Dream Homes Ltd.
Atlantic Northeast Construction LLC
Nearly Famous Rebuilding Blog –
Hello Sandsters and Happy Sunday –
Happy May Day. If we were in Russia this would mean something.
For today’s blog , we have Brick (again) and Toms River, Stafford , & Little Egg, all breaking the law, tips on finding the right builder for your project, a review of the AC Builder’s show and the Ocean County Home show and our seminars in the next month (the next one is This Wednesday 5/4/16).
Calendar of Events – May – Nearly Famous Rebuilding Seminars
Join Us This Wednesday, 6 PM, Wednesday, May 4th, 2016 at Tuscany Bar & Grill on Hooper Ave., in Toms River.
Our next Nearly Famous Rebuilding Seminar will be held this Wednesday May 4th, 2016 from 6 pm at the Tuscan Bar and Grill on Hooper Avenue in Toms River, across from the Ocean County Mall. Once again, we’ll focus on Sandsters that are early in the process, and have not completed design work, or chosen a builder or architect. We offer engineering & architectural design advice, RREM guidance at the initial stages, and help with choosing the right builder or contractor. Please call to reserve a space if you would like to attend since refreshments will be served.
Next Nearly Famous Rebuilding Seminar – 6 PM, Wednesday, May 25th, 2016 at the Holiday Inn on Rt. 72 in Manahawkin.
We’re also holding a Nearly Famous Rebuilding seminar in Manahawkin on Wednesday, May 25th. That one will be at the Holiday Inn on Rt. 72 and will also start at 6 pm.
Rich McGowan from Prospect Mortgage will talk about some great financing options with the SBA to help bridge the gap from your RREM and ICC funding. Kathy Dotoli, Esquire, will also give her excellent presentation on precautions to take to ensure a smooth relationship with your contractor.
This is a great chance to meet our professional team, and there’ll be plenty of time for discussion about your project.
Brick– Again….(and Toms River…and Stafford…and Little Egg)
You can’t make this stuff up.
I called in for 2 inspections on Saturday morning (April 30) and was told the next available inspections were 5/16/16 and 5/18/16.
That is respectively, 16 and 18 calendar days. The law says inspections are to be made within 72 hours, excluding weekends and holidays.
Evidently I was wrong in the last blog – Sandy affected towns do not have to comply with the law.
So even though your money is readily accepted for a building permit, your expectation of fair congress is absurd.
Further, we sat and waited for 2 inspections on Saturday until 12:45. (We had 2 inspections scheduled since Brick works one Saturday morning a month, from 8-12.) The inspector came at 1:30. We failed because we had locked the house.
Next inspection: 18 days.
It turns out that NJ has pulled all the inspectors they offered the towns (since Christie isn’t running for President any longer – Thank God) and Brick can now choose to hire state inspectors for $65 an hour, or hire their own people, or resign their commission as a township and go back to being substitute teachers and working at Wal-Mart.
It. Is. Absurd. Unconscionable. Unethical. Impractical. Illegal. Abusive. Dumb.
We’re supposed to rebuild the shore like this? Can you throw any other nonsense at us?
How about insisting we don’t use power tools or heavy equipment? How about if we just offer Sandsters artesian wells and fireplaces for water and heating purposes, instead of public water and natural gas?
It is insane what we face in order to erect residential dwellings in this state
What to do today!
(other than screaming and yelling at Town Hall, which works but is an unpleasant task): There is a provision in the state law that permits builders to pay for and have their own professionals perform inspections. What’s especially painful and unpleasant is that there is no provision to not charge inspection & permit fees at the township level if one chooses to do one’s own professional inspections.
Commonly, this is used in commercial projects. I’ve done this numerous times. It’s very efficient, but it is costly. It’s not a significant cost when you are building a $2,000,000 fifteen thousand square foot commercial property, but it is a material expense when you are doing a $100,000 elevation project.
We are selectively doing our own inspections now in Brick, Toms River, Stafford and Little Egg. It is moving the time line, but costing us money. I’m not advocating this choice – I’m making you aware that it exists. If you have the time, you can wait for inspections. If you have clients who are extremely unhappy and need to get back in their homes, as a builder company, we’ve chosen to pursue this path and absorb the expense.
Finding the Right Builder…Repeat –
I’ve written about this several times in the past, but it bears repeating.
Focus on finding someone you like and trust to manage your project.
You’ll be living with someone for 6 months or so from the signing of the contract through the completion, so it makes sense to do business with someone you like and are comfortable with.
They don’t have to be the biggest, or the one your friends all like, or have an office around the corner, or be someone who did your deck 8 years ago, but they should be someone you can talk to and understand.
That being said, in addition, and this is something Kathy Dotoli, Esquire covers in depth at our Rebuilding seminar, your builder should:
1) Have an office that you can visit
2) Has been in business for long enough time to have learned how to do what you are contracting for
3) Have completed numerous projects similar to yours
4) Have current insurance and licensing and
5) Not be asking you for a huge non-refundable deposit up front.
If a builder or contracting is asking you to sign a contract with a non-refundable deposit, without plans or a defined scope of work, be careful. If an estimate is based on a set of assumptions which turn out to be inaccurate, you should have the right to cancel the contract and have the unused balance of your deposit returned to you.
Example: An estimate is given and accepted and a contract signed based on adding block to an existing foundation. After a soil boring and geotechnical analysis is completed, it is determined that a complete demolition of the existing foundation is required, and helical piles and grade beams should be installed. The price difference is $45,000 between the 2 scopes of work.
Should you really be penalized if you choose not to proceed? Of course not.
Sadly, many builders and contractors will absolutely hold you to the contract and not return any of your deposit if you choose not to proceed. Be careful.
Warning Bells – WAKE UP AND DON’T GET RIPPED OFF! CHEAPER IS NOT ALWAYS BETTER!
Yesterday I went on another appointment where a Sandster couple had given a large deposit ($30,000) almost a year ago with no activity for 5 months, and then suddenly (after threatening legal action), their house was lifted and is sitting up in the air, and now there’s a request for more money. This is a systemic formula for fraud that one particular Lifter is using at the Shore – don’t get sucked into this.
Be careful who you are dealing with. One of the cheapest, most prolific HOUSE LIFTER companies at the SHORE has a lot (READ: $2.8 million) of Sandster deposits, on projects that are stuck in litigation or are under investigation for fraud.
SPECIFICALLY: IF YOU ARE BEING ASKED FOR A $30,000 OR $40,000 DEPOSIT ON AN $80,000 –
$ 100,000 PROJECT YOU ARE ABOUT TO GET A SERIOUS, UNPLEASANT SCREWING.
Ask your SHORE LIFTER contractor his average HOUSE completion time and ask recent customers if their experience bears this out. Don’t be fooled. Ask at your building department if there is any problem with any particular HOUSE LIFTER at the SHORE. Ask for project references.
See the February 7th blog for more info on that subject.
Repeat: Good Advice – Contractor’s Corner
– Tips and Warnings about Speaking Directly to Workers and Sub-Contractors on Your Project:
Short version – DON’T DO THIS! Maintain one field point of contact on your project – either the project manager or the owner – and one point of contact in the office.
DO NOT speak directly to your builder’s workers on the job.
DO NOT speak directly to sub-contractors on your project.
There are numerous reasons for this. The most important (to you) is that it will slow up your project and (definitely) cause mistakes.
RESIST THE URGE TO HELP YOUR BUILDER BUILD YOUR PROJECT – 99% OF THE TIME IT WILL BE A DISASTER. (That percentage is actually 100%. Since I am a math person, I have to present the possibility that an occurrence could happen. It is really unlikely though….)
Too many cooks in the kitchen spoil the broth. One person steers the ship or it crashes into the rocks. One person has to own and accept responsibility for the completion and correctness of a project.
No group, association, committee or membership organization ever achieved anything of substance since the beginning of time without one individual leading the parade and taking the heat.
Lead, follow, or stay out of the way. If you are lucky enough to hire someone who is competent, try and stay out of the way and let them do their job.
Repeat: Does Anyone (Carpenters, laborers, helpers, contractors) Really Want to Work Rebuilding New Jersey? Atlantic Northeast Construction is running 6 RREM crews for elevation work and 3 crews for new home construction and we’re constantly hiring (and firing!!) at least 2 new people a week. We’re one of the best builders out there (we pay promptly and are very honest) and always have room on our team for the right people, but good people are 1 in 10 at best. If you are competent and positive and looking for work or know someone who is, give them my email or phone number and have them call me.
Note: If you are looking for a part time job for which you will not show up, DON’T CALL US.
New Townhome Announcements: Some great news for Sandsters on the new home front – we’re planning a 75 town home waterfront community locally which will open at the end of 2017 and be very affordably priced.
Facebook: Please visit us and like us on Facebook!
Dream Homes – New satellite office – 2818 Bridge Avenue in Point Pleasant:
Dream Homes has been so busy in the Point, Brick, Manasquan area in the last year that we recently opened a branch office for client service, sales and construction at 2818 Bridge Avenue in Point Pleasant. You are welcome to bring your surveys, plans and paperwork to that location if it’s easier than scanning, faxing or bringing documents to our main office on Rt. 9 in Forked River. Please call us for hours if you want to visit this location.
Contingency funds vs. Design scope funding:
I’ve written and spoken extensively about this item but Sandsters are continually confused about it, so I’ve started to include it below in the glossary of definitions which is a part of each blog. See below for more information.
Tip – Follow the Nearly Famous Blog: If you don’t want to miss any of my blogs, go the blog and “follow” it directly. Some times I don’t send email alerts when I blog. If you “follow” the blog you will get an email reminder whenever I post. We’re also on Facebook if you want to Friend us or post a comment.
Stop FEMA Now Association: We’re a proud sponsor of Stop Fema Now which is an excellent organization trying to save and protect NJ Sandsters (as well as other states) from FEMA tyranny. To get involved and either donate or volunteer your time to this worthy effort, please visit their web site, which is www.stopfemanow.com
New development: Dream Homes Mobile Web Site is now Live!
You can now log onto www.dreamhomesltd.com from your mobile device and see a mobile site tailored to a smaller screen.
Definitions & Important Considerations That Can Delay Your Project:
Lowest adjacent grade (LAG): This is an important elevation since the lowest point in your crawl space has to be even or above the LAG. That is important because even if you don’t want your crawl filled that much (so you have more storage space) you will not pass final zoning / final building if this condition is not met. LAG is defined as the lowest grade immediately next to your house. There can easily be a foot or more difference between one side and the other, or back to front, so if you wish to use the least amount of fill (maximizing room in the crawl) make sure you find the lowest adjacent elevation.
Elevation: Elevation refers to “height above sea level” and not the height above grade at the house or distance the house is being elevated. It’s easy to make a mistake with these descriptions and it causes much confusion. Example: If you are raising your home to elevation 11, your finished floor is 6 and your grade is 4.5, you are raising your house 5’ to elevation 11, or 6.5’ above grade. When you use the expression “elevating my home 5 feet” that means you are lifting it 5’ from where it is now. The expression “building or raising the home to elevation 11” refers to the height above sea level, not the distance you are lifting.
Footprint: A building “footprint” is defined as the disturbed area of the lowest level including the garage.
Ex: a 1200 square foot ranch with a 240 square foot deck has a footprint of 1440 square feet.
Survey: An exact depiction of what exists on your lot, from a top view.
Plot plan: A top view of what you are proposing to build, including new heights, stairs, entries, decks, etc.
They are not the same and you will need both for your project.
HVAC Elevation height in crawl space: This must be considered when planning your lift. This is the elevation of the lowest duct, furnace or air handler in your crawl space. Most townships require a minimum elevation of base flood, some townships have no restriction, and some are at minimum BF + 1 to the bottom.
Design scope: These costs are defined as architectural and engineering fees, all survey costs (survey, plot plan, foundation as built, flood elevation certificate and final survey), soil boring & geotechnical costs, cribbing diagrams, permit fees, soil conservation design, and wind load calculations.
Please note – you do not get $15,000 in cash to spend on your design scope. You get up to $15,000, depending on what your actual costs are. So if your design costs are $9,200 you get $9,200. If they are $14,000, you get $14,000. If they are $16,600, you get $15,000. The balance of any remaining money in the $15,000 design scope budget does not go back into your grant and you don’t get to keep the extra cash.
If you signed your grant prior to October 1, 2014, you are not eligible for the extra $15,000 in design scope funding. Note: I have seen a number of clients kick, scream & please enough to have the $15,000 added to their grant, even though they had signed before 10/1/14, but that is not the policy.
Contingency costs: This item is part of your grant package and is designed to provide for unforeseen events or conditions that must be corrected in order to obtain a Certificate of Occupancy (CO) and finish your project.
These are not mistakes, omissions or errors on your part, your builder’s part or the design professional that did the plans. Rather they are items that are not knowable or evident in the actual structure until it is elevated, or the result of one of the shore townships deciding arbitrarily to change, invent or augment the existing building code. These items include (but are definitely not limited to) rotten or termite infested sheathing, wall studs or sill plates, twisted, broken or rotten girders, site conditions or changes needed to comply with current codes which were not in place when the house is built, upgrades to water pits or valves required by the MUA, installation of hard wired smoke & CO2 detectors, installation of condensate lines to the exterior from the dryer, and about 50 other items that we’ve encountered. These items should be itemized by your builder in a separate sheet and submitted to RREM. 95% of the time you will be reimbursed.
There is not a monetary limit to this contingency, although it is generally 5% – 10% of the grant amount. The contingency does not come out of your grant award.
You Tube Link to a Nearly Famous Rebuilding Seminar: If you’ve missed our seminars and can’t easily attend, here is a link https://www.youtube.com/channel/UCVI69KoM8DRXqoEblHd94xg
It is not edited and is about 2 hours so feel free to fast forward and skip around to watch what you like and need to know.
Remember – if you have a specific question, send me an email or a text. Don’t wait for a seminar or a site visit to clarify a point. Whether or not you are Dream Homes/Atlantic Northeast Construction client or not, I’ll always try and help you or guide you in the right direction. If you’ve sent an email or left a voice mail and haven’t received a response, try and contact me again. Messages are lost occasionally.
Note to Sandsters: Though I write this blog to help Sandsters, Dream Homes Ltd. and Atlantic Northeast Construction LLC are new home builders and general contractors who are actively renovating and reconstructing projects up and down the shore. We actually elevate & move homes, demolish and build new homes, develop new neighborhoods. In the past 23 years, we’ve having completed over 1500 new homes, 125 elevation projects and 500,000 square feet of commercial buildings. We work with private clients and Path B clients in the RREM program. Call, text or email to set up an appointment for a free estimate on your rebuilding project.
That’s all for today Sandsters. I hope it helps you move forward. As always, call or write with any questions.
Good luck and good building!
Dream Homes Ltd.
Atlantic Northeast Construction LLC
New Home Builder #045894
Home Improvement Contractor #13VH07489000
PO Box 627
Forked River, NJ 08731
Office: 609 693 8881 F: 609 693 3802
Cell: 732 300 5619
Calendar of Events – Join Us: Nearly Famous Rebuilding Seminar, 6 PM, Wednesday, May 4th, 2016 at Tuscany Bar & Grill on Hooper Ave., in Toms River.
Nearly Famous Rebuilding Seminar – 6 PM, Wednesday, May 25th, 2016 at the Holiday Inn in Manahawkin.