Before purchasing a home that needs remodeling or view/waterfront property, should we talk with a builder? Yes! A builder will help you analyze the “real” possibilities of remodeling or building on the site by taking your budget into account, probability of permitting, approximate cost to build or remodel and, in general, give you an overall opinion of the property’s potential. Contact Harrison Homes, and a project manager will be more than happy to meet with you and your realtor or architect for an on-site visit. This is complimentary and without obligation! Do we need a feasibility study on our land or home before purchasing, and when and how would we request a feasibility study? Yes. Harrison Homes strongly recommends a feasibility study prior to any purchase. It is important to fully understand the use of your land, whether you are buying an existing home with the intent of remodeling it or planning to build a new home. A thorough study should be completed to assure you of an informed decision prior to closing. Harrison Homes recommends you include in your Purchase Agreement a general feasibility clause for at least 30 days or more, depending on the issues. Once your Purchase Agreement is signed, we will put you in contact with a pre-construction consultant. Together, we will meet with you on site, define the scope of work, prepare a proposal for review and coordinate the entire process to ensure you have all the necessary questions answered before you purchase the property. Should we find an architect/designer and have plans drawn up before meeting with a builder? Harrison Homes, like most builders, has architects and designers that we can recommend. However, some homeowners have a specific architect or designer in mind because they have seen and admire their work. Regardless, the following are some guidelines we think lead to exceptional design and effective cost and time management. • Always have your feasibility work completed prior to beginning the design phases. Even the very basic design elements may be significantly impacted by this information. • Select a targeted budget that you are financially comfortable with to make sure the design is compatible. • Select a builder as early as possible in the process to “team up” with you and your architect or designer. Better decisions are made with all parties giving their insight into the project. • Just prior to the plans entering the final drafting phases, Harrison Homes suggests you pause and allow the builder to make a rough estimate of construction costs. If changes are necessary to bring the project back on budget, this is a good time to make them. What is the best way to select a builder we can trust? The following are Harrison Homes suggested must do’s when selecting a builder: • Ask for a previous customer reference list, and be sure to make the calls. Ask a lot of questions to ensure you select a builder that is the best fit for you. Discuss process, value, budget overruns, communication, integrity and would they use them again. • Talk with local bankers, lumber yards, plumbers, electricians, architects, designers, painters, etc. Describe your project in detail (i.e. level of quality, location, what you are looking for in a builder). They will suggest some builders. When one or two names are consistently recommended, those are the builders you should contact. • Visit actual building sites under construction. Note cleanliness, attention to detail, etc. • Visit completed homes when the owner is present and ask questions. • Obtain some of the builder’s subcontractor names and phone numbers and call them! Does the builder pay on time? How long have they worked with the builder? Does the builder typically do your type of project? • What services does the builder offer up front without obligation? What is the builder’s bidding, invoicing, budget review and change order processes? What is their mark-up on materials, labor, supplies, etc.? Also, be sure to review a copy of their contract documentation. What should we do before we sign a contract? • Once the preliminary choice of a builder is made, set a budget you are financially comfortable with for all aspects of construction. • With your builder, address all necessary site issues, complete the design of the home and initiate shopping to select all products you want in the house and that are consistent with your budget. • After all bids are in and reviewed, and you are within your projected budget, then sign a contract. What questions should we ask our builder before we begin? • Are you a fixed price or cost-plus general contractor, and why is your system in my best interest? • Do you have past client references I can contact to learn more about you and your company? Can I have a tour of some houses you have built in the area, so I can see your work in person? • How do you manage the home design process? Is the design contract with the designer/architect or with you? • Will you require we sign a contract and pay a non-refundable deposit up front? If things don’t work you, do I get a refund? • How much participation will we have in the selection of the products going into our home? How do you help us make those decisions? • How will you establish our construction budget, so we know how much our project is going to cost? Can you provide us with a copy of your budget or cost estimate form? • If allowances are used, how will we know what we will be getting? • Will you show us the actual bids you receive for our project? • What is the hourly rate you will charge us for your employees, and how much do you markup labor? • How will we know the actual price of materials going into our project, and how much do you mark the materials up? Do you provide copies of the actual invoices from sub-contractors and suppliers for our review? • What is your invoicing process? Can you provide us with a copy of a typical customer invoice? • What do you do to ensure the sub- contractors and suppliers on our project are viable? Are your sub-contractors licensed, bonded and insured? How do you make sure they pay their bills and Washington State sales tax? Why doesn’t Harrison Homes quote prices per square foot (sq. ft.)? • Every building site, and literally the hundreds if not thousands of choices made by the owner, are what determine the real price per sq. ft. of a custom home versus a spec home in a subdivision that is built over and over. • The roof design, including plate heights, number of corners, roof pitch, complexity of the roof, volume, number of stories, decks, soffits, patios and steepness of a lot, is just one of the variables that has a big impact on cost. • Often a builder may quote a price per sq. ft., when the actual price per sq. ft. may vary considerably depending on the final specifications, what is excluded from the price per sq. ft., what site costs are included (i.e. wells, retaining walls, landscaping, driveways, septic systems, installation of utilities, site clearing and hauling of soil and gravel in and out of the site), what exterior items are included (i.e. garage, storage areas, unfinished areas, decks, patios, fencing and soffits). If you have any specific questions that are not included above, please contact us, and a project manager will be happy to assist you!