Building & Restoring Dreams in NJ for 20 Years…RREM Rebuilding Specialists

Helping Homeowners Build, Remodel & Restore their Homes After Storm Sandy privately & RREM, HMGP & other Programs


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Happy 4th! – Testimonial to the USA – RREM Rebuilding Seminar 7/13 – Foundation Ideas – Trade Partners – “Last Look”

Dream Homes Ltd.

Atlantic Northeast Construction LLC

Nearly Famous Rebuilding Blog –

7-4-16

Testimonial to the USA – We’re Great & Getting Better!

Trade Partners – Hale Built – Foundations – Caution Bankrupt Companies – Rebuilding Seminar & Giveaways – Last Look & Working with your Favorite Contractor

Hello Sandsters and Happy 4th of July!

Hopefully your 4th of July weekend is going well and you’re enjoying your summer so far.

In honor of the 4th, we have a testimonial to the USA to remind us that things aren’t so bad and actually a bit better than we may think. We have some bankruptcy cautions you should be aware of, and cautions about having multiple contractors work on your home at the same time. We have some foundation design ideas and options, and we once again talk about the concept of “Last Look” when you are getting estimates for your project. We talk about cheap money and foolish behavior and stepping over dollars to pick up pennies. Finally we mention our next Rebuilding seminar – which is Wednesday July 13th at 6 pm at Tuscan Bistro & Bar in Toms River. This one is going to be great so if you haven’t reserved a space, call today.

July Dream Homes Events:

Nearly Famous Rebuilding Seminar –Wednesday July 13th – 6 PM – Tuscan Bistro in Toms River.

This seminar is going to be great – don’t miss it. We’re also giving away a Klein Tool Bag & a $50 Home Depot Gift Card to 2 lucky Sandsters.

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 and space is limited.

Once again, our trade partners and professionals will be speaking. Tim Ferguson from Hale Built House Lifting will be available for questions about elevating and moving houses. 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. We’ll have one of our architects or engineers speaking, though we’re not sure exactly which one. This is a great chance to meet our professional team, and there’ll be plenty of time for discussion about your project so bring your info (or send it to us ahead of time) and get some questions answered.

America is Good – and getting Better!

This was an article in the January 24, 2016 Sunday Star Ledger, that I thought was so good that I’ve been carrying it around for 5 months, with the intention of putting it in a blog. Like many other things, I get there eventually…today is a perfect day to summarize this inspiring piece. I hope you enjoy my summary, but please go online and find the full article. It was written by Michael Grunwald and was in the Politico section of that week’s paper. Much of Mr. Grunwald’s article was so well written that I quoted directly and didn’t add a single note.

Entitled “Ignore the Haters. America is great and getting greater” and starts with a recap of the miasmic, bizarre presidential primary race and how 25% of the public believe the US is headed in the wrong direction. As is the case often in life, and with many other loud unpleasant stimuli, we should ignore the noise and focus on the substance.

Unemployment is down to 5%, from a high of 10% in 2011. Private sector jobs have grown for 72 consecutive months, making this period the best for job creation in the 21st century.

The housing market rebounded.

Growth is modest but steady. Inflation is low. Interest rates are low. Corporate profits are at an all time high.

Most importantly, all the doomsday scenarios have failed to materialize – double dip recession, runaway inflation, runaway interest rates, out of control energy prices, a health insurance death spiral, and a run-on or failure of the dollar. None of these things have occurred.

Gas is $2 a gallon. The federal deficit is down to $500 billion from $1.4 trillion.

Crime in big cities actually dropped an additional 5% in 2015. The teen birth rate is down 60% since 1990 and that’s not due solely to abortions, which have fallen by 33%.

We’re importing significantly less oil from our peaceful gun-toting Arab friends, which is a wonderful thing. Wind generation is up 300% and solar generation is up 2500% since 2008 (remember – these usage numbers were very low to begin with, but still….)

The financial markets are much safer. Banks have more capital on hand and have begun responsibly lending again. The number of undocumented immigrants crossing our borders has been stable for 5 years.

Though we have had tragedy, only 85 Americans have been killed by terrorists or jihadists since 2001, ,which is significantly less than lightening, toddlers with guns, or any disease you have ever heard of.

It’s generally an exciting time to be a human being. We’re living longer, there’s less war, less infant mortality, less abject poverty. We carry phones in our pockets that are more powerful than supercomputers of 2 decades ago through which we can access the accumulated world knowledge 24/7.

There’s still no better place to live than the United States – we have the most dynamic economy, the most powerful military and one of the highest overall qualities of life anywhere on the planet.

The point is not that things are perfect, because they are never that. The point is that things are better than they have been and will hopefully continue getting even better in the future.

Happy 4th of July to everyone…thank God we live in the United States of America.

Foundation Thoughts:

This is one of the most important (and complicated) topics in rebuilding and one we don’t spend enough time discussing. When you are trying to decide on the best method, there are numerous options as well as varied cost differences.

Without discussing the entire range of options (which is a book in and of itself) I’d like to bring your attention to one design concept which can save you money and help you with some of your exterior finish decisions.

Instead of running a complete concrete block foundation up from your existing block or your new footing, consider partial or full wood framing for your above ground foundation system.

Though it is not a traditional concrete block foundation, wood framing affords different options for interior as well as exterior finished. It also weighs significantly less than concrete block, which may be the difference between constructing a completely new foundation and adding on to existing block.

Wood frame construction for your foundation walls costs less than block (15% – 20%) but must be finished on the exterior in some manner. Concrete block is usually parged with 2 coats of mortar and is in itself a finished surface.

On the other hand, frame walls need either cement board as an exterior sheathing material, need siding extended down from existing siding, or need to have some other wall treatment such as cultured stone.

Summary and take – awayFoundation choices: Frame construction above grade is a good alternative to using only concrete block, and has advantages in weight, but to get a true financial and practical picture of your foundation choice, you have to consider both the inside and outside finishes you will want to use

Repeat – Partial: Money’s So Cheap Now, It’s Almost Criminal to Wait to Improve Your Real Estate….

It’s always a cost/benefit calculation at the heart of it.

Money’s cheap right now 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.

 

I wrote about this more extensively in the last blog, so please review that if you are trying to figure out what you should spend money on in your project.

 

A new thought for the Sandsters out there that are thinking of not taking grant money (whether ICC, RREM, LMI, or LRRP) because you cannot improve to a greater extent than what you started with.

This is an extremely short sighted way of thinking.

ICC claims have to be made by October of next year, or you miss the opportunity to claim the $30,000 you are entitled to. Silly behavior to not accept money for an activity you will have to do at some point.

RREM grants are FREE Money. Ignore the grant at your own peril. If you do nothing, you will be penalized when you go to sell or refinance. If you get any RREM money, it is better than not accepting it and doing nothing. If you can’t get that great new deck or the new kitchen you want right now, remember that grant money is meant to put you back where you were before, not turn a $200,000 beach bungalow into a $500,000 shore house.

If you want to improve over and above the grant money you are receiving, you will have to spend some of your own money. See above and the last blog – at 4%, borrowing money for capital improvements is the best choice you can make for your real assets.

Trade Partner – Honorable Mention & Congratulations: Hale Built House Raising – a Great Trade Partner: Dream Homes and Atlantic Northeast Construction have been working with Hale Built House Raising for about 2 years and have completed over 60 successful lifts with them thus far. From simple 2’ elevations to hairy, unpleasant house moves and 12’ raises, Tim Ferguson, Will, Eve & the rest of the Hale Built team have been one of the most professional and competent organizations we’ve worked with since Sandy the Beast roared into town. We’re proud to say they are our exclusive home elevation contractor and look forward to years of successful partnership. Thanks guys for the continued great advice, and competent timely service. It makes life so much better when we can provide the best elevation service to our clients – you’re an important part of that package.

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 are the most common causes for project delay.

If you don’t have money on hand to fund your project and are depending on RREM, it’s really important that you keep on your RREM Program Manager about the progress of your payment requests. If you don’t say anything, disbursements take much longer and this can translate to delays in paying your builder, which could slow your project.

See the June 5th blog for more detail.

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.

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. Your elevation contract is an executory contract and could be voided.

Definition: You can lose your deposit, or money invested if the federal bankruptcy trustee deems the contract invalid for any reason.

Again, in the “I can’t believe these people are not in jail” category, a HOUSE LIFTER at the SHORE (READ BETWEEN THE LINES HERE SANDSTERS) who is a very popular (read: cheap) elevation company, which I have been writing about forever, chose the inventive path of declaring personal (instead of corporate) bankruptcy. They are screwing their clients throughout NJ – I just signed another client last week who instituted suit for lack of performance.

 

BE CAREFUL Sandsters. Make sure the people you are dealing with are representing solid, real companies.

Finding the Right Builder…Repeat – And the Really Interesting Last Look Method 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. Then get them to your budget number.

It makes a lot of 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. Understand and trust.

Last Look or If you don’t ask, you’ll get no where: 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 don’t really want or need to know all the whys and why nots and details of a particular estimate.

If your first choice can meet the price you need or at least the other valid estimate from another contractor, that’s good enough for you.

Anyway, you have nothing to lose by asking.

That being said, your choice should also:

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.

Signing Blind Contracts

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.

If you are a couple, one of you can deal with the finance issues with the builder’s bookkeeper and the other can deal with construction issues with the site super or builder. There is nothing wrong with this concept as long as there is one point of contact on your side and one on your builders for both the construction as well as the financial category.

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 an 88 unit 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! I am a social media illiterate but thankfully there are some great people on the Dream Team that are Facebook addicts and will communicate with you on Facebook 25 hours a day…

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. The numbers on your Flood Elevation Certificate indicate how high in vertical feet your crawl, finished floor and grade are above sea level at the ocean beach. 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 questions.

Good luck and good building!

Regards,

Vince

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

Email: vince@dreamhomesltd.com

Website: www.dreamhomesltd.com

Blog:http://blog.dreamhomesltd.com

Twitter: #foxbuilder


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Dream Homes Rebuilding Blog – RREM, Cheap Money, Foolish Behavior, The Last Look Concept, Seminar July 13th

 

Dream Homes Ltd.

Atlantic Northeast Construction LLC

Nearly Famous Rebuilding Blog –

6-5-16

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.

Once again, our trade partners and professionals will be speaking. Tim Ferguson from Hale Built House Lifting will be available for questions. 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!

Regards,

Vince

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

Email: vince@dreamhomesltd.com

Website: www.dreamhomesltd.com

Blog:http://blog.dreamhomesltd.com

Twitter: #foxbuilder

 


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Dream Homes Rebuilding Blog – 5-22-16 -Speed up RREM Payments – RREM Seminar 5-25-16 – Avoiding Contractor Fraud – Home Show Review

Dream Homes Ltd.

Atlantic Northeast Construction LLC

Nearly Famous Rebuilding Blog –

5-22-16

Hello all and Happy Sunday –

It’s one week until Memorial Day and the official start of the summer season.

Be aware of time restrictions in your community that may affect your project – and your peace. Courtesy works both ways – if you are building you might like to actively work 14 hours a day but can’t because of summer hours and if you’re not building, you really don’t want to hear generators and nail guns more than 8 or 10 hours a day.

For today’s blog, we have some good advice on getting your money from RREM and keeping your project moving, tips on avoiding being ripped off, a review of the AC Builder’s show and the Ocean County Home show and our next Rebuilding seminar – which is this Wednesday 5/25/16 at 6 pm.

May Dream Homes Events – Nearly Famous Rebuilding Seminar – This Wednesday

Review of the last rebuilding seminar ON 5/4 – IT WAS REALLY GREAT!!!!: We had one of the best seminars in the 3 years we’ve been doing this, on Wednesday May 4th. There were an entire team of professionals and a great bunch of people and the energy was excellent. A lot of good ideas were exchanged and several people called me after and told me how helpful it was to be there.

We always have members of our professional team at our Rebuilding seminars, but this time everyone was there and there was a full roster of professional advice available. If one were to pay for the professional time in that room, it would have cost in excess of $3000. It is a great value for you as a consumer and really nice to be able to help so many people in a short period of time.

Join Us This Wednesday, 6 PM, May 25th, 2016 at the Holiday Inn on Rt.72 in Manahawkin. 

Our next Nearly Famous Rebuilding Seminar will be held this Wednesday May 25th, 2016 from 6 pm at the Holiday Inn on Rt. 72 in Manahawkin, which is just before Rt.9 on the right side as you are heading towards the ocean. 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 and we need a count.

At our Rebuilding seminar, both our trade partners and professionals will be speaking. 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. Tim Ferguson from Hale Built House Lifting will be available for questions and 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.

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.

RREM Payment Recommendations for On time Payment:

An ongoing topic is the delay in RREM payments and how it can be avoided. One effective method is to invoice RREM as soon as possible, especially with the first or second payment request (after the initial payment you receive). This may seem to be contrary to my recommendations about generally paying when work is completed, but it is not.

Ask your builder or contractor for an invoice prior to, or as work is starting, so you can get it in to RREM as quickly as possible. This way when the inevitable happens and the request is kicked back for a clerical error, you are ahead of the game.

Make sure your builder understands that the invoice is being generated to help with more rapid payment and the date is not the effective invoice date. This is important.

In other words, if your builder generates an invoice on June 1st for RREM purposes, but the work is not complete until July 10th, it should be understood that the invoice date is July 10th and not June 1st so the payment is not considered to be 40 days late. This may seem like a minor point, but it is not.

This will help with RREM cash flow, which has become a major issue up and down the shore. There are literally hundreds of houses up in the air because contractors are not being paid, because RREM payments that should be taking 2 weeks are taking 2 months.

When you receive your RREM funds:

Assuming you are satisfied that the work that has been invoiced is complete, pay your bill as soon as is feasible.

Steady cash flow helps any building project.

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.

Atlantic Builder’s Show and Ocean County Home Show – Reviews:

I meant to review these two shows in the last blog, but didn’t get to it. We attended both, and exhibited at the OC Home Show, which was at the Pine Belt arena in Toms River. The Atlantic Builder’s Show was at the new AC Convention Center in Atlantic City.

First the OC Home Show. We had a great weekend at the show which was held from April 1-3, originally rescheduled from January 24th (which was a blizzard). There was a very good turnout and many interested folks who were rebuilding their homes, building new, renovating and otherwise considering all of the above. Thanks to our current and future clients who came out to say hello and discuss their projects. Since we were there for 6-7 hours on Saturday and Sunday and a few hours on Friday, there was plenty of time for in depth conversation. Thanks to our co-sponsors and trade partners Tim from Hale Built and Rich from Prospect Mortgage. There were 2 winners of $50 home depot gift certificates and 5 people won a bottle of wine. We will attend next year, as long as they don’t hold it in January…the weather is too unpredictable.

Atlantic Builder’s Show: Coming back from the depths of the recession in 2009 & 2010, the show has just started to feel a little alive in the last few years. At Dream Homes, we send out entire management team and attend all the classes we can. These are held over 2 days (it used to be 3-4 days) and include varied subjects from specific construction technique, marketing and sales, legal aspects of dealing with municipalities, environmental concerns, and building to the new FEMA regulations. We found it educational and there is finally more serious attention being paid to the entire rebuilding / raising industry. This is a very different business than new homes and it is still not well represented in industry. Unfortunately, right after Sandy, there were many small, fly-by-night companies (who have mostly washed out) and serious new home builders didn’t want to bother with elevation work.

Now, real companies are starting to look at this market, which is better for everyone involved. Better for you as a consumer because you have more quality standards of comparison and better for builders because the rules of the game with townships and the state are being discussed by a greater number of serious companies.

What to do today about slooooooooow inspections? Hire Your Own Inspectors…Partial repeat

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 can be 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 are a building company and have clients who are extremely unhappy and need to get back in their homes, you can pursue this path and absorb the expense.

REPEAT REPEAT!!!

WAKE UP AND DON’T GET RIPPED OFF! CHEAPER IS NOT ALWAYS BETTER!

There 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 PROBABLY ABOUT TO BECOME A VICTIM.

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.

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.

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, 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 questions.

Good luck and good building!

Regards,

Vince

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

Email: vince@dreamhomesltd.com

Website: www.dreamhomesltd.com

Blog:http://blog.dreamhomesltd.com

Twitter: #foxbuilder

Calendar of Events – Join Us: Nearly Famous Rebuilding Seminar – 6 PM, Wednesday, May 25th, 2016 at the Holiday Inn in Manahawkin.


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Dream Homes Nearly Famous Rebuilding Blog – 5-1-16 – Brick & Toms River – Breaking the law again – Next Rebuilding Seminar This Wednesday – Finding the Right Builder -Paying for Inspections – RREM Payment – Contractor Fraud Warning

Dream Homes Ltd.

Atlantic Northeast Construction LLC

Nearly Famous Rebuilding Blog –

5-1-16

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.

At both Rebuilding events, our trade partners and professionals will be speaking. 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. Tim Ferguson from Hale Built House Lifting will be available for questions and 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.

REPEAT REPEAT!!!

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!

Regards,

Vince

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

Email: vince@dreamhomesltd.com

Website: www.dreamhomesltd.com

Blog:http://blog.dreamhomesltd.com

Twitter: #foxbuilder

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.


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StopFemaNow goes to DC

Dream Homes, Ltd  is a proud sponsor of StopFemaNow and we support their effort to raise awareness to the fraud, delays and denials of Sandy Claims.  On Thursday April 28, 2016, StopFemaNow will be going to Washington.  If you can make the time to help support StopFemaNow, please see the schedule and locations that they will be departing from. Please RSVP to confirm your seat!

 

Sady fight

Additional buses and locations have been added, see picture below for locations and times.
Email us to confirm your seat ( StopFemaNow@gmail.com )

We will have Congressman MacArthur’s staff on a bus with us to DC. We strongly suggest you make a copy of your Sandy Claim file and provide it to them. Get prioritized.

The following elected officials are confirmed and coming to DC with us. Please thank them for their support

Councilwoman – Claudette D’arrigo – Atlantic Highlands, NJ
Councilwoman – Lisa Stevens – Little Egg Harbor, NJ
Ex- Councilman – Rizwan Malik – Atlantic City, NJ

We will be announcing more locally elected officials shortly

Schedule on Thursday;
10:30 a.m.: Buses arrive in Washington
10:30 a.m. to 12 p.m.: Congressional Lobbying visits
12 p.m. to 1 p.m.: Press briefing
1 p.m. to 1:30 p.m.: Lunch at with congressman / men
1:45 p.m. to 2:10 p.m.: Stop at FEMA headquarters
2:20 p.m.: Buses leave Washington for home
6:00 – 7:00 pm Buses arrive home
Schedule subject to change.

Part of our strategy is to tweet and call influential elected officials that oversee FEMA and media outlets.

( PLEASE RETWEET @StopFemaNow from April 15th until Friday, collectively we have tweeted / retweeted thousands of times, we need YOU to make it tens of thousands of times )

Please contact these elected officials and let them know you are;
1 – A StopFemaNow Member
2 – We would like to meet with the Congressman/Senator on Thursday
3 – Concerning Sandy Claims and any other issue you have

House Oversight Committee
CAROLYN MALONEY: 202-225-7944 TWITTER: @RepMaloney
BONNIE WATSON COLEMAN: Phone: (202) 225-5801 TWITTER: @RepBonnie

House Transportation & Infrastructure Committee
Congressman Jerrold Nadler: Phone: 202-225-5635 TWITTER: @RepJerryNadler NY
Congressman Frank A. LoBiondo: Phone: (202) 225-6572 TWITTER: @RepLoBiondo NJ
Congressman Albio Sires: Phone: (202) 225-7919 TWITTER: @RepSires
Richard L. Hanna: 202-225-3665 TWITTER: @RichardHanna NY
Sean Patrick Maloney: 202-225-5441 TWITTER: @RepSeanMaloney NY
John Katko: (202) 225-3701 TWITTER: @RepJohnKatko New York
Lee Zeldin: (202) 225-3826 TWITTER: @LeeZeldin

Sharyn Alfonsi – 60 Minutes Reporter – Twitter @sharynalfonsi

Senator Bob Menendez:: @SenatorMenendez
Senator Kirsten Gillibrand: @SenGillibrand
Senator Chuck Schumer: @SenSchumer
Senator Cory A. Booker: @CoryBooker


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Dream Homes Ltd.

Atlantic Northeast Construction LLC

Nearly Famous Rebuilding Blog –

4-23-16

Hello Sandsters and Happy Sunday –

I hope you’re having a great spring Sunday, with sunny weather predicted today above 70 degrees. If you have nothing else to do, there is the Waretown Winefest on Wells Mills Road from 12-5. For $15 you can drink wine from 8 different NJ wineries, listen to music, eat different foods and shop for stuff.

For today’s blog , we have Brick breaking the law again, some advice to keep peace on your project, a farewell to a dear friend Tom Monahan, a thanks and a review of the AC Builder’s show and the Ocean County Home show and a list of for our seminar and speaking engagements over the next month or so.

For those of you who read last week’s blog, my efforts at brevity went up in flames. In truth it was well over an hour, and I caused myself a lot of unnecessary stress trying to be timely. Writing about RREM, house lifting, general contracting, FEMA and the politics of construction in NJ in general seems to be impossible without going into some detail. C’est la vie. If you can’t handle the heat of writing Vince, stay away from the keyboard.

Before we go any further…in memory of: I would like to take a moment to remember my dear friend Tom Monahan, who unfortunately passed away recently. Tom was a great friend to me for almost 20 years and an outstanding accountant and financial strategist. Tom was long a part of my business family and his humor and positive personality will be sorely missed.

Brick Breaks the Law – Again:

NOTICE TO BRICKTOWN

Hello (again) Bricktown Building Department.

You are not above the law.

You are legally obligated to perform inspections within 72 hours, and are handing out inspection times of 10 – 16 calendar days. This is in direct violation of state law.

Your response CANNOT BE, “we are a Sandy affected town so the law doesn’t apply to us..”

That is the height of absurdity.

It is specifically because you are a Sandy affected town, that the law must apply to you. That law serves as one the most immediate direct protections of the rights of the citizenry to preserve the value of their property through expeditious processing of permits and performance of inspections.

Hey Brick, can’t you just stop this nonsense?

Brick Township’s business administrator (who I will not name) can call the DCA and say, “We cannot perform those services for which we have accepted payment. Please Send someone to help us or the folks in the building department are all going home, or to work as lobbyists for all the people trying to rebuild their homes in Brick.”

Is this difficult calculus? No. It is an unpleasant situation, and it is actually occurring right now, right here in the World of RREM and Rebuilding.

Delays and bad procedure can be remedied and cured very quickly with minimal effort, but few in charge will make that effort, since the people who need to make the changes are the system. They’re not going bananas instituting radical change unless compelled to do so. Change is unpleasant.

Bah. These words are all fatuous nonsense and the rantings of a frustrated person who feels like he could fix things if given the chance. I personally met with the Brick “Group” once – little happened other than 5 people wasting an hour in polite industry specific conversation. No change in policy.

Sayings and Quotes to Remember: Just because you have a hammer, it doesn’t make you a builder. Having a sharp knife doesn’t make you a surgeon. Being able to access Google doesn’t make you an attorney. 20 years of experience in any profession cannot be replaced with an hour on the internet with a cocktail. Don’t be penny wise and pound foolish.

Calendar of Events – April / May – Join Us:

South Jersey Real Estate Investors (SJREIA) Meeting: Wedneday, April 27th, 6:30 PM at Home Alliance Realty at 142 E. Bay Ave., in Manahawkin. We’re not sponsoring this event, but I am the guest speaker and will be essentially presenting our Rebuilding Seminar to a group of investors. All are welcome to attend. Contact David Semer at 732 996 9850 for more information.

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 on Rt. 72 in Manahawkin.

My next speaking engagement is this Wednesday at 6:30 at Home Alliance Realty in Manahawkin. See above line for details. I will be presenting our Rebuilding Seminar to a group of investors. Feel free to attend.

Our next Nearly Famous Rebuilding Seminar will be held on 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.

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.

At both Rebuilding events, our trade partners and professionals will be speaking. 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. Tim Ferguson from Hale Built House Lifting will be available for questions and 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.

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.

THIS ISSUE IS GOING TO BLOW UP VERY SOON. YOU CAN CALL ME FOR SPECIFICS IF YOU ARE CONCERNED OR ARE ABOUT TO SIGN A CONTRACT. IF YOU DON’T CALL ME, BE VERY CAREFUL.

SPECIFICALLY: IF YOU ARE BEING ASKED FOR A $30,000 OR $40,000 DEPOSIT ON A $80,000 –

$ 100,000 PROJECT YOU ARE ABOUT TO GET A SERIOUS, UNPLEASANT SCREWING.

Note: I am not an alarmist AT ALL – I just cannot adequately stress the need for caution.

Ask your SHORE LIFTER contractor his average 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.

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 something 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.

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.

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 on WordPress. 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!

Regards,

Vince

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

Email: vince@dreamhomesltd.com

Website: www.dreamhomesltd.com

Blog:http://blog.dreamhomesltd.com

Twitter: #foxbuilder

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.


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Nearly Famous Rebuilding Blog – Dream Homes – Stop Being Ripped Off – Contractor Warning – Dealing with RREM $ Requests – Rebuilding Seminars in May

Dream Homes Ltd.

Atlantic Northeast Construction LLC

Nearly Famous Rebuilding Blog –

4-17-16

Hello Sandsters and Happy Sunday –

I hope you’re having a great spring Sunday, with sunny weather close to 70 degrees. Days like this are a reminder to Sandsters everywhere why we actually pay soooooo much to live in New Jersey and why we’re actively working on elevating and renovating our homes. It also makes it (almost) worth dealing with RREM, LMI, DCA and the other alphabet agencies that make us insane here in the Garden State.

For today’s blog (and theoretically going forward), I have been challenged to write under the following constraints: Only 1 or 2 subjects, limit my new material to 1 page (Repeats, signature lines and definitions don’t count, but announcements, rants and general nonsense do) and post something in 20 minutes.

If I have that many other important things to say, I can repeat that process as many times as I wish, but some actual work product has to be posted in 20 minutes or less.

So Vince, keep it brief, and repeat if you really have that much wisdom to spew out.

The odds are currently about 7-4 against me. Don’t bet the retirement account on this one.

No time for me to “tell ya’ what I’m gonna tell ya…” so right to it.

Those of you who know me, know that I make a serious effort to speak and write correctly, both grammatically and with correct spelling and pronunciation. If you see any errors in the blogs in any of these categories, please call of text me immediately so I can address them.

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 always 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.

DCA Dysfunction: For those of you interested in useful trivia, we called the DCA Hotline the other day. After 2 hours and 4 minutes of being on hold, we hung up. Don’t call if you’re hanging off a cliff or are hungry. The Department of Community Affairs (the DCA) is the government agency that administers RREM. They are civil servants and there obviously aren’t enough of them to answer the phone.

The RREM program is pretty bad, but at least there you are speaking with a private company who is contractually obligated to help you, and if your RREM Program Manager is good (so many of them are excellent – and almost make up for the dysfunction of the RREM Program) you can really get results and move your project   – and payments! – along.

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.

Calendar of Events – May – 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 on Rt. 72 in Manahawkin.

Our next Nearly Famous Rebuilding Seminar will be held on 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.

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.

At both events, our trade partners and professionals will be speaking. 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. Tim Ferguson from Hale Built House Lifting will be available for questions and 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.

LIMWA (Limited Wave Action) & 2015 Building Code: These conditions and codes are now effective and may affect you if you are in the AE Zone. Primarily, this may mean that you have to use a deep foundation system like helical or timber piles, as opposed to a concrete foundation.

Warning Bells – WAKE UP AND DON’T GET RIPPED OFF!!!

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 formula that one particular Lifter is using at the shore – don’t get sucked into this.

Saving money is only a good thing if you are really saving money and not spending it on litigation to get your money back or force your builder to perform.

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.

THIS PARTICULAR ISSUE IS GOING TO BLOW UP VERY SOON. YOU CAN CALL ME FOR SPECIFICS IF YOU ARE CONCERNED OR ARE ABOUT TO SIGN A CONTRACT BUT IF YOU DON’T CALL ME, BE VERY CAREFUL.

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.

I AM NOT AN ALARMIST – I CANNOT STRESS THE NEED FOR CAUTION TO YOU ENOUGH.

Ask your SHORE LIFTER contractor at the SHORE his average 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.

Contractor’s Corner: Tips and Warnings about Change Orders and Causing Delays in Your Project

Moral of the Story Changes are fine, but accept that they cause delay. Changing items in the middle of the project causes time delay. Many changes = much delay. Tiny changes = little delay. This cause and effect is not a tragedy, nor can it be ignored – it’s just a reality.

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 on WordPress. 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 do all of the work that I talk about in the blog and have completed over 1500 new homes and 125 elevation projects. 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!

Regards,

Vince

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

Email: vince@dreamhomesltd.com

Website: www.dreamhomesltd.com

Blog:http://blog.dreamhomesltd.com

Twitter: #foxbuilder

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.

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