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Click to see lists of registered builders in the state of Texas.
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Buying a home is one of life's biggest decisions. See how consumers rate selected homeowners insurance companies, mortgage lenders, and new home builders. VIEWING A HOME FROM EVERY ANGLE Many people put the cart before the horse when planning their new homes. In many cases, a family will fall in love with a floor plan and pay little or no attention to the site where the plan is to be built. Instead of treating the floor plan and the home site as different elements, it is important to understand the relationship between the two and how they can work together to produce spectacular results. By accentuating the positive aspects of a home site, you’ll gain the best views and allow yourself more privacy and control over “problem” areas that may need camouflage. Many of the issues to consider when selecting a home site have little to do with the land and everything to do with lifestyle. Some important issues include school districts, property taxes and proximity to work. When you start to shop, you’ll discover that home sites are as individual as the owners. One distinction between home sites is subdivision lots versus single parcels of land. Subdivisions usually offer owners a homeowners association and/or an architectural review board, which works to maintain a level of protection over property values. Single-site home sites usually offer larger tracts of land, more privacy and the opportunity to express individuality in the home’s exterior, without having to submit plans for community approval. After considering all of these items, it’s time to evaluate the home site's physical characteristics. Ask yourself the following questions: * Is the site heavily treed? * Is it level or sloping in appearance? * Is the elevation above the 100-year flood plain? * What are the deed restrictions and setbacks? Problems crop up in unusual places. For instance, your home site may have a beautiful, natural appearance now, but when cleared for construction, the top six inches of soil will be gone. This means that the grass, natural shrubbery and small trees will be removed from the construction area, and may leave you with land that looks very different. Heavily treed home sites are appealing to many people, but can present additional construction costs. In order to build, crews need to remove all the trees within seven feet of the house, as well as the trees in the areas of the driveway, sidewalks, septic tanks and drain field. Many regions also require permits to remove trees. Low-lying or sloping home sites can also add considerable construction costs to a project. The costs of fill dirt and special construction requirements add up quickly, especially if the home is susceptible to drainage problems or sits in the 100-year flood plain. To determine if this is the case, check with your local building officials or request from the owner a survey showing the lot’s topography. If the sloping home site has a great view, you may want a custom floor plan developed that follows the lay of the land. In the case of a steep mountain elevation, for example, you could have a basement or garage built into the slope. Beware of setbacks and deed restrictions. Before you purchase a site, make sure that it can accommodate the home you want to build. Setbacks are regulated by the zoning department and can be confirmed with your building department. In special cases, a variance can alter the setback requirements, but that can be time-consuming and difficult to obtain. Deed restrictions can contain requirements on the size, style and appearance of a home. Check with local officials and ask the seller to disclose restrictions that might compromise the style of the home you plan to build. CHOOSE THE PERFECT PLAN FOR YOU There is nothing more rewarding than creating the home of your family’s dreams. You’ll have developed a special place for your family, a refuge that reflects your character. The prospect of finding just the right plan for your family’s new home and then seeing the plan through the building process can, at first, seem like a daunting project. If you can organize your project around the stages listed here, however, you can turn your dream home into reality fairly easily. The most important decision you’ll make is choosing the right plan for your dream home. Remember that you are the expert about your family’s needs and wants. The home you grew up in, and the living experiences you have had so far, give you a strong background to draw from when you decide what you like best. Varied ceiling heights and a unique curved wall give definition to the different gathering spots in this casual family area, while the design maintains a roomy, open feel. Some basic considerations include whether you and your family lead a more formal or informal lifestyle, and whether you want the bedrooms grouped together for access to young children or spread apart for greater privacy. Also, make a list of your fundamental needs and your most longed-for wants. List rooms that you’ve dreamed of, rooms you need now and rooms that you may need in the future as your family either grows or shrinks as children leave home. Consider a plan with flexible rooms that can be used for different purposes as your family’s needs evolve. No matter what your specific requirements, the home’s size or the character you prefer, we believe that the basic planning concepts mentioned above should be included in any new home you consider. As you review the considerations listed below, see how they will work for your family’s needs and wishes, and compare your home plan selections to these criteria. Once you define the parameters, start your search. The most obvious place to begin is the home’s exterior. The exterior style you select sets your home’s character. While the floor plan needs to perform well, the exterior sets the stage. You may prefer a more formal, traditional style; a relaxed country character; an exciting contemporary home; or one that borrows elements from a number of styles to create a completely new look. Specific materials and finish colors can also make a substantial difference in the look and feel of your home. Add hand-split roof shakes to create a rough-hewn country character; add double-hung, divided-light sash windows to create a more traditional look. Select masonry or masonry accents for a more substantial look, or neutral color tones for the siding and trim for a more unified character. If you plan to make changes to the floor plan that will affect the home’s window placement or change the proportions, be sure to make these modifications in a way that will preserve the character and detail that attracted you to the home in the first place. A top home plans supplier can make these changes for you to assure compliance with the original design intent. As you picture your new home, be sure to consider the surroundings and the neighbors’ homes. While you won’t be building a duplicate of their homes, you will want to select a compatible size, style and site to make your house feel “at home.” If your property is large or wooded, you can go with a more unique look without standing out like a sore thumb. Another important decision will be whether you want a two-story, a ranch or a split-level. One of today’s most popular styles is a traditional two-story with the master suite on the main floor. This plan suits people who cannot or do not want to climb stairs, or those who just want some added privacy. Many couples prefer a main-floor master suite that can accommodate a home office or computer center. No matter which floor plan you choose, stay relatively flexible when you see a house that attracts you, but may not have everything you have pre-determined as a “must.” In many cases, those extra features can be added to the plan. Next, consider what designers call the zoning of the home. The placement of the three basic areas of the house—the formal living areas, the more active family spaces and the sleeping quarters—will determine the flow of your family’s activities in the home. Try to envision your family’s living patterns as you evaluate a plan. Do you prefer a family entrance through the garage? Where do you gather for everyday meals, TV watching and casual entertaining? What types of settings do you need for family interaction and privacy? As you walk through home plans, also take into consideration the accommodations you will need for space-eating materials like your household cleaning equipment, hobby materials and exercise equipment. Once you figure out the fundamental characteristics like the exterior style and the number of stories, spend some time on the special details that will add character to your home. A little extra attention spent on the ceilings can add a great deal of style and spirit to your home. Ceiling treatments are also a creative way to define unique rooms throughout your home. Ten to twelve-foot flat ceilings are very popular, as are vaulted ceilings that soar to an exciting peak, or tray ceilings that add definition to a room. The first place you may want to open up is the family room, where you will no doubt spend much of your time. A dramatic high ceiling in the foyer will wow first-time visitors, while a stylish tray or vault in the master suite spices up this special room. Most of us recognize that a degree of openness between rooms helps expand space visually and allows the living areas to borrow space and light from each other. The “through views” of the home can also make a big difference in how your home feels—boxy and segregated, or open and flowing. Hallways are turning into half-walled galleries rather than dark, walled-off traffic areas. Nowadays, we really live and usually entertain in our family rooms and everyday areas, so there’s no need to close them off from view. During the planning stages, take a look outside the home also. Indoor/outdoor orientation is a lifestyle quality most of us want to emphasize today. Not only are we integrating our interior lifestyle with outdoor activities like vegetable gardening and healthy barbecues, but we also want to view and enjoy our private outdoor environments from as many rooms as possible. You’ll want to consider sunrooms or screened porches you can build now or add in the future. Storage has assumed new importance, too, as we accumulate so many specialized items in our fast-paced lifestyles. The largest coat closets need to be near the everyday family entrance, not the front door. Children need a place for their computer equipment, and parents need closet space for their business and casual clothing. It is beneficial to take a foot or two off a room’s dimensions to add more closets throughout the home. These elements may seem staggering, but, armed with your personal list of what is most important to you and your family, you can rate how well a home plan will complement your lifestyle. Select a dozen or so plans and then start narrowing down your choices. As you weigh what is really important against what you would have wanted if budget and lot size were no object, you can refine your selections to the homes that best suit you, your family, your budget, your site and your neighborhood. Building a new home is one of the most significant and enjoyable investments you can make. Take the time to enjoy the planning process, as well as the end results. The natural sunlight that pours into this workroom through the transom-topped French doors, the skylights and the stunning window arrangement will encourage your creative side. Exterior Style Choices You also need to decide the exterior style of your new home. Many people know what they want, but if you are unsure, don’t worry. It is simply what appeals to you. Exterior designs are very regional and this should be kept in mind; most people prefer for their home to harmonize with the community, so choose appropriate designs for your region. If you choose to be unique, it could affect your resale value. If you are unsure of your preferences, there are certain characteristics of each style that may help you to decide. The following is a review of common styles in today’s marketplace. Country - Nationwide, this is the most popular style. Characteristics include a large front porch or a wraparound porch, and a steeply pitched, gabled roofline that runs lengthwise. The farmhouse style is often lumped in with country-style designs. This house is typically a rectangular or L-shaped home, often two-story, and is derived from homes built in agricultural communities around the turn of the 20th century. Traditional - This term describes many classic designs with regional characteristics. Georgian, Federal, Cape Cod, saltbox and ranch designs are all regional (and historical) styles. Simplicity is a common characteristic of traditional designs. They display little ornamentation, simple rooflines and small-paned windows that are usually spaced symmetrically (ranch styles may be an exception). Victorian - This traditional-style home has strong historical origins; rooflines are intricate and include turrets, dormers, towers, bays and eyebrow windows; ornamentation and decoration are inherent in the Victorian, and very ornate porches are a prevalent feature. Shapes are complex and materials are usually shingles or narrow-lap wood siding. This style is more appropriate for two-story homes, although one-story designs with Victorian features are becoming more popular. Mediterranean - This style is strong in the Sunbelt states, particularly in California, Florida and the Southwest. The exterior is traditionally stucco and includes tile roofs, broad overhangs, lower-pitched rooflines and open-air verandas, courtyards and covered porches. You will find both one- and two-story Mediterranean designs. Contemporary - This broad category embodies many styles and shapes of homes. The common denominators are an absence of ornamentation and decoration, and in general, little or no reference to older styles (although the shingle post-modern styles are derivatives of historical designs). How to organize your home plan selection process: 1. Make a list of what you and your family want in your home, noting the relationship of rooms, special activity areas and expandable spaces to accommodate possible needs in the future. 2. Choose the exterior you like best, be it contemporary or one of the many varieties of traditional American or new European styles. Clip photos from newspapers and magazines that indicate your favorite looks. 3. Keep in mind your space needs and style preferences. Start looking through the numerous home plans catalogs available today. As you find homes that meet your criteria, mark them and put them into a collection. As you find a group of houses that comes close to your dream list, see if the floor plan you like best can be combined with the exterior styling you prefer. 4. Contact your home plans supplier. Most top home plans sources can assist in customizing your plans, or even suggest alternative plans that may more closely fit with your needs. 5. Consider how the plan you have picked will fit your site, if you already have one. If you are still shopping for a site, make sure that it will accommodate the plan you selected. Check with your building department to learn about zoning requirements. Your plan may need to meet setback requirements and height restrictions. 6. Select a builder, if you do not already have one, and meet with him or her to review your plan. Your builder can give you a fairly good idea as to whether the home plan you selected is appropriate for your site and bud-get. Once you order the blueprints, you will want to do a more detailed evaluation with your builder to more precisely determine the home’s suitability and target cost. By following these starting steps, you can be assured that the home you have selected will be the most satisfying and rewarding investment you will make for your family. Prominent Portland, Ore., builder and former president of the National Association of Home Builders, Jim Irving, says that your first step should be to call your local home builders’ association, found in almost every community around the country, and ask for a list of builders’ names. Then, just like anything else, you have to find out about that builder, says Irvine. He recommends interviewing both the builder and the builder’s references to make sure you’re beginning your long-term construction relationship with the person who’s right for you. “You want to make sure it’s not a house, but a home,” advises Irving. “How does it meet your needs? A builder will be able to help you make those decisions. He’ll may be able to work through the questions that you have and guide you through the decision-making process.” Once you’ve solidified a relationship with a builder, you might wonder whether or not you should spend a lot of time on the building site. Irving says most builders appreciate your being present, as long as you’re not micro-managing the job. They are professionals, he says; they have to keep everything on time to get the job done. One thing to keep in mind, though, is that a construction job site is dangerous. There are a lot of loose materials and nails that provide many situations where people can be hurt. Builders are concerned about this, which leaves all the more reason to have a strong relationship with your builder. The product is very complex; it takes tens of thousands of nails, hundreds and hundreds of thousands of boards, lots of windows and lots of tile to assemble a home. Problems may occur. Your relationship with your builder is very important when it comes to service. “You want good service out of your home,” says Irving, “and you’re entitled to have good service from the builder who builds that home. Having that dialogue, having that relationship, allows the builder to meet your expectations and allows you to understand what the builder can and cannot do for you.” Poor workmanship, unfinished business and broken promises can result in a homeowner’s shattered dreams. It’s happened before. One man tells of bringing his children to a building site and taking pictures. He thought they were going to get a home and live the American Dream. Instead, he now has to tell his children that they won’t have that; they won’t have a house and a backyard. Thirty miles away, another neighborhood, a similar scene, the same builder. Here, there are empty lots, unfinished houses and more disappointed homeowners. When you buy a new house, you want it to be perfect. What can you do to make sure that your house doesn’t become a nightmare instead of a dream come true? Maybe you can learn something from Kelly Sandlin’s example. Kelly got a new job. She and her son, Christian, were moving to a new town and their first home—a new, custom-built home in a Dallas suburb. Kelly lived about 100 miles away, and she wasn’t able to keep a close eye on the home’s construction. She had to rely instead on the builder’s word that everything was going according to schedule. The builder told Kelly that he was building all the houses that were going up in the neighborhood. He said he wasn’t going anywhere; that he’d be there for years. She believed him. But when Kelly and the movers arrived on move-in day, the house wasn’t ready. She claims the carpet wasn’t in, the electrical wiring wasn’t finished, there was no insulation in the attic and the builder was nowhere to be found. She called him from morning until night, and he never called her back. Kelly and Christian ended up sleeping in the car that night. She had to put her furniture and belongings in storage. They ended up having to stay in a motel for a week, which they couldn’t afford after paying the overtures and the down payment on the house. Then, late one afternoon, Kelly got an unexpected call at work from the builder. He was suddenly in a big hurry. “If you just come down here and sign the papers at the title company, we can close and get this thing done. You and your son can move into your house tonight.” Kelly had some questions. She asked about taking a walk-through and about the punch list. “We don’t have time to do that if we’re going to get you into the house tonight,” was the builder’s reply. He also told her that if she didn’t close on the house that day, she would lose her low-interest, fixed-rate mortgage loan. Then he made more promises. “Move into the house, and we’ll have all this stuff done in a week,” he said. “You just give me a week. We’ll work around your schedule and we’ll get all this stuff knocked out. You can do the walk-through after you close, after you move in.” Against her better judgment, Kelly trusted the builder and closed without a walk-through. That’s when the nightmare started. Kelly and Christian moved into the house. It looked wonderful on the outside, but when she took a closer look, Kelly saw there was trouble. There was sloppy brickwork, misfit vents and rusted, unfinished door jambs. She found rough and mishmash plasterwork on the walls and poorly laid linoleum with gouges in it in the kitchen. A ridge underneath the linoleum pointed to an already-cracking slab foundation. And then there was the ceiling fan in the living room. It was both annoying and unsafe, jiggling and clanging so fast and so loud it looked like it was going to fall right out of the ceiling. There were problems in the bathroom too. A porcelain chip was missing out of the bathtub, where the hot tap ran cold and the cold tap ran hot. The caulking was missing, so water fell behind the tub. Kelly says the builder stopped returning her calls. She saw him recently on television, where he was featured in a story about a group of unhappy customers in another part of town. How can you avoid the type of problems that Kelly Sandlin had? Before you close on a new home, do a walk-through with the builder. Write down any items that need to be finished, as well as a definite date by which those will be done. As you go through the house, be thorough. It’s a good idea to check the most important things first. _ Does the heating and air conditioning work? _ Are the electrical outlets functioning properly? _ Do all the switches work? _ Are the appliances installed properly and working well? _ Are the cabinet doors straight? _ Don’t forget to check the attic. _ Make sure the house is clean and ready to move into. If there are problems in any of these areas, it is probably a good idea to stand your ground and insist that they be corrected before closing. But be realistic and keep a cool head about things like cosmetic repairs, retouching paint or tightening screws. Those can usually wait until after closing as long as you have the commitment in writing with a firm finish date. And finally, a few tips for the cautious buyer. Before you decide to buy, check the builder’s record with the Better Business Bureau. This could save you a lot of headaches later. Keep your options open. Don’t get backed into a corner on the closing date. Try to schedule the closing so that you have some flexibility if something goes wrong. Spend a couple of hundred dollars on a professional home inspector, just as you would if you were buying an existing home. A professional can spot problems you might never think to look for. Get a list of all the subcontractors who worked on your house. You never know when you might need to contact them. Finally, learn from the experience of others like Kelly. Look at your house inside and out. Don’t just look at it and say, “It’s a beautiful house, I’ll take it,” and then, “Where’s the dotted line?” Remember, you’re going to be in that house for a long, long time—maybe for the rest of your life. |
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