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New Home Construction and Customization
Hosted by Katherine Salant
Syndicated Columnist
Monday, March 26, 2001; 1 p.m. EST
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 author of the syndicated "Your New Home" column. 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? She was online to talk about new homes and customization Monday, March 26.
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: Welcome to a discussion on buying a brand new house. Although it's easy to get focused on the minutiate such as carpet colors, but when your starting out you need to focus on the big picutre issues such as fllor plan layout and what will work for your particular household. Most model houses are geared to the elusive "average family" but most household differ formthe norm in one way or another. Beyond the house itself, you also have to look at the new home community and check the amenties offered.
Bowie, Md.:
This is more of a big picture question than anything else, but I would value your opinion:
When I bought my current home, I calculated that it would cost about 15 percent of its value just to make a round-trip of buying and then selling again. From about the '60s to early '90s no one cared, because prices kept going up. But assuming prices stabilize, the simple act of moving is very,very expensive because of all the commissions, fee and taxes. As sprawl just keeps eating away at our rural land, shouldn't smart land-use include making it less costly for people to change residences as their needs change. I know lots of empty-nesters still in the houses in which they raised families.
Katherine Salant: That's a good question. I would suggest that developers make it easier to stay within the same community and neighborhood, but move to a smaller house, one-storied if necessary. These days most developers have the same sized house, more or less, in each subdivision. If you want to move to a bigger or smaller house, you have to relocate and this causes continual disruption of the fabric of the neighborhood and community. If you only had to move across the street, it would be easier and there would be more continuity in everyone's life, though you would still have to deal with the costs associated with moving as you point out.
Alexandria, Va.:
Lately, the Fairfax County housing market seems like a radio "call-in-to-win" contest.
My wife and I found a listing for a townhouse in a very nice neigborhood. We planned on being the first ones there on the designated show date. We had our pre-approval letter in hand, and were prepared to put in a contract on-the-spot if we liked it. Only later, we found out that three people had put in contracts on this house, sight unseen.
The thought of putting a contract on a house without ever setting foot inside seems like an awful risky proposition to me, no matter how desirable the neighborhood is. Clearly, however, some folks are taking the risk, thereby leaving less desirable properties for us prudent types.
Is this practice legal and/or ethical? Is there something our realtor should be doing, but isn't? And if this practice is legal, how do we get ahead of these eager beavers without exposing ourselves to significant risk?
Thanks.
Katherine Salant: I do not think it is prudent to put down a contract on a house you have never seen or with an unknown builder. However, if you do your research carefully, you can know in advance if the builder is the one for you or not. And you should be able to get floor plans and know what model will be sold at that location. A good buyer's agent should be ablt to find the same floor plan built by the same buyer at a nother location that you could go and see. Other things to check at the new location, however are things like the on-site amenities which may be different. and such prosaic issues as do you have to drive 20 minutes every time you want to get a gallon of milk.
Washington, D.C.:
Hi Ms. Salant:
Obviously this is a difficult area of the country to buy property because of high demand and low supply.
What are five things I can do to save money and not get ripped off?
Thanks
Ed
Katherine Salant: Dear Ed, I wish I had a quick answer for you. I would say the most prudent thing to do, even though it seems like new houses are getting snapped up right and left and you feel that you must act quickly is to take your time and study the market carefully. Pick the right location for you, study the builders who are working there, find out what options are sensible for your price range and pick a floor plan that will work for your household.
Lorto, Va.:
What kinds of things do builders put in houses these days that are not worth the money?
Katherine Salant: I think the best advice on options is to stick to the functional and avoid the idiosyncratic. If you have unusual decorating ideas, limit these to your furniture and accessories and leave the walls and floors neutral. I would question the advisability of getting an in-home theatre because I can't imagine that many buyers will be willing to pay extra for this on a resale. But the most important thing is to gear your options to your market. If you are buying a starter townhouse, don't get the granite countertops no matter what the sales agent says. Most buyers in that price range are struggling to make the downpayment and won't pay extra for anything. At the high end, don't get more than one whirlpool even if you can afford to get five, one for each bathroom. Most buyers don't want more than one.
Germantown, Md.:
My partner and I are looking to buy a new house (not necessarily in the D.C. area) but all the models we have visited are HUGE (2,600-3,300 square feet). Is it gonna be impossible to find a smaller (2,000 square feet)new house? I ask because the trend in building seems to be quite the opposite.
I can't imagine people without children buying a four-bedroom house with 3,300 square feet!
Katherine Salant: What price range are you looking in? There are certainly single family houses in the DC area that are less than 2.400 suqare feet, but they are usually mid to low end. At the higher end, most houses are bigger. If you can afford a big house (ie you can buy at the high end) but want a smaller one, consider going custom. for the same $$, you could build a smaller house and get wonderful detailing with exposed woodwork to die for. Sarah Susanka's book The Not So Big House makes exactly this point.
Germantown, Md.:
My husband and I currently live in Germantown, Md., in an apartment and we are planning to buy by the end of the year. How can I find out which builders I planning new communities in Germantown? Or what new communities that are in motion for new build? At the moment Germantown/Gaithersburg is popping up with new communities every other month.
Katherine Salant: First, I suggest that you follow the ads in the newspaper because it generally has the most up to date info. I would also engage a buyer's agent who deals with new home sales, as such a person should know what communities are coming on line. YOu can also check out the New Home Guide and its website, which lists every new home community in the Washington area with more, I think, than five houses. You are right, it is hard to stay on top of this. But as you look, you will find that there are certain builders that you like more than others, so you will start to narrow your search and it will seem less daunting. Good luck!
Arlington, Va.:
What features in a house do you think are essential for customizing, and what are just bells and whistles?
Katherine Salant: Sorry, but I'm not clear what you are asking here. Which options should you get to help with resale or increase your enjoyment of the house and which ones are superfluous and just line the ubider's pocket? I'll try to answer if you can clarify
Manassas, Va.:
This is a dumb question but I hope that you will answer it, Ms. Salant.
I have an older house (built in 1969) and I have been househunting in this area with my brother. He wants to buy new. The houses are big and beautiful with large kitchens, baths and lots of windows, etc. But they just don't seem to be constructed as well as my older home. There's noise between floors, walls that seem to be made of cardboard, cheap fixtures, etc.
Do you think new construction is generally worse than the "old days"?
Thank you,
Julia
Katherine Salant: Dear Julia, This ia an argument that has been going on forever. I think that a new house that is well built will have a number of advantages over an older one. For example,it should be more comfortable because energy needs will have been taken into account and the rooms will be better insulated. Bigger bathrooms, up to a point, are more pleasant. But you are right,less well built ones can be noisy,and the dishes in your kitchen cabinets and china closet in your dining room can shake every time you cross the room. And with plastic waste plumbing pipes instead of cast iron ones a flushing toilet can sound like Niagara Falls. I always advise buyers to try EVERYTHING out, including flushing the toilet upstairs while you are downstairs listening before you sign on the dotted line in ensure that these niggling problems will not be an issue.
Alexandria, Va.:
My fiancee and I just bought a 10-year-old townhouse that we adore. It seems that our house has certain amenities that were considered luxuries a decade ago (automatic garage, whirlpool tub with separate shower, fully finished basement, remote control ceiling fan, bay windows, cathedral ceilings, fireplace etc.), but which are now considered only moderate upgrades in new houses. Looking at older homes (fewer bathrooms, no garage, low ceilings) seems to confirm this trend. Are buyers now demanding that more features that were once considered luxuries be standard, like air conditioning and automatic transmission in cars? Thanks for your insights.
Katherine Salant: In the home building business, many trends filter down from the high end. Once something becomes the norm at all price levels, builders will find a new thing to distinguish the high end product from the rest of the market. One difference now is sheer size. The high end townhouses with 3,000 plus square feet that are offered by many buiders in the Washington area now were rarities ten years ago.
Washington, D.C.:
You mention custom building as an option for a small-ish, well-designed house, and I agree. However, buying the land for such a house is the expensive part. Your options are to go out to undeveloped land in Loudon et al, or buying a "scraper" house and tearing it down. Close-in location is a huge reason why I like older properties.
Katherine Salant: YOu might consider buying an old house close in and tearing it down to build a new one. It's true that most empty lots in close in locations are unbuildable or else the heirs are battling it out in probate courts. But the tear down route is becoming more common.
Pittsburgh, Pa.:
My wife and I are currently house hunting, and believe we've found the house for us. My one concern is that the house has no basement. Is this something to be concerned about and if so, what are some of the things to look for to determine if things like bugs and water seepage could be a problem. I'd like to get some ideas of what to look for at the second showing before making an offer and getting bad news from the home inspector.
Katherine Salant: Having owned a house myself with no basement in an area where this was very unusual and 99 percent of the buyers wanted a house with a basement, I would not advise it if this is not the norm of your market. Resale will be tough. However, if the no-basement house that you are considering has a huge and accessible attic plus lots of extra space in the garage to put stuff, you may be okay. As to the water seepage and bug issue, I would leave it to an inspector who is familiar with the problems of older houses in your area.
Germantown, Md.:
This question is for my brother in Clearwater, Fla.
How is the buying market in Clearwater, Fla., for $300K houses? My brother's negotiated on a home $360K (Rottlund homes, base price is $315 in gated community) in Clearwater, Fla. The saleperson "could" reduce $6K, my brother wants $15K reduced. Is it reasonable in the current buying market? I think there are NOT many buyers are able to qualify for those houses at $300K in the area. How is Rottlund homes' reputation? Your thoughts about the current buying market? Thanks.
Katherine Salant: $300,000 in Florida will buy a lot more house than it will in the Washington area. Is the seller willing to deal on the base price or the options? Most builders will not budge on the base price, but will negotiate on the options if the buyers gets enough becuase the mark-up is often 50 to 75 percent. My sense is that the demand for new houses in Florida goes on unabated, but he should get a buyer's agent to give him this kind of advice. Since he is already negotiating with the builder's sales agent, this may not be possible, or he can do it, but he will have to pay the agent's commission himself. Since experienced buyers' agents can often be invaluable, this should not be ruled out. As to the reputation of the builder, I would suggest that he query other buyers who are already living there and also engage a private home inspector to look over the quality of the construction before signing on.
Arlington Again:
Sorry -- I'll clarify. I guess I was thinking specifically about recessed lighting, built-in shelves, certain kitchen features -- going for the sub-zero or a huge island or wider counters or making due with a regular-sized fridge and standard counters, etc. I've also seen ceilings that are eight feet but "vault" to eight and a half or nine in the middle. Obviously some of these would help with value, but I guess I'm wondering if I'm just getting overwhelmed with details and should stick to the basics. Thanks.
Katherine Salant: Dear Arlington, It's hard to keep from getting lost in the details. As to the kitchen, a refrigerator with a top mounted motor (as sub zero has) will often cost $1,000 more than a standard refrigerator that has loads of storage capacity, etc. To get a subzero type to avoid having a refrigerator project a few inches from the counters is not something that I ever thought was worth the money. If the "huge" island will make the kithcne more workable or you get needed cabinet storage underneath or it will be a great buffet/serving area for frequent entertaining, then I would get it. The ceilings that vault in the middle that you mention I'm guessing are the ones often shown in the master bedroom. I think they are trendy and will probably look odd in a few years time, but that's just my opinion.
Fairfax, Va.:
My house has no basement and I consider it to be a huge relief. No water issues, no bug issues, nada.
Katherine Salant: Then you made the right choice in purchasing it!
Bethesda, Md.:
I've been trying to find real estate sites that offer condos for sale also. All I seem to find are townhomes and single family. Are there any sites geared towards condos specifically? If not, do you have any suggestions on finding the "condo market"? Thanks.
Katherine Salant: I'm sure that you can find a real estae agent who specializes in condo sales and such a person will know where all the condo communities are located.
Re: Alexandria, Va.:
I would like to comment on what Alexandria went through. When I was house-hunting months ago, I went through the same thing. I lost several houses until I figured out what is going on. (And I was well prepared, pre-approved and always showed up first on the FIRST show date, etc.)
Agents are taking advantage of the hot market. How? They are showing the houses BEFORE they get listed on the MLS. But they only show them if A, you don't have a buyer's agent and B, you use them, the seller's agent, as the ONLY agent in the transaction.
I think this is actually legal, although it's incredibly unfair.
Katherine Salant: Actually, it sounds illegal to me. I don't think that a seller can legally refuse a qualified buyer because the buyer has his own representation, but I'm not an attorney.
Bethesda, Md.:
Have you talked to homeowners who have bought these newer bigger houses and asked them whether they like how close they are to the house next door? Are they happy enough with the houses to ignore how close they are to neighbors and how small the lots are?
Katherine Salant: No but I have always wondered about it. The model is usually built away from the other houses so the proximity of the neighbors is not clear at the outset. However, many homeowners today have happily abondoned yardwork, so maybe the small yard and close neighbor is a tradeoff that doesn't bother them.
Lorton, Va.:
Hello. I am interested in relocating to the Maryland area by the beginning of next year. How do I find out about purchasing a forecloser home to refurbish?
Katherine Salant: Sorry, but I can't help you there.
Germantown, Md.:
For the Germantown apartment dweller: Fountain Hills in Germantown has a mix of townhouses, condos, and single family homes. None older than four years or so, with new units still being built. Nice location. Upscale style places.
Katherine Salant: Are you a builder there? Just kidding. I hope the apartment dweller is still on line and picks up this tip.
Alexandria, Va.:
Huge new townhouses are going up in our area and are going for $350K+! Doesn't having a two car garage, vaulted ceilings, steam showers, four bedrooms and two decks defeat the purpose of a townhouse? Aren't townhouses supposed to be low- to mid-range "starter" homes? Why would someone buy a townhouse for so much money when they could have an (admittably) older single family house for the same price? Can townhouses at this price be expected to appreciate at all over time?
Katherine Salant: Most of the buyers of the very big and $$ town houses are empty nester move downs who want to live in a grand style, but do not want any yard work or a long commute. AS to how well they will hold their value or appreciate, only time will tell. If the location is good and the house is well built, it should do well over the long run. In this price range, if the next buyer doesn't like any of the trendy items in it, they will just tear them out.
Germantown, Md.:
I'd like to know the market value of my recently bought house: Winchester homes, luxury single family house, four bedrooms, four bathrooms, 2,318 square feet of living space, unfinished walk-out basement, 6,800-square feet lot, catheral ceiling in master bedroom, spa in master bath, sky light in master bath, near huge Milestone shopping center and I-270. How do I look for my house value? Thanks. washingtonpost.com:
You can find out recent sale prices and assessed values in the D.C. area in our Home Price Reports database in the Home section.
Katherine Salant: It sounds like you are trying to find out how much your house has appreciated since you bought it. If your builder is still selling the same house in the same place that you bought yours, then whatever he is selling it for now would be the likely answer, taking into account differing lot premiums. After all, a house is worth what someone is willing to pay for it and most builders have figured this out to the dollar.
Silver spring, Md.:
Hello, Kathy -- this may be more of a political question than a house-related one, but with the enormous amount of new housing construction in this area, especially in the last few years, do we not see more BRAND-NEW low-income housing being built? Too often "low-income" housing means semi-slum conditions in apartments that were built back World War II to house defense workers and secretaries and have been allowed to deteriorate for 50 or 60 years. If developers can literally flood the market with signs such as "starting in the low 400"S" then by golly, they can build units that cost one-fourth that much -- or less. And yes, they can do it even in high-income areas like Potomac and McLean -- they just simply won't, as far as I can tell. This idea that low-income units have to be infested with drugs and crime is a lot of nonsense -- too many of them ARE, but they have been allowed to become that way -- they don't HAVE to.
Katherine Salant: To briefly answer, I believe that builders in Montgomery County and Fairfax county are required to include a certain number of moderately priced houses in EVERY project above a certain size (in return, the builders can usually get a slightly higher density). But you are right,for a buyer of very moderate means who cannot afford even a moderately priced house, there aren't many choices. I have no answers here.
Waldorf, Md:
To all new home buyers and potential buyers beware of heat pumps they will not keep you warm no matter what the builder says. My wife and I have froze the last two years and my neighbor who's house is over 4,000 square feet borrowed our space heaters just to keep warm. Thanks for the time.
Katherine Salant: YOu're welcome. HOwever, it should be pointed out that the problem may be that the heat pump is incorrectly sized or there is some other problem with some other piece of the heating and cooling system in yours and your neighbor's house. For example, the house may not be well insulated or it's full of air leaks so all the cold winds of winter come pouring in. Have you alerted your builder or your local building department to your problems?
Springfield, Va.:
Why do builders start their pricing so high (higher than comparable neighboring communitites) to begin with, and then charge $20-$30K to finish the basement? I find it unbelievable that new homes are starting in the low high 300s and that's without a finished basement. They rough in everything anyway, so what's so hard about throwing up some drywall and laying carpet? I think this is the biggest rip off when dealing with new homes.
Katherine Salant: The biggest cost in building a new house is the land, so as land costs go up, so do the home prices. Before you buy a new house you should check out what an independent contractor would charge to finish the basement. Or how much it would cost you to do the job yourself. When I costed this out some years ago, the buider's charges were pretty reasonable.
Lorton, Va.:
Hello! My current home is in my husband's name. Would I be able to purchase our next home as a first-time home buyer and add him on the agreement?
Katherine Salant: I have no idea. You should consult a real estate attorney.
Alexandria, Va.:
My parents built a home a few years ago. They're in their early 50s, my step-sibs and I are all out of the house. They chose a floor plan for a four-bedroom house and turned one of the bedrooms into a sitting room off the master bedroom. House is about 2,400 square feet. It turned out really nice, but I remember asking them why they'd go for so many bedrooms since there are no kids any more. They said it's next to impossible to sell a smaller house. Is that true?
Katherine Salant: That's the conventional wisdom these days. But with the extra bedrooms they can host visiting children and grand children that this was doubtless part of their thinking.
Olney, Md.:
I see builders putting lots of windows (as well as 20-foot ceilings) in houses. Isn't this really inefficient?
Katherine Salant: When a builder puts in a huge wall of glass, he has to make up for the energy losses somewhere else in the house in order to meet the requirements of the model energy code. As to the comfort level, with all that glass you hope that the builder is installing good windows with minimal air leakage. And cleaning them will certainly be a chore for which most owners will doubtless hire a professional window cleaning company
Alexandria, Va.:
I am buying a condo (half of a two-over-two townhouse), and construction starts in the May/June timeframe. I have heard many nightmare stories from folks who have purchased new homes in the area about things that were done improperly or not at all. Most folks I speak to tell me I should go to the site every day to keep an eye on things (except the builder, of course).
I'm amenable to this -- the site is only a couple of miles from where I live now -- but have no clue what to look for. How can I learn more about what should and shouldn't be happening while my home is being built?
Anxious in Alexandria
Katherine Salant: I would urge you to hire an experienced home inspector who deals freqently with new construction to inspect your condo at critical points during its construction. You will have to stipulate this in your sales contract, including the specific inspections that your inspector will make. AS to your going every day, most builders do not recommend this because you will end up focused on minutiae and drive yourself and the buider crazy. About once a week will be fine. I would also inquire what the builder's rules are for this, as most builders do not want you to come after hours.
Annandale, Va.:
Thanks for being here. I have a 1971 house and I am interested in buying new when I sell. I have looked a new houses in this area and although there are good and bad about all the models I have visited, the WORST thing about them is the size of the lots (read: they are tiny).
Is this the trend in new homes? Do builders build homes on bigger lots in less expensive parts of the U.S.?
Katherine Salant: Small lots are the trend in every market in the country. Land is always the single biggest expense in building any house, so making smaller lots has real impact on the house price.
Columbia, Md.:
Hi. I'm currently in the process of purchasing a new home. My question is whether a corner lot is considered more or less desirable? The house in on a cul-de-sac, so the need for a large backyard is somewhat deminished.
Katherine Salant: Not sure what you mean by "the house is on a cul de sac so the near for a large backyard os somewhat dimished." Corner lots are always more expensive, but with one it is possible to have a side load garage (you drive in from the side rather than the front) which will the house look better. Some real estate agents think this feature will make the house more appealing to future resale buyers.
Arlington, Va.:
What can a new homeowner do when the home builder (of a development of townhouses) does not fix problems in a new home to an acceptable standard? I've driven myself crazy, having the workmen come back two and three times because they've done such a lousy job in the first place.
Is this a standard ploy by home builders just to do a bad job on repairs, hoping the home owner will just get fed up and say "forget it?" I'm so tired of calling and complaining and getting nowhere.
Katherine Salant: I would think that Arlington has some kind of department of consumer affairs that you could consult. Without knowing what the problems are it's hard to comment; "acceptable standard" is always a subjective judgement. If a building code violation is the problem, you can call in the building department. But if these are cosmetic issues, it's unfortunately up to you and the builder. However, you might try talking with a real estate attorney if you feel that the problems are sufficiently grave.
Gaithersburg, Md., 20878:
Hi, I'm thinking about buying a house in September.
1. Should I start looking now?
2. Is it a good reason to buy a new house 10 miles+ further but cheaper in price?
3. How can I find out if the area I choose to live will someday booming to boost up the value the house (Urbana, Frederick County, Md.)?
Regards,
Saaxx
Katherine Salant: If you want to buy in September, you should CERTAINLY start to look now. It will take you several months just to zero in on the price range, the location, the basic house, the options that you want. If you go out ten miles, you will get a price break, so you can afford more goodies. On the other hand, you will spend longer going back and forth to work, so you will pay in time what you don't pay in cash. Only you can decide if this tradeoff is worth it. AS to the possibilities for appreciation and growth, it generally seems a good bet in the greater DC area, but you might consider a visit to the local planning department of the jurisdiction to see what they envision for the area.
Katherine Salant: There are probably a hundred plan services out there that sell home plans. I would suggest that you start to surf the web becuase many of them post the plans so you can study them. However a plan designed by a firm based in Minneapolis might not be suitable for a site next to the Altantic Ocean. Caddhomes is based in Vienna Virginia so their plans might be more suitable. I think there are several other plan services based in the DC area as well. If you decide to do this, bear in mind that the choice of builder is crucial and plan on spending at least two months looking for the right one, looking at finished houses and talking with former clients.
washingtonpost.com:
That was our last question today. Thanks to Katherine Salant, and to
everyone who joined us. Feel free to submit your questions to our other columnists, and we can re-submit them as well.
Stay tuned this week for the Online Homebuyers Conference:
Barry Stone on home inspections, Tuesday, March 27, at Noon EST
Benny L. Kass on real estate law, Wednesday, March 28, at 1 p.m. EST
Kenneth R. Harney on selecting a mortgage lender, Thursday, March 29, 1 p.m. EST at 12:30 p.m. EST
Bob Bruss on buying and selling real estate, Friday, March 30, at 1 p.m. EST.
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