Tuesday, July 19, 2011

Inspection Obsession...What's With All These Inspections?

During the construction of a new home, a professional builder is responsible for juggling a variety of inspections to ensure that a new home matches our client's vision, meets agreed upon quality standards, is on schedule and complies with applicable building codes.

Customer Walk-Throughs. In addition to the final client walk-through before the close of escrow, we also schedule walk-throughs with our homebuyers during construction. These tours provide both parties with an opportunity to discuss the progress of the home in a very tangible way. As a result, homeowners feel more connected to the construction of their home and more confident in our abilities.

Client inspections breed confidence about a home's value because they can see how their home was built and what it contains. We believe it better prepares them to take care of their home and provides a comfortable platform for our clients to communicate any concerns to us.

Government Inspections. Building permits are required for every new home built today. A permit is issued only after the local building department makes sure that the plans meet the building codes for a variety of issues, including occupant health, safety, and in some cases, energy efficiency.

At certain points during the construction process -- for instance, once the structural frame has been completed -- a call is made to schedule an inspection with the building department. The building inspector comes to the house and meets with the builder's site superintendent. Together, they walk through the project to confirm that the new section of the home has been constructed according to the previously approved plans and that all work complies with the building codes.

Most often the work passes muster and the inspector signs the building permit to signify its compliance. When the house is finished, the inspector's final approval prompts a Certificate of Occupancy (or CO) that allows the homebuyer to close escrow and move into his or her new home.

Internal Inspections. In addition to the necessary, on-site inspections by the building department, we often conduct inspections of our own during construction, based on standards and expectations we've established as a company.

The most important of these internal inspections happens just before our buyers move into their new home. At that time, members of our staff tour the house to make sure systems and products (such as the furnace or dishwasher) are working properly and that there are no missing or misaligned finishes (such as switchplates or door casings). That process leads to the creation of a to-do list, often called a punch list. Items on the punch list are typically satisfied before the homeowners formally tour the house with the builder. This is the last step prior to the homeowners occupying their new home.

We welcome inspections of all kinds for several reasons. First, we hate surprises. We want to eliminate any issues or missing pieces prior to the close of escrow. Also, we want to spend time with our clients to demonstrate and explain the home's various systems, point out key features, and educate them about the proper maintenance of their new house. Finally, we make these efforts so that our buyers are satisfied that we've delivered what we promised and met or exceeded their expectations.

Tuesday, July 5, 2011

Develop your Building Team: Earlier is Better

Historically and traditionally, people have been conditioned to follow a certain, linear path to building a new home. That is, hire an architect or designer to create the plans, select a builder and then maybe bring in a stylist or interior designer to apply the finishing touches.

But the reality is that this step-by-step approach to getting a new house is not only outdated, but can be risky in terms of cost and quality. A better approach is to form your project team from the outset. Doing so fosters a cooperative rather than combative or competitive working environment that produces more satisfying results. It's also a dynamic that's more likely to ensure you'll get what you want in a new home at the price you can afford.

By bringing your design and building professionals together as soon as possible, they can dedicate their efforts to meeting your needs and looking out for your budget.

Selecting a professional builder at the outset of your new-home project allows that person or company to work with an architect or designer to deliver plans and specifications that are realistic and can actually be built. It also increases the likelihood that the project will come in on time and on budget.

Too often, the old approach left builders having to argue changes to the plans and specifications that sometimes compromised a home's aesthetic value, if only to make it affordable. Downsizing is difficult. No one wants to be disappointed or feel like they had to sacrifice something -- especially a favorite feature or product -- because it was discovered to be too pricey.

This is much less likely to happen when architect and builder are working together early in the process. By combining their expertise they can help ensure that what's drawn can be built without sacrificing design quality and staying within budget. This collaboration can result in a far better housing value.

Here are some additional reasons to hire a builder from the beginning:

Materials ordering. Some products and materials require long lead times -- perhaps months -- between order and delivery. A professional builder can identify these situations and be able to place an order so that product delivery will not delay the construction schedule.

Code compliance. More so than design professionals, builders know the applicable building codes as interpreted by the local authority and inspectors. They can help insure that plans will be approved for a permit the first time they are submitted. When plans are kicked back for changes, a home start can be delayed, or worse, a job may be stopped midway to address a code issue.

A professional builder also will know when and how to submit for a building permit and schedule necessary inspections during construction to establish and maintain a tight building schedule from the beginning.

Buildablity. You can draw anything, but even something as seemingly simple as a window or door needs to be installed properly. If allowed to be part of your new home's planning process, professional builders and their subcontractors can quickly and easily identify potential installation issues before they become costly problems on the job site.

A collaborative effort from the outset allows ideas and information to flow among your design professional, builder, stylist, and you before anyone commits a significant amount of time and money to your new house. Sharing ideas and alternatives to achieve the best result is a far better approach than discovering a better idea too late, or not at all.