| New Home Construction and Customization
Hosted by Katherine Salant
Syndicated Columnist
Tuesday, April 23, 2002; 1 p.m. EDT What should you know when buying a new home? How do you assess your needs for a home -- as a new family, blended household or empty-nesters -- and customize? Katherine Salant is the syndicated columnist of "Housewatch" and is also the author of "The Brand New House Book." She is an expert on new houses issues large and small -- from materials to design and floor plan layout. Salant also asks the right questions -- for example, what are the amenities in a new home community? If it's a golf course, which lots should you buy to avoid a stream of golf balls in your yard and a stream of golfers retrieving them? A native Washingtonian, Salant holds a masters degree in architecture from Harvard. She began her career as a Fulbright Scholar studying Nepalese village architecture, and lived with families in four villages. She continued to study in Southeast Asia, and after returning worked as an architectural designer. Salant has been writing about architecture and the environment for 15 years, and is an expert on home construction and quality. The transcript follows. Editor's Note: Washingtonpost.com moderators retain editorial control over Live Online discussions and choose the most relevant questions for guests and hosts; guests and hosts can decline to answer questions.
Katherine Salant: Hi. I'm Katherine Salant and I'm ready to discuss anything you want to ask about buying or building a brand new house. If we don't have time for all the questions, you may find the answer to the one you want to ask in a book I wrote based on my columns in the Washington Post and other newspapers called "The Brand New House Book." It came out last summer and is available on amazon.com and in bookstores.
Rockville, Md.: Hi, Katherine:
We are interested in buying a new townhome in a golf community. Can you advise on which lots should we buy to avoid a stream of golf balls in backyard and a stream of golfers retrieving them? We do not want to pay premium for lot whose backyard facing golf course, though, and we really do not mind about backyard facing to golf course. Katherine Salant: Dear Rockville, A good question. In general, lots to the right of the fairway will get more balls because most golfers are right handed, so their shots tend to go towards the right. In some courses, houses are only on the left side of the fairway for this reason. A lot in the middle of the fairway will also get more balls than one near the tee or the green. A par 3 hole is also a good bet because most golfers will get their tee shot onto the green. In the book that I wrote and mention in my intro today, there is a section on golf courses that you will find helpful I think. But I have to go on to answer the other questions!
Washington, D.C.: We are awaiting the release of a new phase of condos at a well-established development. The builder keeps saying it will be "next month" and then when "next month" comes again it will be the following month. No good explanation has been offered for these continuous delays. The builder seems to be reputable and the area is in demand. Any insight? Katherine Salant: Sorry, but I can't help you there. You could always suggest that you are about to look elsewhere to see if that elicits anything. Are you working with a buyer's agent? Such a person should be privy to a grapevine that could explain it.
Washington, D.C.: Hello, when purchasing a brand new yet to be built condo unit based on a blueprint, how can we be assured of selecting a unit with a reasonably good view (i.e., not looking at the back of the other units) and plenty of light? Can we be confident in the builder's assurances? Any advice you can offer will be much appreciated!! Katherine Salant: Have you checked out the site plan? It should indicate the location of the other buildings in the project. If this is to be built in an area where there is not yet much development, you should find out what the adjoining property owners are intending to do with their land, which could seriously affect you view.
Chevy Chase, Md.: Ms. Salant, When I lived in Oregon, there was a movement to build houses that had a less negative environmental impact. Here in the D.C. area, I haven't seen much concern for these issues. Are you aware of any firms that try and build using recycled materials or sustainably-harvested wood? Katherine Salant: Oregon has a well-deserved reputation for being a state where environment concerns are taken seriously. Not that they are not here, but it's not a hot button yet. Off the top of my head I cannot think of a builder that uses the kind of materials that you mention, but I am sure that among the small, custom home builders in the DC area there are a few.
Leesburg, Va.: The lot for the new construction home we're buying does not have the option of a walkout basement level, although we could add a walk-up. I really dislike walk-up's and am planning to not opt for it. But will this make our home an oddity, or cause other problems later that I may not be considering?
Thank you. Katherine Salant: One plus for a walk-up, by which I assume you mean steps outside leading up the grade level in the back yard: if you plan eventually to finish the basement and want to include a bedroom down there, the walk-up would, I think, meet the building code requirements for egress in case of a fire (that is it would provide a means of escape). If you plan to finish the basement and want to put anything big in it, it will be easier by far to bring in such things through the walk up stairs than through the house. On the minus side, make sure that it has a proper drainage so that in a downpour it does not become a source of water into your basement.
Fairfax: Hi.
I'm interested in doing an "in-fill development" house. Specifically, finding something old and decrepit, tearing it down, and building from scratch.
Any advice on finding (and dealing with!) owner of the old structure, then with the city/county officials, architect, & contractor?
Thanks! Katherine Salant: This is such a complicated question that I cannot do it justice, but here are a few comments. The jurisdiction may have changed the rules about setback requirements and building height since the house was built. Also, in many neighborhoods now, the people who are living there highly resent a big new house that puts the adjacent ones in shadow. So check first to see if you can build the size house that you want. Second, be prepared to jettison a lot of things you may consider essential such as a 2-car garage because it may not fit on the site. Third, if there are trees on the lot that you want to save, bring in a consulting arborist to take a look for 1)are they worth saving and 2)where to locate the house and construction equipment to ensure that they will make it through the home building in tact and not die. Fourth look for a residential architect with experience in this kind of project and a contractor who has also done it and knows the pitfalls. Good luck. I keep saying this but there is also a section on this in my book!
Springfield, Va.: If you had to pick between a finished basement or a sunroom (as a builder option) which would you choose and why? Katherine Salant: I think most buyers want the basement so for resale I would go with it. It is great for storage and when you move in you will have lot of stuff that you need to put somewhere and you don't' want to put it on display in the sunroom. I can also say from experience that having a house without a basement in a place where buyers routinely expect one puts you at a serious disadvantage when you try to sell.
Fairfax, Va.: This question may not be totally relevant to the discussion, but I'll ask anyway. When are we going to start growing smarter? The way in which we grow has not changed since at least WWII and look what it has gotten us into - ugly sprawl eating up the countryside, dirty air and half of people's lives spent in traffic. Two big items I think that need reforming: insistence on quarter acre (or more) lots -much denser housing will have to be built] and total lack of coordination between transportation and building permits. Katherine Salant: I think that one positive development re smart growth is the increasing interest in in-fill housing. As more builders observe that buyers are more interested in houses that are closer in, they will all start to move in that direction. As to the quarter acre, this is pretty much a dinosaur already in the DC area. As land costs have gone up, the lots have shrunk.
Washington, DC: What should I look for in an attic fan? Katherine Salant: I'm not expert on this, but I think one thing to check is how many cubic feet per minute of air the fan will pull through your house. You also want to get one that is the right size for your house and you want to install it so that in the cold months it does become a way for cold air to come in. As with any piece of equipment, check the warranty and compare the warranties of several manufacturers.
Alexandria: If I am looking to get the best value for my money, is it better to get a custom built or a tract built new house? Is it even possible to have a custom built house in most developments? It seems they are all owned or developed by certain companies, most of which will not build custom but just according to their own plans. How much adaptation or modification to plan can a buyer typically request from a new house built according to a developer's plan? Katherine Salant: A custom built house in the DC area will easily be two or three times the cost of a tract-built one. So, I would say the place to start is how much can I afford and, having said that how can I make a prudent choice? Most of the building that goes on in the DC area is tract-built. Within that category, however, are "semi-custom" builders who will customize, that is change, their standard plans and they will often procure materials if what a buyers wants is not something they standardly offer.
Rockville, Md.: Is a house in a golf community appreciate or at least preserve values better than the one in a non-golf community?? Assuming they are of same size, by same builder, and in same part of a city. Katherine Salant: If you have a lot next to the golf course and it does not get pelted with golf balls, the view would make it worth more. If your lot is not next to the golf course, then, of course it won't be worth as much and may, in fact, be comparable to the lot in a non-golf course community, esp. if the two lots are in the same part of a city and built by the same builder.
Alexandria: I think the earlier question referred to choosing a -finished- basement vs. a sunroom, not vs. no basement at all. Would that change your answer - i.e., is it a good idea to put $20,000 or so into finishing off a basement with nice walls, carpeting, etc.? Katherine Salant: Sorry, I read too fast! I think you would have consider how you would use the two spaces. I have seen many attractive sunrooms in models, but I am not sure how much they really are used, especially since they are usually in addition to an eat-in kitchen with a sizeable breakfast area and an adjoining family room. One plus with the finished basement is that you can segregate family activities by level.
Rockville, Md.: Ok, we got it that a basement is better choice over sunroom in term of resale. How about a basement with walk-up/out vs. one without? There is a situation where no walk-up/out is allowed. Would it hurt its resale value? Katherine Salant: I don't think so, but you should ask a real estate agent. I think the biggest plus with the basement is that you have one.
Springfield, Va.: Clarification on the finished basement vs. sunroom question: All the houses have full basements but I'm talking about having the builder finish the basement (carpet, drywall, etc.) vs. opting for the sunroom and perhaps finishing the basement in the future. Katherine Salant: I think I just answered this. Do you need more clarification?
Charlottesville: We're planning an addition to our house. We know pretty well what we want to do, but need official architect plans. After being burned by one architect (sadly, we discovered that a lot of locals thought this guy was a waste of space only after he wasted over a year of our time procrastinating) we thought of talking to an architect consultant to hook us up with someone reliable. Does it make sense to pay the architect consultant to find someone, or would we be wasting our money? Where do architect consultants get their information? Katherine Salant: I am not familiar with an "architectural consultant" Could you elaborate?
Washington, D.C.: I am having a house built in Bowie, Md., which is much more affordable and greater value for the dollar than anything in Montgomery County. The builder won't start laying the foundation for a few months. As a new homeowner, what can you tell me in terms of what to keep tabs on, what features I should include, and whether PG is actually a good county to start a family in. Katherine Salant: PG County continues to be the best deal for a new house in the DC area because the land costs there are lower than in the other counties adjoining DC/Alexandria. Have you already signed the contract? If not I would have it reviewed by a real estate attorney who is experienced with new home construction, I would engage a private home inspector to make periodic checks as the house goes up and include this in your contract. As to the features to include, you should check what buyers of the other houses in the subdivision are getting. You don't want to get too many (you wont' get your money out at resale) or too few (you won't fare well when buyers compare your house to the one down the street that is also for sale).
Washington, D.C.: Good afternoon. I am thinking about buying a home later this summer, and happened to see your chat listed. What are the major financial differences between buying a home and building a home? Can I build a reasonable home for the cost of a home that is already standing? Katherine Salant: Good question. To briefly summarize: If you buy a house from a tract builder, you only have to get a mortgage for the finished house. The builder takes out the construction loan and he sells you the finished house and lot as a package. If you decide to build your own house, you have to buy the lot and get your own construction loan. It is more complicated and there is more risk. I don't know how new construction costs compare with resales in the DC area.
Germantown, Md.: When you walk into new model house, all you see is upgraded fixtures, for example, the model house's floor for foyer, living, dining room and kitchen are large ceramic(or slate?) titles all over, which I like it very much. but the actual standard fixtures is wood floor for foyer, carpet for living and dinning room, vinyl for kitchen. My question is: does it cost more to have these upgraded by builder(pay extra for the option), than to just pay nothing for standard, but later on do it by yourself or have HomeDepot installed for us after we move in for a while, say 5 to 6 years? Katherine Salant: You should comparison shop. If you have narrowed down your search to one or two builders or even you have picked the builder that you want, take the sales brochure with the floor plan in it and go around to several flooring places and ask. They may have to go to the model and measure because the info in the sales brochure is not sufficient. The builder has a captive audience in the finishes, so the prices are not always very competitive. You may find it is better to get all the builder's standard finishes and then change them. The only snag is that it won't be included in your mortgage.
Germantown, Md.: I disagree with you advice concerning opting for finishing off a basement versus a sunroom. I believe it's wiser to opt for the sunroom in that it involves additional foundation work, carpentry, roofing, AC/Heating whereas a finished basement can easily be done several years down the road and is quite easy to do in an occupied house. It's mostly just light framing, electrical, sheetrock, paint and carpet (some of which can easily be done by the owner). Doing a sunroom down the road is quite a bit more expensive and disruptive. Katherine Salant: YOur comment is well taken. But before I got the sunroom, I would want to be sure that I would actually use it. I am not convinced that they are always so useful.
Waldorf, Md.: Our asphalt driveway is starting to break apart and stones are starting to come loose. We had this house built and moved in last December our builder has said we have already gotten our final coat of sealant, but when I look at my neighbors driveway it is perfect. We do not park our cars on top of it since we have a garage. What recourse do I have several of my neighbors are also unhappy with theirs. Katherine Salant: In most jurisdictions in the DC area, a buyer of a new house has 12 months to uncover any defects. So if you are still in the first 12 months, you may be able to rectify it. I would first check with the building department. Then if several other homeowners also have this problem, there is strength in numbers, so I join forces and check with all the other owners to see if there are even more people who would strength your cause. If it is defective, you should be able to get it corrected.
Centreville, Va.: I am planning to buy a single-family house in Chantilly, VA. This lot is behind the strip mall. There are woods in the border and also there is a fence. As this is first time purchase so was curious if there is a drawback in buying house very close to a strip mall. Katherine Salant: ARe you working with a buyer's agent? This is the kind of question that an experienced buyer's agent should be able to help you with. If there is a strip mall, is there other development in the works near by? Are you just off a busy street? These could be negatives. Another important thing to check is the true status of the woods. Are they on your land? The developers? What assurances do you have that the land won't be developed? Don't depend on just the builder's say-so.
Gaithersburg, Md.: When bought our new house recently, the builder refused to change one word of the contract. Is this practice common in Montgomery County? Katherine Salant: Unfortunately yes, but it still pays to have the contract reviewed by an experienced real estate attorney because you need to know what is in the contract.
Vienna, Va.: Hope I'm not too late with this question - if so can you post an email for you? I have purchased a building lot and am talking to architects about designs. What is the rule of thumb for their services. This one charges an hourly rate to do several to-scale sketches and hone in on a design then 5% of probably building cost to do specs to send to builders for bids then another - yet-to-be named fee for managing the building process since I live 800 miles away. Is this the norm?
Katherine Salant: Architect's fees can go all over the map. In general, the fees are estimated to be a certain percentage of the total estimated construction cost. I have not heard of this arrangement. Have you consulted with other architects in the area to get an idea of what the usual practice is? I would suggest it. And I keep saying this, but I think you would find my book helpful!
Rockville, Md.: While we're on the topic of basements...what is an English basement? Is that a basement without the walkup/walkout option. Also a comment for Springfield's sunroom vs. finished basement dilemma--If he goes for the sunroom, he always has the unfinished basement that can be finished later and then ultimately will have both. It will be much harder later to add a sunroom. On the other hand, we're finishing our basement two years after buying and it's much more of a pain now than it would have been at the time of construction. Katherine Salant: An English basement is one that has windows above grade. Many new town houses in the DC area have a basement with a room on the front that has windows.
Architectural Consultant: As I understand it, you talk to the consultant about the building you want to do and they find someone suitable. I'm just not sure that this is worth the time/money, since I'd want to interview the architects they suggested anyway. (And then I'm going to all the home-improvement stores we frequented while remodeling the kitchen and mentioning the name to see what kind of reaction I get!) I think I'm talking myself out of consulting one. Thanks, though. Katherine Salant: Working with an architect to design a house is such a personal thing that I would not rely on a consultant to find the right one for you. I would forgo the consultant and interview several architects to find the one you feel most comfortable with.
Rockville, Md.: 15 or 20 years down the road, which one would means more money in your pocket---buy an 15-20 years old house or brand new house? The new house cost more than the old one in most suburb area of comparable features, and you pay money over renovation on the old house, if both in similar or nearby location. Katherine Salant: 15 or 20 years from now, the brand new house will not be brand new. So, comparing it to one that is 30 to 40 years old (the one that is 15 to 20 years old now), the value would depend in part on its condition then(does the roof need replacing, new windows? kitchen cabinets falling apart?)compared to the older one. So, from a materials standpoint, what quality of windows, roofing, etc is the new homebuilder offering? Will they still be there in 15 or 20 years? As to the design of the house, 15 to 20 years is too far out to say what buyers will want then. But it's hard to imagine that they will revert to a more formal lifestyle and want a more formal house.
Charlotte, NC: If you're paying nearly half a million for a house, should you REALLY have to argue with a production builder for an inside paint color other than the THREE they offer? Does this strike you as a bit ridiculous? The builder won't budge on this issue.
Katherine Salant: It does sound ridiculous, but most builders in the DC area offer only one color. It's up to the owners to change them after they move in.
Chevy Chase, Md.: What is the most sought after size and price most people want and where is the most often asked for location? Katherine Salant: Could you be more specific?
Germantown, Md.: What do you think about the new Belmont Country Club in Ashburn, VA. built by Toll Brothers? Is it a good value to buy the new house there? Katherine Salant: I confess that I haven't seen it, so I can't say.
Bethesda, Md.: Katherine Salant: Hi! We currently own a single family residence near Whitman High School. Many of the smaller houses in our neighborhood have been torn down and new (and bigger) ones have risen. Some of the "re-do's" keep a fireplace or a wall while others have ripped out the entire structure. Any reason(s) why? Are there any financial or tax advantages to either approach? Some say it's about total reconstruction versus renovation. Any truth to that? Thank you for taking my question(s). Katherine Salant: I don't know why the new owners would keep a wall or a fireplace, but it may have some advantage. The new owners must surely be visiting the site frequently to look at the progress of the construction. I would ask them or one of the building personnel who is there during the day.
Springfield, Va.: We are looking at new homes, and I am a bit confused at what price range to look in. We would like to have a finished basement and kitchen upgrades at minimum. What is the average cost of upgrades and should we look at base prices that are at the low end of what we can afford so the upgrades won't push us over our budget? Katherine Salant: The cost of the upgrades is all over the map and depends on the base price of the house. You are right, however, to factor this in as you calculate what is the right price range for you. Yes, I would start looking at houses in the low end of what you can afford to see if you can get the upgrades that you want.
Germantown, Md.: I've purchased three new homes over the past 10 years. In each home, the second floor squeaked or popped due to the builders use of nails instead of screws to secure the sub-flooring. If this is the typical performance of nailing, why are screws used initially? Katherine Salant: I confused here. Were the nails put in initially or was this the builder's quick fix to the squeaking problem?
Vienna, Va.: Do you have an opinion on whether it is better to go with less detailed specs to the builder (saving the specification $$$ from the architect but having unknown expenses once building begins) or paying for detailed specs to get a more concrete cost from the builder. Katherine Salant: If you give the builder a less detailed spec, the door is wide open for cost overruns. I would nail down as much as possible before you start so that you will not have unpleasant surprises later.
Brandywine, Md.: We are getting ready to enter into a contract for the construction of a new home. At the same time we will also be purchasing some property directly from someone the builder knows. The builder wants us to get a construction perm. We visited a mortgage lender who explained the const. perm process. Here's my concern: once we obtain the loan from the lender, and the house is complete, the lender can basically charge us any rate they want because we can't lock in until at least 60 days before the house is complete. Since we are paying our down payment and some closing costs up front (like the loan origination fee), it wouldn't be feasible to change lenders before the actual closing. Do you have any advice? Katherine Salant: I would talk with several lenders before you choose one, since each one will offer a different package. There may be some lenders who will give you a construction/perm loan with only one closing when you begin to build and the same rate when it rolls over into the perm.
Upper Marlboro MD: How can one find out here new homes (condos)are being built in a certain area? I would like to begin looking for a new condo sometime this summer but don't know where to begin to get this info. Thanks in advance . . . Katherine Salant: Are you familiar with the New Homes Guide? It lists all the houses, town houses and I think condos in the greater DC area. It's a free publication and will be sent to you for six months (you can renew if you still haven't found anything). They also have a Web site, www.newhomesguide.com I think.
washingtonpost.com: Sorry, folks we're out of time! Thanks!
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