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Properly designed and built, a home develops a personality over the years. At LandMarc Construction, we want your new house to reflect your style and enhance your comfort. Our job is to answer your questions and explain available options. Communication makes it easy to choose from a selection of designs built to your specifications. If a custom home is your goal, we have many options available. Let us use our experience and expertise to build your dream with the distinction you deserve. Please scroll through these questions and jot down any additional information you would like answers to. Give us a call or drop us an e-mail ... We're here to help!
1. How do I choose a vendor?
2. Why is a pre-settlement walk through important?
3. How much does a house cost?
1. How do I choose a vendor?
If you're considering building a new home or remodeling the home you're in now, here's a checklist to help you select your contractor:
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Do they have a permanent business address?
Can they provide references?
Ask to see their state license or contact the Michigan Department of Labor and Economic Growth Licensing Division at (517) 241-9288.
Do they have current liability insurance and workers compensation coverage?
Note: If you hire someone who is unlicensed and/or uninsured you may
be held liable for any injuries that occur while working on your property.
How long have they been in business?
Check with your city building department for any local complaints.
Check with your county clerk to make sure there are no civil suits against the contractor.
Check with your local home builders association to see if they are a member.
Make sure you receive a complete, clearly written contract for the work to be done.
Do not pay cash up front unless you have a signed valid contract.
Beware of bids which are too low or unreasonably out of line with other bids.
Be sure the estimates specify the total price and the method of payment, the kind and quality of materials to be used and the estimated length of time it will take to complete the work.
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2. Why is a pre-settlement walk through important?
Often, a builder will use the walk-through to inform buyers about:
The operation of the house's components.
The buyer's responsibilities for maintenance and upkeep.
Warranty coverage and procedures.
Learning about maintenance and upkeep responsibilities is very important. Most new homes come with a one-year warranty on workmanship and materials. However, such warranties do not cover problems that develop because of failure to perform required maintenance. Many builders provide a booklet explaining common upkeep responsibilities and how to perform them.
Should a warranted problem arise after you move in, the builder is likely to have a set of warranty service procedures to follow. Except in emergencies, requests for service should be in writing. This is not because the builder is trying to be bureaucratic. Rather, it is to ensure that everyone clearly understands the service to be performed. The person receiving a service request is not likely to be the person performing the work, and you don't want to rely on word of mouth for transmission of your service order.
With respect to inspecting the house, an effective way to handle this is with a checklist. The list should include everything that needs attention, and you and your builder should agree to a timetable for repairs.
Some problems may not be readily apparent during the walk-through. Even a professional inspector might miss a few. Most warranties cover any such problems that are the result of faulty workmanship. However, warranties usually exclude problems that result from owner neglect or improper maintenance.
3. How much does a house cost?
The question is a classic; "How much does a house cost?" Per square foot or per pound? Per upgrade or per offset? The answer is........there is no answer.
We are obligated by the nature of our culture to "shop" every purchase, and look for what seems to be the same thing for less money. We do it with everything from apples to laundry detergent. The problem is that when it comes to houses price is not the primary basis for comparison shopping. The real question is "What is of value to us (the buyer)?"
The real value in a home purchase is directly related to how well the completed project lives up to the expectations and dreams that led you, the buyer, to the transaction.
What builders have to charge is a function of several variables; the cost of doing business, current market economics that affect everything from the cost of lumber to the availability of labor, regulations imposed by government, and your (the future owner) own needs.
For the sake of discussion, let us look at two 1000 square foot (sf) houses, sitting within a mile of each other, the first in city A, the second in township B. To the untrained eye they appear to be the "same" house -- one story, rectangular, with 1-1/2 baths, three bedrooms, full basement, and attached, two car garage.
Due to restrictive zoning requirements, and a plan review and inspection process that adds at least three to four weeks to the project, house A costs an additional $3.00/sf.*
House A sits 100 feet from the curb (compared with 60' for B) and the 16' wide concrete drive adds another $1.50/sf to the cost. The builder of A wrapped his foundation with a drainage layer and took some extra precautions which will keep water out of the basement. Add $1.05/sf
Both garages are 24' wide, but A's is 10' deeper to accommodate storage, and the builder chose to frame a hip roof, upgrade the shingles, and install a 2' overhang, gutters and downspouts....add another $4.75/sf. The frame for A is no.1 or better doug fir, while B used spf framing grade lumber throughout. House A has a step down great room with 9' side walls and a mono truss frame that produces a half cathedral ceiling. While both houses use 2x4-16"o.c. side walls, A used a high density fiberglass insulation and 1/2" rigid foam to raise R values, with 5/16" OSB sheathing, compared with B which used a standard 1/2" sheathing material......add $4.80/sf.
Both builders installed gas fired forced air heating systems with air conditioning, but house A received a high efficiency unit with an electronic air cleaner and humidifier. To complete the energy upgrades, A also was air sealed with a house wrap and caulking. The upgrades added $2.15/sf.
Interior finishes also appear to be the similar........except that house A did a small carpet and pad upgrade for better wear, and installed ceramic in the foyer and both baths. The interior drywall of A had a knock down pattern on the ceilings and a stipple on the walls. Both houses had six-panel colonist doors, but B's painted trim was finger jointed while A used clear, select with a three coat clear finish. Some minor kitchen upgrades in A, including counter tops, trims, lighting and plumbing justify the added $3.25 in cost.
Both homes were completed with a horizontal pattern vinyl siding, with A getting a higher quality product. When added to the cost of some minor landscaping, the up charge was $1.12/sf.
When viewed separately, none of these differences seem significant. But the cumulative impact to the bottom line is an additional $21.62 per square foot or $21,620! Is house A a better value even though it costs 20% more? It depends on several things. Will the local housing market and subsequent appraisal support the additional costs? Over what term will you, the owner, amortize the added costs? In terms of energy consumption and comfort during the heating and cooling seasons, it will probably perform better. If the basement never leaks, that is a definite plus. The siding and shingles may allow it to look better longer......
But the bottom line can be reduced to two things. 1. Cost per square foot comparisons for any custom or semi custom home are not valid, and, 2. If the perceived value delivered for the dollars exchanged supports your expectations, cost is irrelevant.
*The prices used are not intended to be representative of current industry costs. These costs will vary according to scope of work, regional requirements, time of year, economic climate...
7608 Lanac St. Suite A - Lansing, MI 48917
0481 Lake Dr. NE - Kalkaska, MI 49646
Tel: 517.886.9090 - Fax: 517.886.3183
shawn@landmarcconstruction.com
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