Posts Tagged ‘heating and cooling’

In the last video, we discussed the structure and how it was insulated. In this video, we talk about what I like to think of as the “engine” of the home.  Piedmont has partnered with Trane for their HVAC equipment. Very important.

As a Realtor who has spent much time trying to understand our local new construction market, I have spent a lot of time watching the builders in our area. I have also represented several over the years. One of the key things I have learned along the way almost never comes up.  Two builders can take the same materials and build the exact same home and the end result can be very different. The difference. Supervision. I would argue the project manager in charge of the construction of the home may be the most important component of all.

Once its time to start construction, lots can go wrong and surprises are everywhere.  A good project manager knows how to schedule, supervise, communicate, and hold sub-contractors accountable to their standards. Let’s look at each component.

Scheduling. If this is not done efficiently, all sorts of things can go wrong. The sub-contractors might not work together well, things have to be done and re-done because the home was not ready for a particular trade, and utlimately the delivery date could fall by the wayside.

Supervision. The project manager has to be present and in charge to prevent problems and catch mistakes. I see way too many homes get built by subs who are basically unsupervised.

Communication. Some of the worst experiences I have witnessed home buyers have over the years could have been solved by a project manager that was responsive and communicated. Without this the frustration mounts, trust is broken, and the entire experience can turn sour. Its just not necessary.

Accountability. Last but not least, if the project manager does not effectively communicate the standard of finish and make the subs get it right or do it over, the home will not stand the test of time. The subs are there for one component. If all of the components are not done well and don’t complement each other, it will show in the long run.

Here’s my advice.

1. Ask questions about the builder’s organization and their process. Find out who will be your point of contact throughout the process.

2. Ask questions about construction practices. Make sure you get to see detailed construction specifications. Asked about fasteners, sheetrock finish, plumbing materials, and HVAC equipment.

3. Ask about policies for visiting the home, selection appointments, planning appointments, inspections, and walk through.

4. Ask about change orders and how flexibile their process is to help you get exactly what you want.

There’s much more to this but hopefully you get my point. I see too many people get caught up in comparing builders based on cosmetic finishes like flooring and counter tops. All of the best finishes available won’t much matter if the home is not put together well.

We have several quality home builders in our market. I’ve gotten to know the Piedmont Team well and find their project managers to be exceptional. Check out their resumes here. A good project manager can make all of the difference in the world.

This video documents the progress of Week 9 of construction.  It marks a very important stage of the process. Cosmetic finishes start to appear and the homeowner gets to the see their selections start to give the home its feel.  In this video, cabinets arrive, ceramic tile is installed, custom built ins and shelving are installed, and mechanical finals begin.

The pantry in this home is amazing and is an example of how this process can create spaces that fit they way people live.  Its a pretty good feeiling to move into a home that is exactly what you want and need for your lifestyle. Its very rewarding and a result of the collaborative process created by Piedmont Realty and Construction.

Week 6 of the construction process basically saw the completion of the mechanical rough in stage and insulation. Since this is not a  lot to see,  I took this opportunity to have Drew Holzwarth of Piedmont Realty and Construction join me for a discussion of how he achieves energy efficiency in what he refers to as Piedmont’s Earth Friendly package.

The video below shows progress made during Week 5 of construction. You’ll see the HVAC equipment and ductwork installation, plumbing and electrical rough in, as well as a discussion on post framing inspections. Concrete was poured for the porches and a post framing walk through resulted in a field change to add a double window.

Here’s a look after Week 4 of construction.  Framing takes a big step forward, porches take form, shingles and windows show  up, and the we take our first look inside the home.

In the past few years I have become much more interested in spending less on energy in my life. I don’t think this is entirely caused by the recession, but that is definitely a consideration. I first got interested when I was exposed to new building practices as they pertained to the concept of Earth-craft and building tighter homes. At the time, the lower bills were not as exciting to me as the increased comfort level of the home. 

Needing to replace a vehicle recently, the process led me to clean diesel technology and I purchased a VW Jetta Sportswagen TDI. My wife is the primary driver but I get to drive it from time to time. We are getting well over 40 MPG in this vehicle. Its amazing and makes me want to get rid of our paltry 20 MPG vehicle as soon as possible. The range on a tank of gas is over 600 miles. Truly amazing.

In residential housing, I think energy efficiency is gaining momentum and is going to move up the list of “must haves” for home buyers rapidly. This is not just a new home conversation. If you are investing in the purchase of a new home, by all means, make sure you understand how it is built as well as the quality of the HVAC. They go hand in hand. But this conversation is not just about new homes. I’ve started to think improving a home’s energy efficiency may be a better investment than many cosmetic upgrades. I imagine a time in the not to distant future when energy audit contingencies are as common as home inspection contingencies.

There is a new resource in the area for homeowners interested in energy audits and efficiency upgrades. Check out the Local Energy Alliance Program.

I hope to share more on the nuts and bolts of the way many builders are achieving energy efficiency these days, but if you are interested in this conversation now, feel free to contact me.