Real Estate Building and Remodeling - How to Avoid the Miseries Chapter 3

Real Estate Building and Remodeling - How to Avoid the Miseries Chapter 3

There are significant differences between building from scratch and remodeling existing structures. Both are attended by pitfalls with long term consequences and you will be dealing with a host of different people with different agendas - some if not most of which will be contrary to yours.

You may need to deal with people in your project neighborhood. My city requires sign postings that alert neighbors of a pending project and invite their input. So having a neighbor that doesn't love thee can set the stage for very poor start on any project.

You will need to deal with various government departments that may or may not be user friendly as regards zoning, planning, permits, inspections .... in a world that will probably be completely foreign to you.

You will be involved with your construction team - designer, architect, contractor, sub contractors, and vendors. And you may be consulting with people about financing, insurance, tax consequences, etc. You should count on different sets of people for building and for landscaping work. My experience is that the landscaping element often fails to receive the attention it deserves. You do not want a nice looking building surrounded by amateurish landscaping. Expect contractors to work at odd times and hours. I recommend having a completion date with penalty clause [dollars per day] in the contract for late completion.

Rule number one is do your homework. Time devoted to learning about every aspect of your project by speaking with experienced people and reading project related materials will be your best investment. My experience is that most people involved with any phase of building or remodeling are willing to share their knowledge and experience. Do not be stingy about the time invested in this activity!

Rule number two is follow the rules. Cutting corners - like proceeding without required building permits will bring nothing but grief. One known grief example is a two story structure built without permits that will probably never be approved for occupancy and may even be torn down. Residential remodels without permits are virtually certain to show up during any title transfer which will prevent the transfer. You don't want to know how tax assessors react in such situations, and your casualty insurance could be adversely affected as well.

Rule number three is work only with credentialed professionals. The differences most of us recognize between amateurs and professionals in such things as sports are equally present in matters related to building and remodeling. Credentialed professionals are characterized by current licensing, insurance and/or bonding, experience verifiable by credible references and unblemished standing with the Better Business Bureau, State Department of Consumer Affairs or similar organizations.

Rule number four is get more bids. Even the best professionals may bid different amounts at different times depending on various elements such as their current level of business and the general economic situation. Three bidders from project designers, architects and contractors who have been informed that they are one of three bidders is my minimum. The usual order is designer to architect to contractor. It is critical that all three understand the difference between building and remodeling, and it is best to have your contractor handle the permit acquisition.

Here are some of my pet ideas. Lawns may be lovely, but require continuous mowing, irrigation, etc. So think outside the box for alternatives like plants, rocks and artificial turf - especially in places where lawn areas are small or odd shaped or contain obstacles like plants, rocks, posts, plumbing, etc. Rain gutters are among my favorite no no's because I don't see the value, and they are almost always designed to plug up and require continuous care in hazardous circumstances - especially at the edge of a second or higher level roof edge. There are a couple of well designed gutter systems and some non gutter alternatives. It is very good to have a front porch light - installed away from the door so the flight of light attracted bugs does not enter when the door is opened. Finally, consider attractive covered parking to deflect the sun and weather.