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Prefab Homes: Pros and Cons

March 5, 2019 by admin

The tiny house movement has had a positive effect on another type of residence: prefabricated homes. As millennials and empty nesters alike look for smaller scale, more affordable housing, prefab homes are getting their time in the sun. Once perceived as low quality and hard to sell, today’s prefab homes are nothing like their shoddy predecessors. In fact, you might be surprised at the stylish and well-built newest generation of prefabricated homes.

If you’re considering a no muss, no fuss prefab home as your next abode, it’s important to suss out the pros and cons. Skipping the complicated construction process and buying a pre-built or modular home on your lot can save time. Still, there are a few drawbacks to consider before you purchase prefab.

Prefab could give you more house for the money. Image: Usawicka/Shutterstock

Prefab Pros

A lengthy, personalized building process definitely isn’t for everyone. Prefab homes offer one of the quickest, most affordable paths to homeownership. Check out some of the best benefits of going prefab.

Lower Costs

Unlike traditional homebuilders, prefab homebuilders are able to buy materials in bulk and better predict building costs. These cost savings are then passed to you, the homeowner. Prefab homes are usually priced per square foot, so you can get a great idea of how much your home will cost based on its size. While a traditional home typically costs around $125 to $150 a square foot, it’s not uncommon to find a prefab builder offering prices closer to $75 per square foot. If you want a home without the huge mortgage, prefab might be the way to go.

Quick Build

On a tight build schedule? Prefab homes can definitely help with that. Prefab builders know how to quickly place all the parts and pieces for a tight schedule, which means you’ll get to move in much faster. The home is brought to your lot and the shell will be complete in as little as one day. Some prefab homes can be delivered with many of the main components installed (think cabinets and flooring). When compared to the 3- to 12-month timelines of traditional builds, you could be enjoying your home way faster if you choose prefab.

Better Sustainability

Let’s face it: a traditionally built home isn’t exactly kind to the environment. Materials are brought to your site each day, resulting in emissions. At the same time, materials go to waste and end up in landfills. If sustainability and being environmentally friendly are important to you, consider a prefab home instead. A prefab builder knows exactly how much material to use and, what’s more, extra materials can simply be used on another project. The home is shipped once, saving on gas and reducing emissions. Some prefab manufacturers also create homes that are more energy efficient, using solar panels and more efficient windows. This helps you save on utilities in the long run, which could seriously increase your enjoyment of the home.

Not every neighborhood is open to prefab homes. Image: Thanate Rooprasert/Shutterstock

Prefab Cons

It’s not all sunshine and sustainability when it comes to premanufactured homes. Before you sign on the dotted line, make sure you can live with these drawbacks.

More Logistics

Prefab homes can mean more work for you, the homeowner. Unlike traditional construction where the builder or contractor takes care of logistics, you might be in charge of more than you anticipated. Finding a lot, checking zoning, organizing utility hookups and other details are the homeowner’s responsibility. The prefab builder simply manufactures the home and has it delivered and installed. If you’re not comfortable overseeing the details, this could be difficult.

Land and Zoning

Not all cities are kind to prefabricated homes. Land covenants and zoning issues could limit where you place your home. Some cities have codes for the size of homes, while others might have codes that limit your building materials and finishes. If your city only allows homes over 2,000 square feet and built with 80 percent natural materials, you might be out of luck. Thoroughly research all city codes before you purchase a lot for a prefab home.

Less Customization

If you’ve been dreaming of a custom-built home for your family, you should know that going prefab limits your choices. Sure, you might be able to pick out your favorite tile and flooring, but some materials and the general layout and size of the home are limited. Prefab builders keep costs low by building the same few homes over and over again. Cosmetic customization is usually okay, but structural and size choices are pretty much made for you. You’ll choose your home from the builder’s catalog and add your cosmetic stamp – but that’s it. If you’d rather start from scratch or require a lot of customization, it’s best to choose a traditional builder.

Thinking outside of the usual is helping more and more people attain homeownership. But before you opt for a less-common method like prefab homes, make sure you consider every angle. Once you decide you can live with the few drawbacks, you could be on your way to an affordable home you love.

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5 Ways to Stay Organized While Building a Home

February 7, 2019 by admin

Let’s face it: building a home comes with a lot of paper. Whether it’s rough plans drawn on a napkin, pictures torn from magazines or a receipt for that perfect neutral gray, it’s easy to find yourself buried in important documents. Then, when it’s time to find the info you need, you’re left paging through a mountain of paper – sometimes to no avail.

Staying organized during your build doesn’t just help you keep your desk clean – it’ll save your sanity. From communication with your contractor to finding your dream cabinets, the construction process means you’re constantly checking and rechecking information. By putting a system in place, you’ll easily be able to locate what you need when you need it. Organization doesn’t have to be complicated. Try these five tips to help yourself stay organized so you can easily access everything you’ll need for a smooth build.

Getting organized keeps your vision in sight. Image: New River Building Co.

1. Delineate between wants and needs

The first step for an organized build is making sure you know the difference between wants and needs. With all of the inspiration, trends, materials and ideas available, it’s easy to feel overwhelmed. The fastest way to gain control of your build is to know where you stand on wants and needs. Take the time to write a list of five to ten must-haves. These should be items that your home needs for you to be happy with the end result. Then, do the same with a few nice-to-haves: things that you’d like, but won’t make or break the experience. By knowing the difference and creating a strict line between the two, you won’t get sidetracked by tasks that don’t really matter in the long run.

2. Create a build binder (or board)

Building a home is an exercise in collaboration. You’ll be working with a myriad of professionals, from interior designers to concrete workers. A build binder helps you stay organized and on track no matter who or where you’re meeting. A build binder is simple: just use tabs to organize your home into different categories. One way is to split your home into different rooms. Or, if you find it easier, go by categories, such as cabinetry, flooring, countertops, paint and so on.

If you’re more comfortable going digital, use a tool like Pinterest to create inspiration boards and invite your contractors to collaborate. Your interior designer can show you some of the hottest trends while you keep all of your favorite layouts, colors and materials in one place.

Create a filing system that goes from the office to your phone. Image: Donald A. Gardner Architects

3. Organize receipts and documents

There’s no shortage of receipts and docs during the build process. You’ll have land contracts and build contracts, material receipts and floorplan print-outs. If you don’t stay organized, you won’t be able to easily refer to them as needed. While you should always keep important home document hard copies in one place, you’ll need mobile versions, too. If you don’t want to find yourself lugging a file cabinet to every build meeting, use your phone as an organizational tool. Create a folder in your phone’s photo album for home documents and snap a picture anytime you receive something important. You’ll have easy access to all of your contracts, receipts and other important docs on the fly.

4. Create email folders

While the building of your home happens on your lot, the logistics will happen in your email inbox. Don’t lose important communication among your work and junk emails. Create a space for home-specific mail.

You can easily create custom folders within your inbox. If you use Gmail, for instance, you’ll click “Settings,” then “Labels” and “Create New.” You can then name your new label anything you want and use that new label to file important messages. If you really want to stay organized, you could create an entirely new email address for your build and create folders for the different categories of your build. Whatever you decide, it’s about having organized and easy access to all of your communications throughout the process.

Keep a tape measure handy 24/7. Image: Covenant Kitchens

5. Carry a home kit

If there’s anything you should know about building a home, it’s that a meeting can spring up anytime, any place. Whether you’re visiting your home site, dropping by the cabinetry showroom or running into your contractor in the grocery store, you might find yourself making decisions on the fly. That’s why you should stash a home kit in your car at all times. It doesn’t need to be fancy, but should include:

A tape measure
A notebook
A pencil
Your build binder
A pair of shoes you don’t mind getting dirty

Wondering if a light fixture will work in your home? Grab your tape measure! Think you might have found the perfect shade of blue for your front door? Scribble it down. Schedule an impromptu walkthrough? Throw on your shoes and take a look. With a home kit, you’re never caught without the tools you need to keep the build moving.

It’s all too easy to feel overwhelmed by the logistics of building a home. There are a lot of moving parts and contractors to manage. By getting yourself organized, you can feel more in control of the process and easily identify areas that need a little more work. Stay organized and you’ll keep your build on schedule (and the end in sight).

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Production Builders vs. Custom Builders: Which is Right for You?

January 7, 2019 by admin

Making the decision to build your own home means dedicating at least a few months to the process. Some builds seem to go perfectly, while others have a few bumps along the way. The type of builder you choose could make all the difference. You’ll need to choose a builder depending on your timeline, budget and level of customization. Custom builders and production builders might seem similar, but they offer different pros and cons. Consider each and compare them to your wishlist before making your final decision. Here are some of the factors to think about.

Production Builders

Production builders have semi-custom construction down to an art; they can build hundreds of homes a year. They know how much everything costs and structure the build for budget and efficiency. They’ll be able to offer your dream house – within reason, of course. Consider these factors to decide if a production builder makes sense for you.

A production builder uses a set catalog of plans. Image: BCD Homes

Pros:

They offer fixed prices. Because production builders build the same homes over and over, they have a better idea of prices. A production builder can give you a near-exact cost, which means you can choose a home and plan more effectively.
They negotiate the best deal with contractors. Production builders tend to use the same contractors for their homes. This allows them to negotiate stellar bulk deals on supplies and services, passing the savings onto you.
They’re faster. Managing tight schedules and multiple contractors is a science for production builders. Barring any major snafus, production builders are faster and operate on tighter timelines than custom builders.
They offer development amenities. Production builders usually create entire developments at one time. They typically develop amenities like parks, walking trails and even sports courts as a draw for potential homeowners. That means you’ll score major perks by choosing a builder’s development over buying your own lot.

Cons:

You’ll be restricted to existing plans. To keep costs low and predictable, production builders reuse a catalog of plans. Your home won’t be one-of-a-kind and there may be several others in your development with the same or a similar home.
Your customizations are limited. Some production builders allow a little customization inside the home. You may be able to have a larger master bathroom or opt for a breakfast nook. But you won’t be able to change the size of the home and may be restricted on things like window sizes or moving walls. You’ll need to choose a plan that’s close enough to what you want, which could put a damper on building your “dream” house.
Your fixture choices are limited. When choosing things like carpet, tile, counters and fixtures, you’ll pick from a set of pre-chosen options that the builder allows. Restricting choices keeps prices predictable but it could make you feel stuck with options you don’t really love.

A custom builder starts your plans from scratch. Image: McEwan Custom Homes

Custom Builders

Custom builders create your home, taking you all the way from a blank sheet of paper to a turnkey property. You’ll get exactly what you want, but it can also mean a less predictable process. Here are some of the major pros and cons of going custom.

Pros:

You’ll get a truly unique product. Custom builders start every home from scratch. Whether you come with a plan you found online or you want to create something yourself, each home is unique and designed to your specifications.
You can choose your own architect. A custom builder might have a preferred architect or designer, but you can bring your own, too. You aren’t limited to any set of plans and if you love an architect’s work, you can have your plans drawn before you start working with your builder.
You’ll have more choices. Want all-gold fixtures? Done! Want a Game of Thrones mural in your game room? Go for it. Want an oversized deck and huge pantry? It’s yours. A custom builder isn’t restricted in any way, so you’ll get to make every choice to your tastes along the way.
You’ll have more input. Custom home builders love collaboration, so expect to have more input along the way. Visiting the construction site and having more control over your build is par for the course. It’s a better choice for control freaks or those who truly want the full build experience.

Cons:

Expect a longer build. Custom jobs take more time because there are more decisions to make and contractors are lined up on an as-needed basis. It takes time to send out for bids and hire contractors for your home. Expect a custom job to take longer than a production build.
Less predictable costs. Custom builders usually use a cost plus model, which means the cost of goods and services plus a percentage for managing the build. It’s much harder for a custom builder to predict costs because each build is different. Your cost will depend on all of your options, contractor pricing and industry prices that fluctuate.
No bulk pricing. Production builders negotiate bulk pricing from the same contractors, but it’s unlikely your custom builder gets the same preferential treatment as a production builder. Your end cost could be slightly higher based on that fact.
Too many choices. A custom build can seem like too much of a good thing. Picking all of your fixtures, colors and options can definitely become overwhelming, especially if the sky’s the limit and there’s no way to really narrow down your options.

Production and custom builders each have their pros and cons, so it’s a personal choice. Would you rather have the home of your dreams, even if it’s a little more expensive? Or is price your true bottom line? By deciding which factors are most important to you, you can choose the type of builder that makes the most sense for you, your family and your build.

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Building On An Infill Lot? Here Are 3 Things to Consider

December 27, 2018 by admin

Some people prefer to build their homes in brand spanking new developments. For them, a fresh start with like-minded neighbors makes sense. But if you’d like to build in an already-established area, you’re looking at infill lots. Infill lots are those spaces left after developments and cities have already been populated. They might be empty lots or spaces left after old structures were removed. For some, infill lots mean access to great locations and an established neighborhood, but there are a few factors to consider. Before planning on an infill lot, decide if the spot is right for you.

An infill lot could help you snag a better location. Image: Neokitchen

Location, Location, Location

The main draw for most infill lots is the location. These spaces are often in highly-desirable neighborhoods. But don’t make an offer just yet, since that location can come with a price. Here are some things to keep in mind:

The reason for the vacant lot. Have you considered why a lot might be left vacant in a desirable area? Some infill lots are left over because they’re closer to smells, sights and sounds than the rest of the neighborhood. The lot might also have different utility drawbacks than the other lots. Talk to your real estate agent about why the lot is vacant and see if it affects your opinion.
Existing amenities. One of the major pros for infill lots is that you’re able to plug into the existing neighborhood amenities. From parks to utilities and even retail, take a look around the neighborhood to see what amenities you would use (and which amenities might be more of a drawback).
Pricing factors. Infill lots can either go one of two ways: they can be cheaper because of certain drawbacks, or they can be more expensive because of the established area. With infill lots, you’re not paying for the land as much as you’re paying for the neighborhood and development. Naturally, your real estate agent can help you suss out the details and negotiate the best price possible.

Other houses may dictate your home’s design. Image: Garman Builders

Development by Design

Because you’d be building a home in an established neighborhood, the design of your dream house is an important factor. Consider these potential issues:

The size of the home. Infill lots mean you’re sandwiched between other structures. The last thing you want to do is build a home that towers over or eclipses your neighbors. An infill lot might require you to build a more modest home than you were originally planning.
The home’s design. Building a super-modern home in a traditional neighborhood could have your place sticking out like a sore thumb. A talented architect is needed to create a design that feels fresh, but still works harmoniously with the look of the homes in the development.
Resale value. Don’t forget to consider resale value when designing a home for an infill lot. Even if you totally disregard the other homes in the area, resale is generally poor in homes that don’t match their surroundings. It’s always better to be the least expensive home in a desirable neighborhood than the most expensive home in a less desirable location. Think about what a potential buyer might see in your home design and how that could affect your resale value.

Consider your neighbors when building on an infill lot. Image: Think Architecture

Neighborly Love

Choosing an infill lot means moving into a ready-made community – for better or worse. Take your potential neighbors into consideration before making any decisions.

Making friends. Consider the fact that some neighbors might not take kindly to infill development. If a lot has remained vacant for years, neighbors may have become accustomed to the extra space. Getting to know your neighbors helps soften the blow of the sudden noise and dust of a construction process.
Respecting the rules. It’s important to acknowledge and respect any community rules in place. Whether you’re paying an HOA or there are already community rules and policies set up, choosing an infill lot means becoming part of an existing neighborhood. You’ll be responsible for respecting those rules.

Want a new house but an old neighborhood? You might need to find an infill lot. Infill lots definitely have their benefits, but you’ll need to dig a little deeper before making an offer. By considering why a lot has been left empty and seeing how you’d fit into an existing community, you can picture yourself there.

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Breaking Ground: 6 Things To Do Before You Dig Your Foundation

December 19, 2018 by admin

Your plans are complete and you’ve purchased your lot. You’re probably chomping at the bit to get construction underway on your new home. After all, breaking ground is the first step to the process and your excitement is understandable. But before you grab your trusty shovel (or schedule your excavation), there are a few things to check off your to-do list.

While some of the excavation checklist will be completed by your builder, it helps to understand the entire process. That way, you’ll know that your land is truly ready for the construction process. Follow along with your builder as the final touches are put on your lot before digging.

Make sure you test soil before breaking ground. Image: Coats Homes

The site visit

Your builder should always visit your lot before breaking ground. Sure, you might have supplied plat maps and surveys as part of the design process, but your builder should also have a personal lay of the land. Make sure you schedule a site visit where you walk the lot together. You can identify any concerns you have about the land (think steep slopes or water run-off) and your builder can make sure your planned home makes sense on the site you’ve chosen.

The soil test

You might see your lot as an expanse of dirt, but that dirt can make or break your home. Soil testing must be performed by a qualified engineer to ensure your home will stay safe on your lot. Soil testing can include a process to test how your soil reacts when compacted and a perc test. Perc testing involves digging a small hole and filling it with water. This gives the engineer an idea of how your soil absorbs and directs water. Without the necessary soil testing, you might not be able to build. What’s more, soil testing gives you peace of mind that your home will stand the test of time (and rain).

Your city might have codes that limit building. Image: Partners in Building

The utilities

If you chose a lot within an existing development, you probably don’t need to worry about utilities. Your developer likely stubbed all power, gas and water to each lot to make the building process easier. If you chose an undeveloped lot, however, you’ll definitely want utilities brought to the lot before breaking ground. You’ll need to know where the utilities enter the home before pouring a foundation. Plus, having power and water helps the build process run more smoothly.

The 811 call

Underground gas and water lines can complicate your build. If you or your builder break ground without first checking for utility lines, the results could be disastrous. There have been instances where entire cities lost power simply because an excavator snagged a power line while digging a foundation. Luckily, every state in the country has a service that identifies all existing utility lines on your property so you’re not playing a guessing game. If you dial 8-1-1, you’ll be automatically directed to the agency or service that can come and survey your land before digging. They’ll identify and stake out utility lines so your excavator knows where (and where not) to dig.

Watch out for outdated surveys. Image: Livingstone Construction

The survey

You’ve probably seen a plat map of your property and it’s probably even in your completed set of house plans. The problem is that plat maps – usually procured through the county archives – can be inaccurate and outdated. Case in point: I recently had a five-foot piece of land added to my property line after the county realized the filed plat map was incorrect. A qualified surveyor can come to your property and measure out exactly where your property lines start and end. While I scored more property, my neighbors lost some of theirs. They had already landscaped the area and even had small structures on land that wasn’t actually theirs. A survey ensures that you only build where you’re allowed.

The code

Finally, make sure you take one last look at your city’s building codes before you build. Your designer and builder should be familiar with all of the rules and regulations surrounding your build, but small details could get lost in the shuffle. Setbacks, for example – measurements that govern how close a building can be to property lines – can be tricky and easy to miss. Digging a home that encroaches on setbacks or is too close to a neighbor’s home could result in costly fixes. Make sure your home is up to par and your build process will go much smoother.

The day you start digging the foundation for your home is one of the most exciting parts of the build process. Don’t let your excitement cloud your judgment and cause mistakes, though. Work with your builder to make sure all of your to-do items are checked off before breaking ground. A week or two of due diligence at the start of your build can save weeks and even months of red tape so you get in your new home faster (and with fewer headaches).

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8 New Construction Money Mistakes That Could Cost You

October 18, 2018 by admin

Building your own home is an exercise in careful budgeting. Each and every dollar needs to be accounted for, or your build could get away from you. Still, even if you’re careful with your budget, you might be making mistakes that cost you in the end. Maxing out your money might be less about choosing cheaper tile and more about managing your build with the future in mind. Don’t make these mistakes or you could be paying for years to come.

Consider resale value even if you don’t plan on selling your home. Image: Livingstone Design + Build

Ignore Resale Value

Most families build custom homes because they want a specific end product. Unless you’re building a home as an investment to sell, chances are you plan on spending years in your new place. But just because you don’t plan on selling doesn’t mean you won’t. Changes in lifestyle, careers, and budget could result in needing to sell. If you designed and built your home only thinking of what appeals to you personally, it might be a hard sell. Distinct features you fell in love with could be dealbreakers for buyers. That’s why it’s best to add personality in less permanent ways. Remember, paint color is easy to change; bright yellow bathroom tile isn’t.

Borrow Your Max

Building the house of your dreams means you have to be comfortable with spending money. But maxing out your mortgage on day one can cause you thousands in interest and stretch your budget too thin. The general rule of thumb for mortgages is that your housing costs (including HOA and any other fees) shouldn’t exceed 28 percent of your total income. Just because your bank is willing to lend you more doesn’t mean you should borrow the maximum amount. Make some concessions, borrow less, and you’ll be glad for it.

Negotiate for design credits or incentives to save money. Image: 30E Design

Not Negotiating

Building a new home isn’t like buying an existing one. Builders have their costs, so there’s no room for negotiation, right? It’s a common misconception in real estate, but it couldn’t be farther from the truth. Builders have room for negotiation and agreeing to their price right away could cost you thousands. Whether you ask for a better price outright or negotiate for better incentives or allowances, don’t accept that first price at face value.

Forgetting Your Responsibilities

Unless your builder agreed to finish the home and landscaping start to finish, there are parts of the build that are your responsibility. Usually, this includes things like minor landscaping (think laying sod or planting your garden) but it may also include sweat equity items, like painting or putting up trim. Whatever your responsibilities, don’t forget to budget for them. The materials and labor won’t be included in your builder’s price and you’ll need to pay for them out of pocket.

Building Too Big

A spacious home sounds like the American dream–until it comes time to heat and cool it, that is. See, even if you have the money to build a large home, it might not be the most cost-effective option when it comes to paying for utilities and the day-to-day running of the place. Building bigger doesn’t always mean building better. A good designer can create smart spaces that feel spacious without being too expensive for everyday living.

It may be cheaper to finish your basement now. Image: Grace Hill Design

Procrastinating Projects

It’s an all-too-common way to save on a new build: just put off some of the finishes for another time. An unfinished basement seems like a money-saving tactic now, but it could cost you in the long run. It’s much cheaper to pay for a finished basement when contractors are already there and purchasing materials in bulk. Procrastinate that project for a few years and you’ll pay a premium for a contractor to purchase materials and come to your home specifically to work on your basement. If you have money in the budget and you know you want a finished basement (or completed deck, or landscaped backyard), have it done as part of the build process and save.

Use Your Builder’s Lender

Almost all builders have a “preferred lender,” where they send most of their buyers. And, if that lender offers the best rates and incentives, they very well might be the best for the job. But it’s always best to shop around for lenders that will offer the best rates, especially if you already have a lender you like. A builder might offer upgrades for using the preferred lender, so you can use that as a bargaining chip when negotiating rates or getting the best bang for you upgrade bucks. Remember, you’ll have your lender for decades; it’s best to make sure you work with one you trust.

Trying to keep track of your build budget can have you wishing you’d paid better attention in math class. But as you add up receipts and make choices, don’t forget to keep the bigger picture in mind. Paying for a new home doesn’t only happen during the build process, but for years to come after your move-in date. Make smart choices now and you’ll be paid in peace of mind later.

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