When Designer Met Builder

So we've been on hiatus...

New job, Contractor's license obtained, selling some houses and...life!

A new mini-series to go through elevation selections. Let's see how we can help.

When Adam Pillsbury calls from the job site...🤣

Well, what are we building?

Did you spend your weekend at the tile place? Big box store? Paint aisle?

It's been a week...Happy Friday!

What's your favorite front door? Do you like a pop of color? Subtle? Classic?

If anyone out there has a PINK front door...we would love to know...

Feel free to share your front door in the comments!

at a vineyard this weekend...check it out!

So, what's your style? Everyone has a house that they love when they see it. We are guaranteed to see some 'farmhouse fans' on this topic!

After building a few, Adam prefers a contemporary home with clean lines and floor to ceiling windows.

On the other hand, does anyone recall the 'White Elephant' on Monument Avenue? It's a heartstopper for Meg with it's trellis windows and Tudor detailing.

Here's a few general pictures---which one is your favorite?

The search begins!

The Search Begins, Part 1 of…?

Proper Planning and Preparation Prevents Poor Performance― Stephen Keague
The decision to build a home is a big one, and there is a lot to consider: what kind of house? What will be the primary use/function? Where will it be? Are you upsizing/downsizing? Where will your boo put all his toys? Will the kids share a room, or each have their own? What about a bathroom; do the kids need a jack and jill, or will a double vanity suffice? Are Mom and Dad moving in? What about access and convenience? How will these decisions affect the budget? Boy, that Wolf range is really nice, isn’t it? Are these things really necessary?

No biggie...right?

In a multi-part series, we want to show you how a well-planned, thought-out project can be a success. And while a well-executed project takes tremendous time, planning, understanding, communication, and ex*****on, you can bet it won’t go perfectly; in fact, it never does. Some of these quick blurbs will be covered in the future in further depth.

Break Out Your Notebook and Calculator (We swear, it’ll be fun …)
An important consideration before you start diving into selections (the exciting part!) is to best understand it from a 10,000 foot view. There are a lot of considerations to be made, but you need to really look at it from the viewpoint of what you need versus what you want. Wants and needs can negatively (and positively) impact your budget. Without careful consideration and concessions, and really grasping what your project entails, it will impact other facets of your project. And before you know it, you have traveled a path that needs to be re-traced, you realize you’re in way over your head, and you will have to reconsider all of these tenuous decisions...again. Yay, feasibility.

Nobody likes doing the same job twice.

Lady Justice…with pennies?

Any given project breaks down into three components:
price/cost;
quality;
time.

If you will, think of Ms. Justice and her ever-present scale–only in our example, her scale is three-sided, and each weighted pan is balanced equally in pennies. If and when you remove pennies from one pan (say quality) to add to another, that will in-turn affect the others (in this case: time and price/cost). So, keeping this in-mind while you’re getting into your project, it is a good idea to plan for these components (ideally with contingencies).



Sales Meeting*
There are a lot of moving parts to building a home. By the time we see clients for the first time, they have browsed online plans, scoped out neighborhoods or land, and have a general idea of their budget. It’s a good idea to sit-down with a few builders to try and hone-in some of those ideas, what they will cost and so on. Builders offer a variety of contracts, perks, and are often set-up very differently than their competitors–so it is a good idea to sit down with a few to see if they’re the right fit. It should be noted that you should not be shopping for homes at the top-end of your budget, meaning, if you have a budget of $100, you should be shopping/estimating homes that cost 15-20% less–so +/- $80. Overall, it’s not a good idea to maximize your budget, leaving little room in the loan to plan for these changes/variances. This is *bad* planning.

The builder will discuss with you many items: your plan (if you should have one), where, what you can expect in PPSF (price per square foot), and if you’re comfortable with moving forward with the contract. This part of the construction process can be time-consuming, and there are many questions that will need to be answered before your project can be sent off to design and estimating (assuming you’re building a fully custom, design-build home), pre-contract–but not all of these need to be answered/complete at the time of contract (some of these components can be covered by contract components, like allowances). When you’re ready to sign the contract, your builder has walked you through your budget, and you have knowledge on when your home will begin construction, what allowances you’re permitted per the contract, and so on.

(Selecting your Builder: we plan on posting in the future about this)

Um, what did I just sign?
The Purchase Contract is a legally binding agreement between you and your builder to ensure the work is completed as expected, paid for by the respective parties. Keep in mind, the payment/draw schedule will vary by builder/contractor/project/loan. The contract will include language specific to your job, establishing a basis of how the contract will be executed, and through various forms of legalese, spell-out who’s responsible for what (i.e. what happens if ‘X’ were to occur, and so on).The contract consists of important information such as the scope of work (also known as SOW), pricing, floor plans, and standard specifications. Reading and understanding your contract and spec thoroughly is important in order to have proper expectations at the start of the construction process.

The contract usually includes pricing with ‘standard’ (base) specifications which are essential parts and building blocks of the contract. They are considered a starting point for items that can/will be upgraded in negotiations with your builder/salesperson, as you ‘build’ your home on paper.

When there are changes from the standard selections, an addendum will be authored/ratified which will list any upgrades that you’ve discussed with the builder or sales agent prior to signing, or can be an amendment to the contract at a later point via a ‘change order’.

Here’s an excerpt of a standard change order to get an idea on what to expect:

Both the client and builder are expected to sign in order to agree upon the proposed change before the work can be executed.

Examples of addenda or change orders include:

cost and/or structural items that significantly affect the budget and initial floor plans, or;
kitchen cabinet hardware and layout, or;
the base contract will have hardwood flooring throughout the first floor except bedrooms. You decide to include the bedrooms for $xx.xx, or;
you decide to upgrade from the fiberglass tub/shower inserts in the upstairs bedrooms to full tile surrounds.

Make sense?

So, getting back to the 10,000 foot view, the question then becomes: once you’ve made these upgrades and how it had a look at how it affected your overall contract value/budget, are these items acceptable, or do you need to consider ‘value engineering’ other components of your home to get the price down (hey, remember Lady Justice)? Now is the time to have a solid understanding of the Purchase Contract, so as not to get an eye-popping contract which in-turn puts you in an untenable financial chokehold (which is a very common concern).

As a quick aside - we deal with lots of customers who don’t fully understand what the contract entails, and end up getting upset in the process...even in our due diligence and best efforts to help our clients best-understand what they’re on the hook for at the time of contract ratification. The building process can be tenuous and stressful, but it doesn’t have to be. We get that. And, we want to make this as pain-free as possible, but invariably there will be a point in the process where attitudes flare and that can put the builder and client on the brink of a bad relationship, which isn’t ideal. Nobody wants that. From our standpoint we don’t love it, but are quite used to these situations, albeit we don’t want our relationship with our clients to devolve, and our clients unable to enjoy their new home.

From the builder’s standpoint: a planned and well-built project with a happy client is what we strive for.

(*)***WDMB is not offering any legal advice. Before signing any contract, you should consult a real estate attorney.***

Taking a break from the books: upcoming Contractor's License and Professional Design exams...

An extra toast to Taylor Hawkins, rest in peace. Those who know Adam, know he's a huge Foo fan...

Building a can have its moments. In this case, a truss and load-bearing point intersect, leaving the framer scratching his head. An experienced builder will know what to look at, who to consult with and how to get resolution. Luckily in this instance, a was not needed, and only a minor modification needed.

Meg's Turn! One of the most frequent but easiest questions asked...

'What should I do for my kitchen backsplash?'

In construction, the kitchen backsplash typically goes in after the countertops have been installed. It is important to start looking for your selection much sooner to avoid potential back orders, long lead times and discontinuations. Plus, the tile installer or project manager can see the material to plan their required installation time. Here are a few words of advice on planning for your backsplash:

1.Bring Cabinet and Countertop Samples
When selecting a kitchen backsplash, it is helpful to bring cabinet, countertop and paint samples. It helps with color coordination, determining scale of pattern between the tile and countertops and visualizing the overall look.

2. Be Open Minded
Be flexible in considerations for your kitchen backsplash. You may not know what samples could have real potential. You might have thought a white subway tile was a safe choice but the soft blue glazed tile in the showroom really caught your eye. Be open, sometimes playing it safe prevents you from reflecting your character in your home. What fun is it if your space does not represent you?

3. Two At A Time
I always recommend making any selection by narrowing down your options. Don't look at too many choices at a time. For example, I’ve got a light green glass mosaic sample and a light blue Arabesque tile. I put them side by side along with my cabinet, countertop and paint samples. I notice the Arabesque tile size is too large and the light blue color makes my paint selection much more yellow than I want. On the other hand, the light green glass mosaic sample compliments the paint color. Plus, the scale of pattern is not too busy with my countertops. I still want to explore other options but I can move forward with the green mosaic sample to compare with next.

4. Pattern At Play
After selecting your tile, the layout or pattern needs to be planned. For example, if it’s a subway tile, would you prefer a horizontal brickbond, herringbone or crosshatch? If it’s a mosaic, the tile usually installs on full sheets so there’s not as much to detail out. You also want to work through the options of focal points over sinks and cooktops, backsplash heights, continuing with any tile in a butler’s pantry or wet bar and any other characteristics that are specific to your project.

5. Grout It Out
The details are really coming into place now so the next step is to select grout color. There are usually small sample sticks available. My process involves laying the cabinet, tile and countertop as you would normally see them installed. Then, I pull 2-4 grout sample sticks and narrow down two at a time just as I did with my tile. The big questions are:

-Do you want the grout to be bold and show contrast or neutral and blend in?
-Does the grout color compliment both the tile and the countertop?
-Is the grout epoxy-based or does this need to be sealed?

6. Finishing Touches
Lastly, you need to work through any finishing pieces that are needed. These include any bullnose or Schluter edges to frame any open ends in your kitchen. This is also the time to talk about framing pieces for focal points, too. Many tile collections have coordinating options or you can go with a simple, clean edging system if preferred.

The Kitchen Backsplash has an important role in protecting your walls but it can also be the centerpiece and show character in your home. Having the proper knowledge and tools to make this selection can help with a selection that you will be happy with for many years to come.

Spring has us dreaming of a bathroom refresh...which one would you choose?

So tell us....what do you want to hear about most? Backsplashes? Light Fixtures? Countertops? Flooring?

Comment below so we know what you're looking for!

Hello, and thanks for taking the time to get to know When Designer Met Builder.

WDMB is an idea Meg and I (Adam) conceived to help folks out with the homebuilding process, and also to provide hints, tips and tricks to making selections and things to think about in remodels or new builds among other things. We work for Central Virginia home contractors–our hope is to provide you with a mix of posts from the perspective of a few professionals who’ve done this for a few years. These will include sharing posts from our employers, some personal favorites, advice, commentary, and so on. With these posts, we offer an insider’s guide for new and experienced home buyers through the construction process from “cradle to grave”, with some “do’s/don’ts” and “what to look out for”; and maybe have a little fun along the way.

So, down to brass tacks, right? I bet you’re wondering: “who the heck are these people, and why should I read any further? What's in it for me?” Well…here goes…

Meg and I have nearly 30 combined years in a wide array of construction, design, and general contracting (I am also a realtor—so, you may see some stuff along those lines), in large and small capital commercial contracting, and residential homebuilding, renovations and additions. Our day-to-day interactions with customers/projects are unique, but the components to the building process remain largely the same. There is a LOT to go through, so we will try and do our best to cover as many topics as possible…while simultaneously working, raising and spending time with the kids, pet the dogs, we hope to squeeze in a meal here and there.
We hope that you find our posts & blogs informative, helpful, and that you will have a better understanding of the building process and construction in general. And at the risk of sounding like a pair of wonks discussing, say, I dunno…the tensile strengths in concrete, or why UL listings are important (I promise we could)… we hope it will also be a good resource for you. We’re always open to suggestions. Feel free to send us a note.

About me:
If you’re more interested in a ‘resume’, you can have a look and connect with me here, at my LinkedIn profile; but to give you a quick run-down with a more personal touch:

I grew up with two younger sisters in The Fan neighborhood in Richmond, Virginia (OKA “RVA” to the locals). The three of us are the product of a couple of Western New Yorkers, who moved to RVA in the 70s to go to school (our parents were the first in either side of our family to get college, and post-graduate degrees).
I attended a small high school just across the James River, and ultimately ended up at Virginia Commonwealth University (VCU), where I graduated with a BS in Urban Studies and Planning. While in college, I took a number of architecture classes while working for a structural engineer, here in RVA. These were formative years in my increasing interest in construction and contracting, which I really enjoyed.
Out of college, I went right into homebuilding, and have since worked for a few small commercial construction companies, homebuilders, and did a stint as a consultant to the USACE for the BRAC/MILCON expansion at Fort Lee, near Petersburg, VA.

My interests include cooking and trying out new cuisines; current events; Revolutionary, American Civil War and WWII history; local craft beer; health and fitness; and, rubbing dog bellies. My favorite color is purple (not kidding), and I love to travel with Meg without specific plans (it’s supposed to be vacation, right?). I have a beautiful daughter, Charlotte, who likes to ride along in my forever-ongoing project 40+ year-old Jeep (she’s running…for now…). I am a life-long Atlanta Braves fan (‘21 World Champs!!), and love to sit and watch the local Richmond Flying Squirrels with the fam. If Saturday and Sunday schedules permit, I follow the Alabama Crimson Tide and Baltimore Ravens.

About Meg:
My LinkedIn is not up to date so let’s skip that…

I’ve lived in several states but spent most of my childhood in Northeastern Pennsylvania. I earned my Interior Design degree from East Carolina University and eventually landed in the Richmond area in 2014. We are settled here for now. Well, at least until my daughter finishes high school. I think I am meant to be a hippie.

As far as my design background, I have been in the industry for the last 15 years. I’ve worked in both commercial and residential design so my experience varies widely: Car Dealerships to Reception Areas, Million Dollar Houses to Higher Education Facilities and so much in between. To be honest, I am partial to residential design because it is more personal and creative but it took me a while and a lot of experience to come to this conclusion.

Outside of design, my interests include painting, gardening, and currently studying for my NCIDQ. It’s a 3 part exam that is required to be a Certified Interior Designer. As previously mentioned, I have a daughter and a funny little dog, Georgie (who you may meet at some point here). We live a happy, quiet life outside of Richmond.