Non-Toxic Home-Building: Navigating Glues and Adhesives for Your Healthy Home-Build or Remodel

If you are searching for non-toxic home-building materials or low-VOC options, you have come to the right place! Building a healthy home for your family shouldn’t mean sacrificing quality. Our focus today is to help you understand the glues and adhesives used in construction so you can make informed choices throughout your healthy home-building journey.

Key Points For Non-Toxic Glues:

• Healthy home builders prioritize low-toxic building materials, including glues and adhesives.

• Popular options like Titebond III, ECOS Wood Glue, Gorilla Wood Glue, and AFM Almighty Adhesive offer varying strengths and weaknesses for healthy home construction.

• Consider project needs, health concerns, material types, and budget when choosing the right non-toxic or low-VOC glue or adhesive.

• Titebond III is an excellent choice where affordability, availability, performance, and low VOC content all intersect.

• Open communication with your builder is key to ensuring they use safe building materials throughout the construction process, including low-VOC construction adhesives for flooring.

• Building a healthy home is achievable! This guide empowers you to make informed choices and collaborate with your builder to create a safe and beautiful home for your family.

• Looking for more non-toxic home-building materials? Download “10 Non-Toxic Swaps For Your Custom Home”!

Prioritizing a Healthy Home, Not Compromising Quality:

Your custom home builder must share your commitment to protecting your family's health. This means prioritizing non-toxic and low-VOC materials, without compromising your home’s quality or performance. Thankfully, several glues and adhesives offer both safety and strength.

Non-Toxic Glue Options for Your Home:

• Titebond III Ultimate Wood Glue: A classic choice known for its affordability, bond strength, and water-resistance. While low in VOCs, it's not entirely solvent-free.

• ECOS Wood Glue: This zero-VOC champ is ideal for sensitive environments and boasts good bond strength for most woodworking projects. Its price point might be slightly higher than some options.

• Gorilla Wood Glue: Renowned for its exceptional bond strength, making it perfect for demanding tasks. However, it contains formaldehyde, a concern worth noting, and isn't solvent-free.

• AFM Almighty Adhesive: This high-performance option goes beyond wood, bonding diverse materials with strong, water-resistant results. It's solvent-free, environmentally friendly, and exceeds all VOC regulations, but carries a higher price tag.

Choosing the Right Non-Toxic Glue for Your Project:

The best non-toxic glue depends on your specific needs and priorities. Discuss these with your builder:

• Project requirements: For critical structural elements, prioritize superior bond strength like that offered by Titebond III or Gorilla Wood Glue.

• Health concerns: If minimizing VOCs is paramount, ECOS Wood Glue or AFM Almighty Adhesive are excellent.

• Material types: If bonding diverse materials beyond wood, AFM Almighty Adhesive is a great choice.

• Budget considerations: Titebond III often stands out for its affordability.

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What is the best non-toxic glue for building a healthy home?

• We, personally, find Titebond III to be one of the best choices where affordability, availability, performance, and low-VOC content all intersect.

Healthy Home Construction Beyond the Glue:

Remember, glues are just one piece of the puzzle. Trust a builder who uses low-toxic materials throughout the construction process, from paints and flooring to insulation and ventilation. Open communication and transparency are key to ensuring your healthy home prioritizes both your family's health and high-quality craftsmanship.

Additional Tips:

• Ask your builder for detailed information on the specific glues and adhesives they use and their VOC content.

• Look for certifications like GREENGUARD Gold or Cradle to Cradle Certified, indicating low-VOC emissions.

• Prioritize good ventilation during and after construction to minimize exposure to any VOCs.

Building a healthy and beautiful home is possible! By prioritizing healthy home construction and collaborating with a builder who shares your values, you can create a space that fosters well-being for many generations.

P.S. Looking for more non-toxic home-building materials? Check out this blog post on plywood and download “10 Non-Toxic Swaps For Your Custom Home”!

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Non-Toxic Home Building: Insulation for Healthy Homes

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Today we are diving DEEP into non-toxic insulation for your healthy home-build. To briefly summarize:

• Spray foam is considered the most effective for air sealing and resisting heat flow in the short term, but is saturated with chemicals/toxins and loses its integrity over time.

• Fiberglass is the cheapest insulation option but has an average performance quality and often contains formaldehyde and fire retardants

• Cellulose is another less expensive option that also contains few chemicals, however, it has a similarly average performance quality

• Mineral and spray wool are considered the most non-toxic, have superior sound-proofing, the spray or blown-in option is highly effective for air sealing, and cost less than spray foam.

• If building a non-toxic home is your goal, download “10 Non-Toxic Swaps For Your Custom Home”!

Read on for all of the details so you can make the best insulation choice for your non-toxic home.

The Concern for Toxins in Insulation

Insulation is one of the most important factors in keeping your home comfortable and the energy bill low. It helps to keep your home cool in the summer, warm in the winter, and can also help to reduce noise levels.

However, traditional insulation has been laden with chemicals in the form of formaldehyde and fire retardants. So how do you make the healthiest decision for your family and your home?

Today we are going to share an overview of the primary forms of insulation along with their respective advantages and disadvantages. At the end of the day, you will have to choose the insulation that supports your health, climate, AND budget.

Home Insulation Terminology

But first, let’s review some basic terminology:

• R-value: The R-value of an insulation material measures its resistance to heat flow. The higher the R-value, the more effective the insulation.

• Fire resistance: The fire resistance of an insulation material measures how well it can withstand fire. Insulation materials with a high fire resistance rating can help slow the spread of fire and protect your home in the event of a fire.

• Air sealing: Air sealing measures how well an insulation material can prevent air leaks. Air leaks can reduce the effectiveness of your insulation and increase your energy bills.

• Soundproofing: Soundproofing measures how well an insulation material can reduce noise levels. Insulation materials with a high soundproofing rating can help to create a more peaceful and comfortable home.

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Primary Home Insulation Types

Fiberglass: Fiberglass is the most common type of insulation used in homes. It is made from thin glass fibers that are bonded together with a resin. Fiberglass insulation is relatively inexpensive and easy to install, but it can be irritating to the skin and eyes.

Cellulose: Cellulose insulation is made from recycled paper products, such as newspapers and cardboard. It is a good choice for homeowners who are looking for a non-toxic and environmentally friendly insulation option. Cellulose insulation is also relatively inexpensive, but it can be more difficult to install than fiberglass insulation.

Mineral wool: Mineral wool insulation is made from natural materials, such as rock or slag. It is a good choice for homeowners who are looking for a fire-resistant and soundproofing insulation option. Mineral wool insulation is more expensive than fiberglass or cellulose insulation, but it is also more durable and long-lasting.

Spray foam: Spray foam insulation is the most effective type of insulation available. It is made from a mixture of chemicals that are sprayed onto surfaces to form a seamless barrier. Spray foam insulation is very good at sealing air leaks and preventing heat loss. However, it is also the most expensive type of insulation and can be difficult to install.

Rigid foam: Rigid foam insulation is made from a variety of materials, such as polystyrene, polyurethane, and polyisocyanurate. It is a good choice for insulating walls, floors, and roofs. Rigid foam insulation is relatively inexpensive and easy to install, but it is not as effective at sealing air leaks as spray foam insulation.

Spray wool: Spray wool is a type of insulation made from molten rock or wool that is sprayed on surfaces to form a seamless barrier. It has a number of advantages over other types of insulation, including:

• High R-value: Spray wool has an R-value of >4 per inch. This means that it provides excellent thermal insulation, helping to keep your home cool in the summer and warm in the winter.

• Airtightness: Spray wool forms a continuous seal, preventing air leaks from occurring. This can help to improve energy efficiency and reduce drafts.

• Fire resistance: Spray wool is non-combustible and has a high melting point, making it an excellent choice for fire protection.

• Soundproofing: Spray wool can also help to reduce noise levels, making your home more peaceful and comfortable.

• Wool is naturally mold-resistant

Factors to Consider When Choosing Insulation

There are several factors to consider when choosing insulation for your home, including:

Climate: The type of insulation you choose will depend on the climate you live in. If you live in a cold climate, you will need insulation with a high R-value. The R-value of an insulation material measures its resistance to heat flow. The higher the R-value, the better the insulation.

Budget: Insulation costs can vary depending on the type of insulation you choose and the amount of insulation you need. Fiberglass and cellulose insulation are the least expensive types of insulation, while spray foam insulation is the most expensive.

Fire resistance: If you live in an area with a high risk of wildfires, you may want to choose an insulation material with a high fire resistance rating. Spray wool and mineral wool insulation have high fire resistance ratings.

Soundproofing: If you are concerned about noise levels, you may want to choose an insulation material with a high soundproofing rating. Mineral wool and spray wool insulation have high soundproofing ratings.

Comparison Breakdown

The following table provides a comparison breakdown of the primary forms of insulation, including spray wool:

Insulation Type | R-Value per Inch | Fire Resistance | Air Sealing | Soundproofing | Average Cost

Fiberglass | 3.1-4.3 | Good | Good | Fair | $0.50-$0.90

Cellulose | 3.7-3.8 | Good | Good | Good | $0.60-$1.00

Mineral Wool | 3.2-4.3 | Good | Good | Good | $0.70-$1.10

Spray Foam | 6.5-7 | Excellent | Excellent | Fair | $1.20-$2.00 Rigid Foam | 4.1-7 | Excellent | Excellent | Fair | $1.00-$1.50

Spray Wool | 4.3 | Excellent | Excellent | Good | $0.90-$1.50

Non-Toxic Home Insulation Recommendations

If you are looking for non-toxic insulation, mineral wool and spray wool are good options! Both materials are made from natural materials, are renewable and sustainable, and do not contain any added chemicals or flame retardants.

Mineral wool is more budget-friendly while still remaining non-toxic and effective. Spray wool is a good choice for homeowners who are looking for the most effective insulation possible. However, both options are traditionally less expensive than spray foam.

Conclusion

The best type of insulation for your home is a personal decision that depends on your budget, climate, and specific needs. However, if it were up to us, we would choose between the spray-on options for rock wool and sheep’s wool. Some brands to consider are Havelock, American Rockwool, and Oregon Sheppard.

Here’s to having healthier homes!

P.S. Looking for more non-toxic home-building materials? Check out this blog post on plywood and download “10 Non-Toxic Swaps For Your Custom Home”!

The Foundation of Non-Toxic Home Building: In-Duct Air Purification Systems

Creating a non-toxic home can feel like an overwhelming task, with a myriad of decisions to make. But, here's a secret: you can simplify the journey by focusing on one of the most critical aspects of indoor air quality – in-duct air purification systems.

Picture this: Instead of shelling out thousands of dollars for bulky air purifiers in every room, you can invest around $500 in an in-duct purification system that cleanses the air throughout your entire home. The best part? If you're building a new home from the ground up, the additional installation cost is almost negligible because your HVAC technician is already on-site.

Why is air purification a cornerstone of non-toxic home building?

Well, it's no secret that our indoor air can harbor undesirable particles. While we aim to minimize these pollutants, an air purifier steps in to bridge the gap where we might fall short.

But not all air purifiers are created equal. When considering an in-duct air purification system for your home, look for one that goes beyond the basics of dust and pollen. Seek out a system that filters out VOCs (Volatile Organic Compounds), which can emanate from common household items like paints, cleaning products, and furniture.

Mold spores are another concern for indoor air quality. A top-notch in-duct purifier should be efficient at trapping these potentially harmful particles. And if you have a bustling household with kids, consider a system that can tackle viruses, adding an extra layer of protection to your home.

So, why start with air quality when building a non-toxic home?

It's simple – because it's a foundational step that immediately impacts your well-being. When your home's air is clean and fresh, you'll experience improved health, fewer allergies, and greater peace of mind.

At JD Rock Construction, we understand that creating a non-toxic home can feel like a daunting task. That's why we're here to guide you, step by step, through this journey. With an in-duct air purification system in place, you're not only investing in your family's health but also simplifying the path to a non-toxic home that aligns with your values.

Ready to take the first step towards a cleaner, healthier home? Reach out to us today and discover how we can help you build the non-toxic home of your dreams.

Remember, it's not about overwhelming yourself with decisions; it's about taking things one step at a time and focusing on what truly matters – the well-being of your loved ones.

A Refreshing Retreat Just Outside the City: Building Your Custom Home in Spring Branch

Do you want to live in the beautiful Texas Hill Country, with its views and winding rivers, while also being a mere 25-minute drive from the bustling city of San Antonio? I do! And I am surely not alone.

Embracing The Nature and Adventure of Spring Branch

Growing up in San Antonio, Spring Branch used to be “so far away” (isn’t everything when you’re a child?!), but with a newly renovated highway, you can get to Spring Branch in under 30 minutes. Granted- this is from the North Central side of San Antonio, so if you are aching for some downtown life, this could be a bit of a hike. But, if you are looking for an escape to breathe (air without exhaust) and be refreshed by a unique blend of nature, community, and (still!) modern living, Spring Branch could be your answer!

Located right between Canyon Lake and Guadalupe River State Park, there is no shortage of stunning landscapes and adventures. Hiking, fishing, horseback riding, ziplining, spelunking, kayaking, tubing, wineries, distilleries, antiquing, THE LIST GOES ON. And, if you missed this the first time, you can still get to San Antonio in under a half hour!

A Community to Support Your Family in Spring Branch

Beyond its natural beauty, Spring Branch is a community that values connection and hospitality. You can cultivate a sense of belonging with friendly neighbors and various community events. Living somewhere you are known and loved, especially when growing a family, cannot be overemphasized!

A Spring Branch Custom Home Aligned With Vision and Values

Building a custom home in Spring Branch allows you to craft a home that aligns with your family's needs and values. Imagine that- starting your family’s home with piercing clarity of vision and an equally clear plan to create that vision. Building a home is an INVESTMENT, so we want you to be completely satisfied with a home that LASTS and SERVES your family.

Balancing Seclusion and Convenience With a Spring Branch Custom Home

The charm of Spring Branch truly comes down to its balance of being a peaceful retreat with the convenience of proximity to major cities like San Antonio and Austin. You can enjoy a little country living without cutting off the urban necessities and entertainment.

So, I’ll ask you again- could Spring Branch be the place for you and your family to grow?

A Blueprint for Success

Today we are talking about an ESSENTIAL aspect, the bedrock even, of the entire custom home-building process. It provides a comprehensive visual representation of the property and plays a pivotal role in ensuring the success of your custom home project. Any guesses?!

What is a Site Plan?! (In classic Jeopardy style)

You guessed it- A site plan is a detailed and scaled drawing that showcases the layout of the property, its dimensions, and the relationship between the proposed structure and the surroundings. It encompasses crucial elements such as property boundaries, topography, existing structures, utilities, landscaping, access points, and more.

Maximizing the Potential of Your Property

A well-thought-out site plan can unlock the full potential of your property. It allows you to optimize the use of available space, taking into account the natural features of the land. Understanding the topography, soil conditions, and drainage patterns through the site plan enables you to position your home in the most advantageous way. By aligning the design with the natural landscape, you can capitalize on scenic views, capture natural light, and implement energy-efficient strategies.

Ensuring Regulatory Compliance

Custom home construction must adhere to various local regulations, zoning codes, and building ordinances. A site plan serves as a critical tool to ensure your project complies with these requirements. It helps you determine setbacks, height limitations, and other building restrictions that may apply to your property. By starting with a well-designed site plan, you minimize the risk of costly delays, redesigns, or even potential legal issues down the road.

Seamless Integration of Design and Landscape

A harmonious relationship between your home's design and the surrounding landscape is essential for creating an aesthetically pleasing and functional living space. The site plan acts as a bridge between the two, allowing architects and landscape designers to collaborate effectively. Proper planning ensures that outdoor areas, such as gardens, patios, and pools, blend seamlessly with the architecture, fostering a unified and inviting atmosphere.

Budget Management and Resource Allocation

Constructing a custom home involves significant financial investments. A site plan helps you allocate resources wisely by offering a clear understanding of the construction requirements. It aids in determining the best locations for utilities, such as water and electricity connections, reducing the cost of extending infrastructure. Moreover, by considering the site's challenges and opportunities from the outset, you can anticipate potential additional expenses and plan your budget accordingly.

Effective Communication with Contractors

Effective communication is PARAMOUNT when building a custom home! The site plan serves as a visual reference that helps you convey your vision to architects, contractors, and other professionals. It minimizes misunderstandings and ensures everyone is on the same page throughout the project.

Conclusion

Don’t neglect the site plan! Its significance lies in its ability to maximize the potential of your property, ensure regulatory compliance, integrate design with the landscape, promote sustainability, and streamline communication. By investing time and effort into creating a comprehensive site plan, you set the stage for a successful, efficient, and peaceful home-building journey. Remember, the old adage holds true: "Failing to plan is planning to fail." So, let your site plan be the blueprint for your dream home's success and your peace of mind!

Getting Utilities on Raw Land: A Journey Through the Expected Costs

Howdy landowners and future builders! Today, we are exploring the fascinating world of getting utilities on raw land. 

We all know that bringing your dream home to life requires more than just imagination and a sturdy foundation. Maybe the need for developing raw land with utilities has never crossed your mind, but it's time to dive into the details you need to know. 

The Key Components

Electricity, water, natural gas, and sewer (or septic systems for most areas) are the key players in the utilities game. The cost of getting these utilities on raw land near San Antonio can vary based on factors like location, type of service, and distance from existing lines. But fear not, we’re here to break down what we can! 

Utility Cost Breakdown

Electricity: The power source that keeps your lights shining and appliances buzzing. Depending on your home's size and electrical needs, budget between $1,000 and $5,000 to connect electricity to your raw land. 

Water: The life force that quenches your thirst and keeps your plants thriving. To get water flowing on your land, set aside around $1,000 to $5,000. Remember, the cost may vary based on your specific location and water service requirements. 

Natural Gas: The energy source that warms your hearth and cooks your favorite meals. You'll typically need between $1,000 and $5,000 to bring natural gas to your property near San Antonio. Be sure to check with your local utility company for specific costs and availability in your area. 

Sewer (or Septic System): Ah, the unsung hero of waste management. If you're in an area where a septic system is required, you'll be looking at an estimated cost of $10,000 to $12,000. Remember, this option offers you greater independence and flexibility when it comes to waste disposal.

Now, let's not forget about trenching and installation—you can expect to invest between $1,000 and $5,000, depending on the length of the trench and the type of utilities you're installing. It's essential to factor in these costs when planning your budget for utilities. 

Keep in mind that these numbers are estimates! Reach out to your local utility company for accurate pricing tailored to your specific situation. They're the experts who will guide you through the process and provide the most up-to-date information. 

Tips to Get Started

To help you on your journey, here are a few tips:

1️⃣ Contact your local utility company: They hold the knowledge of available utilities in your area and can provide detailed cost breakdowns.

2️⃣ Seek multiple quotes: Gather quotes from different contractors to ensure you get the best price for trenching and installation.

3️⃣ Be prepared for deposits: Utility companies may require a deposit before connecting your utilities, so plan accordingly.

4️⃣ Patience is key: Remember, Rome wasn't built in a day, and neither will your utilities be connected overnight. It may take weeks or even months to complete the process. Stay positive and stay patient. 

So, future custom homeowners, keep your dreams alive, stay informed, and remember that the reward of having your own peaceful oasis is worth the time and money invested. By understanding the costs involved and following these tips, you'll be better equipped to navigate this part of your journey! 

If you have any questions or need further assistance, feel free to reach out. We are here to support you every step of the way. Happy building!

P.S. If this is overwhelming and you want nothing to do with setting up your utilities- we hear you! We offer a preconstruction package in which we handle the nitty-gritty details of developing your raw land so your mind can rest easy. Schedule a consultation call and ask all about how this package could work for you!

Navigating Change Orders for a Smooth Custom Home Build

Welcome! After a few week hiatus, we are back and ready to talk all about the world of change orders in custom home building. In this post, we'll shed light on what change orders are, how they are priced, and why builders include a profit margin. We hope you walk away with a better understanding of this essential aspect of custom home building.

What is a Change Order?

A change order is simply a request from the client to make a change to the original plans or specifications. These changes can range from minor adjustments to significant additions. For instance, a client may decide they want to include crown molding in their home despite it not being part of the initial plan. This request initiates a change order.

How are Change Orders Priced?

Change orders involve additional costs that need to be accounted for in the project budget. Pricing change orders must consider both labor and material costs. While specific pricing methods may vary, our standard of practice is to add a 25% profit margin to every change order. This process should be outlined in the construction contract between the builder and the client.

To better understand the pricing method, let’s revisit the example of adding crown molding. Suppose the additional labor cost for trim carpentry and paint is $1,500, and the added material cost is $1,000. The cost of this change order would amount to $2,500. But we have not yet added the profit margin. To determine the total cost to the client, including the 25% profit margin, we divide $2,500 by 0.75, resulting in a grand total of $3,333.33.

Why Include a Profit Margin?

You may wonder why builders include a profit margin for change orders. Rest assured it is NOT because we are greedy! When changes are made to the plans, the builder must:

1. Obtain material and labor pricing: Research and collect updated prices for the new requirements.

2. Address schedule modifications: Analyze how the change order will impact the project timeline and adjust it accordingly.

3. Seek client approval: Present the change order details to the client and await their agreement.

4. Revise contracts and coordinate: Adjust labor contracts and coordinate with subcontractors or additional trades if needed.

5. Procure and deliver materials: Order necessary materials and transport them to the job site, often using company resources.

6. Supervise and ensure quality: Oversee the work and maintain quality control throughout the change order process.

7. Communication and updates: Keep the client informed about the progress and any potential impacts on the project.

The profit margin allows builders to cover the time, effort, and resources required to manage change orders effectively, while still delivering a high standard of service.

Change orders are an integral part of construction projects, providing clients the flexibility to adjust plans and specifications. We understand that change orders can sometimes seem costly, but it's essential to consider the time, effort, and resources required to implement these changes effectively. Our aim is to provide exceptional service and deliver results that align with our clients' visions, even when adjustments are made along the way. Above all, our priority is protecting your peace of mind so you can enjoy building your custom home!

How to Build Your Home FAST

In my personal experience, the single biggest reason projects take longer than anticipated is due to delays in material selections.  Now, this may sound like I am blaming the client.  FALSE.  I am blaming the builder (me).  I failed to communicate the importance of timely selections and deadlines.  That ends today!  It is imperative that ALL material selections be made by the client by the time the house is framed.  In fact, by the time the foundation is poured, most selections should be made.

That may sound a bit ridiculous to some of you. That is so early in the construction process!!! To help you understand, allow me to explain what happens between you making a selection and the material being installed.  Let’s take tile, for example.  Here are the steps that must happen to install your selected tile: 

1. A material “takeoff” needs to be performed.  A material takeoff is when measurements are taken from the house plans to determine the needed quantity of a certain material (i.e. tile).  Plans do not tell you the square footage of tile in a specific area (i.e. shower).  A material takeoff must be performed to determine this quantity.  It is simple mathematics, but it does take a bit of time – especially when multiple materials are selected for a certain area.  (TIME FOR THIS STEP – 3 TO 5 DAYS)

2. Retrieve quotes from tile vendors.  Once we know the exact amount of tile needed, we can send a quote request to the desired vendor. (TIME FOR THIS STEP – 3 TO 5 DAYS)

3. Request pricing approval from the client.  Since most material selections are linked to “allowance items” (see our earlier blog post about allowances), the client must approve the cost of a material before it is purchased.  Continuing the tile example, if there was a $10K allowance for tile material, and the vendor’s quote came back at $11K, then the builder must receive written approval from the client regarding the overage. (TIME FOR THIS STEP – 3 TO 5 DAYS)

4. Purchase material.  Once the quotes are reviewed by the builder and approved by the client, it is time to purchase the material!  Very rarely are materials like tile in stock and ready  to be picked up.  They can have a lead time of a week to months, depending on the tile.  (TIME FOR THIS STEP FROM PURCHASE TO READY FOR PICKUP – 3 WEEKS ON AVERAGE).

5. Install material.  (TIME FOR THIS STEP – 5 DAYS)

The steps above must take place for every single material that needs to be selected for your home.  As you can see in the tile example, it would be very unwise to wait until the builder was ready for the tile to be installed to make your selection.  If you wait that long, there will be major project delays.  If all of the materials are selected up front, the builder can purchase proactively and swiftly churn through the work. The result is a home-building journey with decreased stress and increased speed- a win-win!

Start With a Budget, NOT a Floor Plan

It is MUCH easier to build a floor plan based on a budget than it is to chisel away at an expensive floor plan.  You will almost certainly be over budget on your construction project if you go with the latter option.

At JD Rock, we push peace of mind above all else.  If you cannot pay for your “dream home” with peace of mind, it will turn into a nightmare!  

Now, it probably goes without saying that the more expensive the custom home, the more the builder will profit. But as the builder, we are here to say that we would rather you build the less expensive home with less stress than sacrifice your peace and max out your budget.

We at JD Rock obviously do not know your personal financial situation – so it is up to you to do your homework and determine what you can afford.  We recommend a build budget at least 8% lower than what you are pre-approved for at the bank.  So, if your bank approves you for a $700,000 construction loan, we recommend not to exceed a $644,000 contract with a builder ($56K less than your approved amount). We know this sounds crazy- but by doing so, you are setting yourself up for peace of mind.  When it comes time to make finish-out selections for your home (flooring, fixtures, appliances, etc), you can feel the freedom to splurge a little.  However, don’t forget about all the sneaky expenses at the end of the project like paying movers to haul in all of your furniture.  If you are renting a home during the build, is the timing going to align so that you never pay a mortgage and rent check the same month?  If not, have money allocated for this!  Are you going to want to host a party or two in your new home once you are settled? Prepare and don’t let yourself be house rich while cash poor (all your money is locked up in your home).

Again – we push peace of mind above all else.  Your family will experience peace and joy in your home when you live within your means.  An extra 500 square feet of living area will not produce lasting joy.  Neither will a $12,000 refrigerator.  Chase peace and joy, don’t chase the Joneses.

Are you ready to build a custom home but don’t have a full set of plans?

How exciting!! You’re ready to build.  Maybe you’ve found a floorplan online you like but want to make a few changes.  Or maybe you have started talking to an architect to get some rough plans drawn up.  We have an earlier blog post detailing the difference between online plans and hiring an architect you can check out, but either way- you’re on the right track!  At this point, you have 2 different paths to choose from for the pre-construction phase.  You need to have a full set of plans before signing a contract with a builder, and there are two ways to go about obtaining these plans.

A Full Set of Plans

*full set of plans to include (at a minimum) the following:

1. Site plan – including flatwork & utilities

2. Floor plan

3. Reflected ceiling plan

4. Roof plan

5. (4) exterior elevations

6. Electrical plan

7. Engineered foundation plan

8. Engineered structural framing plan

The Two Pre-Construction Paths

Path 1: Manage the design phase yourself.

Path 2: Sign a design agreement with a builder.

There is no right or wrong option here.  It is totally up to you and your specific situation!  We’ll try to lay out the details of each path so you can make the decision that is right for you.

Path 1: Manage the design phase yourself.

Our very first client at JD Rock took this path, and we had an amazing experience with them!  Over the course of several months, they took the time to have an architect draw up plans for their custom home and corresponded regularly to ensure every detail was just right.  Next, they hired an engineer to engineer the plans.  Then, they sent their full set of architectural and engineered plans to multiple builders to bid on their custom home.  Thankfully, we won the job and got to work with these wonderful people!  The project went smoothly because all of the plans were finalized before we started construction.  

I would note – for this project, there was no HOA or official city to deal with.  This made the pre-construction phase much easier as the client did not have to seek approval from these entities.

Path 2: Sign a design agreement with a builder.

The second option for the pre-construction phase of your custom home is to sign a design agreement with a builder.  This option would work best for somebody who may not feel totally confident managing an architect and engineer on their own.  A design agreement hires a builder to manage and coordinate with you, the architect, and the engineer to design the ideal home for you – providing cost projections along the way.  By involving the builder early in the process, you’re avoiding the potential mistake of designing a home that is thousands of dollars (or more) over your budget.  Just to be clear – a design agreement does NOT necessarily lock you into using this builder to construct your home.  At the end of the design phase, you could submit your finalized plans to other builders for pricing and choose the best deal.

So again, there is no right or wrong option here.  You need to decide how hands-on you want to be, and how confident you are in managing the pre-construction phase on your own. Ultimately, choose the option that allows you to sleep in peace at night. We will never stop encouraging you to choose the path with the most peace of mind.

Fun and Practical Features to Include in Your Custom Home

Are you planning to build a custom home soon?  We’ve got some fun and practical ideas for you to consider…

Coffee Bar in the Main Bedroom

For you coffee drinkers out there, consider this!  How nice would it be to not have to leave your bedroom to get your coffee in the morning?  Talk to your architect about running plumbing and electrical to a little nook in your bedroom for some early morning cappuccinos.

Indoor Gun Range

Yeah, we said it.  If you have flexibility in your budget, include space for your hobbies in your home.  An indoor gun range may not be as expensive as you think – it is actually fairly simple to construct (and yes – it is legal).  You can buy a target retrieval system online for less than $1,500. Once all of your walls are soundproofed and padded, and the right lighting is in place – you’re all set for many hours of fun!

Splurge on the Main Shower

Get the rain showerhead.  Throw in a body spray or two.  Add another showerhead in case you don’t like showering alone.  Install a recessed light with a  built-in Bluetooth speaker so you can listen to your audiobook.  All of these splurges are well worth the minimal extra costs.

Central Vacuum System

Once again – another minimal cost with a high payoff would be a central vacuum system.  It is such a pain to have to go grab your vacuum cleaner and plug it in just to vacuum some crumbs off the floor after dinner (parents of toddlers- I know you feel this).  Consider installing a central vacuum system with built-in vacuums for all the main rooms of your home!

Hot Tub

Do we really need to sell you on this one?  Turn Netflix off, invite your friends over, and end your day in the hot tub on your back patio.  You’ll thank us later.

We hope these added flourishes bring you so much enjoyment during, and long after, your custom home build!

A Simple Way to Save $ on Your Custom Home

We will say it again and again- we are here to help you enjoy the process of building your custom home, and saving money/staying within your budget significantly impacts that enjoyment. So today’s money-saving tip is pretty simple – build a two (or even 3) story home.  Why?  As of March 2023, concrete is expensive and wood is cheap (at least cheaper than it used to be).  It’s that simple.  

Let’s say you want 2,400 ft² of living area.  Here are two options to consider:

• Option 1 – 1 story

• Option 2 – 2 story (1,200 ft² per floor)

In Option 1, you’re going to spend money on a 2,400 ft² concrete foundation – as well as covering 2,400 ft² of surface area with a roof.

In Option 2, you’re only going to spend money on a 1,200 ft² foundation – and only cover 1,200 ft² of surface area with a roof.

Because concrete is the expensive beast these days, cutting the foundation's square footage in half by stacking two floors on top of each other could save you around $25,000!

We’re not trying to pressure you into a certain look, just offering some food for thought.  You can keep the exact same size home while cutting the foundation (and roof) cost in half.  This allows for a beefier budget in other areas like appliances, flooring, etc.

In a few years, these numbers could completely flip; however, we want you to enjoy your custom home build today! And today, concrete is more expensive than wood.

Custom Home Building Concepts You Need to Know - Allowances

What’s an allowance?  When you sign a contract for a custom home, the builder will usually give you several “allowances” for various components of the finish-out.  For example, the budgeted allowance for appliances could be $20,000.  Therefore, your home would be built, per plan, with $20,000 included in the budget for the purchasing of appliances.  This way, you can shop around and pick whatever appliances you desire. But beware- if your appliances of choice exceed $20,000, you will be responsible for covering the price excess or have to select cheaper appliances.  Conversely, if the quoted price for appliances comes back at $15,000, then the builder would write you a check for $5,000 at the project’s end.

So, when a builder sends you a proposal, be sure to carefully review all of the included allowances before signing a contract.  Usually, the following items fall under the category of an allowance:

• Appliances

• Plumbing fixtures

• Tile

• Flooring

• Countertops

• Lighting

• Rock material

• Door Hardware

• Mirrors

• Toilet and bath accessories

Make sure you’ve done your homework regarding these allowances before signing a contract.  You may have always had your heart set on a certain wood flooring (not knowing that it costs $15/SF).  If the builder lists the wood flooring allowance at $8/SF, you are going to be very bummed when you realize how much your dream wood flooring costs – forcing you to settle for something else (or cough up thousands of dollars unexpectedly).

Here are some easy and practical ways to do your homework: 

1. Shop online.  Build a spreadsheet with all the appliances you like and estimate how much you need budgeted for your fridge, oven/range, dishwasher, washer, dryer, etc.

2. Go visit a showroom.  There are a multitude of local vendors around you.  Go visit one of their showrooms and ask for a sales representative to show you around.  This way, you can touch and feel products to determine what you really like.  The sales rep can very easily put pricing together for you.

3. Enlist the help of an interior designer. This is just one of the many ways an interior designer can assist in the home building process. Check out our blog from a couple of weeks ago for an in-depth analysis of interior designers and their benefits.

As always, we are here for your peace of mind and hope this information blesses your construction experience!

Custom Home Interior Designers- Why you need them and what to look for

Interior designers can save you time, sanity, and money, and create a beautiful space to top it off! In my never-ending pursuit of your peace of mind, I introduce to you the magic of the interior designer. 

The Interior Designer Relationship

Let’s first start by explaining how interior designers fit in the relationship with the client, architect, and builder. Chronologically, this is how it roughly plays out. The client approaches the builder with a complete (or near complete) set of plans drawn by an architect. The builder and client work hand in hand with the architect to finalize the plans. At this point, a contractual agreement is made between the client and builder over said plans, and construction begins. It is at this point that the interior designer is brought in – once a full set of plans are complete and no more structural changes will be made to the size/shape of the home.

A Really Good Interior Designer Described

What is an interior designer? Or better yet – what does a really good interior designer do?  I have had the pleasure of working with a couple of different designers over the years, and they are worth every penny.  Really good interior designers sit down with the client to get an overall feel for the kind of style they hope to achieve in their custom home (modern, rustic, boho, farmhouse, industrial, etc.). These designers will have established relationships with local vendors. They’ll take the client to showrooms to let them see and touch different materials to aid in making selections. A really good designer will have up-to-date design software that allows the client to (for example) see a simulation of their actual shower with their selected tile on the walls. I can’t emphasize enough the peace this provides for the client as they make their selections. They don’t have to hope and pray while they wait for the tile to be installed to see if they like it. Lastly, a really good interior designer should provide a detailed selections packet (signed by the client) to the builder for seamless communication.  Designers should be in the weeds with a lot of the decision-making. For example, if I, as the builder, am only told what tile is going on the bathroom shower walls – I am left with many unanswered questions. What color grout? What size is the grout thickness? In what pattern does the client want the tile laid? Is there a shampoo niche? If so, where and what does it look like?  How does the edge of the shower tile transition to the bathroom drywall? Is this transition completed with a bullnose tile or a metal trim? If metal – what color? Are you starting to get the idea? This amount of questions may seem ridiculous, but I doubt any client would prefer I attempt to read their mind. A really good interior designer would know what questions to ask and take the time to gain a full and complete understanding of what the client wants.

More Benefits of an Interior Designer

Further, an interior designer will keep your project on track with the selections schedule. This is where a designer really proves their time and money-saving value. Navigating lengthy lead times for materials requires that selections be made early and on schedule to ensure progress is not delayed. A common example is windows. Windows can take months to arrive on the job site, so windows are one of the first selections I require a client to submit. If a client fails to make a selection by the agreed-upon deadline, an extension ranging from days to weeks will be incurred along with a potential financial upcharge. But with an interior designer, you can rest easy and be at peace knowing that you are making all the right decisions at the right time.  

Additionally, an interior designer minimizes your likelihood of change orders. I mentioned earlier that a designer has software that allows you to visualize your selections prior to installation. This decreases the need for later changes resulting from not being satisfied with the look of your selections. Every change order automatically adds time and money to your project. 

A Design Selections List

It is worth noting that many of the great “interior” designers actually design both the interior and exterior components of the home.  Here is a list of all the selections you should expect your interior designer to help you make in your custom home:

EXTERIOR

• Windows

• Exterior Doors & Hardware

• Fiber Cement Siding

• Rock & Mortar

• Garage Door

• Stucco

• Lighting

• Roof Type & Color

INTERIOR

• Drywall Texture

• Paint Colors

• Trimwork

• Interior Doors & Hardware

• Cabinets & Hardware

• Countertops

• Fireplace

• Flooring (Wood, Tile, Carpet, etc.)

• Shower Tile

• Plumbing Fixtures

• Appliances

• Bath Hardware

• Mirrors

• Lighting

Are you convinced yet that you need an interior designer on your custom home-building team?

Custom Home Building Contracts: Understand This Before Signing a Cost-Plus Contract

Last year, we posted a blog about the differences between cost-plus and lump-sum contracts, along with the pros and cons of each. If you haven’t already, I would recommend reading it now! Quick recap: in a cost-plus contract, the client and the builder agree upon a locked-in, unwavering management fee that will be paid to the builder for the project. Any budget overages or remediation work will be at the client's expense; therefore, the risk lies with the client. As a result of decreased risk, the contractor typically reduces their profit which gives the appearance of a “better deal”. In a lump-sum contract, the client and the builder agree upon a locked-in, unwavering CONTRACT price for the whole project. Whatever profit the builder makes will not be revealed to the client. There is no risk for the client should any budget overages or remediation occur- the risk lies with the contractor. 

I have spent the last year and a half working on 4 different cost-plus contracts. I want to emphasize how thankful I am for every client and the opportunity to learn and grow. Starting any new venture involves trial and error and I am so grateful for the clients who have chosen to join in the adventure. We entered into these initial projects believing that a cost-plus contract was the best option for everyone involved. However, on each of these projects, unexpected costs came up. We have not been immune to soaring material prices (like concrete) after our budget was set and the contract signed. All of this resulted in the client having to cough up more money - and I’ll add - disappointedly. Because our contract was cost-plus, they had to experience firsthand the messiness of construction and shoulder much of the stress.

Is a cost-plus contract always a bad idea? No, there are certainly times when it is advantageous. But it is critically important that the client understand how much risk they bear in a cost-plus contract, AND how exposed they are to cost fluctuations. This can really steal from the joy and excitement of building your own custom home. As a builder who wants to glorify God and bless others, I have struggled with cost-plus contracts. Everything in me wants to swoop in and pay for budget overages and remediation work for my clients so they are spared the stress and strain. But when a cost-plus contract is signed and my profit is reduced, I’m stripped of the ability to intervene. 

We want to bless people. Period. If I could go back in time, I would have strongly advised most of my clients to sign a lump-sum contract with me. It may be more expensive (at least initially), but once that contract is signed, they can sit back and enjoy watching their home come together. When budget overages occur and mistakes are made, I can immediately cover them. Your peace of mind and pocketbook are spared the strain. 

This seems to be a theme with many of our blogs, but peace of mind is worth it every single time.

Peace of Mind Starts With Your Budget

I worked on 4 different Cost-Plus Contracts in 2022.  We unpacked the details involved in this kind of contract in a previous blog, but, essentially, the clients saw all of our numbers on the job and were on the hook for any overages to the budget.  For the most part, these projects all came in with budget overages of less than 1% of the project cost (which is amazing!).  However, I noticed that when clients selected their finish-out (think lighting, plumbing fixtures, flooring, hardware, all the pretty things), they wished they had a bigger finish-out budget. No matter how small or vast the budget, the client had typically obtained the largest construction loan they could afford.  As a result, they tended to feel stressed about every little decision along the way because they could just barely afford the project.  This inevitably results in a miserable construction experience for both the client and builder.  Financial strain supercharges every decision with emotion. 

On a smaller scale, consider a car- I could probably go out today and find somebody to loan me money for a brand-new Lexus with all the bells and whistles.  But because this would be a financial strain for me, I could never enjoy the car. I would need to sacrifice my current quality of life and luxuries just for the fancy car.  So I would miserably drive the car around town. Is that car really worth it? The same concept applies to a custom home. 

I would strongly advise my future clients to not max out on the largest loan possible. I would strongly advise my future clients to have some fluff in their budget so that the unexpected is less stressful and they can comfortably pick their actual favorites when it’s time to select wood flooring and bathroom tile. One strategy I recommend is to budget for 5-10% less than your max in order to establish a cash reserve. Another easy way to have breathing room in your budget is to not build the biggest house possible. If a house costs you $225/square foot, then 100 square feet would cost $22,500.  Now, some people reading this may genuinely need the larger home over a nicer finish out.  Everyone’s situation is different!  All I want to do is encourage you to not bite off more than you can chew with a loan, and remind you that peace of mind is ALWAYS better than a bigger or fancier home.  Build something you will love, not something you will regret.

Common Custom Home Building Mistakes- Part 2

Happy New Year! We hope everyone enjoyed a wonderful holiday season with loved ones and delicious food. We at JD Rock are back and excited to jump into another year of custom homes and #bloggieaugie. 

Two weeks ago we left everyone hanging with part one of the most common custom home-building mistakes. Today we are concluding with two more common mistakes. Our desire is to help you avoid these pitfalls and enjoy the most smooth construction experience possible! Without further ado… 

MISTAKE #2 – Not Hiring an Interior Designer

Some builders are specifically gifted with an eye for design and the skillset to bring that design to life on various software.  The Lord did not gift me with an eye for design, and that is okay because I have met some amazing people who design for a living. A really good interior designer is more valuable than most people realize. They’re not just picking paint colors for your walls, they take a client’s fuzzy idea of what they want their home to feel like and turn it into an actual visible drawing.  I’ve had clients, several times, send me a handful of Pinterest photos and say “we want our fireplace to look something like this.”  No two photos will be alike, and I will be left with more questions than answers. This is frustrating for both the client and myself.  The client is struggling to convey what they want their fireplace to look like, and the lack of clear understanding regarding what to install is delaying my construction schedule. A good interior designer will have the software to draw up exactly what the client envisions and clearly dictate what materials are necessary to execute the vision. If you are spending the money and time to build a custom home, it is worth the extra expense to ensure the final product matches your vision.

MISTAKE #3 – Hiring the Cheapest Guy on the Block

1 Corinthians 3:10 says “like a wise master builder I laid a foundation, and another is building on it. But each man must be careful how he builds on it.”  For every custom home, a plethora of trades will be hired to build the various components. It can certainly be tempting to simply find the cheapest guy in town for each of these trades.  While not always true, it is safe to say that you get what you pay for. The cheaper the trade, the more handholding is required. The cheapest guy in town is generally horrible at timely and professional communication (specifically over text and email).  They can be nearly impossible to find if their work is revealed to have problems. Conversely, I have a foundation contractor who is not the cheapest guy in town. I spend a significant amount of money on him for every project. But, he is one of my most dependable and honest trades. He is extremely professional and somebody I am proud to introduce to my clients.  When engineers come to inspect his work, they commend his attention to detail. I never have to worry about his foundations, and that is worth every penny. So make sure to take your time and research to find the best guy, not just the cheapest guy. 

We will continue to share common mistakes in an effort to spare others the headache. However, avoiding these first 3 discussed mistakes will already put you in one of the best positions for a hassle-free construction experience. Take your time and get a full set of plans, hire an interior designer, and don’t settle for the cheapest labor in town if it isn’t the best!

Common Custom Home Building Mistakes Part One

Mistakes are universal across all occupations with an endless list of possibilities. Consider a barista making a simple cappuccino- Did she weigh her coffee grounds accurately?  Was her milk steamed to 135 degrees Fahrenheit? Did she time her espresso shot to make sure it was neither too bitter nor too sour?  Thankfully, if she failed to do any of these things right, she could just remake the drink – costing the coffee shop a couple of bucks and her client an extra 90 seconds. Not the end of the world.

Unfortunately, you cannot just rebuild a house if it does not turn out right. If the following mistakes can be avoided, the client will be happier, and the project will finish faster.  We at JD Rock Construction have made all the mistakes we will discuss.  We are grateful for them because of the valuable lessons they have taught us.  Moreover, we are grateful for the gracious clients who have endured these mistakes with us and for the patience they offered. Today we zero in on one particularly potent mistake…

MISTAKE #1 – Starting Construction Without a Full Set of Plans

This mistake begets most future mistakes.  Proverbs 24:3 says “by wisdom a house is built, and by understanding it is established.”  If you lack a full set of plans, then you also lack understanding.  The human brain can only retain so much data, but a set of plans never forgets what was drawn.  A full set of plans should, at a minimum, include the following:

·         Site plan

·         Floor plan

·         Ceiling plan

·         Electrical plan

·         (4) Exterior elevations

·         Roof plan

·         Engineered foundation plan

·         Engineered structural framing plan

As soon as the builder is given the green light to construct, he will hire subcontractors for the foundation, plumbing, and electrical system.  It would truly be better to hold off on construction a month or two until plans are finalized than to later tear out work because it was not what the client wanted. Let me emphasize that these plans must be final.  If the client signs off on the floor plan, he must understand that any deviation from the plan moving forward will come with a price. Getting plans extensively revised in the middle of the project is a nightmare and will create much more work for the builder and increase the likelihood of error from confusion. Save yourself the headache and ensure you have a full set of plans before commencing construction.

Be sure to check back for part 2 of Common Custom Home Building Mistakes and learn how to create your best custom home build experience!

5 Tips to Save Big on a Custom Home

Our primary focus as a home builder is to make quality custom home building approachable; therefore, we want to help our clients save big so that quality custom homes are accessible to more and more people.

There are several ways to save big on a custom home WITHOUT affecting the overall quality of the finished product (and possibly allowing for even more budget allocation to enhance the finish-out of the home). It really is possible! Below are five tips for cost-saving changes in your home that can allow you to splurge on the finish-out of your home or simply save more money.

1. Lumber selection: choose 2”x4” lumber as opposed to 2”x6” for exterior walls.  There is no significant difference in structural integrity between the two sizes.  Make sure you hire a structural engineer and tell them you want 2”x4” walls to cut costs.  This one swap could save anywhere from $12K to $30K.

2. Roof selection: choose a shingle instead of a metal roof.  A metal roof can cost (on average) 3x to 4x the price of a shingle roof.  Would you rather have an extra $30K to spend on the roof or the dream kitchen? I think you already know the answer.

3. General Contractor selection: Hire a home builder that minimizes overhead and focuses on a personal experience for significant cash savings. This is an intentional priority here at JD Rock Construction. As previously stated, our mission is to make beautiful custom homes approachable. We believe one way to accomplish this is to maintain a low level of entry through thoughtful consideration of all overhead expenses. 

4. Exterior wall selection: For the walls that are viewed less often (the back and sides), consider Hardie board and batten or siding instead of solid rock or brick.

5. Number of plumbing fixtures: Plumbers always charge per fixture, NOT per square foot of the home.  Therefore, it helps to be conscious of the number of plumbing fixtures you have in your home.  Does a secondary bathroom really require two sinks?  Giving every spare bedroom its own bathroom or additional sinks in a secondary bathroom will definitely cost more money.  You can ballpark about $2,400/fixture (including labor and material).  So, a standard bathroom with 3 fixtures (sink, toilet, and shower) would cost around $7,200.  

Our hope is that these ideas inspire more people to consider that a custom home is possible for all kinds of budgets!

Lump Sum Contract v. Cost Plus Contract

The big day has arrived- you researched and found the right custom home builder, hired an architect to draw up your house plans, and are now ready to sign the contract. Traditionally, this contract is structured in one of two ways: a Lump Sum Contract or a Cost Plus Contract. My hope is to explain these two types of contracts in a way that makes it clear which path is right for you and your custom home goals. 

Path 1: Lump Sum Contract

In this contract, you and your builder have agreed upon one fixed price for all of the work shown in the plans and specifications.  Once the contract is signed and construction begins, that price will never change.  If the home builder ends up exceeding the budget on – let’s say the drywall – they will have to cover the difference out of their own pocket.  You as the client will never have to worry about these overages.

Path 2: Cost Plus Contract

In this contract, you and your builder have agreed on a “starting point” price.  Once the contract is signed and construction begins, you will be on the hook for all budget overages.  Some people call this an “open book” contract.  The builder will be legally responsible for showing you all their numbers, so you will know exactly what their expenses and profit are.

Which Path is Better?

I have used both contract types with clients, and both have their pros and cons.  In general, I would say that a Lump Sum Contract produces a smoother, more seamless construction experience for the client.  As previously mentioned, in a Lump Sum Contract, the client does not have to stress about the costs of their project once the contract is signed.  There could be an instance, for example, where the window package comes in $12K over the builder’s budget.  The client can visit the jobsite, admire the beautiful windows and never have to deal with the mental burden that these windows could have caused. In this crazy time with so much price fluctuation, the client can just enjoy the construction experience without the headache.

So why would you ever sign a Cost Plus Contract?  Typically, you will get a better deal from the builder since they are sharing all numbers with you and are not liable for unexpected costs.  Depending on the magnitude of the project, this could save you $20K to $50K.  So yes, that could be some serious savings!  Just be cautious- if you sign a Cost Plus Contract, are you prepared to spend $20K to $50K out of pocket for hiccups and surprises that come up along the way? Do you want to carry the mental burden for every expense throughout the entire construction process? 

As you can see, there is no objectively right or wrong contract path to choose; however, there is likely a better and worse option for you depending on personality and goals. Hopefully you now possess the insight to make the best possible decision!