The Column

ABC's of Building a home- #1 - SITE INFORMATION

2010-07-19T15:23:00.006-04:00

SITE INFORMATION:
In Central Florida, if you want to build a home or an addition to your home, you must FIRST find out how much land you have for construction. Your licensed Contractor will do all of the following, but if you really want to know, read on. Hiring a Civil Engineer, Geotechnical Engineer, Surveyor, and doing thorough reseach can save dollars, months and disappointment later:

SURVEY: A survey is almost always needed to get a permit for any addition or new home. For an addition, you may be able to draw the added area onto an existing survey. Or, you can order a new one from a Registered Surveyor. Get an estimate of the cost from them including "elevations" of the slab, lot corners, driveway and street. If you have a large site, and your house is a significant distance to the property line, the Building Dept. might not require a current survey - call them.
SOILS ENGINEER - Hire a local Geotechnical Engineer to do a soils test. Every lot is different. Don't rely on anyone's advice other than a 'Geotech' Engineer. Ten per cent of the homes we build would have settling issures if it weren't for the soils tests we require. You want to know if the soil will support the weight of a house without settling and having cracked floors and walls. The Engineer can offer several depths to test, at varying costs. They will test for loose soil, water table, muck (decayed vegetation), clay, etc. They can also do environmental tests (ie radon), and the perc test for a septic system. If the lot needs corrections, they will make recommendations and follow up testing.
SETBACK LINES - GOVERNMENT: This might be on-line. Better, call your Building Dept. and ask "What are the setbacks for my lot?" You want the: front, side, and rear setbacks to the house. Also ask about pool and screen enclosure setbacks. If you have a corner lot, odd shaped lot, or waterfront lot, take your survey to the Building Dept. Write down the answers and the name of the person who gives you the information.
SETBACK LINES - SUBDIVISION HOMEOWNERS ASSOCIATION: Setbacks are not usually shown on a survey. Ask the Surveyor if they can include setbacks. If you have a Architectural Review Committee in your Homeowners Association, it will have requirements which might be greater than the government setbacks in #2 above. If you are in an old subdivision, look on-line or in the County records for recorded subdivision requirements. Also look for setbacks to driveways, air conditioning equipment, etc.
EASEMENTS: Study your survey for drainage, utility or conservation easements which might be greater than the setbacks. There usually are easements along the side lot line. Ask if anything, including the driveway can be built into an easement.
EQUIPMENT SETBACKS: Ask the Building Dept. if generators, pool equipment, and air conditioning units are allowed in the setback area. Generators usually have required distances to other houses due to their loud noise. The distance from the lot line to LP gas tanks, plus the distance to the house, can also be a limiting factor.
DRAINAGE: You may be required to (or it could be very wise to) hire a Civil Engineer to create a drainage plan. Remember this: "Water flows down hill." Every subdivision has County "approved construction plans" for the installation of the roads, sewer and water lines, etc. Look in those plans for the "Grading Plan". There are typically three drainage plans - "A", "B", or "C". Read the notes on the Grading Plan to find the slope per foot. Then ask the Building Dept. for the height needed between the finish grade and the slab. Then do the math to tell you how high the slab must be above the road, and solve the drainage issue. Compare this information with the Survey and the FEMA requirements.
SLAB ELEVATION AND FLOOD INSURANCE: The survey should have the FEMA Flood Zone on it. Ask the Surveyor or Civil Engineer what elevation is required for the slab and equipment pads. If you're in a flood zone your mortgage holder will probably require you to buy flood insurance. If the house slab or the air conditioning or pool equipment pads are built too low, you could be denyed insurance or pay a premium. You can apply to FEMA for an exemption in some cases - the Surveyor has the forms.
WELL: Go to the local office of your State Health Dept. to learn their requirements. Ask the Health Dept. and the well driller about their knowledge of conditions in your area. Typically your well must be at least 75' from a septic field or another well including your neighbor's well or septic field. Ask if there is enough space for a well drilling truck to maneuver to lift out the pump in the future. Note: if you're in an old citrus grove tell the driller to have the water tested for nitrates. You probably will need a test from the Heath Dept. before you can use the water or get your final inspections.
SEPTIC: The State Health Dept will have septic information. Ask an installer how much of your lot the tank and the septic field will need, and how close it can be to the lot line. A "perc test" ("perculation", how fast water absorbs into the ground) will be required Ask if you will need a 'mound system'. You may want to consider one of the new "on-site waste water treatment systems" that use less ground area and are more environmentally friendly, but do cost more.

Any information you have should be put into an organized file for future reference. Give copies to your Contractor, who will appreciate it greatly.

Dick Stier

Next: ABC's OF BUILDING CHECKLIST - #2 SITE PLANNING

American Flags in Lake Forest Subdivision, Sanford, FL

2010-06-27T14:13:00.004-04:00

On Memorial Day, 2010, I drove past all 700+ homes in Lake Forest and found that only 65 (9%) were flying an American Flag. I was a Marine Lieutenant in combat in Viet Nam. Barbara and I had two children at the time. She and I share a deep love of our country. Barbara and I decided to do something about the lack of flags to honor those men and women who have served our country.

We live in an amazing country and we can never forget it for a second. Our Republic is just an idea. We shouldn't expect that our way of life will continue forever. We have to review our system and refresh our patriotism constantly because there are many who wish to have their government, or religion be the dominant one. Therefore, the simple act of flying flags on a few holidays becomes very important. The flag reminds us of who we are!

We applied to the Lake Forest HOA to allow us to install over 150 flags in the common areas (street medians) during Memorial Day, 4th of July, Labor Day, and Veterans Day. The Board of Directors unanimously approved our application. We have purchased 200 flags on 30" sticks. It cost us $230.00, and will take about three hours of our time during each holiday. They will go up on July 3, and be taken down July 5.

We will paint the bottom 2" of the sticks with blue paint. If anyone reading this sees a new Amerian flag with blue paint at their home, please return it to us.

A future Blog entry will let you know what happened.

Dick and Barbara Stier

Solar energy financing idea.

2010-06-21T09:47:00.003-04:00

PG&E Corp. will partner with SunRun Inc. to create a new firm to finance the installation of solar energy sytems on approximately 3,500 houses in Arizona, California, Colorado, Massachusetts and New Jersey. Customers must commit to using the system for twenty years at a higher rate ($.20 per KWH) . Of course, the homes will use less energy. The firm will perform all maintenance.

Is this a good deal? Time will tell. But it is obvious that there is progress with new innovations toward reducing our dependence on foreign oil.

Homebuilder advice: if you are considering solar panels on your roof for any reason, have a licensed roofer inspect the attachments to your roof before writing your last check. Every panel has four penetrations into the roof. You want to do your best to prevent leaks.

Dick Stier
Designer / Builder

Largest Custom Homebuilders List, Orlando Business Journal

2010-06-21T09:17:00.004-04:00

The Orlando Business Journal determined that American Home Corp. was ranked #11 of the Custom Homebuilders in Central Florida, by dollar volume. Thank you to the customers that made this recognition possible. This was our first ranking on this list because we never applied before.

We a prior issue we were listed as on of the top Remodelers for 2009 by dollar volume.

If there was a ranking based on customer satisfaction, I'm quite sure we would be near the top. We aren't perfect, but we do strive for it.

Dick Stier
Designer / Builder

'Brutal Integrity' and 'Best' Management

2010-06-13T15:43:00.002-04:00

With the current leaking oil disaster, and the Toyota disaster, we see the effects of weak managers, in my opinion.

Upper management must insist on the 'best' practices for the firm. Frequently that involves spending the long dollar today to protect our future. Upper management must remember that a quarter turn on the screw, equates to a full turn to the employee trying to keep their job. The most effective manager I ever met (Robert Strudler, Chairman, U. S. Home Corp) said that "management gets what management pays attention to." In other words, if you want higher profits by cutting costs, you will get it, but at what price? We can never sell our future for any price. What are the consequences?

Brutual integrity is required for us all. Every morning , we each must look in the mirror, and never give ourself an excuse. And, we must require honest answers from everyone.

Chinese Drywall update May 2010

2010-06-13T15:27:00.002-04:00

First, American Home did not install any drywall manufactured in China. Thousands of homes do have it, and the lawsuits are flying. The first one to make it through the maze was a $2.6 million award by a Federal judge (U.S. District Court, Eldon E. Fallon) in April to seven Virginia homeowners. He ruled that alternative remedies have failed. The affected homes require the removal of all drywall, electrical wiring, HVAC equipment, appliances, carpeting, trim and flooring. His ruling is more stringent than the guidelines released by the US Consumer Product Safety Commission a few days earlier that did recommend removal of the problem materials.

Kudos to the Judge. Once a house has been 'infected', a quick fix cannot solve the problem.

For those new to the discussion, during the building boom, drywall produced in China was found to have a sulphur smell, which was attacking the metal components and the occupants. Some builders have begun replacing it on their own...Lennar Homes for one.

Shale natural gas will "Rock the World"

2010-05-27T12:58:00.004-04:00

The Wall Street Journal wrote a long article on 5/10/10 about the energy revolution that will result as more countries tap into their reserves of shale natural gas. It means that the USA won't be strapped to the oil producing cartels as more natural gas becomes available. New drilling techniques have reduced the cost of natural gas and increased the availability. We have enough of it to heat the homes of our great grandchildren!
In environmental terms, natural gas gives off half the carbon dioxide of coal. Its not as clean as solar or wind, but those won't be economically viable for many decades. We must insure that the inspectors do their job to insure that the drilling doesn't polute our ground water, however.
In the meantime we can switch to natural gas, help the environment, and maybe thumb our nose at some of the countries trying to control our future, such as Venezuela and Russia. It will give us the time, if our politicians have the guts to fund the research, to continue to experiment with alternative fuels.

New Medical Office

2010-05-10T13:49:00.004-04:00

American Home Corp. completed a new medical office for Dr. Charles Garnette, an Endovascular Surgeon, on May 3, 2010. It is the firm’s first commercial building project. Scott Stier was the Construction Manager. The Vascular Surgery & Vein Care Center, 407-363-7760, is located behind the Dr. Phillips Hospital on Doc’s Grove Circle (Can anyone tell me what a “Doc’s Grove” is?) in Orlando, FL. The building has a total of 5,800 sqft. of area. Dr. Garnette wants his patients to feel very comfortable in the new office. He and Barbara Stier, (Designer), selected stained wood recessed ceilings, doors, intricate trim moldings, and harmonizing paint and flooring colors to create a unique experience compared to most medical offices. “One patient couldn’t believe how beautiful the office is, so he called his wife to come down and see it for herself.” Dr. Garnette proudly said. The exterior style of the building is traditional with a tile roof, a cupola, stone, and symmetrical window and door details. Scott Stier said: “This was our first commercial building so we used our custom home mind-set and subcontractors to build a very high quality building. We’re very proud of it.” Robby Joshi, AIA, was the Architect.

Lumber prices

2010-05-10T13:08:00.003-04:00

Lumber prices are going wacky. In Central Florida, in January, four months ago, a 4’x8’ sheet of ½” plywood sheathing cost about $10.00. Today the cost is $20.00. 84 Lumber expects the price to drop in June, but a hurricane could change that.

The reasons were predicted. (1) There has been a slight uptick in demand. (2) There is no inventory stockpile, and many of the lumber and plywood producers have shut down and will never reopen. (3) The cost of shipping into Florida has jumped because there are fewer flat bed trucks available. When the truckers couldn’t make their payments, they sent the keys to the bank.

This is one of the reasons the Federal Reserve needs to keep interest rates at a level that promotes only needed growth in the housing inventory, and not stupid speculation. The Fed blew it in 2003 – 2006. There is no excuse. Too many good people have been hurt by this recession.

I predicted the end of the boom coming, and sold our last spec house in 2005. At that time I was openly criticized for being too conservative, and was told that I was getting too old. Oh really!

Prior to this, the last severe Recession that was caused by lending excesses was in 1991-92. Can we prevent the next? Support tough banking regulations. Elect moderate politicians of either party, who will govern. We’ve had enough of the power seeking Big Mouths.