Professional Home Builder

South Haven Home

noreply@blogger.com (Stephen) — Sun, 05 Dec 2010 04:14:00 +0000

I haven't posted lately. We have building a home in South Haven Michigan and it has kept us very busy. With the economy down the way it is, we have gone back to framing the home ourselves. This does take a little bit more time, but I have found that the work gets done much better. It is funny how the smallest little things matter. Like nailing too close together through the plate when you nail the stud in. You wouldn't think it would matter, but the stud will twist if you get them too close. We also started glueing all our walls to the floor. I like this much better.

Every township is different, but I have found that over the years, townships and municipalities are going to make up for shortfalls in the budget with charging more for new construction. I recieved a real eye opener when in total for my permits including the sewer and water hookup and the building permit it cost about $15,000.00 to get started. The problem with this approach in my opinion is that your only stifling future growth. Maybe that is the desired outcome I don't know.

If you want to see the home we are building go to www.southhavenbuilder.com.

Geo Thermal Field

noreply@blogger.com (Stephen) — Fri, 05 Mar 2010 20:30:00 +0000

The Geo Thermal Field looks more like a mine field to me! What a cool process to watch unfold. Basically to heat our home I need about 1200 lineal feet of tubing to go under the ground to pull out the earths natural heat. We fed the tubing from inside the home under the footing and into piping that would pull heat from the earth.

We have around 2 1/2 acres of property to work with so you would think that creating 2 300' trenches would be easy. As you can see by the pictures, we had to snake around several trees and ultimately had to work really hard to achieve our total distance of 1200'.

The trenches we dug are around 3' wide, 5-6' deep, and at minimum 10' apart. We would have to dig the entire first trench out to the 300' mark, layout out the tubing and then start doubling back after filling in the hole with around 18' of soil on top of the original tubing. Each leg being 300' gives us 600' after doubling up the tubing at 18" higher.

It is hard for me to believe that this tubing will carry water out into the earth from the home, travel through the 1200' of the earth, pick up around 10 degrees of heat travel back into the house and then the furnace inside the home will be able to harness that energy to heat our home. You just gotta love it!

We just got done trimming so the painters are inside our home. I sure am looking forward to a painted home.

Geothermal System

noreply@blogger.com (Stephen) — Thu, 25 Feb 2010 00:56:00 +0000

We know have installed the furnace in the basement. There two parts to this furnace. First we will be using our geothermal field (which will be installed next week) to heat the water that will radiate into the house. Our primary source of heat will be derived from this method. My homeowners would like to heat the home with the radiant heat that is flowing below the mainfloor and in the concrete.

We have 3 zones for our 2500 sqft. home. One in the basement which is an approx. additional 1300 sqft. and two on the main floor.

Secondly, the furnace will have a blower function. If for some reason, the geothermal field cannot keep up with the heat production requirement, the forced air will kick on and help us heat the home. We will still be using the geothermal, it will just be supplemented by the forced air. The holding tank that sits next to the Synergy Water Furnace is holding hot water for us and will release hot water into the system when we need to increase the heat in the home.

Floor Tubing

noreply@blogger.com (Stephen) — Thu, 11 Feb 2010 13:02:00 +0000

The next phase for our Geo-thermal radiant floor heating system is to install the tubing below/in the concrete. It is winter here in Kalamazoo so we had to spend a couple of days thawing out the ground below the concrete. After the ground had the frost removed, we installed a foam/vapor barrier seal. This foam acts as an insulation between the ground and the home as well as the vapor barrier we need for our radon that is required in this county. Above the foam (not sheet goods - roll goods) we installed wire mesh to attach our geothermal lines to. This keeps the water lines from rising up to the top of the concrete when we pour. It also keeps the water lines in the position that we placed them in when we set them.

We are also heating the upstairs with the geothermal radiant floor. Since we are not installing the tubes in a slurry on top of the OSB, we have to attach them under the subfloor and then put an insulation blanket under them. Individual areas all terminate at different points or manifolds. From there we can control the heating and cooling of specific sections of the home.

GeoThermal Radiant Floor Heating

noreply@blogger.com (Stephen) — Wed, 03 Feb 2010 12:25:00 +0000

We started a new project late this fall. Projects are fewer and farther between, but at least we are still working. I feel blessed to have a job. This home has been really fun. We are back to the basics. This is the first time I have framed one of my homes in about 6 years. I like it, it feels good to get out there and pound nails.

What is new about this home is that we are using the earth to heat the home. It is not new necessarily to the industry, but it is new to us. The geothermal radiant floor heating system we are using is going to take water that is pumped into a closed loop system outside in the earth and heat the home. The picture next to this paragraph shows the main lines coming from outside the home to the mechanical room. These lines run under the footing into the field outside the home. We have about 3 acres around this home to work with, but in some instances when you don't have the acreage, you can use wells. Then the piping would go straight down into the earth. This system works just as well, but there is an increase in the cost to install.

Along with the Geothermal, we are using 3" of closed cell foam to insulate the exterior walls. Using the earth's energy is one thing, but if you don't have adequate insulation, you might be trying to heat and cool the home non stop. Our local supplier, Gypsum Supply, installed this for us and I have been quite happy with the result.

The home we are building is in Texas Township in Kalamazoo County, Michigan. We are looking forward to having it in the 2010 Parade of Homes. Next up.... the radiant floor tubing and furnace install.

Fix Housing First

noreply@blogger.com (Stephen) — Fri, 19 Dec 2008 02:12:00 +0000

I think we might have a solution to the never ending construction downturn. NAHB as part of the Fix Housing First coalition is proposing some additions to the previously issued Housing Stimulus Package issued in July 2008.

The Fix Housing First coalition would like to see the following additions to the tax credit:

All primary home purchases between April 9, 2008 and December 31, 2009 would be eligible.
The credit amount would be increased to 10% of the priceof the home, capped at 3.5% of FHA loan limits, brigning the credit to a range of roughly $10,000 - $22,000.00
The currnet recapture provision would be eliminated. (no pay back of the $7,500) repayment would only be required if the home were sold within three years
The credit would be available at the time of closing, making it easier to be used as a down payment. (great idea)

A big second part the housing stimulus package would be to provide a low mortgage rate for buyers. 30 yr fixed rate at 2.99% on homes closed until June 30, 2009 and 3.99% on homes closed between June 30 and Dec. 31 2009

I have always felt, that this second component is what will drive the recovery. We need to get the rates down where it makes sense to sell your home even if it is at a reduced rate. Long term that low interest rate will be a major advantage to the pocket book of the average american.

For a further review of the info visit www.fixhousingfirst.com

Stuck in a Rut

noreply@blogger.com (Stephen) — Wed, 12 Nov 2008 02:06:00 +0000

Why is it that we builders are a hard breed to update. We always look to the past. Now I am not saying that referring to what has happened before isn't good to look at, but we need to update ourselves.

Here in Michigan, we have finally started to educate ourselves. In order to become a builder in the State of Michigan, you have to go through 60 class hours before you can take the test to become a builder. True, it has blocked many from becoming a builder, but doesn't it give our industry a better feel. In order to maintain your license, I believe it is 21 hours for those with license that is less than 6 years old. Me, I have to only take 3 hours each license period. (probably a good idea to take more)

There always seems to be a struggle to look at the positive in this industry. Let me relay some facts on to you that were given to me today:

1. 37% of all home owners own their home outright..... no mortgage

2. 94% of all those that have mortgages pay it on time

3. Total equity in homes less debt is $9 trillion.... yes... $9 trillion

That is some great information. I know we all feel beaten and downtrodden, but we must keep our head up. We must be looking for new opportunities at every corner.

One thing that I have always struggled with in this business, is the lack of built up relationships. I have always felt that the builder builds a relationship with a client only to lose that client after the job is done. I believe it is now my task to improve that relationship. How do I extend the "good will" beyond just the one possibly two jobs. I need to think of this in a positive light not in a negative one.

Advertising Techniques

noreply@blogger.com (Stephen) — Wed, 22 Oct 2008 01:47:00 +0000

As you all know, the building industry has come on hard times. Within these walls that I call work, I have begun to think of two things. One, what else can I do to advertise my business. Two, do I need to diversify or even change my business focus.

I have a hobby of domain names. I own several. Actually saying I own several is an understatement. I have found domain names to be a very unique advertising tool for me. I own the the local city I live in domain name for builders. In other words I own "mycitybuilders.com" I currently don't use it specifically for my web address, I am trying to make it a small directory for local builders.

However, if that doesn't work out, I have always thought I could forward it directly to my website. See, I have always felt that remembering a catch phrase or something simple like mycitybuilders is easier than remembering my specific name domain name. Even if I don't want that name specifically for my web address, I can forward it on to my specific website and reap traffic or "people that type that specific web address right into there browser." Is it the end all to my marketing campaign. No! but I feel it is a start, especially as the internet grows and grows, I want the specific name for my city related to my building group.

Also as I drive to my job sights during the day, I can't help but think I need to diversify. I have been far to long dependent on specifically custom homes. If my market dries up or I lose one client, I am in trouble. Knock on wood, I haven't had a problem for 12 yrs, but I think it is time to grow. It is kind of like money in a savings account. I can let my money sit in there and it is safe, but over time it actually is losing value because of inflation. I need to do something with that money to make it grow. Same holds true for my business, I have been conducting business as usual for years, with many great ideas to grow, but never implementing them. It was just to easy to keep coasting along. It's like in the book "Good to Great", the author makes the comment that it is easier to go from awful to great than it is to go from good to great. At the good level it is just to easy to sit around and accept what comes your way. At the awful level, you have no choice. You must do something to survive.

That is the way I feel now. By next spring, I better have done something to make my business grow or I may be in trouble. In a way I like slow downs and problems in the market. It forces you to think about your business culture and how you plan to do business in the future.

I hope for success to you all in the coming months.

$7,500.00 tax credit

noreply@blogger.com (Stephen) — Mon, 01 Sep 2008 14:31:00 +0000

I was listening to the radio the other day and someone brought up the "Housing Stimulus Package". They were buying there first house and were wondering if they should apply for it. Whenever I see these programs, I always wonder if it is worth the hassle of going through the paper work to get the credit, because as you probably know you eventually have to pay back the $7,500.00 if you take it from the government.

So.... being the numbers guy that I am, I just wanted to see what the value would be on the interest free loan for the next 15 yrs. So here are your story problems for the day.

"LOAN" from the Government:
Loan: $7,500.00
Term: 15 yrs
Interest: 0.00%
Payment: $500.00 yrly payment
TOTAL COST IN INTEREST: $0.00

Now assume that you would have to borrow the same from a lending institution.

"LOAN" from the bank:
Loan: $7,500.00
Term: 15 yrs
Interest: 6.25%
Payment: $64.31 mnthly payment (bank would require a mnthly payment)
TOTAL COST: $11,575.21 LESS LOAN: $7,500.00
TOTAL COST IN INTEREST: $4,075.21

So the way I look at it, I would be making about $4,000.00 over the next 15 yrs for doing nothing other than buying a new home and using the Government Program. Sounds like a good idea to me.

For the record, don't use my calculations as the gospel.... you never know when my early morning calculations might be slightly off. I would consult your accountant for exact numbers if you are planning to apply for this program. If you want more information I have a link in my recommended sights to see or you can go to www.federalhousingtaxcredit.com

Hiring a Professional

noreply@blogger.com (Stephen) — Thu, 24 Jul 2008 02:46:00 +0000

I'm sure I am stating the obvious, but as the economy slows down, I can't emphasize enough how important it is to hire a professional. It's interesting how we all get caught into the trap of how cheap can I get it. Today I purchased a gas trimmer. I debated and debated on whether to buy the knock off brand or the the high quality brand that were available at the store. Ultimately, I figured how big of a deal can it be, I thought, "there's just not any value for the increase in the cost".

Well..... not only did the trimmer break down, it never really even worked. I managed to get it to work for about 15 minutes, and then..... nothing. Tomorrow, I will be driving back to the store to get my money back so I can purchase the top quality one that I should have purchased in the first place.

So what is my point? Now more than ever people need to make sure the builders they choose are professionals. With more and more people out of work, a natural tendency is to move into construction jobs. Your buddy's cousin who happens to be handy and out of work can really cause some problems for you down the line if he doesn't perform the job you hired him for correctly. In the end is it really worth the perceived savings you might get by hiring someone who "sort of" knows what he is doing.

Building is getting more and more complicated every day. If you don't believe me just look at the new code book out for the State of Michigan. You should look at the list of "new codes" coming down the pipe. Find yourself a good builder, check his references, make sure your personalities work well together, and then trust him, you will be happier in the end even if it costs you a little more.

Green Builder Not Just a Title

noreply@blogger.com (Stephen) — Mon, 09 Jun 2008 02:47:00 +0000

Well, I don't have the final report, but I was told that the "Green Built" inspector came through my parade house on Saturday and we did quite well. It turns out much of what we are currently doing is already "green building".

I hope we don't place to high in the final count since I don't have my official stamp to be a "Green Builder" yet. In order to be an official "Green Builder" I have to take a class and pass a test, and then I think take another class. Of course there is a several hundred dollar fee that goes along with that.

Sometimes I wonder what is more important. Providing the best product for my customer or marketing myself appropriately. I wish they would push harder on the merits of green building techniques, rather than the merits of being an official Green Builder.

I guess will find out when the results come out.

Always on Call

noreply@blogger.com (Stephen) — Mon, 09 Jun 2008 02:34:00 +0000

Today, my one and only day off, it rained. It rained hard... A homeowner called to let me know that the top soil that we just trucked in was washing down into the lake that we built his house next to.

First things first I called the landscaper and he went out to assess the situation and sure eneough, we needed reinforcements. We installed the silt fencing properly, but the storm was just to much. Unfortunately, it was going to rain again shortly and we had limited time to fix the silt fence and get some hay bails in place.

Just as we finished, the storm set in. I was certain it was a tornado. The wind came swirling in and the temperature dropped 5-10 degrees.

Monday, I will be back out there shoring up what we did yesterday, (my only day off) and hoping it will hold until the lawn can come in.

Several things building has taught me are as follows:

1. I am ever humbled at God's power. I don't care what precautions I take, some things I can't control and even at my best will not stop.

2. I am very happy with the skills I have been given. There is something about trying to fix a problem or getting into the mix of things that makes me feel "right". I can't explain it but I am certain most builders are like this. They like to get there hands dirty. I think that explains why my father... also a builder.... wanted to come with me. That and the free coffee I bought him after we left the lake.

3. Even though I am humbled every day, I am proud of what I do. My homeowners are happy and I know I have given them my best.

I guess that is not several things, but I am tired and tomorrow is a new day.

The Final Push

noreply@blogger.com (Stephen) — Mon, 02 Jun 2008 01:15:00 +0000

The Final Push

Parade this week... The Parade of Homes starts on Friday and were almost done. Most builders know just a couple of more things to complete just keep coming. It's a good week for builders, it's a week I look forward to every year. This is the week I get to meet my most important clients to be. See, the Parade of Homes is 40 or so homes that are fully complete with some having furnishings. You then buy a ticket and go see all the homes. Hopefully, someone will stop by and see what you have done and like it. Best marketing plan available to any builder I know. I am very thankful to our local HBA for sponsoring it and bring it togethor..... Of course I have to pay a fee to enter, but that is beside the point. If you are in the Kalamazoo area and want to go visit the homes you can visit www.kalamazoohomepage.com and they will have the information for you.

So I have one more long week until showtime and then its marketing time!

Good Things Come In Threes (or Two's)

noreply@blogger.com (Stephen) — Mon, 26 May 2008 00:50:00 +0000

This weekend I was reading a copy of "This Old House" magazine. (June 2008) I was reading about getting what you pay for in a house. Which got me thinking about who builders are. Every builder I know personally, is actually what I consider to be an artist. You will never see any of there work on a wall at a studio, but you do see there work on the streets of every day life. I can look at a home in a certain area and I can tell with in reason who built it. Homes have there own artistic flair of who that builder is.

When people hire a builder I have to believe they are looking at his or her "artistic flair". Is the style of home they build the style I want and if not can they build what I want and see my vision. Which leads me to my question... When you are building something of such great value why does it seem that the lowest common denominator is cost. I know with the economy the way it is price has become an important issue, but I don't know anyone that should want there builder to break even on a project. If a builder does that to often he or she would not be in business to long and therefore would be able to warrant the home. Hiring a builder may seem as simple as buying a car but there are huge differences between builders. When hiring a builder you should always talk to past clients and possibly see some past work. In my opinion, you should talk to his or her trades. Do they like working for this builder? Does he or she pay on time? What you should be paying for is Peace of Mind.

Which brings me to my "Good Things Come in Threes (or Two's"). A builder friend of mine has a saying which I was reminded of this afternoon in a conversation with another builder. Building a house can be GOOD, FAST, or CHEAP. Unfortunately, you can only pick TWO. We can build your house GOOD and FAST, but it won't be CHEAP. We can build your house FAST and CHEAP, but it won't be GOOD. Finally we can build it GOOD and CHEAP, but it won't be FAST.

You decide.....
Have a great Memorial Day.

Green Building Today

noreply@blogger.com (Stephen) — Fri, 09 May 2008 01:25:00 +0000

I was driving in my truck today and got to thinking about "Green Building". Though I appreciate the concept and the ideas placed behind Green Building, I sometimes wonder if it has already gone the way of "Quality Built" or "Build with Quality".

Don't get me wrong, we use many green building concepts right now, energy efficient windows, upgraded insulation packages, 90% efficiency furnaces, we don't use tankless water heaters, but we do install a recirc line in the house so that you don't have to waste a ton of water while you wait for hot water every time you turn on a faucet or shower. I just can't help but wonder if we have already shifted into paying more attention to getting our "certifications" or labels that state that this house is green certified rather than paying attention to what is most important for the homeowner and how can we best use our abilities to produce a high quality (there's that word again) home.

I guess I just don't want the concept of Green Building to become just another huge marketing plan. I would rather we just build better homes. That's enough negativity for one day.

Cement Board Siding

noreply@blogger.com (Stephen) — Sun, 27 Apr 2008 23:55:00 +0000

We have had experience with several different types of cement board. We used Nichiha cement board shakes on this project, which by the way I like. As in any application you should always refer to the instructions given by the manufacturer, but I can give you some pointers or suggestions that we have been using successfully.

As with any siding installation, you want to have the proper house and window wrap behind the siding. With our application we used LP SmartSiding 5/4" x 6" for our corners and window wraps. Everywhere the siding met the trim, we back-caulked it. In other words we caulked the trim to the Tyvek. If the home is built in the fall or winter and a finish coat will not be put on the siding until spring, I think this gives the joints a good protection for the winter. We also caulk on the face of the siding as well. Every piece of siding we cut is also repainted. A lot of guys don’t like to do this but we like to reseal the siding. I don’t want moisture issues with the siding down the road. With this particular house we didn’t have a lot of pieces that met in the field, but when they did, we could always flash the joints with aluminum. You still should caulk the joint prior to finish paint, but this way you have permanent protection behind this joint. We have a Hitachi air gun that we nail a 2 ½" ring shank nail through the siding, but honestly, I prefer a roofing gun and a 1 3/4" nail. I’m sure this is not recommended, but if you hit the stud with the nail, which we do, it is harder to pry off a piece of the siding when nailed with the roofing gun verses the
Hitachi. It has a lot to do with the size of the head on the nail. Obviously we are blind-nailing the product. We also face nail with a trim gun where the siding meets the corners and windows and at the joints. Finally if you look at the picture, we have a band board that perimeters the house. We always flash the band board and then Tyvek tape the flashing.

I can’t stress enough the importance of proper flashing and protection of the house. Cement board is time consuming and requires some definite carpentry skills. If you are going to install the product don’t be afraid to ask some questions from someone who has installed the product or talk to the supplier about installation pointers.

Changing Industry

noreply@blogger.com (Stephen) — Sun, 27 Apr 2008 20:34:00 +0000

Week after week many thoughts about my industry go through my head. Finally after many months I have decided to write this information down. Maybe its just a way for me to sort out what the future is for my business. Most importantly right now we have an education change in he state of Michigan. From now on, new builders will have to have 60 class hours prior to obtaining there license. Which I think is great. The more we professionalize this business the better. It also becomes harder for the would be one time builders to get there license and build there own house. Which by the way I think the economy is taking care of that currently. With the current market forces and the banks skiddishness (is that a word) to loan people money, it is becoming harder and harder for people to get a loan for a house. With this in play, your typical homeowner/builder is not getting approved for a loan to build his house.

What does this current environment hold for the future, I don't know. What I do know is whatever comes to my head I am going to write about. Hopefully, you find it interesting eneogh to read and possibly put your thoughts and comments to.