Dream Homes Ltd.
Atlantic Northeast Construction LLC
Nearly Famous Rebuilding Blog –
Hello all –
Hopefully your weekend is going well and you are getting ready for the official start of summer.
For today’s blog, we have some fraud alerts and elevation contractor bankruptcies, which is always good reading. We have our (continued effort to) talk about foundation design ideas and options, we explore the concept of “Last Look” when you are getting estimates for your project, and we talk about cheap money and foolish behavior. Finally we mention our next Rebuilding seminar – which is Wednesday July 13th at 6 pm at Tuscan Bistro & Bar in Toms River.
July Dream Homes Events: Nearly Famous Rebuilding Seminar –Wednesday July 13th – 6 PM – Tuscan Bistro in Toms River.
Our next Nearly Famous Rebuilding Seminar will be held Wednesday July 13th, 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.
Rich McGowan from Prospect Mortgage will talk about financing options with the SBA to help bridge the gap from your RREM and ICC funding. Kathy Dotoli, who is a worker’s compensation lawyer in Toms River, 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.
Money’s So Cheap Now, It’s Almost Criminal to Wait to Improve Your Real Estate….
It’s always cost/benefit calculation at the heart of it.
Money’s cheap so the smart money invests in capital assets, which appreciate when interest rates rise.
Interest rates are definitely going to rise in the short term, although probably very little and very moderately.
So if you can borrow $50,000 more than your current mortgage while you are elevating or repairing, and add $75,000 – $100,000 in value to your property, and it costs you another $150 – $200 per month on your mortgage, you should probably choose to make the improvement.
We can help you with this calculation but a good rule of thumb is if the improvement serves a function and is not simply a vanity project, that’s a good start.
A new kitchen is great. Spend $10,000 – $20,000 – not $50,000.
Same with the pool, if you’re thinking about one.
You probably cannot overbuild adding a nice deck, unless it is much more than 10% of the value of your house.
These are only a few examples – there are hundreds.
Call me at 732 300 5619 to discuss.
Nearly Famous Rebuilding Blog – Reader Survey: Do you have any specific topics you would like covered in the Nearly Famous Rebuilding Blog that I haven’t mentioned? Send me an email or give me a call and I’ll try to include them in one of the upcoming bogs. Construction science is a pretty varied field and there is always something new, whether it is a method, a material or a design technique. Let me hear your questions, especially if it’s an item I haven’t written about.
Delays – 2 Reasons that cause the Biggest Delays & Biggest Issues:
Excessive change orders and lack of, or slow, payment.
These are the most common causes for project delay.
Assuming you are satisfied that the work that has been invoiced, is complete, pay your bill as soon as you are able.
Steady cash flow helps any building project.
Your builder should not be hounding you for money, and nor should they have to chase you.
95% of the time, if bills are paid within 1-4 weeks of invoicing (once you are comfortable that a fair amount of work has been completed), everything moves along fairly smoothly
Keep on top of RREM and keep your project moving as quickly as possible. It’s the most important thing for you to do and your most effective contribution to your project.
BANKRUPTCY – FRAUD ALERT –
Alert!! A LEADING NJ ELEVATING COMPANY IN THE SOUTHERN HALF OF THE STATE HAS DECLARED BANKRUPTCY WITHIN THE LAST 2 MONTHS.
They are still in operation while reorganizing.
THEY DECIDED THEY WANTED TO BE GENERAL CONTRACTORS AND WORK WITH RREM CLIENTS AND MANAGED TO GO BANKRUPT IN 15 MONTHS.
Good show men. Screwing up in a raging bull market after a natural disaster takes a special talent.
BEWARE. BE CAUTIOUS. WHEN IN BANKRUPTCY ALL EXECUTORY CONTRACTS OF ANY TYPE CAN BE VOIDED IF THE TRUSTEE DEEMS IT IN THE BEST INTERESTS OF THE CREDITORS.
Definition: You can lose your deposit, or money invested.
Another leading elevation company, which I have been writing about forever, chose the inventive path of declaring personal (instead of corporate) bankruptcy.
So all his money is being sucked out of the company, which is why his client’s houses are up in the air for a long, long, long time.
WARNING WILL ROGERS! WARNING!! REPEAT REPEAT!!!WAKE UP AND DON’T GET RIPPED OFF! CHEAPER IS NOT ALWAYS BETTER!
Don’t want to beat a dead horse here. See last 4 or 5 blogs for more detail on this.
Finding the Right Builder…Repeat – And the Really Interesting Last Look Concept that works!
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.
Last Look: If you are making a final decision and are between 2 builders that you like, where one is slightly more expensive but you like them much more and one is cheaper but you have concerns over him,
Ask the builder or contractor you like and want to use to meet your proposed budget number or the other estimate..
I recommend this particular technique for discussion because it is easier for you. There is less detail and discussion about particular pricing and ultimately you might not really want to know all the whys and why nots and concerns of any professional builder.
If they can meet the price you need or at least the other valid estimate, so be it.
If they’re good and honest and they can’t, they should tell you.
Anyway, you have nothing to lose by asking.
That being said, your builder also 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.
This category, as well as worker’s compensation and social security disability, is something Kathy Dotoli, who is an attorney in Toms River, covers in depth at our Rebuilding seminar. Feel free to call her directly at 732 228 7534 for further discussion.
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.
Further detail in past blogs.
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.
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.
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, and develop and build 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 as well as 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 question
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