HOME REMODELING: ARCHITECT OR CUSTOM BUILDER?

Hiring a Home Remodeling Professional, Home Improvement, Room Additions

PLANNING A HOME REMODEL –  

ARCHITECT or CUSTOM BUILDER?

Using a design-build contractor may save you time and money.

Using a design-build contractor may save you time and money.

One of biggest investments you’ll ever make—and not just in terms of money—is remodeling your home. Whether you are updating your kitchen, remodeling your bathroom, or adding space to improve your family’s lifestyle, you need to invest time up front to make sure you the process goes smoothly.

THE RIGHT PROFESSIONAL HELPS CREATE THE BLUEPRINT FOR YOUR HOME REMODEL

The right professional will help you create the blueprint for a home that shows the world who you really are. But if you’ve never worked with an architect or custom builder before, it can be hard—or nearly impossible even—to know where to start.

ARCHITECT…

Some people look at architects as the only way to go. They imagine that they are the only ones who can design projects and bring in the grand design and beauty to a project. An architect is a designer who can help you envision a house that’s completely unique. It is true that architects are also highly-trained. In Florida, an architect must have

  • A minimum five-year Professional Bachelor’s or master’s degree in architecture accredited by the National Architectural Accrediting Board (NAAB).
  • Proof of passing the Architect Registration Examination (ARE) or a predecessor examination (exempted portions by means of education and/or experience are not acceptable).
  • Completion of the National Council of Architectural Registration Boards (NCARB) Intern Development Program (IDP), state intern development program equivalent to Florida’s requirements or complete DBPR AID-4004 Practical Experience Form (IDP Equivalency) certifying two (2) years of licensed practice as an architect.

BUT… AN ARCHITECT DOES NOT NECESSARILY KNOW HOW THINGS WORK IN THE FIELD

Just because architects are trained in design, it does not mean that they understand the building process, especially when it comes to room additions.

TRUE STORY

Last week I went on a first visit to a potential client for a room addition. Like many people, they thought they needed to go to an architect first because they assumed that builders, like Leading Edge Homes, Inc. are just worker bees and know nothing about design.

They paid several thousand dollars for incomplete plans. Worse yet, the architect’s drawing were not usable. Some of the issues included the heights of windows wouldn’t fit in the wall sizes, the means of egress were incorrect, and the architect did not properly address the joining of the new roof to the existing roof. The architect also did not address the issue of needing to upgrade the smoke detectors to meed the current electrical code; nor did he address the fact that the air conditioner was not large enough to cool the additional space.

ADVANTAGES OF A DESIGN-BUILD CONTRACTOR

A design-build contractor is more than someone who knows how to follow blueprints. Although they do not have a degree in architecture, they may use the same same design software as an architect, including AutoCAD.

Because a design-build contractor works out in the field, it is easy  for them to think out of the box and know the limitations and restrictions for completing your home remodel.

Whoever designs your project needs to know the site conditions, how the home is currently built, and how to design your dream around existing conditions.

 

BEFORE YOU CHOOSE YOUR DESIGNER

Take some time to think about your project and what you really want from a design. How much time do you want to spend in the design process before starting to remodel? Determine what your budget will be to complete the entire project.

Once you’ve decided whether you want to work with a design build contractor like Leading Edge Homes, Inc. or an architect, the next thing to do is find the right individual within that field. Ask friends and neighbors for referrals, visit online portfolios and project sites, and set up informational meetings with a few people.

Regardless of whether you choose to work with a custom builder or an architect, make sure you ask enough questions up front to know you’ve found a person you’ll enjoy working with, because you’ll be spending a lot of time together. Look for someone with good listening skills who shares your vision for what your home should look like. Feel free to ask for references. Then, before you sign on the dotted line, check with your state to ensure your architect or custom builder is licensed in his or her field.

FOR ASSISTANCE IN PLANNING YOUR PROJECT

If you have questions about the design process or a project you are considering, 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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SMALL ROOM ADDITIONS: THE SOMETIMES SHOCKING STICKER PRICE

Hiring a Home Remodeling Professional, Home Builder, Home Improvement, Room Additions

FACTORS THAT ADD TO THE COST OF YOUR ADDITION

Room Addition Costs

The cost for your addition may surprise you.

Hands down, when you need to more living space to improve your life style, the option to add a room typically beats the cost of selling your existing home and then purchasing a new one.

What you may not realize that even though you are only adding a 100 square foot sitting area, you may have to update other parts of your home.

Budgeting for Your Addition – Changes You Might Have to Make That Are Not Part of the Addition

Depending on the age of your home, you can count on any room addition having to meet the current adopted building codes. This includes, but is not limited to changes in the electrical code including new smoke alarm systems, updated hurricane protection and bracing, and meeting the International Energy Conservation Code with insulation, Window U-Values, and the efficiency rating of your plumbing and mechanical equipment.
Yes, it may surprise you that you have to upgrade your smoke detectors for all of your bedrooms, even though you are adding a family on the opposite end of your home.

Minimum Charges Add to Costs

You may not realize, but there other fixed costs that make the price of the addition seem higher than new construction.
There are structural engineering fees, permitting fees, possible county impact fees, and subcontractor minimums for your addition.  For example, concrete finishing will cost $450 whether the slab is 100 square feet or 1000 square feet because the finishers have a minimum charge. That’s $4.50 a square foot vs. 45 cents a square foot.  Minimums like this exist for most trades.

True Story

A potential client wanted to add a 100 square foot sitting room to his home. The calculated cost for the addition was almost $400 a square foot.  Ouch! I told him I wouldn’t recommend doing the addition.  The subcontractor minimums and the cost for upgrading the home to meet current code made the cost prohibitive for little return on his investment.
Adding a small amount of space doesn’t mean less cost!
Before you think about adding onto your home, seek out professional advice from a professional home remodeling contractor like Leading Edge Homes, Inc.
If you, or someone you know, are planning on an addition, please call me at 561-795-2551 and I will be happy to discuss your needs and identify for you the important considerations and requirements that may impact your overall room addition costs.

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

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 MAINTENANCE: When There is A Hole Under Your Foundation

Home Improvement, Home Maintenance/Repairs, Home Safety

WHEN AN ANIMAL DIGS UNDER THE FOUNDATION

A hole dug under the foundation of your home can cause major damage.

A hole dug under the foundation of your home can cause major damage.

Last Thursday I got what may go down in history as the most unusual home repair request I have ever received.  A client of mine asked for my help with damage to the dirt beneath their addition foundation which was caused by their “free” rabbit.
It turns out the bunny dug a hole about 8″ in diameter and 42″ long beneath the footer and under the main portion of the house with an even larger area at the end!
I will be solving the structural problem by pumping concrete into the hole, and the homeowner has put their very expensive “free” rabbit back into her enclosure so she can do no further damage.
While this is a very easy structural repair to make, I have solved far more difficult ones for other clients.  From a sinking house corner, to termite eaten posts and beams, to roof joists hanging on by a wing and a prayer, I have repaired them all.

 

If you, or someone you know, suspect(s) that you or they have a house with a structural issue, please call me at 561-795-2551 and I will be happy to look at it and give you my professional opinion on how to solve the problem.

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

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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KITCHEN REMODELING: Which Cooktop is More Efficient

Home Improvement

WHICH COOKTOP IS MORE ENERGY EFFICIENT – GAS, ELECTRIC OR INDUCTION?

 

       
This may come as a shock to you, but the Perry house is not immune to appliance failures.  Recently the microwave oven and the cooktop have developed problems, and it doesn’t make sense to put money into 12+ year old appliances.
While out looking for a replacement cooktop, we got quite an education.  There are three types of cooktops available on the market: Gas, Electric and Induction. This is how they are different:

Gas: This type of cooktop has a burner on top and uses gas (LPG or PNG) to burn a flame that is used to heat a pot.

Electric: This type of cooktop has a coil that heats up due to resistance when current passes through it. As its name implies, it uses electricity to generate heat which makes a pot hot.

Induction: Although this type of cooktop uses electricity, it uses the magnetic property of steel to directly heat a pot.  Unlike other cooking methods, it does not use flames or a red-hot element to transfer heat to a pot. Thus it is considered more energy efficient. Also, it only heats the pot which is in direct contact, thus reducing the possibility of a burn injury.

Efficiencies of various cooktops 

The US Department of Energy did some boiling water tests to come up with the efficiency of various cooktops (Source: US DOE) and below is the result of the tests:
Gas
Electric
Induction
Efficiency
40%
74%
84%
The efficiency mentioned above is based on the heat transferred to the pot kept on top of the cooktop. Please note that the efficiency also depends on the size of pot used compared to the size of the flame/heating surface. The numbers above are based on an ideal setup.
So what did I buy?  An induction cooktop.  I’ll let you know how we like it once it arrives in about two weeks and I install it.

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.

Kitchen Maintenance: FLOOD THWARTED BY ANTS

Home Improvement, Home Maintenance/Repairs, Kitchen Ideas, Water Damage / Mold

GARBAGE DISPOSAL LEAK THWARTED BY ANTS

Garbage Disposal Leak Thwarted By Ants

 

 
Over the weekend, to my mother-in-law’s displeasure, were hundreds of ants walking along her ceiling, around her family room, and into her remodeled kitchen.
She had not remodeled by choice a year and a half ago… but because her ice maker line sprung a pin hole leak that turned into the flood of the century for her. Her cabinets, made out of particle board, immediately swelled up and the cabinets were a total loss.
If it were not for those pesky ants, this could have been an instant replay two years later.
While searching for ant killer (sorry ants) in the cabinet under the sink, she reached in only to find every package was wet… but the ant killer was NOT leaking. Lucky for her, the ant killer was in a bucket, so the water did not damage the cabinets.

WHERE WAS THE WATER COMING FROM?

Under-sink leaks can do a lot of damage.  The water can be coming from the drainpipes, the supply hoses, the garbage disposal or even the faucet itself. The source is usually apparent as soon as you crawl under the sink with a flashlight.

In my mother-in-law’s case, it was her garbage disposal.

DISPOSAL COULD HAVE MULTIPLE LEAK LOCATIONS

While the water draining from your disposal may look like it’s coming out right from the bottom, sometimes that’s not the case.

The leak could be coming from one of 5 common areas, as pictured here:

Garbage Disposal in a Lake Havasu City home

  1. The sink flange — where the sink and the disposal unit directly connect
  2. The dishwasher hose — where the hose and the disposal connect
  3. The drain — where the drainage pipe and the disposal connect
  4. The bottom — water actually draining from the very bottom of the disposal
  5. The sides – if the disposal has rusted or corroded

FINDING THE SOURCE OF THE LEAK

  1. Unplug your garbage disposal. If the area around the electrical socket is in any way damp, turn off the breaker for that section of the house beforehand. Don’t risk getting shocked.
  2. Remove everything from under the sink and place a bucket, deep-bottom pan, or small trash can underneath the disposal to catch any water that may come out. No sense cleaning up twice.
  3. Get the plug for your sink and place it in the drain.
  4. Fill the sink with water until it’s a little less than halfway full (not even close to a majority of this will be coming out of the leak, don’t worry). Then, place a few drops of food coloring in the water. The color doesn’t matter, just so long as it makes the water stand out against the black of your disposal unit.
  5. Observe if there are any leaks coming from under the sink. If there are, you’ve found the problem: the sink flange.
  6. If there are no visible leaks, remove the plug from the sink and use a flashlight to observe where the water is coming from (checking the 4 places in the image above).

PROBLEMS AND FIXES

1 THE SINK FLANGE 

Likely problem: If the leak is visible before you unplug the drain, it usually means the seal between the sink and disposal has broken.

Fix: You need to detach the disposal from the sink, remove the plumber’s putty and then reseal the flange.

2 & 3 THE DISHWASHER HOSE

Likely problem: The seal between the disposal and one of these lines is likely broken.

Fix: You’ll need to replace the seal. This will vary depending on the disposal unit you have and the plumbing in your home.

 

4 DISPOSAL BOTTOM

Likely problem: Broken seals inside of the garbage disposal itself.

Fix: You can replace the seals inside of the disposal. However, if one is broken now, it won’t be long before another wears out and needs to be replaced. So it’s usually more economical and easier to replace the garbage disposal.

5 CORRODED DISPOSAL

 Fix: You’ll need to replace the disposal
DO NOT ATTEMPT REPAIRS YOURSELF IF YOU ARE UNSURE WHAT TO DO!  CALL A LICENSED PLUMBER!!!

PREVENTING A FLOOD

If you can, place the items under your sink in a bucket or water proof container

My mother-in-law averted a disaster because her items were organized in a water proof container. Yes, it had water in it, but the water never touched her cabinets.

Periodically check for leaks.

Every month (or week) check under you sink to make sure there are no leaks. This is as simple as looking with a flashlight, running your hands under the cabinet, or checking the bucket (see the above suggestion) to ensure there is no water in it.

If you are not as lucky as my mother-in-law was and have a flood:

  1.  Turn off your water
  2.  Contact your insurance company and call a water extraction service
  3.  If need be, contact a public adjuster

and then, when you are ready to have your house put back together and 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.

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

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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PERMITS: OPEN PERMITS CAN THROW MONKEY WRENCH INTO PURCHASING A HOME

Home Improvement

BUYING A HOME – MAKE SURE THERE ARE NO OUTSTANDING PERMITS

OH NO! OPENS PERMITS DELAY HOME CLOSING
OH NO! OPEN PERMITS DELAY HOME CLOSING.
 
Yesterday, we received a call for help.  This call, however, was not because the house needed a repair. A woman wanted to sell her mother’s home… but, there was an outstanding permit that had not been closed. The daughter had no reason to suspect that an outstanding permit existed on the home.
After a few minutes on the phone with her, I was able to determine that there had been an open permit since 1995.  Yes, back in 1995, the seller’s mother had an alarm system installed and the permit was never closed. To make this more challenging, the company that installed the alarm system is no longer in business.
Now, the seller will have to hire another company to inspect the alarm system, re-open the permit, and get it inspected.  These are all unexpected costs and delays that may make her lose the sale.

BEFORE BUYING / SELLING A HOME

Just like when hiring a home remodeling professional, do your due diligence before buying or selling a home. Repair or remodel work may not be obvious during a visual inspection of the property.

Buyers should request that the seller disclose work that was performed  – even years ago. An outstanding permit issue may lay dormant until you try to modify an electric panel, remodel a room or repair a heating system and then find that previous work was not officially inspected and approved.

Sellers should also verify that no outstanding permits exist on their property.  They may have hired a contractor who did not complete all inspections.

CHECK FOR OPEN PERMITS ON A PROPERTY

Buyers/sellers can request that the title company run a courtesy permit history search, which should reveal all permits — whether pending or closed — on a property. Of course, this may be too late in the game.

search permitBuyers can take the initiative and look up the permit history of a property by contacting the local regulatory building department for their area. You can do many of these searches online, without having to pay for it.

For example, in Wellington, Florida you can search by your property address on the e-permit page of the Village of Wellington Website.

For addresses in unincorporated Palm Beach County, search the “Building Permits and Inspections” (a link to the Palm Beach County Planning, Zoning and Building Page.)

WARNINGS

Open permits or building code violations may not be listed in the preliminary title report nor be covered by your title insurance policy.  It is important to clear up un-permitted work early on and avoid a possible delay in the closing.

If you have work performed on your home, make sure it gets done by a licensed contractor.

When you hire a licensed contractor, he or she will be responsible for obtaining a permit for the work to be performed and closing out the permit after the job is completed. Ask your contractor to give you a copy of the closed permit for your files.

Work done without a permit can also cause problems for a new owner.

The residential alteration may have been completed according to the local building code, but if no permit was filed, the new owner may be liable for a fine. And if the work is found to not be up to code, the new owner will be required to correct the problem, bring the alteration up to standard and get a final inspection.

BEFORE purchasing a property – have a professional remodeling contractor, like Leading Edge Homes, Inc. inspect the property to see if there are outstanding permits, work that was done improperly, or if work was done without a permit.

Please note: This article is for information purposes only. It is not meant to provide any legal advice. I recommend that, if you have any questions about the clauses in your contract or the suitability of the home you wish to purchase, 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.

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: 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?

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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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