,  further examination may prove it not to be.

Soil Testing

First, I recommend getting the soil tested.  What you see on the surface is not indicative of what might be 10 or even 20 feet below the surface. Soil that feels firm under you feet may be very loose below the surface.

Soils vary in type, composition and strength. The differences can be significant. Some soils are very strong and can support significant weight, while other soils are weak and squish out the sides under light loads. The old buildings that are structurally sound that you see near your new lot undoubtedly have foundations that rest on high-quality soil or the weight of the structure has been transferred deeper into the ground where good soil or rock can be found.

There are many companies that can test to see what soil conditions exist and let you know before you buy the lot. It is worth the expense to have the soil tested first so you know what you are getting into.

Access to Electricity and Water

If you’re considering buying an lot, even in an existing  community, you need to verify that your lot has access to electricity, natural gas, water and sewer.

If your lot does not have access to city water and sewer you will need to know if a well can be placed on your lot and if there is enough room on your lot to add a septic tank and drain field. Adding a well and/or septic system is a cost you may not have considered.

Furthermore, where you place the house on the lot can add costs.  The further your home is from electrical connections, sewer connections, etc., the more costs you will incur for building your home.

Other Things To Consider

Your lot may require a foundation for your home supported by below-ground piers if it is close to a body of water. Another site may require extensive excavation work (especially if the lot is heavily treed) which can run into thousands of dollars.

And there are other considerations as well, including a complete understanding of the easements, zoning laws, property line restrictions, architectural guidelines and review processes, and homeowner association requirements.

More than one land lover has learned the hard way that ignorance can be expensive, but knowledge is power.

What’s Next?

Designing a Home That Works Well on Your Lot

The most important thing to do is plan.  Know what you want. Consider your lifestyle, access to the rooms, amount of entertaining you do, number of bathrooms, etc.

Walk through new homes for sale and pick up floor plans and mark what you like and don’t like.

Once you know what you want meet with a design-build professional, like Leading Edge Homes, Inc. to design your home. You can get a cost estimate to make sure you are staying within your budget.

If you want assistance on choosing the “perfect” lot or want to build a custom home, contact your local design-build contractor, Leading Edge Homes. Inc. Want to see some of our work? Visit our website or view our online book.

 

For all of your new home, home remodeling and inspection needs, contact your local certified “roomologist”, Leading Edge Homes. Inc. at 561-795-2551.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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BUYING A HOME: ALL EXISTING HOMES HAVE PROBLEMS

Buying a Home, Hiring a Home Remodeling Professional

HOME BUYING: WOULD YOU LET YOUR DAUGHTER BUY THAT HOUSE?

Image result for buying a house meme images

Congratulations!  You found the house of your dreams.  The offer has been accepted… contingent upon your “Houdini” clauses, like a termite inspection, home inspection, mold inspection, lawyer’s approval…

But What Happens When the Inspector Finds a Problem

Over the weekend I did another inspection for a home buyer. Again, I found many things that were wrong – everything from simple repairs to what I would consider major code violations.  None of this should come as a surprise to a home buyer.

Why?  Over time, things break, wear out, and reach the end of their useful life. Previous homeowners make repairs or changes themselves that are unsafe and in violation of the various building codes to save money. That doesn’t necessarily mean that a home is not worth buying.

What to Do if There Are Problems?

If your inspector finds problems, ask him for a “guestimate” of what it would cost to repair the items. You can use that as a negotiating tool to see if the seller would be willing to lower the sale price.

Don’t, however, agree to let the seller “make the repairs.” They will typically not make the repairs per the building codes or they will hide problems instead of correcting them. If for some reason you do let the seller make repairs, get the home re-inspected by the original home inspector.

A True Story

The buyer of a home I inspected (and even wrote about two weeks ago) decided to let the seller “fix” the safety violations and more. I reinspected the property only to find that the seller “corrected” the pool pump wiring problem – but added new electrical code violations, and replaced the front door without a permit. To make matters worse, the door was installed in an unsafe manner.

The buyer loves the house and the seller is holding firm on the sale price. It looks like the sale will go through and the buyer will have to pay to have the issues corrected.

Would You Let Your Daughter Buy the House?

If the house meets all of your requirements and you can hire a reputable contractor to make the house safe, then yes.  When you are thinking of the cost of the house, you need to add the cost of the repairs.

And yes, this happened to my daughter and son-in-law. The house they fell in love with was fully remodeled… but the seller did the electric work himself, had a staircase built that was not to code, and even installed some plumbing incorrectly. But, the house was exactly what they were looking for, in the price range they could afford, and in a neighborhood they liked.

I explained to them, the cost for repairs is just another cost of the home.

Very few pre-owned houses are perfect – the key is to find a house you like and that is in good enough condition that, after a reputable contractor corrects the few flaws found, it is safe.

 

If you want a professional remodeling experience or a home inspection with a home remodeling expert’s view, contact your local design-build contractor, Leading Edge Homes. Inc. Want to see some of our work? Visit our website or view our online book.

Knowing your options now, will help you be prepared in the future. If you are buying a home, knowing what needs to be corrected and the costs to do so, can help you decide if the home is right for you.

For all of your home remodeling and inspection needs, contact your local certified “roomologist”, Leading Edge Homes. Inc. at 561-795-2551.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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HOME REMODELING: STEEL STUDS vs. WOOD STUDS

Home Improvement, Home Improvement Pricing, Home Maintenance/Repairs

Interior Partition Wall Steel Studs VS Wood Studs:  Which Is Better?

Home Improvement - Metal Studs vs Wood Studs

Often, when I am doing a remodeling job, I am asked why am I using steel studs instead of wood studs. Although the price may be slightly higher, the real costs can be lower – and that is better for you!

Cost of Metal Studs Can Be Lower Than Wood (even though the price is higher per foot)

There are some nuances to this area. Steel framing can cost three to 15 percent more than wood studs, based on Steel Framing Alliance calculations, but metal studs offer cost advantages in other areas that can offset this price difference.

Steel does not shrink, split or warp. As a result, there are no nail pops or drywall cracks to fix after the structure is completed.

Consistent quality means that scrap is drastically reduced (two percent for steel versus 20 percent for wood), which also reduces costs for hauling off and disposing of discarded material.

Most importantly, steel framed walls can be erected faster than wood ones saving on labor costs

Potential Problems with Wooden Studs

With wooden studs, you have to worry about problems like rotting, warping, shrinking, cracking and splitting. Termites, other insects and mold can also quickly destroy wooden studs under the right conditions.

Finding quality lumber to use as studs can also be difficult; it varies widely depending on where the wood is grown. Lumber also has to be sorted carefully and you can’t use any pieces that aren’t straight or have knots, cracks or other imperfections.

As much as 20 percent of the lumber bought for studs ends up wasted, and since wood prices can fluctuate, trying to budget for a construction project is challenging.

 

Metal Studs Are More Convenient

Metal is lighter than wood. Steel framing is easier to handle because the studs weigh a third less than wood and can be installed at 24 inches on center.

They take up half the space of lumber because of its hollowed shape. This makes for easier transporting and storage.

Metal studs can be cut with aviation snips, which means no sawdust.

They also are attached with screws, so moving studs is simple if you make a mistake.

Metal Studs Are More Stable

Wood is prone to twisting and warping; metal is not so walls are straighter. Wood also wicks moisture, which can lead to mold growth and rot, while metal is immune.

Metal Studs Are The Environmentally Responsible Choice

Metal studs are made from recycled metal – they could have been a car fender in a previous “life”. Once a tree is cut down, it’s gone.  It takes years for a new one to grow in its place.

 

 

Knowing your what materials are better for your home remodeling projects will add value to your investment. “Cheaper” is not better, you need to know the true costs.

If you are considering a home improvement project or you need some maintenance advice, contact your local certified “roomologist”, Leading Edge Homes. Inc. at 561-795-2551.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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Home Improvement: AIR CONDITIONERS OLDER THAN 2010 HAVE LITTLE LIFE LEFT

Air conditioning, Air Conditioning Leaks, Home Improvement, Home Maintenance/Repairs

WAS YOUR AIR CONDITIONER BORN BEFORE 2010?

If your air conditioner was born before 2010 it is obsolete.

If your air conditioner was born before 2010 it has five years until it is obsolete.

GOOD-BYE FREON – HELLO R-410A (Puron)

The U.S. Environmental Protection Agency, along with the environmental agencies of many other nations around the world, joined together to enact a Freon phase out.

This phase out was created due to scientific evidence that Freon destroys the ozone layer that protects the earth from harmful ultraviolet sun rays and it contributes to the phenomenon of climate change.

In January 2010, air conditioning system manufacturers stopped producing equipment that utilizes Freon as the coolant.

HOW THIS AFFECTS YOU

Scenario 1 – A True Story

Last week, I went to look at a house that someone bought at an auction. The condenser (outside unit) was stolen and now has to be replaced. The problem is, manufacturers no longer make condensing units that are compatible with the air handler that still uses Freon. The buyer will have to purchase both an air handler and a condensing unit – a cost that he did not know about before placing a bid on this house.

Scenario 2 – What If?

If your air conditioning system that uses Freon as the coolant develops a coolant leak or another mechanical or electrical problem, you must make a decision between repair and replacement. As Freon becomes more expensive and increasingly difficult to obtain, the cost of recharging the system will continue to rise. It may mean an A/C upgrade is a better choice.

DO I NEED TO CHANGE NOW?

Unless you are having a problem, I would not recommend changing your system now.  But, the newer air conditioning systems are more efficient and by installing one, you may save money on your electric bills.

HOWEVER – IN FIVE YEARS FREON WILL NO LONG BE AVAILABLE

The phase out of Freon, which began in 2010,  is taking place over the course of about 20 years. In existing air conditioning systems, Freon can be used to recharge the equipment until January 1, 2020.

Due to the decrease in the supply of Freon, the cost of Freon has significantly increased and the number of companies that have access to it is getting smaller and smaller. Homeowners who discover that their air conditioners have a Freon leak may end up spending several hundred dollars for a recharge of the system.

Who would have thought that something installed five years ago may only have a life expectancy of another five years.

Knowing your options now, will help you be prepared in the future. If your home is aging and you need some maintenance advice, contact your local certified “roomologist”, Leading Edge Homes. Inc. at 561-795-2551.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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HOME REMODELING: PRICING IS MORE THAN MATERIALS AND LABOR

Bathroom Renovations, Hiring a Home Remodeling Professional, Home Improvement, Home Improvement Pricing, Room Additions

HOME REMODELING BUDGETING

Leading Edge Homes - Home Remodeling Budget Reality

COMMON MISCONCEPTIONS ABOUT REMODELING COSTS

Like I have said many times, being an educated consumer is very important before beginning a home remodeling or improvement project. There are many posts on this blog about Hiring a Home Remodeling Professional.

People are sometimes confused by the pricing they see for remodeling projects on the reality television shows or on the websites to find remodeling companies online.

There is more to the cost of hiring a remodeling professional than materials and labor. Determining the cost of your job is much more complex than you think.

Last week I received a call from a potential client about remodeling his bathroom. He thought the job should cost no more than $7,000, when in reality it would cost about $20,000. Were we over-charging or was the potential client living in the 1960s?

THINGS INCLUDED IN THE COST OF YOUR HOME REMODELING PROJECT

LABOR COSTS

Assuming the average worker makes $20 an hour, if you have three employees working 50 hours a week for two weeks on a bathroom—which is typical—you’ll have 240 hours of regular pay (3 employees x 40 hours per week x 2 weeks) for $4,800, plus 60 hours of overtime (3 employees x 10 overtime hours per week x 2 weeks) at 1.5 times the regular wage, which adds an extra $1,800. Add it all up, and the cost of labor alone is $6,600.

But, there is more to the labor charge than just the worker’s hourly wage. There is general liability insurance, workman’s compensation insurance, and the cost of the employee’s health and other benefits.

MATERIAL COSTS

Costs for materials can vary, and in most cases, the home remodeling contractor adds a mark-up to the costs of materials. Why? It covers the time to order the materials, pick up the materials, deliver the materials, and replace materials if there are problems with them.

Now, I know what you are thinking. I can save money if I purchase the materials myself. I strongly recommend that you DO NOT do this.

For example, if the faucet you purchase doesn’t work properly, it is the plumber who is responsible to replace or repair it. If you supply the faucet, you will have to pay for the plumber to disconnect the faucet you supplied and then come back and install the replacement faucet.

MOVING FIXTURES

Home remodeling shows make it look like there is nothing involved to change where the toilet, shower or sink are located in a bathroom.  It is not as simple as you think to relocate fixtures.

Floors need to be cut up, walls have to be opened, and in some cases, sewer lines need to be moved. Once the relocation is completed, floors and walls need to be patched.  This is very labor intensive and adds significant cost to a bathroom remodel.

MISC. COSTS

Besides materials and labor, the following items may go into the price of a bathroom remodeling job: bringing the rest of the house up to the current National Electric Code for smoke detectors, trash removal/disposal, floor and dust protection, final cleaning, portable toilet rental, fuel surcharge based on distance to a job site, permit fees, builder’s risk insurance, and advertising costs.

OVERHEAD COSTS

Remodeling contractors also have to pay for other things to keep their companies in business such as secretaries, legal services, truck maintenance, office supplies, and similar expenses. Most people don’t think about that when they see the final price of the bathroom remodeling project, but it adds up quickly.

OTHER THOUGHTS

Understanding the true costs of hiring a professional home remodeling contractor to complete your home improvement project will help you weed out low-quality contractors. In the case of the potential client who believed he could remodel his bathroom for $7,000, if he finds a contractor that will do it for that price:

  • he is in danger of getting an unprofessional job
  • he probably will end up with added costs later or
  • a bathroom with which he is not really happy

If you get a “great low price” you should ask questions to determine why the price is so low. Compare quotes… make sure “everything” is included.

Speak to a home remodeling contractor to get an idea of what your project might cost. Ask questions and understand what is included. If you have two quotes, compare them line-by-line to make sure that you are getting the same materials and level of service.

If you want a professional remodeling experience, contact your local design-build contractor, Leading Edge Homes. Inc.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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Home Remodeling: Enclosing a Patio – Things You Didn’t Know

Home Improvement

CONVERTING YOUR PATIO TO LIVING SPACE – THINGS YOU DIDN’T KNOW

Home Remodeling - Room Addition Problems

Converting your patio to living space is not as simple as just putting up walls!

SO YOU WANT TO ENCLOSE YOUR PATIO

Enclosing your patio, porch or screen room looks especially nice when you take the time to blend the new room with your existing home.

But, there are many things to consider before you begin the process.

WHAT YOU NEED TO KNOW

IS THE FOUNDATION STRONG ENOUGH?

Your porch foundation (the concrete slab) will have to be investigated. You may find that the slab does not meet the building code for this change.

The slab must be able to support the new construction of the walls and all of the inside materials in addition to the roof. The process includes undermining the existing slab or cutting the edges and pouring new footers to meet the code if they are not of sufficient size.

IS THE SLAB HIGH ENOUGH?

Usually a patio or porch slab is about 4 inches lower than the main house. You should raise the slab surface up to match the existing house in an effort to match finishes in the new living space.

In addition, even if you are not trying to match the floor elevation of the existing house, you may still be required to raise the floor level to that of the existing house to meet building code elevation requirements. If you have a sunken living room, or a sunken shower, you may not have to raise the floor level.

MEANS OF EGRESS FROM OTHER ROOMS

How did you get to your patio / porch before?  If you went through a sliding glass door from a bedroom, you may have to change or add a bedroom window so there is a means of egress – that is a way to escape from a sleeping room directly outside.  If enclosing a porch eliminates the only window in a bedroom, a new egress sized window will definitely need to be added.

It is against the Florida Building Code not to have a means of escape in case of a fire. The code requires at least one emergency escape and rescue opening in every sleeping room where the:

  • Sill height shall not exceed 44 inches above the floor.
  • Minimum net clear opening shall be 5.7 square feet.
  • Minimum net clear opening height shall be 24 inches.
  • Minimum net clear opening width shall be 20 inches.

ARE YOU PUTTING A CLOSET IN THE ROOM?

If the room has a closet, it will be considered a bedroom – even if you say that it is a den. This can add other costs to your project, especially if your home is on a septic system. You may need to increase the size of your septic tank and/or drain field because the Florida Department of Health determines the required size by the number of bedrooms in your home and the total square footage of living space.

IMPACT FEES

Palm Beach County charges impact fees when a home is constructed to provide services (parks, fire stations, etc.).  The fees are based on the square footage of living space in your home.

The increase in square footage may bring you to the next level. If that happens, the county, not your builder, collects impact fees based on the difference between the two sizes of living space.

OTHER THOUGHTS

You should enlist the services of a design-build contractor, like Leading Edge Homes, Inc., because it is more than just putting up walls and windows.

You will need electrical service, air conditioning and heating, cable TV, telephone, perhaps plumbing, and more.  Your design-build contractor will help you with the design to meet your needs and ensure the enclosed room looks like it has always been a part of your home.

Your design-build contractor can provide you with a set of plans, including structural engineering, that is ready to submit to the building department.

Lastly, you should pay attention to the details.  If your house is concrete block, you should coordinate your exterior finish of the enclosed room to match. You should also plan on how the new room flows with the rest of your house and match wall and ceiling finishes.

 

Enclosing a room is not a do-it-yourself project. If you want a professional remodeling experience, contact your local design-build contractor, Leading Edge Homes. Inc.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvement project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

Leading Edge Homes, Inc. specializes in improving your lifestyle through room additions, bathroom renovations, kitchen updates, hurricane-resistant screen enclosures, and more!  In business since 1991, they demolish your stress by building your trust.
Visit the Leading Edge Home’s website or call 561-795-2551 to discover how they can help you with your next home remodeling project in Palm Beach County.

Home Improvement: BUYING A HOME – HIDDEN SAFETY DANGERS

Buying a Home, Home Improvement, Home Safety

JUST BECAUSE IT WORKS – DOESN’T MEAN IT IS SAFE

Leading Edge Homes - Just Because It Works Doesn't Mean It is Safe

When buying a house – make sure it is inspected to meet all building codes.

BUT IT WORKS…

Last week I did a home inspection for a couple who have signed a contract to purchase a home in Palm Beach County.

The seller did not appreciate my thorough work, and called me over the weekend to say “but it works.”  Just because something works, doesn’t mean it is safe and complies with the building, electric, plumbing or mechanical codes.

ELECTRICAL SHOCKS ARE NOT A LAUGHING MATTER

If your electric outlets are not properly grounded, you can be in for the shock of your life. Electricity can pass through your appliances, or anything you plug into your outlet, directly into you. One clue that an outlet may not be properly grounded is that computers and / or appliances may not work when plugged in.

Other times, you may just get shocked when using something that was plugged into an ungrounded outlet.  Unfortunately, I know first hand.  It happened to me at a job site.  Lucky for me, I wasn’t injured.

But the violations I found for the buyer could be a shocking experience for him or someone at his new home.

SOME OF THE VIOLATIONS

It May Be A Shocking Experience

Many of the violations we found, although they may not inhibit the function of the electric can cause electrical shock.

Problem 1 – Missing Breaker Slot Covers

Missing breaker slot covers are an electric shock risk.

Missing breaker slot covers are an electric shock risk.

Problem 2 – Water Heater “Whip” Requires a Strain Relief Strap

Leading Edge Homes - Missing Strain Relief Strap

Missing strain relief strap can cause “accidental” damage to the water heater wiring.

Problem 3 – Pool Pump is Missing Ground Wire

Leading Edge Homes - Missing Ground Wire

This is extremely dangerous and an accident waiting to happen. Don’t swim in a pool where the pump is not grounded.

This shocking experience can happen to you…

Look what happened to these young children (this video is graphic) when a pool was not properly grounded.

Problem 4 – There is a Hole in the Wall and It is For the Electric

Leading Edge Homes - A Wire Through the Wall

The hole in the wall to get electric power is not only a violation of the electric code, it is an invitation to insects and water to get inside your home!

If you want to run power to something that is outside of your house, drilling a hole in the exterior wall to run a plug through it is not the way to do it!

Neither is painting the wire to match the exterior color a good way to hide it from the trained eyes of a home inspector.

IF IT AIN’T BROKE DON’T FIX IT – NOT!!!

After more than 25 years of serving South Florida, I have seen many things.  Even when my daughter bought her first home, I found many electrical code violations and told her she would need to have the items repaired.

The seller would not negotiate on the price and I explained to her she had to consider the repairs as part of the cost of the home.

My recommendation to the buyer who asked me to do the home inspection is to negotiate with the seller. Only the buyer can determine if they want the home as-is, if they want to do the repairs themselves, or if they will allow the owner of the home to do any of the repairs.

Although the seller and his real estate agent want to argue that the electric works, the buyer must remember – safety first.  The main purpose of codes is to define the minimum, SAFE way of doing things.  Can anyone really argue against life safety?

If you want a professional remodeling experience or a home inspection with a home remodeling expert view, contact your local design-build contractor, Leading Edge Homes. Inc.

Want to see some of our work? Visit our website or view our online book.

Todd Perry, a State of Florida Certified Building Contractor and president of Leading Edge Homes, Inc., provided this information.

If you have questions about a home improvetment project, call Leading Edge Homes at 561-795-2551 or email Todd at: todd@leadingedgehomes.com and he’ll be happy to share his knowledge with you.

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