Electrical Panel Is In

Serious progress was made on the electrical wiring this week. The electrical panel, switch boxes and canned lighting have all been installed.
You can click on any image to enlarge.

- Carol Williams

Lots Of Electrical Decisions

Wayne & Susan braved the cold and drove over to meet with the builder and electrician today. It was a beautiful sunny day, but quite cold. This picture is the view west out the front window. It'll look so much better when all the construction in the neighborhood is done... and the port-a-potty is removed!

They spent at least 3 hours going from room to room, identifying where the light switches, overhead fan switches, and electrical outlets should be placed.

They also spent an additional couple of hours with the builder, Rob Cannon, discussing details regarding the fireplace, entry walls, cable, phone, internet, and bath showers.

Wayne says the windows should be in before their next visit and probably tevek and thermal wrap. Much of the plumbing is done. Electrical, HVAC, and rest of the plumbing should all be done. Rob is hoping to start drywall in a couple of weeks.

Here are some additional comments by Wayne, based on the most recent visit:
"A few things on decisions made on the electrical that are good to know for you and potential home builders. The pool especially with heater and automatic electric cover; as well as, normal equipment will require around 150 amps of power if under full load. The service panel was increased from 400 amp to 600 amp with separate 200 amp weather panel to be installed outside near pool equipment.

Electrical center was established in the garage that will have transformers for outside lighting, sprinkler controls, and timers for exterior lighting and interior accent low voltage lighting.

I added a dedicated 20 amp circuit in addition to standard outlets in den for computer equipment. The wiring size was increased from standard 14-2 to 12-2 in order to carry more load and have ability to run 20 amp circuits rather than 15 amp.

We tried to stay with switch outlets with no more than a 2 gang box as this is judged cleaner more appealing look and less confusing to people although we did break down and use one 3 gang switch box in the nook. The exterior solar shades were a challenge with wireless controls in order to incorporate safety switches; as well as, wind and sun sensors. The electrician had to do a bit of internet research on this but the challenge was overcome with determination and knowledge.

We used a motion detector in the walk in closet and hinge switches in the other closets and pantry so lights would come on and go off easily and efficiently. Yes, we or I even decided to have lights put in the attic and the crawl space under the home as there are many systems in these areas that need attention over time".

Wayne

The Roof Is On

A spill on the ice has slowed me down on getting this post done. Last Monday, I took this picture of the new roof... completed none too soon considering the weather and impending forecasts.

Here is an earlier communication from Wayne on November 29th:
I talked with Rob and Greg the HVAC person. We went over system and agreed on the HVAC System with a some upgrading. Upgrade will add $$$ over the typical system for a home of this size but we wanted some items that were very important to us and will add comfort and make a healthier home.

Upgrades:
15 Seer High Efficiency System
Digital Pro Thermostat w/Outside Air Temperature
Frigidaire ERV ( Fresh Air w/Energy Recovery )
Hepa Filtration w/digital remote control
Steam Humidifier
Electronic Air Cleaner
All metal supply and return air ducts
5 extra exhaust air ducts to ERV

Fresh air will be brought into home constantly and stale air will be exhausted. The fresh air will be filtered preheated or cooled and then distributed throughout home. The bath fans will be eliminated and the heated air from showers will also be pushed through the ERV and distributed back into the system as well in conserving energy and balancing the system.

* * * * *

And, here is a note from Wayne, after their trek to Wenatchee on Sunday (Dec. 10th).

"Oh what fun. A run through the snow. Compact snow & ice from Cle Elm to the Big Y. Even following snow plows for about 15 minutes on Snoqualmie it was a 2 hour 15 minute drive. Not a lot of traffic and steady running that I would take any day over heavy traffic.

Home is looking good. We really like the entry. Roof color is outstanding of course in my opinion. Looking up at the thermal wrap is exciting and we are looking forward to the next trip over next Sunday. Appointment to meet with Rob and electrician at 11:00". -Wayne

Watch for ongoing updates. I think my back is on the mend, albeit a slow process -Carol

Planning For a Healthy Home

Here is the latest e-mail update I received from Wayne regarding communication with the builder. Pictures are of the home yesterday, after a week-end snow that still lingers with the sub-freezing temperatures. The roof sheeting wasn't quite complete on the garage yet.

Wayne says:
I talked with Rob and Greg the HVAC person. We went over system and agreed on the HVAC System with a some upgrading. We wanted some items that were very important to us and will add comfort and make a healthier home.

Upgrades:
15 Seer High Efficiency System
Digital Pro Thermostat w/Outside Air Temperature
Frigidaire ERV ( Fresh Air w/Energy Recovery )
Hepa Filtration w/digital remote control
Steam Humidifier
Electronic Air Cleaner
All metal supply and return air ducts
5 extra exhaust air ducts to ERV

Fresh air will be brought into home constantly and stale air will be exhausted. The fresh air will be filtered preheated or cooled and then distributed throughout home. The bath fans will be eliminated and the heated air from showers will also be pushed through the ERV and distributed back into the system as well in conserving energy and balancing the system.

Another Update From Wayne

Here is Wayne's report from his trip over on Friday. I'm not sure why the formatting isn't publishing right. It looks fine in the work window. Might be a software glitch. Will work on getting it sorted out:

The Gerald Home
1987 Stoneridge DR
Wenatchee, WA 98802
11/17/2006

I made the trip over by myself as my wife was needed at work. I did information sheets
for HVAC, Electrician, and Plumber and discussed with my wife before departing.
Sunrise on Snoqualmie Summit was beautiful; a little black ice on Blewett Pass but my
car with Blizzak stud less tires got me to the 9:00 AM appointment at Bagdon’s.

The cabinets are to be Shaker Style 5 piece front of Cherry in kitchen and baths, Alder in
utility room with a warm & fuzzy/light pecan stain. All cabinets raised 2 inches to 38
inch height. Reed glass added to accent in a couple of cabinets and pantry door. A section
of 6’ x 8’ cabinets were also decided to be put into the garage.

The builder (Rob Cannon) and I then met the installer of the Bean Vacuum System from
Sew Creative at the site. He had the home laid out for 3 outlets but I wanted some
overlapping and decided on 5 outlets. The motor installation area in garage was decided
with motor to have a silencer muffler and also be vented to the outside for noise
reduction.

We took a lunch break with of course some more discussion and back to the site to
HVAC appointment. Once again I was told about the cheap energy in Wenatchee and
payback period with most people only installing 13 seer systems which is minimum seer
required by government energy standards. Well, I said no way and we are upgrading to a
16 Seer High Efficiency Heat Pump & Handler with Variable Speed.

The heating and cooling system in my opinion is the heart of the home. Upgrading here
for energy, health, and comfort would be a big plus now and for the future. A dual air
filtration system with Hepa Filtration and Electronic Air Filter; as well as, Fresh Air
Circulation with Heat Recover. A whole home Steam Humidifier was also added to
system and a digital control screen for all functions including outside air temperature.

The electrician got tied up on another job and we were not able to meet with him today. I
did go over much of the electrical changes and upgrades and gave Rob a sheet for him; as
well as, the electrician.

The plumber was in the area and able to meet with us although there was not a lot of
changes to be made to the home. I did want to make sure there would be a pressure
reducing value and it was confirmed that there was one in garage.

I also asked him to rough plumb for a whole house water filtration system. We have a
Blue Rhino System picked out that will filter out metals, silt, contaminants, nitrates,
chemicals and etc but did not know if it would be available in time for installation as the
plumber plans to begin on Monday the 27th.

We did decide as we will have a pool and additional mechanical equipment; as well as,
the arger foot print of a rambler to have hose bibs put on all sides of home. A third leg
water line is to be installed for water recirculation back to water heater. This saves water
by having hot water at faucets and showers at time of turning them on controlled by
timers and switch controls. Water needed to be plumbed to HVAC area for humidifier; as
well as, drain and supply water to utility needed to be lowered for front load under
counter mounted washer and dryer.

It was a busy day with a lot of decisions even without meeting with the electrician. I
made it over Blewett in the twilight and sunset just as I crested Snoqualmie Pass on my
return back home.

Wayne Gerald

Wayne's Update

I asked Wayne to give me a rundown of what he and Susan accomplished during their visit here last week-end. Here is his reply:

"Another productive meeting with Rob. We did a lot of discussion and preparation for our next meeting with Electrician, HVAC, Cabinetry, and Home Vacuum System People. Incorporating the low voltage deck mission light to interior accent lighting, location in garage for low voltage transformers & sprinkler system controls. Controls to be mounted inside rear garage with a frame similar to large switch plate cover to have good accessibility to mechanical equipment.

The 4' x 4' window in master bath changed to octagonal window. Also put 1/2 octagon window from bath to master bedroom. The dropped or coffered ceiling to be in master bedroom, dining room, and nook were discussed and decided to all be also of octagon design.

We dropped off the cat doors and weathervane bracket. Traditional roster ( copper ) to be mounted on the garage roof.

Do to the planned exterior solar shades or sun screens we decided to have the window wrapping increased from 4 to 6 inches. Cabinet height was decided to be raised from standard 36" to 38". Cabinets were decided to be added to garage that would require extra blocking by builder.

The building process appears to be moving along rapidly and a lot of decisions need to be made and we want these to be well thought out and made as not to delay the builder.

I will be back in Wenatchee this Friday meeting with Rob at the Cabinet, Door, & Hardware Company at 9:00 AM. Then on to the appointments with electrician, heating & air condition; as well as, vacuum system people. Rob said he also would have a plat map with home digitally placed so we can start our basic landscape design and be prepared to meet with landscaper."

Trusses Are Coming Along

Wayne and Susan were back in town today to check on the progress of the house. Finally, there are some trusses up to make it take the shape of a real house.

When Wayne gets back home, I'll have him send me a narrative of some of the things they discussed with Rob and other decisions they are in the process of making.

Click on any image to enlarge.

mailto:Carol@TopPropertiesWenatchee.com

Mass of Interior Wall Framing

Still no trusses. As winter approaches, time becomes more critical to get the trusses up and the roof on. It's difficult to see the progress since the last entry, but there has been a lot done on interior walls and window framing. This is a phase difficult to take pictures because it's just a mass of interior wall studs.

Wayne and Susan made an unexpected trip over last week-end to visit with the builder and make a few more decisions. I was able to be at the meeting but here are Wayne's comments via e-mail:
"We picked window grids, refined the stone work, talked about vacuum system, low voltage hall lighting ( similar to path lighting in landscape ), ceiling fans, floors, and cabinetry. Sue liked the shaker cabinetry, now we are deciding whether cherry or alder with a light pecan stain. I ordered 7 ceiling fans, 6 casablanca panama-six speed & an outdoor casablanca for the porch."

I believe we got a lot done and this way Rob is able to order the windows this week."

Stay tuned...

Carol Williams,
Real Estate Agent

Six Days Later

More work has been done on the exterior walls. These pictures were taken about sunset this evening.

As far as I know, the roof trusses are still scheduled to be in this coming Tuesday.

The upper left picture is taken from the northwestern corner of the house.
The picture to the right is taken from the southwestern corner of the house.
The lower left picture is the east wall (back of the house) from the interior.



Remember, you can click on any image to enlarge.


-Carol Williams,
Wenatchee Real Estate Agent

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Search Wenatchee real estate: homes and land for sale

Framing Has Begun

Today I met Wayne & Susan at the building site. They had scheduled a walk-around with the builder to go over some details relating to window selection, roofing, etc.

Lumber is onsite and framing for the exterior walls has begun. The builder, Rob Cannon, anticipates the home will be completely enclosed by Thanksgiving, so they can spend the winter doing interior work.

The next major item, the roof trusses, are scheduled to be delivered a week from Tuesday.

In between visits to the site, Wayne & Susan have spent a lot of time at building supply outlets choosing tile, hardwood, and making lots of other selection decisions.

Onward...

-Carol Williams










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Finally... More Activity

For some reason, there was a delay in getting the lumber delivered to the building site. But, now the stringers are up and the decking for the floor is being installed. We should see some outside wall framing by the end of the week.

Click on images to enlarge.

-Carol

The Pool Is Ordered

On their way out of town Saturday, Wayne & Susan stopped at Swim World and made their final decisions for the purchase of the swimming pool.

Although the pool can't be installed until next Spring, they felt it was important to get it ordered, and a deposit down, now so they can be first on the schedule for installation when the time comes.

They opted for a 14' x 31' 6" St. Thomas model with an Automatic Polaris Safety cover.

-Carol

Measuring for the Pool

When Wayne & Susan saw the picture of the foundation posted, they felt compelled to drive over to see for themselves. When they arrived in town, they were greeted with a fabulous, classic, Fall day.

They were impressed with the amount of building activity going on in the neighborhood. Looks like this housing development will be pretty well finished by the time they move in next Spring.

While here, they did some measuring to see how the swimming pool and apron is going to fit in the back yard. This required taking into consideration regulatory set-back requirements.

They are wise to be doing this planning during construction. They were able to coordinate, with the builder, in adjusting the location of the foundation... and incorporate hiding some of the pool equipment service lines in the crawl space. Also, safety codes for pools have changed considerably so they are already making plans for fencing and gate security to exceed the already strict new codes.
-Carol

The Foundation is In

The foundation is in and we should soon see actual construction of the structure begin.
-Carol

The Footings Are Poured

The footings are poured and forms up for the foundation.

Notice the first skiff of snow on the mountains in the background?


Carol
www.TopPropertiesWenatchee.com
www.CarolsWenatchee.com/wenatchee-realestate

Still Waiting

I stopped by the building site yesterday and happened to catch both Rob & Dewey Cannon, the builders. Rob said the building permit would be issued today and they would probably pour footings tomorrow. So, if this comes to fruition, we can start seeing some real progress.

Stay tuned...

-Carol

Ready, Set...Go!

Here is the building site, staked and ready for the foundation to be framed and poured. According to Rob Cannon, the builder, they will be pouring foundation Tuesday or Wednesday... so watch the blog. I'll be posting pictures and commentary fairly often from now forward.
-Carol

Base Price Adjustment

The original base price of the home was negotatied to be $382,500... based on $170 per square foot. After the architectural drawings were approved and accepted, the builders agreed to bill the additional square footage at 1/2 price ($85 per sq. ft.)... and the following Addendum was drawn up and approved by all parties.

" Because the square footage in the approved architectural drawing is more than the original Purchase and Sale Agreement was negotiated from, the base price of the home will be as follows:
2250 square feet @ $170 per square foot = $382,500
102 additional square feet @ $85 per square foot = $8,670
___________________________________________
2,352 Total square feet @ Total base price of: $391,170 "

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Floor Plan Design Approved

On Monday I met with Wayne & Susan to get their signature on the Addendum accepting the architectural design and floor plan for their new home.

With this Addendum, the Earnest Money was released to the Builder, Cannon Homes, and serious progress can begin. The builder will now apply for the building permit and probably start doing the excavating in preparation for pouring the foundation of the home on Lot 7 of the Peach Haven II subdivision in East Wenatchee. As soon as the building permit is received, the foundation can be poured and the building can begin.
-Carol

To discuss buying, selling, or building a home contact:
Carol@TopPropertiesWenatchee.com
Real Carol's real estate blog with photos and commentary

Finalizing the House Plans

Wayne checking in:
Met with Rob & Dewey (builders) and liked the plan option 2. Increased 60 SF and they indicated this at 1/2 price or $ 85 per SF. They sure are doing a lot of work on plans and site on lot. The differences in the addendum are so small it does not matter whether we pass that along or not. We will sign off the plans and addendum (with you) before we leave town.

Rob indicated that there is a lot of dirt piled on our lot from the dig next door. They will be hauling dirt from the site today and tomorrow and Rob wants to walk the site with us before we leave. Let me know what might work for you on getting together. Maybe later this afternoon or tomorrow although not sure how you are about working on Sunday, or Monday but that might be a little tight with us meeting with Rob.

Sunday morning might work well as I just heard this from Sue. We do have a nice room here with couch, chair and of course all the usual stuff, so rather than a restaurant if you would not mind we could meet here or your office. Your office also good and you do have all the stuff there. Your call. Let me know.
-Wayne

Clarifying Options & Upgrades

During the various discussions with the builders and their agent, Wayne & Susan were very detailed in what they wanted included in the new house... many items of which would definitely be upgrades from a typical house. They intended for the builder to incorporate these upgrades in their bid.

When the builder gave us the bid of $170 per square foot, Wayne & Susan made some assumptions about what was included and what might be upgrades. Being the totally organized ones they are, they sent me an itemized list of what they believed would be included (within the bid price). We forwarded this on to the builder's agent, who met with them to make verification. Here is the list (with builder notes):

Extra dedicated circuit 20 AMP for CPU in Office room (Upgrade)
Ceiling Fan Outlets in Entry, Great Room, Office & all bedrooms (Included)
Bath Fans & Utility Fan 80 cfm .4 sone panasonic (partial upgrade)
Appliance allowance of $2,500 (o.k.)
R49 Ceiling Insulation (Partial upgrade)
Attic & Crawl lights and outlets (2 included)
Comfort height toilets-Kohler 2-piece systems (Partial upgrade)
Pre-wire for surround sound (o.k. $2000 maximum allowance)
Sink in utility room (o.k.)
master bath tile counters, tile shower to top nclosure and soak tub surround (o.k.)
Clear guard on glass shower doors (upgrade)
Lighting allowance of $1500 (o.k.)
Sinks-kitchen cast iron -porcelain, other sink above counter assumed good plus quality (o.k.)
Open or uncovered pation approx 200sf (1 covered patio included... other extra)
5/8 inch OSP on roof (upgrade)

This is a good example for NOT making ANY assumptions. Everything must be clearly outlined, so there are no unpleasant surprises.

Although their initial reaction was disappointment in the extra costs, the Geralds' feel they are still happy with how the process is moving along. Wayne's comment was: "The differences in the addendum are so small it does not matter whether we pass that along or not. They are doing so much on planning, house on site location, and etc. We feel we are getting a great builder and service as we enter the building process. ".

More Planning

I received the following e-mail from Wayne on Sunday. I was out of town for a few days, so Wayne & Susan met with the builders to go over some planning and design items:

"Met with the Cannon's and got a lot done in my opinion. Window sizes, and a few layout items. We also met with John at Swim World that was recommended by Dewey. Appears they will coordinate the pool towards end of construction and most likely pour the concrete patios and pool apron at same time. That way all can match with same perimeter stamping and etc. Pool is a fiberglass 14 x 28 located behind master bedroom and a portion to the north.

The plans are now ready to go to the cat drawer. Rob said he might dig the site hole next week as they are doing the one adjacent. I doubt very much if we will have any challenges or questions about the final drawing. Looks like most if not all have been carefully covered and appear very acceptable".

- Wayne

Opening Escrow

We have a fully executed PSA now, and I opened escrow this morning. To "open escrow" I took the PSA and the Earnest Money Deposit to the Title company of choice. In this case we chose Transnation Title, officially known as Land America Transnation Title Company.

Generally, the buyer chooses the title company but Wayne & Susan are from out-of-town and did not have a preference for a local title company. In the past, if a buyer asked me for a recommendation, I have had a preference toward First American Title (formerly known as Land Title). Unfortunately, they are currently on my naughty list and I am not making them my title company of choice at this time. They did some "downsizing" and laid off my favorite escrow officer... so they could keep on some of the less tenured Spanish speaking employees.

I want to make it perfectly clear... I am absolutely NOT racist in any way, but I do have a problem when totally competent, dedicated employees are replaced just because they don't speak Spanish. It's not right, in my opinion.

Anyway... since we did not have a title company of choice, we agreed to use Transnation Title which Lisa suggested because that is where this particular builder close a lot of their transactions. This should help things keep running smoothly. The monies from the E.M. deposit will be put into a trust account. This will be held, in this case, until after the final design approval by the buyers.

Once the buyers approve of the design and the builders are given the go ahead to proceed with the construction process, the E.M. will be realeased to the builders to apply for permits, excavate the lot and purchase building materials for the project.

This release of the E.M. is not typical of most transactions. In a typical re-sale transaction the E.M. is held in trust at the title company until closing and applied toward to purchase price. But, since this is a custom construction, the Earnest Money will be released to the builders as security for their expense in the project.

Now, we wait for the drawings to be done so they can be reviewed and approved by the buyer. This may take a couple of weeks so there probably won't be much activity on the blog until then.

Carol@TopPropertiesWenatchee.com

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Distributing Documents

Since my last entry one week ago today, we've been passing paperwork around for review and approval by ALL parties. Because of the Independence Day holiday week-end, Lisa was not able to review the details of the offer with the builders until Wednesday. After reviewing with both Rob & Dewey and getting signatures, the signed documents (with a few minor changes and clarifications) were e-mailed back to me on Thursday evening. Since the Geralds live out of town, I forward the documents (via e-mail) to them for review. There were no changes of particular consequence and Wayne & Susan should be sending the documents back to me with their initials next to the changes.

After I have their initials on the changes, which will constitute a "fully executed Purchase & Sale Agreement", escrow will be opened. I'll write about that next time.

That's enough for now. Will let you know when documents are signed and we go to escrow.

Have a great week-end!
Carol

Carol@TopPropertiesWenatchee.com
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A Meeting of the Minds

We're making serious progress with our nego- tiations for building a custom home for Wayne & Susan Gerald. We had another meeting with the prospective builders and their agent this morning.

Shown here are: Wayne Gerald, Dewey Cannon (builder) Susan Gerald, Lisa Day with her cat Izzy (Cannon's real estate agent), and Rob Cannon (builder). Rob is Dewey's son and did a great job of researching and presenting information on the specific items Wayne discussed at the last meeting. As a professional home inspector, Wayne is very knowledgeable and has some very specific ideas about some (non-standard) things he wants in their new home. The builders have been very receptive to these changes... as long as the buyers are willing to pay for the additional cost of materials and labor, of course!

Two of Wayne & Susan's primary issues are to make the home extremely energy efficient... and to keep good quality air circulating through the house at all times (even when the windows are closed). We tend to get complacent about our power useage in the Wenatchee area because our power rates are so much lower than the rest of the country. Although electric power is relatively inexpensive in this area (now), the Geralds feel an obligation to build an energy efficient home. It's socially responsible and (eventually) economically beneficial.

Anyway, we had an excellent meeting, going over the details with the ultimate goal to put together an agreement everyone will be happy with. After the meeting, Wayne & Susan came back to my office and wrote up a Purchase & Sale Agreement. We have submitted it to the Cannon's real estate agent, Lisa, and hope to have all signatures within a few days. The holiday week-end may delay things a bit.

As a result of the meeting, we agreed the purchase price would be based on $170 per square foot. This includes the lot and an excellent quality home package. There will certainly be some changes and upgrades but $170 is the base price. At this time, it appears the square footage will be about 2,250 so we are starting with an estimated price of $382,500.

The Geralds submitted a non-refundable $1500 deposit for the builders to have the architectural draft prepared for their final approval. This will probably take two to three weeks.

Although the builders did not request it until the drawings are approved, the Geralds have put up another $60,000 (slightly over 15% of the base price) to put in trust with the escrow company (Transnation Title). They did this to show the builder how serious they are about proceeding with this project. Once the architectural design is reviewed and approved by the buyers we can proceed with the project. At that time the Earnest Money deposit will become non-refundable. Upgrades and changes will be paid at time of ordering the materials.

Stay tuned for the next installment...

Carol

http://TopPropertiesWenatchee.com
Current Wenatchee real estate news, info & trends

Making Progress

My clients, Wayne & Susan Geralds, (pictured on THE lot) and I had a very productive meeting this morning with builders Dewey & Rob Cannon and their real estate agent, Lisa Day. We spent about 1 1/2 hours at a table going over the details of a 2200 square foot custom construction one-level rambler. We then went to the targeted building lot to clarify, visualize and discuss some additional details.

Lot 7 in the Peach Haven II subdivision in East Wenatchee has been selected as the building site. We are now waiting for a construction quote before we draw up and finalize a Purchase & Sale Agreement. At this point, it all looks very promising.

Wayne & Susan are a joy to work with. Besides being nice people, they know what they want and are very knowledgeable. Wayne is a professional appraiser and home inspector, so is very familiar with building products and grade & quality issues. Wayne's business name is "Star Appraisal & Home Inspection" and, when he moves to Wenatchee, will be offering his professional services in this area as well.

Stay tuned for progress reports...

Carol@TopPropertiesWenatchee.com
www.TopPropertiesWenathee.com
Wenatchee real estate news, info, and trends (through pictures and commentary)

Making A New Plan

Trying to get back on track after the disappointment of the recent "miscarriage", we went out lot shopping Monday. We met with another realtor to preview some new subdivisions, so we can pick out another lot to build the house on. The lot pictured is currently targeted as the most likely prospect. It is located in the new Peach Haven II subdivision.

We have a meeting scheduled with the builders for this coming Saturday morning. Hopefully, we will be able to come to terms on a lot, floor plan, and construction schedule.

Stay tuned...

Carol@TopPropertiesWenatchee.com
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We've Experienced A Miscarriage

The "Birth Of A House" has experienced a "miscarriage". Negotiations broke off and were aborted earlier in the week. Dozens of hours of work is all for naught.

After much ado, we were unable to get the builder to commit to a price on the home and there were too many variables and uncertainties, so we aborted this particular project.

One of the options we discussed with the builder was a "cost plus (18%)".

There were advantages and disadvantages to this cost-plus approach:
* The main advantage, of course, is the buyers have total say over what goes into the house, without the builder trying to discourage them.
* The main disadvantage, as I saw it, was the builders would have no incentive to keep costs down, particularly while negotiating rates with their subcontractors. Since they (the builders) would be paid on a percentage of the total construction costs, they would prefer for costs to be higher.

At one point the builder gave us a price and offered to carry the construction loan through completion. But, the next day they withdrew that offer because the cost of building materials are going up so quickly they were afraid they would lose money.

There were just too many uncertainties and we weren't feeling good about proceeding. Hopefully, we can find another piece of land and an acceptable builder. The builder owns the piece of land we were hoping to build on so that is no longer an option.

Onward...

Carol@TopPropertiesWenatchee.com
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Another Meeting With The Builders

Yesterday, we had another meeting with the builders. After much ado, we were finally able to get a line item summary of costs. This took several days because the builders had to calculate the cost of all the building materials AND get quotes from the various subcontractors that would be doing work on the project.

Anyway, we were able to sit down at a conference table and hash over some more details. This took about 2 hours. We're getting really close to being able to put the details under contract and getting on with the process of applying for permits and proceeding with the project.

Stay tuned...

Carol@TopPropertiesWenatchee.com
http://TopPropertiesWenatchee.com

The Lot

Here is a picture of the lot we hope to have the house built on.

Last Saturday we spent 4 hours with the builders, going over details for the new house. We're still waiting for a construction quote from the builders, so nothing has been settled yet.

Introduction to Birth Of A House

I am working with a couple from the Sammamish area who expect to begin construction of a new home in Wenatchee sometime this summer. With their permission, I hope to chronicle the "birth" and "maturity" of this home, through photos and commentary from negotiations with the builder through the last nail.

In the meantime, please visit my other Wenatchee real estate blogs:
Wenatchee Residential real estate
Wenatchee (and general) investment real estate info

Have a wonderful day,
Carol

Carol@TopPropertiesWenatchee.com