EDUCATE YOURSELF AS A HOME BUYER
I have been building homes in the Columbia area for over 20 years and had the privilege of working with some of the finest real estate agents in the area. Many of these agents would ask questions regarding building procedures and questions about products used. These are very important things to consider when buying or building a home and can make a huge difference on your home as an investment or costs with maintenance and utilities. Here are a few things to keep in mind when looking for a home, new or used.
Who was the builder?
A lot can be said about this and the builder’s reputation in the area and how long they have been in business.
Windows and doors that were installed?
There will be a major difference in cost between upper end wood windows and lower end vinyl or aluminum windows. Did the builder buy the window package with Argon/Low-E glass? I feel this is an important part of a home and will affect utilities and overall maintenance costs in the future.
Ask questions about building materials.
There are many ways to save money during the framing process so I will mention a few. Using lower quality lumber throughout the project, spacing the studs, and rafters over 16” on center, using fabricated trusses on the roof construction, and using a very inexpensive OSB material for the subflooring which doesn’t weather very good during construction, not to mention is a very inferior product under wood flooring and tile as it will not hold flooring cleats and nails well causing future squeaks guaranteed.
Foundation/Concrete.
Very important to look the foundation for large cracks settling issues on older homes as well as some newer homes. Just ask questions on what companies were involved with the foundation and waterproofing, are there any waterproofing guarantees, questions about wall thickness and workmanship etc.
Exterior Brick. Stone, Siding, Stucco, etc…
If you’re looking for a home, new or used, Educate yourself on whatever materials were used and if possible the installers. Subcontractors in these fields come and go, so it’s good to know who was involved in the project. Most subdivions in Columbia will have architectural control which will determine what a builder can or can’t do. Some will allow a lot of siding on the front elevations some will not allow any. Most areas require a stone/brick or stucco front elevation with siding on the other 3 sides. Some will want the front and 2 sides wrapped with a stone/brick/stucco product which will add cost... While others require all 4 sides wrapped in a stone/brick stucco material. All just things to consider and can drastically affect the final cost of the home.
Interior finishes. Ask questions about things inside the home as well. There are many ways to add cost or reduce costs inside the home. Cabinet / countertop budgets can vary quite a bit between contractors as well as flooring, the level of the trim package details, lighting, appliances and any amenities that you may like in the home. Ask questions about the products used and the suppliers/installers involved.
Electrical/Plumbing HVAC/ Sound and security.
This one is probably the last thing you’re paying attention to when looking for a new or used house but is one of the most important. If you’re looking at the home for a first showing or back for another, when walking through. Look for what’s included in the electrical package. Some builders will only do the very basic including only what’s necessary, while other builders will wire the home with a proper amount of recessed lighting, extra outlets in every room, wiring every bedroom for a ceiling fan and including one, switched outlets in living areas, accent lighting, under cabinet lighting, 3 and 4 way switches where needed, etc.… At the end of the day, nobody wants to live in a home that is dark and has been wired inexpensively. Ask questions about the plumbing what products were used, fixtures/brands/etc.… Some homes will require multiple water heaters, or an alternative hot water system used if there are many bathrooms. Plumbing extras will also include water softeners, Hot water recirculating loops for a faster response, Exterior hydrants to be on hard water for watering lawns or plants/trees, and water purification systems, just to name a few. The heating and air systems can vary drastically. There can be several differences between HVAC contractors so ask questions on how many registers and return air locations there are in the home. Ask about zoning systems that will control temperatures better between levels of the home and pay attention to the equipment used, companies involved, and the efficiency ratings. Some homes will have more than one unit required and a zoning system while others may be using a geothermal systems or radiant floor heating just to name some of the most common.
Ask about the subcontractors used on the project.
There can be a huge difference in quality in every trade involved in the construction process. This will be a factor in the final price of the home.
Location, Location, Location.
Try and decide on where you would like to buy or build based on this for a better overall investment. Neighborhood amenities and schools are important as well as access to shopping and work. Lot selection is important when building. Buying a lot in a great location will be a good investment as well.
Pricing a home.
Cost per square foot? I have worked with many appraisal companies over the years and most would agree, unless you are buying in a "tract home" community this will be impossible to compare. As a builder my advice would be to compare certain features of each home, the location and overall build quality then make your decision of what is most important to you.
Pricing your home with several different contractors?
Almost everyone will get 2-3 estimates/bids on their new home. When reviewing your costs remember, there shouldn't be a large price difference between contractors in the Columbia area that are building the same quality home. If you experience this, compare all allowances involved and refer back to the items listed above.
These are just a few things to consider when buying or building a home, I hope this list helps in your decision process.
Who was the builder?
A lot can be said about this and the builder’s reputation in the area and how long they have been in business.
Windows and doors that were installed?
There will be a major difference in cost between upper end wood windows and lower end vinyl or aluminum windows. Did the builder buy the window package with Argon/Low-E glass? I feel this is an important part of a home and will affect utilities and overall maintenance costs in the future.
Ask questions about building materials.
There are many ways to save money during the framing process so I will mention a few. Using lower quality lumber throughout the project, spacing the studs, and rafters over 16” on center, using fabricated trusses on the roof construction, and using a very inexpensive OSB material for the subflooring which doesn’t weather very good during construction, not to mention is a very inferior product under wood flooring and tile as it will not hold flooring cleats and nails well causing future squeaks guaranteed.
Foundation/Concrete.
Very important to look the foundation for large cracks settling issues on older homes as well as some newer homes. Just ask questions on what companies were involved with the foundation and waterproofing, are there any waterproofing guarantees, questions about wall thickness and workmanship etc.
Exterior Brick. Stone, Siding, Stucco, etc…
If you’re looking for a home, new or used, Educate yourself on whatever materials were used and if possible the installers. Subcontractors in these fields come and go, so it’s good to know who was involved in the project. Most subdivions in Columbia will have architectural control which will determine what a builder can or can’t do. Some will allow a lot of siding on the front elevations some will not allow any. Most areas require a stone/brick or stucco front elevation with siding on the other 3 sides. Some will want the front and 2 sides wrapped with a stone/brick/stucco product which will add cost... While others require all 4 sides wrapped in a stone/brick stucco material. All just things to consider and can drastically affect the final cost of the home.
Interior finishes. Ask questions about things inside the home as well. There are many ways to add cost or reduce costs inside the home. Cabinet / countertop budgets can vary quite a bit between contractors as well as flooring, the level of the trim package details, lighting, appliances and any amenities that you may like in the home. Ask questions about the products used and the suppliers/installers involved.
Electrical/Plumbing HVAC/ Sound and security.
This one is probably the last thing you’re paying attention to when looking for a new or used house but is one of the most important. If you’re looking at the home for a first showing or back for another, when walking through. Look for what’s included in the electrical package. Some builders will only do the very basic including only what’s necessary, while other builders will wire the home with a proper amount of recessed lighting, extra outlets in every room, wiring every bedroom for a ceiling fan and including one, switched outlets in living areas, accent lighting, under cabinet lighting, 3 and 4 way switches where needed, etc.… At the end of the day, nobody wants to live in a home that is dark and has been wired inexpensively. Ask questions about the plumbing what products were used, fixtures/brands/etc.… Some homes will require multiple water heaters, or an alternative hot water system used if there are many bathrooms. Plumbing extras will also include water softeners, Hot water recirculating loops for a faster response, Exterior hydrants to be on hard water for watering lawns or plants/trees, and water purification systems, just to name a few. The heating and air systems can vary drastically. There can be several differences between HVAC contractors so ask questions on how many registers and return air locations there are in the home. Ask about zoning systems that will control temperatures better between levels of the home and pay attention to the equipment used, companies involved, and the efficiency ratings. Some homes will have more than one unit required and a zoning system while others may be using a geothermal systems or radiant floor heating just to name some of the most common.
Ask about the subcontractors used on the project.
There can be a huge difference in quality in every trade involved in the construction process. This will be a factor in the final price of the home.
Location, Location, Location.
Try and decide on where you would like to buy or build based on this for a better overall investment. Neighborhood amenities and schools are important as well as access to shopping and work. Lot selection is important when building. Buying a lot in a great location will be a good investment as well.
Pricing a home.
Cost per square foot? I have worked with many appraisal companies over the years and most would agree, unless you are buying in a "tract home" community this will be impossible to compare. As a builder my advice would be to compare certain features of each home, the location and overall build quality then make your decision of what is most important to you.
Pricing your home with several different contractors?
Almost everyone will get 2-3 estimates/bids on their new home. When reviewing your costs remember, there shouldn't be a large price difference between contractors in the Columbia area that are building the same quality home. If you experience this, compare all allowances involved and refer back to the items listed above.
These are just a few things to consider when buying or building a home, I hope this list helps in your decision process.