Tips and Hints

ENERGY NEEDS - The standard ceiling insulation is fiberglass with R30 value. The walls on a frame home are R11 and on a block home R3. According to the information given me, insulating higher than these "R" values has diminishing returns.

FIREPLACES are available in 2 different types. The first is a conventional masonry fireplace and the second is a metal prefabricated fireplace. The conventional fireplace has been virtually replaced by the prefab style. You will not find conventional fireplaces in homes priced much lower than $1,000,000.00. Even in higher priced homes the prefab models seem to be preferred by Home buyers. Prefab fireplaces comes in 36, 42, and 46 inch models. It can be veneered with brick, stone, tile, drywall banding, marble, or any other type of finish one would desire. Today, we are seeing a strong trend to a understated fireplace using drywall banding, tile, and other subtle materials. It seems buyers are moving away from a full brick or similar interior veneer since it seems to dominate most rooms and become the focal point. In most Colorado homes the fireplace is a secondary focal point with the view of the pool the primary. You should request at least a 46" fireplace. The 36" and 42: fireplaces are just too small of an opening to be used in anything but a production built home. We are seeing many customers totally eliminate the fireplace and place more emphasis on a media center in the family room.

HEATING AND AIR CONDITIONING - Most executive homes in Colorado use electrically driven air to air heat pumps to control the homes interior comfort. In areas where natural gas is available, a gas furnace combined with an electric air conditioner offers an excellent alternative. A typical comfort system in Colorado annually runs an average of 3000 operating hours to cool and to heat. Any relative humidity must also be accounted for in the system decision. The average person feels most comfortable when the interior temperature is between 76 and 78 degrees and the interior relative humidity is below 55 percent. As the humidity goes up the temperature must come down to feel the same comfort. To ensure proper humidity control, the system must be designed to match the heat load calculation. This is one instance where "bigger is not better".

The conditioned air is distributed throughout the home using a system of rigid and flexible duct, collectively referred to as ductwork. Ductwork is a circulatory system that uses supplies to feed air into a room and returns to complete the circuit back to the air handler. Adequate and properly placed returns will keep closed rooms from becoming pressurized which limits the entrance of supply air into the room. A typical Colorado homeowner can expect to spend between 40 and 45 percent of their utility dollars to heat and cool their home. This ongoing expense justifies consideration of energy saving and comfort enhancement upgrades. The investment decision made now will continue for the next 12 to 15 years or through the expected life of the equipment.

System enhancements for your consideration are:

A. Higher Efficiency Equipment can reduce the utility expense while providing better quality and comfort. A typical return on investment, "ROI", will yield above 20 percent.

B. Improved Air Filtration will improve indoor air quality. Basic filter categories are: electronic, pleated media and electrostatic. Select one that meets your needs and lifestyle.

C. Heat Recovery Units use waste heat from your air conditioning system to heat domestic hot water. A typical payback is less than 3 years.

D. Programmable thermostats allow the homeowner to program times and temperature for automatic operation, saving 30% during a typical setback period.

E. Zoning the System allows a single system to be separated into multiple zones. Each zone has individualized control with its own thermostat.

ELECTRICAL - All homes are wired to code requirements which means that plugs are installed so many feet apart, etc. If you have specific electrical needs or locations you should identify those items to be sure you receive what you need. Also, look in large family rooms or living rooms and advise the Builder long before the slab is poured if you will need electrical floor plugs. Choose the location of the floor outlets carefully as you will live with your decision a long time.

CEILING HEIGHTS - The typical ceiling or wall height in most homes is 8 feet and the ceiling is flat. However, it is not uncommon to find the height of the walls 9, 10, 12, or even 14 feet in newly designed homes. The ceilings can be flat or vaulted. In the North the use of high ceilings is discouraged because of highcost of heating however, in Colorado we are more concerned with cooling costs. Hot air rises and if a ceiling fan is used to pull the cool air down and keep it down, the high ceilings will be quite energy efficient. There is a trend today toward high flat ceilings instead of vaulted ceilings. However, vaulted ceilings will remain very popular, but those seeking a more traditional feel may opt for flat ceilings.

WALL AND CEILING FINISHES - All builders in Colorado use drywall for wall and ceiling surfaces. Where wallpaper will not be installed you will find a light texture finish applied to the walls known as orange peel. It can be wallpapered over, but the wall should be sanded prior to installing paper. The latest and most popular wall finish is called a knock down finish. It is more of a trowelled finish and matches the ceilings of today's luxury homes.

INTERIOR COLORS are light and bright. The Colorado Homebuyer shows an adversion to dark colors. I would suggest that you keep the materials in the home as light as possible. We are starting to see a trend more toward painted woodwork for this reason.

Should you choose the popular bleached cabinets I would suggest you consider painted woodwork. It is almost impossible to match the bleaching with the trim since many different types of wood are used in the home. Each type of wood in the home takes stain differently. We believe that homes are made lighter and brighter by painting the interior ceilings white and the walls a matching color. We will always suggest white ceilings except when crown moldings are used. Since the crown molding is usually painted white so is the ceiling.

MOLDINGS - Most builders construct a home that is a mix of traditional and contemporary. They rarely include crown molding and other moldings associated with a traditional home. Should you desire these moldings you would need to specify them to the builder.

Our homes include 2 piece crown molding as a standard feature throughout the home.

ATTIC STORAGE - Most luxury homes include an attic stairway in the garage. This attic space will typically accommodate storage of the Christmas tree, stereo boxes, etc. If you are designing your home from scratch you might ask the builder to design storage space in the attic. The roof trusses would be made to accept storage of heavier goods and the amount of storage space would be larger. If the trusses are not rated for attic storage the building code will not permit the builder to install a floor in the attic.

Ask your builder about a Colorado Basement. This is the latest idea in storage in two story homes.

GARAGE FINISHES - Over the years we have found that installing paneling and pegboard on the walls in the garages instead of drywall eliminates maintenance. A paneled garage maintains that new look long into the future. We also paint all garage floors with a special garage floor paint which virtually eliminates dust in the garage.

GARAGE DOORS - The 2 types of garage doors available are wood or steel. The wood door is normally stained and varnished while the steel door is painted. Both doors are panel type doors and resemble the raised panels in an interior door. Our suggestion is to consider steel doors wherever possible. Wood doors require re-varnishing almost every year and can be a great deal of maintenance.

PLUMBING FIXTURES - Homes above $200,000 typically have cast iron bath tubs while those under this price range normally have steel bathtubs. The fixtures may be polished brass or chrome depending on your taste and budget. The commodes are normally 2 piece toilets and I recommend the elongated type. The single piece low boy commodes cost approximately $500-600 more than the 2 piece commodes. This should be a value judgement. The master bath normally has a luxurious bathing tub, either cultured marble or acrylic. We are seeing more and more acrylic tubs used since they come in more sizes and styles than marble. However, the cultured marble tub is thought to be the quality choice. If the tub in your master suite is far from the water heater you may consider having a second water heater installed nearer to the master suite. You may sacrifice space to accommodate the water heater, but almost instant hot water will be your reward.

Each plumbing fixture and faucet planned for the home should be clearly specified in the construction specifications of the home. Do not accept a total allowance for plumbing fixtures, faucets, and tubs. How do you know what you get for that total allowance? If each item is specified there is no question of standard vs. upgrade charges.

PLUMBING SYSTEMS - In Colorado, electrolysis occurs due to the water quality and frequent lightning. What this means is that if copper plumbing is used the copper will corrode over a period of time and will begin leaking. The only choice then is to completely replumb the water lines in the home. This is a very expensive problem. The answer is to use poly plastic water lines which are not affected by electrolysis. In evaluating any Central Colorado home with copper plumbing, over 8-10 years old, you should expect this as a maintenance problem in the not too distant future.

INTERIOR DOORS - Your choice is between Masonite hardboard (Elite) and wood (pine) panel doors. The quality choice is wood doors, but the hardboard doors are quite popular. Be especially careful to learn the height of the interior doors proposed. With 10 foot or higher ceilings, 8 foot doors should be used as opposed to the standard 6'8" doors.

POCKET VS. SWINGING INTERIOR DOORS - Many times the pocket door is used in door openings where the door swing would hinder the flow of traffic or the door is rarely used. If a door will be used often a pocket door can prove to be aggravating, keeping it on the tracks, etc.

DOOR HARDWARE may be polished brass, antique brass, or chrome. Most use polished brass. However, polished brass will tarnish in Colorado due to the climate. If your home has double entry doors, both should have matching hardware with a "dummy" handleset on the stationary door. Many Builders do not offer this as standard and the entry suffers a loss of elegance when only one door handle is installed. We also add polished brass plates at the bottom of all entry doors on the exterior for additional elegance.

We also believe that small things mean a lot! We change all of the interior door hinges prior to customer move in. The new hinges are polished brass upgraded hinges that spell quality to all who see them.

 SLIDING DOORS VS. FRENCH DOORS should depend upon the style of the home and your budget. If you are using sliding doors try to use pocket sliding doors where possible. If you are using french doors they come in one, ten, or 15 lite type doors. If they are opening to your pool we discourage the ten and 15 lite doors. It seems your eyes get caught in the grids and you do not look beyond to the pool. I would suggest either single lite french doors or sliding doors opening to the pool. French doors are normally wood doors. However, should the doors not be under a covered porch, but covered only by a small overhang you should ask that these doors be steel or fiberglass to reduce future maintenance. When your home has 10 foot or higher ceilings request that the sliding or french doors have transom glass installed above. This brings the room into scale. Furthermore, when 10 foot tall ceilings are used, all exterior doors should be 8 foot in height as opposed to 6'8". This should be clearly stated in the specifications.

WINDOWS - The most commonly used window in Colorado is a single glazed, aluminum framed window. We are beginning to see some use of double insulated glass. It is important that you specify that windows not covered by a porch be tinted. Tinting is the most important thing you can do with windows to lower energy costs in Colorado. Think of owning an automobile without tinted glass in Colorado. It would not matter if the glass was 10 panes thick you would still have tremendous heat and sun glare through the glass. Another concern with insulated windows is that over the years the seals tend to develop leaks and condensation becomes trapped between the panes. The window must then be replaced.

Since we do not heat as is required up North we do not have the problem with condensation that comes with aluminum windows. Therefore, the aluminum windows work well. In the luxury homes we are doing some wood windows such as Pella, Anderson, and etc. However, the wood windows can easily add $10,000 or more to the cost of your home. When you realize that drapes will cover most of the window most buyers decide to use this money elsewhere.

When your home has 10 foot or higher ceilings all windows should be taller than normal. Furthermore, to keep all rooms in scale the windows should also have transom glass installed above them.

Colorado homes should have screens on all windows except for those opening to the screened porch or pool area.

WINDOW SILLS - Most homes in Colorado have aluminum windows. They usually have a marble window sill. If you are building a custom home this should be upgraded to a wood sill. However, keep in mind the marble sills are quite maintenance free.

CEILING FANS - You should have the bedrooms, rear porch, and major living areas prewired for ceiling fans. The ceiling fan helps lower energy use and does an exceptional job cooling the home. If you want light kits installed on the bottom of the fan you will need to advise the builder so that proper wiring will be done.

SKYLIGHTS - The skylight is a very popular feature of Colorado homes. A skylight comes in a 2'x2' or 2'x4' size. There are other sizes available, but they are quite expensive since they are not standard models. The Floridian wants a light and bright home and the use of skylights is a must to achieve this bright feeling. The skylights are normally double glazed and tinted.

APPLIANCES - You should have the choice of appliances used in a custom home. I would suggest that you spend time looking and studying the various appliances available. This will assure you long term satisfaction with the appliances.

SOLAR HEAT - The only practical use is for pool heating. The cost of solar for water heating is not cost efficient.

HARDWOOD FLOORS are becoming more popular in Colorado, however, the soil around your home will be sandy. If you have children who will be tracking in, etc. you might reconsider using hardwood floor. The sand will create a major maintenance problem if not managed properly. Also, hardwood flooring can be easily damaged by high heels.

CERAMIC TILE - Ceramic floor tile will be installed over a concrete slab. Again, it is quite normal for a slab to develop small cracks. This can be devastating to a tile floor.

We have learned and put into practice many ideas to eliminate the floor cracks. To further insure that you will not have problems with this, we install a special heavy felt between the slab and the tile over any evident cracks. Should a crack expand the felt absorbs the crack and spreads the separation throughout the floor and not just over the crack. This method of installation has almost eliminated tile problems. However, just to be on the safe side be sure to keep at least 2 boxes of the floor tile in a safe place should a small crack develop sometime in the future. Without the spare tile you have no chance of matching the tile.

One of the worst things that can happen to a home is for water to get behind the wall tile in the bath areas. We believe very strongly that all bath wall tile should be installed over concrete mud work or concrete wonder board. The additional cost of mud work installation vs. tile over water resistant drywall will be paid back many times over in the future. Never accept bath wall tile to be installed over water resistant drywall as opposed to concrete mud work!

Ceramic tile specifications should give you a per square foot allowance for material. You may then go to a tile store and look at available selections to be sure that the allowances given are adequate. Be very careful if the builder offers a total installed allowance for all tile in the home as opposed to an allowance for each square foot of tile in each area. The builder may err in the estimation of the amount of tile required or low ball the tile allowance in order to offer a lower price.

Furthermore, the tile allowance should be specified as an amount per square foot for tile material only. Do not accept this allowance as a total amount for ceramic tile installed throughout the home. Should the Builder have underestimated the quantity required or used an unrealistic allowance for tile you may end up with a very unpleasant surprise in the end.

WALLPAPER Installation typically costs $12.00 per roll and average paper, at builder's cost, is $18.00 per roll. It is not unusual to use 30-40 rolls in the master bath and 8 - 10 rolls in secondary bath. If you are given a total allowance, as opposed to a per roll allowance, you may very well be surprised again. Ask that the wallpaper allowance to be stated as "x" Dollars per roll as opposed to a total amount for wallpaper installed in the home.

EXTERIOR FINISHES - The most common materials used for exterior finishes are stucco, cedar siding, brick, stone, or a combination of these materials.

Stucco is installed over either concrete block walls or with lath over frame walls. It works equally well over either surface. It can be in a skip trowell finish which resembles a rough troweled finish. It can also be in a sand finish which resembles a smooth, but sandy finish. I prefer the skip trowell finish as it seems to resist cracking better than the sand finish. If the sand finish is used it would be a good idea to use a paint with an elastomeric quality to bridge any cracks which may appear.

Brick is frequently used in some combination with other elements. In Colorado, it is very expensive to construct a full brick home. We see, quite often, a combination cedar siding or brick front home with stucco sides and rear. While the traditional finishes are very desirable it is very difficult to recover the additional cost of a full brick exterior over a well designed stucco exterior.

Cedar Siding - Most people in Colorado look for low maintenance in the elevation of their home. The maintenance is reduced when the siding is used as a combination with another material on the front of the home. However, if it were to be used around the perimeter of the home it would likely be perceived as a high maintenance home.

ROOFING

Standard Shingles - These are the standard shingles found on most roofs. The quality of shingles is judged by the weight of a square (100 square feet of shingles). The typical shingle is 220# per square. Shingles come in many different colors and the color chosen has very little energy cost consequence. (It was thought for many years that homes in Colorado should have a white or light colored roof for energy savings. Research has shown that even the darkest roof color did not appreciably increase energy bills.) You can select an option of zinc particles added to the shingles which will eliminate mildew and fungus on the roof. This will add some cost, but will be worth it down the road. The standard shingle has a limited warranty of 15 to 20 years.

Dimensional Shingles vary in weight from 240# to 360# depending upon the quality. The dimensional shingles resemble shake shingles or some type of designer look. Most homes over $200,000 have this type of shingle, varying in quality. The zinc treatment is recommended for this type of shingle also. The dimensional shingles have limited warranties of 20-30 years depending upon the shingle.

Cedar Shakes have an average life in Colorado of 10 years. I would not suggest this roof. The sun is very harsh on cedar shakes and with trees close by fungus often forms on the roof. The cedar roof is quite expensive and a future maintenance problem.

Tile used today is a concrete material instead of clay. Tile can be an S shape, flat shape, or a spanish shape. It comes in a zillion colors from many manufacturers. Many people choose the tile roof by looking at a small sample. They are surprised when the roof is installed because of the many color variegations in the tile. If you are going to use tile, I would suggest that you drive through numerous luxury or estate communities. Find a home with colors that are appealing to you. Your builder should be able match the color of that roof and you'll have no surprises.

Ask your Builder to leave at least 50 extra roof tiles when the home is completed. You will then have an exact match should your home ever require a roof repair.

LANDSCAPE AND LAWNS

Most Builders include, in the price of the home, a specific allowance for trees and shrubs. It has been Our experience that the customers that meet with the landscaper, give him broad guidelines and let him design the landscaping get substantially more landscaping than those who insist on telling the landscaper what and where each item will be planted. You should have input on this, but try to leave the landscaper some latitude.

Many people like to leave large tree beds natural in the yards. I would suggest you consider using pine straw in those areas instead of mulch or pine bark. The pine straw seems to last longer.

Another way that you can add interest to your yard without spending a great deal is to build dirt berms which are then either sodded or landscaped. The berms, when planned properly, add a great deal of interest to the yard.

When choosing landscaping you should remember that we do get frost several times a year. The plant material chosen should withstand a frost whenever possible. If the material will not withstand a frost you should know which materials should be covered to be protected.

Wildlife can also do considerable damage to landscaping. If you are building in an area where deer live be careful selecting your landscaping. There are many plants that deer do not like to eat that look great. Otherwise, the deer can destroy a lot of landscaping.

Many builders offer an allowance for landscaping in their specifications. You should be very careful to ask what this allowance includes. Sometimes builders will include the cost of sod and irrigation system in this allowance. Ask very clearly what is included so that you might consider proper "apples and apples". Furthermore, most communities require that a specific amount of landscaping be included with the home. You should verify that your landscaping allowance covers the amount required.

Sod - There are 2 types of sod used in Colorado today. BAHIA is an excellent grass that requires a minimum of care. It, like all grasses in Colorado, will respond much better with an irrigation system. It will tolerate the sun and absence of water very well, however, I would not suggest this type of lawn on any home with a cost over $200,000. ST. AUGUSTINE OR FLORITAN is the most popular choice. It feels more like a carpet when walking on it. It does require more maintenance and watering. It should be used in sunny areas and does not fare well in shaded areas. It would be wise to have a lawn service spray this lawn quarterly to retain its healthy appearance.

Irrigation Systems are highly recommended. The system should be fully automatic with a timer that regulates the system and should cover the entire yard. However, if you are planning on putting a pool in later you might consider installing the system in the front and side yards only. Timer controls should be installed on an outside garage wall. If you are served by city water and sewer request that an irrigation meter be installed. You will then be billed for water only and not a matching sewer cost. You might consider installing a well for irrigation purposes with your choice of either a shallow or deep well. The water from your well (for irrigation) should be checked for iron before the system is operational. Iron or rust stains will occur on the walls of the homes and sidewalks and driveways if the water is left untreated.

SEPTIC VS. SEWER - Most Colorado soil is pure sand. The percolation is terrific. The county health department closely monitors the installation of a septic system and they are a very accepted form of sewage disposal. The most important part of a septic system is the size and quality of the drainfield. We have learned over the years that increasing the size of the drainfield above the size required by the Health Department assures maintenance free operation in the future.

When your home requires a septic tank be sure that the septic system is not given as an allowance item. How do you know what this will cost? Any experienced builder should be able to give you a firm price for the home with the septic system included, not as an allowance item.

WELLS - Shallow Wells are normally about 35 foot deep. This will cost $1000-$1500. The disadvantage is that water sometimes contains heavy iron and sulfur content. The iron can produce rust stains on the exterior walls of the home and on the sidewalk and driveway. Also, should a drought occur it is not unusual for shallow wells to dry up.

Deep Wells average about 150 feet in depth. The deep well usually produces good clear water without iron. However, there is no guarantee that the water will not contain iron. Should iron be found there are a number of excellent filters and water treatment systems available that will virtually eliminate the iron. It is a dependable source of water supply and will cost between $3500 and $5000 depending upon the depth of the well and size of the pump.

WATER TREATMENT - Most homes in Central Colorado are served by city or county water which is not usually hard. Most Floridian's are quite satisfied with municipal water, however, some choose to treat it with a conditioner or water filter.

GUTTERS are normally not used in Colorado. However, they are installed where the pool screen enclosure meets the roof, but rarely elsewhere. Should you choose to have gutters installed be sure it is the seamless type. You might also consider having gutters installed over the entry way and other traffic areas. However, it can always be installed later after you are in the home should you feel a need for it. Gutter is available in 5, 6 and 7 inch size. Insist on the 7" size!

THE CONSTRUCTION PROCESS

CONSTRUCTION TIME for a custom home is typically 8 to 10 months depending upon the complexity of the home.

CONSTRUCTION INSPECTIONS - With a complete set of plans detailing the home as agreed and complete specifications detailing what is in the home and what is not in the home the construction of your home will be inspected by your lender at the following times, prior to funds being disbursed to the builder. The same inspections are performed by the city or county building department.

1. Slab of the home is complete
2. All exterior walls are constructed
3. Roof system is complete
4. All framing, plumbing, electrical, heating, insulation, etc. is complete (This inspection is made prior to the drywall being installed.)
5. When the drywall is complete
6. When the cabinets, trim, driveway, and other finish materials are complete
7. The final inspection is made when the home is complete. You will also inspect the home at this point and will have the opportunity to point out any areas that need to be corrected.

COST

The typical builder works on a margin of 15% of the sales price of the home. This margin represents the gross profit remaining after all direct construction costs are paid. The Builder must pay all overhead expense, all current and future warranty cost, all supervision cost, and much more out of this amount. Furthermore, there are normally numerous unforeseen cost items plus increased costs due to inflation during the building process that the builder must absorb. This also comes out of the gross profit.

There are a limited number of suppliers and labor providers for luxury residential construction. We have one of the oldest track records in Orlando as well as a sterling credit rating. I would love to tell you that our purchasing power allows us to purchase items at a much lower price than others. However, in reality it is a very competitive industry and most credit worthy builders pay about the same price for the goods and services that they purchase. Therefore, it is hard to understand why one builder could offer any special cost advantage over another. If there is a cost advantage it is typically because one builder is purchasing and providing a lower quality service or product than another.

If three different builders were to prepare a bid on the same home with the exact same finishes and level of quality I would be shocked if there was more than a 1% variance in price between those builders. The problem is that this never happens. Each builder will include different items in the home as standard and their trades will have different quality levels than the other builder which make a very real difference in the price. This makes comparing builders prices almost impossible.

The important point is to find a builder that you trust. Everyone should agree exactly what will be included in the home as well as the quality level that can be expected. The end cost of the home will be a function of the home to which you have agreed.

COST PER SQUARE FOOT

Cost per square foot is a commonly asked question of builders. It is impossible to give an accurate answer to this question until the plan is chosen, finishes are agreed to, and the homesite has been evaluated.

Each home is quite different and the items included or not included make a major difference in the cost per square foot. There are probably 10,000 variables that can impact square footage cost due to home design, specifications, site conditions, and much more.

Typically, as the square footage rises, the cost per square foot will decrease. This is because the same home, regardless if it is 3,000 or 4,000 SF or whatever size, built on the same lot with the same quality will have the same amount spent for landscaping, utility impact and tap fees, driveway, mailbox, appliances, pool, garage, and many more major items. As the square footage increases those common costs are spread over more square footage which reduces the actual cost per square foot.

There are many areas in a home where footage can be added quite inexpensively. If the budget allows, this should be done since there will be a major spread between the cost of the footage and the appraised value of the footage. Your builder will be happy to point those areas out to you.

Our preferred manner of operation is to assume that all of our customers are expecting an executive style home with executive finishes included as standard. If we offer a cost per square foot it is to build that type of home. Many builders offer a low price per square foot with minimal specifications for the home assuming that the Buyer's will upgrade to their expected quality level once the home has been started. Personally, I do not like to be on either side of this type of surprise and I doubt that you would either. If there is a major difference in another builder's cost per square foot for the same home you can be sure that there is a difference in the quality, features and finishes included, or some other tangible item.

FINANCING

Once you have decided upon the builder, the home design, and the cost of the home there are 2 ways to finance.

First, your builder can obtain a construction loan and complete the home as agreed. The builder will purchase the lot and your closing will occur when the home is complete. The builder is assuming the risk in this type of financing and he will ask for a deposit commensurate with that risk.

Second, you may purchase the lot and the builder will construct the home on your lot. From a local financial institutions you would obtain a construction/permanent loan. The builder is paid in draws as the construction progresses according to the draw schedule of the lender. The lender will inspect the home as it progresses prior to disbursing funds to the builder. All funds are paid direct to the builder except for the final draw which must be countersigned by you prior to occupancy of the home. When the home is complete the lender will convert the construction loan to a permanent mortgage loan.