Is My Remodel General Contractor Going to Run Away With My Money?

I am sure we’ve all heard this classic/horror story.  A homeowner calls a “remodel GC (General Contractor)” to their home to quote a price for a kitchen rehab.  The GC quotes a price and asks for X amount up front.  No contract is signed, and the requested upfront payment is issued.  A few days go by, and the homeowner has not heard from the GC.  A couple of weeks go by… nothing.  It’s almost as if the GC was never even planning to do the project…?

Today we want to give you guys a few tips so that you are never in this horrible situation that is all too common!

Remodel General Contractor Must Do’s

1. Ask for referrals.  This GC should be able to provide you with, at the VERY least, one or two referrals for people he’s remodeled for in the past.  Don’t hand this GC a dime until you have actually contacted these referrals to verify that this GC is reputable.  Ask for photos of his work to see if you are pleased with his finished product.

2. Does the GC have an online presence?  Are they on social media, and do they have a website?  If the GC has an online presence, they will be majorly incentivized to behave honestly and do quality work – knowing that you as the homeowner could leave a dissatisfied review online.  

3. Sign a contract.  Once you’ve done your due diligence to make sure that this GC has established some level of credibility, the next step would be to sign a contract.  The GC often has a contract of their own for you to sign.  If not, there are countless websites that offer contracts you can purchase (or even download for free).  This contract MUST dictate payment terms.  If both parties agree, it is perfectly normal for a percentage of the contract cost to be paid upfront – just make sure you have this in writing!  It is imperative that the contract stipulates exactly what work will be performed for exactly what amount.  Leave nothing to ambiguity.  Is the homeowner or the GC buying the appliances?  It should say that.  How tall is the new kitchen backsplash?  It should say that.  How long will the project take, and will there be any penalties for late completion?  It should say that.

4. Document everything along the way.  Make sure to keep records of all payments.  After every payment, have the GC sign a lien waiver as evidence that they have been paid.  If conversations were had on the job site about changes in plans, email the GC afterward in writing for confirmation.  

Don’t let the horror stories scare you off from a remodel, but do armor yourself with the knowledge to protect against such an experience. As always, we’re here for your peace of mind!

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!

The Truth About Price Per Square Foot

“What is your price per square foot?” This is the first question most often asked of a home builder and is, also, one of the most difficult to answer. Because the answer is more complicated, we want to help you better understand what is truly involved. It would be incredibly unfortunate for a client to hire a home builder under misunderstood conditions.

So- What does the price per square foot mean?  There are 2 parts to this equation.  The price takes into account the total cost of all labor, materials, and management for the project.  The square footage accounts for the total living area (emphasis on the living). The total living area includes all the areas that will receive heating and cooling.  Therefore, a garage that does not receive heating and cooling, will not be included.  Likewise, porches and driveways do not receive heating and cooling and are also excluded from the square footage. 

Here’s an example to illustrate the calculation: Let’s say the house you want to build has 3,000 square feet of total living area, a 2-car garage, and a 40-foot-long driveway.  The builder has quoted you $600,000 for the project.  Therefore, the price per square foot would be $200 ($600,000 divided by 3,000 SF = $200/SF). 

Now, consider building the same 3,000-square-foot house with a 4-car garage and an 80-foot-long driveway.  Even though the total living area has not changed, the builder will be unable to build the home for $200 per square foot because he has to pay extra for the additional garage and driveway labor and materials. Because the total cost increased, the price per square foot will also increase. The same would be true if the square footage remained the same, but you decided to have all of the walls painted by a renowned artist or selected all appliances from Italy. When the total cost rises, the price per square foot must follow.

Hopefully, these examples make clear that the price per square foot is most impacted by the decisions of the client NOT the home builder. All custom home builders provide the exact same service.  They hire the labor and purchase the materials to build exactly what you want.  The same tile setter would be hired to install $1/square foot tile or $50/square foot tile.  The same plumber would be hired to install standard Home Depot plumbing fixtures or the most expensive Kohler fixtures.  When you see a “famous” home builder on Instagram posting photos of a gorgeous mansion in a celebrity neighborhood, they provide the exact same service as a home builder who builds a modest ranch house in the middle of nowhere.  The price per square foot may be wildly different between the two, but both builders did the same thing- they managed the building of a custom home. 

What distinguishes a builder is NOT their price per square foot; but their approachability and integrity. If you are considering building a custom home, you should absolutely get multiple bids on your house from builders in your area. You will find that they quote you roughly the same price per square foot. However, you should take the time to get to know each builder and determine whether or not you trust them. Determine whether or not you would be willing to communicate with them for the next year or so as they build your home. Then make the decision to hire the overall best home builder for YOU.

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!

What to Expect When Expecting a JD Rock Custom Home

The custom home building journey is similar to that of bringing a child into the world. You are signing up for months of anticipation, a substantial expense, moments of uncertainty, moments of overwhelming joy, and inevitable labor pains with the ultimate reward of a new creation- “home”- on the other side. So what should you expect when embarking on this creative journey with JD Rock Construction? 

Quality Work

We do not cut corners at JD Rock.  For us, everything starts and ends with licensed engineers and inspectors.  We will not commence a home build until we have a full set of engineered foundation and structural plans. Additionally, we won’t turn the house over to you until our work has passed all inspections.  There is always the potential to save both time and money on a project by avoiding these professionals, but that is a risk we are not willing to take.

Honest Communication

Throughout the construction process, we will send you weekly updates on the progress of your home.  These updates include considerable accomplishments on the project, recent purchases, snags we’ve encountered, as well as deliverables needed from you!  Chiefly, we want to be honest with you.  In construction, mistakes do happen.  However, we hope that transparency will result in your trust and, ultimately, an enjoyable experience for us all!

True Custom Home Build Experience

We are not a hybrid-custom home builder.  In a hybrid-custom experience, you may have limited options to choose the color of your walls, the tile size in your shower, etc.  We are a true custom home builder.  The sky’s the limit.  If you find a sink you like on Pinterest, we’ll use it.  If you’re into rustic cedar siding that only comes from Canada, we’ll get it down here.  Your style is our style.  If you aren’t ecstatic about your product selections, the objective of a custom home has not been achieved.

Quality work, honest communication, and a true custom home build experience are what set a JD Rock custom home build apart. We hope these fundamental pillars give you peace and confidence as you begin and prepare to meet your own custom home.

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!

Should You Hire an Architect or Purchase Plans Online for Your Custom Home?

Purchasing house plans online instead of using an architect is one of the many decisions a client might make in an attempt to save money. However, this decision can just as easily become a money trap.

We are currently building a house for a client who purchased their plans online. As a result, there are three major hurdles we have had to overcome. This was NOT the client’s fault.  At the time, JD Rock had never dealt with online plans and encouraged the client to pursue this route to save time and money. It has turned out to be a great learning experience for us that we hope can bless/save others.

HURDLE #1- Revisions

Shortly after purchasing the plans, the client requested a few tweaks to the design.  They wanted to raise the gables on the front elevation and raise the first floor ceiling height from 9 to 10 feet.  No big deal… right? I contacted the online vendor for the plans to figure out how to implement these revisions. I was then directed to the architect responsible for this specific set of plans.  After numerous phone calls, voice mails and emails, I was redirected to the company subcontracted for plan revisions.  Again, many voicemails and emails were required to reach this firm.  Finally, they reviewed the revision request and sent a quote. For these “simple” revisions, their price was EXACTLY the same as the original set of plans purchased. I declined their proposal and hired an architect to simply redline (or markup) the set of plans already purchased.  So hiring an architect in some capacity was still required and the resulting plans were no longer neat and pretty.

Also – the house plans purchased came with an engineered set of structural plans. But due to the adjusted ceiling heights and elevations, the whole house had to be re-engineered. 

HURDLE #2- Site Plan

Because we used online plans, we did not have an official site plan for the house.  When you hire an architect, they should first measure your property to determine what size and shape of home will fit.  We never checked to see if the house would fit on the lot before purchasing the online plans.  HUGE mistake!  Luckily, the house (barely) fit, but it required pushing the house farther back into the lot than the HOA restrictions allowed.  My legs are still sore from all of the hoop jumping I did to get this approved.

HURDLE #3- Clear Communication  

Throughout the project, the client requested slight plan revisions here and there.  Shift the windows two feet.  Move the kitchen sink to the back wall. Scratch out the entire master bathroom and make it look like this instead. You get the idea. Customization is expected and encouraged in custom home building! If involved at the beginning, a professional architect would have likely uncovered many of these custom desires from the client in the initial design phase and then neatly laid out any subsequent adjustments. However, all of these changes can lead to major jobsite confusion for subcontractors if not communicated clearly through easy to read plans. 

In the end, you have to make the decision that’s best for you and your family.  Here’s my opinion: don’t waste time buying plans online.  I’ll make one exception.  If you have a large piece of property (let’s say 5+ acres), can honestly say that you won’t make a single change to the online plans, and have no HOA or building restrictions - then yes, you can and should buy the plans online.  You will save some time and money.  For everyone else, do your future self a favor and hire an architect. 

Help! I Just Decided to Build a Custom Home- Where do I start?

*Disclaimer- We are going to assume you have already done your homework to ensure that you are in adequate financial positioning to build your dream home, and that you will be able to acquire a construction loan for the project.  We may do a separate blog on this one day.  For now – we’re assuming this portion has already happened.*

You just made the decision to build your dream home and are wondering where to start.  So exciting! To kick things off and get the ball rolling, you should follow these chronological steps:

1. Obtain your property plat.  When you purchased your property, it should have come with an official plat.  A plat is a document drawn up by a surveyor which outlines (dimensionally) your property’s borders and any easements.  Along with this document, you should reach out to your homeowners association (HOA for short) or the city to determine setback restrictions.  Typically, neighborhoods will not allow you to stick your house wherever on your lot you so desire.  They will outline how many feet from the street, how many feet from neighboring properties, and how many feet from the rear property line your house can sit.  It is so critical that before you even begin designing your dream home or shopping for the plan online, you know where your house is legally allowed to be positioned on the property.

2. Obtain your HOA’s rules and restrictions on what you can and cannot build.  They will mention things like – “minimum square footage of 2,500 SF” or “minimum of 75% of exterior walls must be composed of masonry, brick or rock”.  Make sure you understand what you can and cannot construct. 

3. Now for some fun- it’s time to get your plans drawn up!  We will post a blog soon on “Should I Purchase Plans Online or Hire an Architect”.  If you are going to purchase plans online, please make sure you first send a link of the plans (BEFORE YOU PURCHASE) to your HOA or the city (whoever you need permission from) for their approval.  Once you buy plans online, you cannot return them.  It is a permanent transaction.  If you are hiring an architect, make sure they build a relationship with the HOA or city and are aware of all requirements and restrictions.  One important note I’ll make on this step – spend the money on a site plan.  Ask your architect if this is a service they provide.  A site plan will show exactly where the house is going to sit on the property and illustrate the driveway layout, any sidewalks, existing trees that will remain, the pool, etc. 

4. Find a home builder. Check out our blog on “Important Questions to Ask a Potential Custom Home Builder” for help on this step.  The builder will want to see your plans before they can give you an accurate bid.  If all you have is a general square footage, they can only give you, at best, a ballpark price per SF.  Send your plans to 2 or 3 builders so you can get apples to apples bids.  

Hopefully you now feel prepared to commence your custom home build with as smooth a process as possible. You can do this!

Should You DIY Your Dream Home?

In this crazed world of DIY lure, this may be a question on many of your minds. With the financial savings potential and unlimited customization, DIY is an understandably appealing option. However, you should carefully consider 3 questions before taking such an all-consuming and potentially costly leap:

1. How much time do you have?

2. How much construction knowledge do you have?

3. Do you have the tools/technology to build a home?

If your car has an issue, do you take it to a mechanic or do you try to fix it yourself?  Some of you may actually diagnose and repair the car yourself because you have 1) the time to repair it, 2) knowledge of the mechanics of your car and 3) the tools to take on the challenge.  If you are this person, you should ABSOLUTELY fix the car yourself.  You will save money and have a sense of pride and accomplishment.  I commend you!

Others of you (like myself with cars) 1) don’t have the time, 2) don’t have the knowledge, 3) don’t have the tools and, I will add, 4) just honestly don’t care to learn.  I have more important things in my life (family, work, hobbies) on which I would rather spend my precious time. I just want the expert to handle the repair and if it isn’t right, I can hold the mechanic accountable to make it right.  No risk for me.  

It is the EXACT same thing with building a home.  If you 1) have 20 to 50 hours a week (depending on the stage of construction) to write contracts with subcontractors, purchase materials, and manage subcontractors, 2) have construction knowledge, the ability to read and precisely interpret plans, abide by construction and safety codes, and are prepared to be held responsible for the work performed on your jobsite 3) have a laptop with plan-reading/editing software, a truck and trailer to deliver materials to the jobsite, and 4) would enjoy building your own home, then maybe you should DIY your home.  However, this is a MUCH bigger deal than a car repair.  This is a huge financial, physical, mental and emotional investment.  Choosing to neglect calls from subcontractors will result in delays or (even worse) incorrect work being performed that will require costly remediation.  If you start out DIY-ing your home, and 1/3 of the way through decide that you cannot handle the job or just don’t have enough time – you will indubitably struggle to find a builder to swoop in and take over a project that someone else started. Sometimes reality TV isn’t actually reality and, unfortunately, watching HGTV a few times a week is not a qualification to build your dream home. 

Seek wisdom when making a decision this big.  Proverbs 18:15 says "The heart of the discerning acquires knowledge, for the ears of the wise seek it out." And Proverbs 3:5-6 says "Trust in the LORD with all your heart and lean not on your own understanding; in all your ways submit to him, and he will make your paths straight."  May the Lord guide you in this decision!

Important Questions to Ask a Potential Custom Home Builder

Congratulations! You have decided to embark on the wondrous journey of building a custom home! It will be full of inevitable twists and turns, but having the right builder on your team can smooth these challenges down to mild speed bumps. Building a custom home can take anywhere from 9 months to 2 years, so you want to find a builder relationship that fits for the long haul. But how do you find this seemingly evasive “right builder”? You research and ask questions- LOTS of questions. Here are 3 of the top questions you should be asking any potential builder:

1. Do you engineer your foundation AND structural framing?  When starting the process on your dream home, it can be easy to get so caught up in the finished product that you can actually overlook some of the most important pieces of the home.  You might have the most luxurious home on the planet, but if the foundation and framing is not intact, you won't be enjoying it for long.  Ask your builder if they are hiring a licensed, professional engineer to design and inspect the foundation and structural framing.  Believe it or not, some builders skip this step to save money.  Is it worth the risk to you?

2. How "custom" can I make my custom home?  This point can get confusing because we live in a time when production-custom hybrid builders are increasingly widespread. They provide a narrowed list of choices from which you can “customize” your home. However, let's say you have an antique door you want installed in one of the bedrooms.  Maybe you know of a supplier in Mexico with tile you love.  What if you decide halfway through the project that you want to add floating shelves in your kitchen?  Are these things your builder is ready to take on?  Or do they just want to stick to their go-to suppliers and floor plans?

3. How do you prioritize your subcontractor relationships? The last question, but possibly the most important question, centers on the builder to subcontractor (“subs”) relationships. The quality of these relationships can make all the difference in the timeliness of your project, as well as the overall quality of work in your home. Do the subs enjoy working for the builder?  Is the builder constantly finding new and cheaper trades for each project, or are they seeking to build lasting relationships with the subs?  Does the builder know and trust the hands that are working on your forever home?

Hopefully these questions provide a good starting point for finding your “right builder”. Stay tuned for more content regarding custom home deep dives and helpful tips!