Katherine Salant

• Online Home Buyers Conference (advertising section) Salant talked about new homes: • June 2001 • March 2001 • October 2000 • Salant's Your New Home column (Inman.com) Also on washingtonpost.com: • Real Estate Classifieds • Real Estate Section • Real Estate Live • Neighborhoods • Home & Garden Section • Talk: Home message boards • Live Online Transcripts • Subscribe to washingtonpost.com e-mail newsletters

New Home Construction and Customization
Hosted by Katherine Salant
Syndicated Columnist
Wednesday, Sept. 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 Wednesday, Sept. 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.

Alexandria, Va.: Hi! Where is the best place in the D.C. metro area to look for land to build on? How far out do you have to go to get more that 1/4 acre?

Katherine Salant: The best place to look depends on what you can afford. There are still a few 1/4 acre empty lots close in (but they may have been tied up in probate court for years) or you could consider a tear-down. But close in the lots will be a lot more than they will farther out. A question to ask yourself--do you want a lot in a new development or a lot in an existing one? There are realtors out there who specialize in this

Arlington, Va.: When things are going on with the country, like they are now, does it affect the market for new houses or building houses? Is it too early to tell?

Katherine Salant: I'm no expert, but I think it's too early to tell. The houses being built now were commited to months ago, and there is a huge amount of work in the pipeline. I think the place to look for this information is in new home sales--that is the peole who are making the commitment now to build a new house. Right now everything is in flux, but check the figures in about three or four months to get a better feel for where this is going. If things slow down, then everyone is going to ask, "with a slackening demand, are prices going down as well?" Stay tuned

Fairfax, Va.: We are building a new home and have already decided on the floor plans and picked the site. Now it's time to choose carpets and flooring and cabinets etc. It all seems so overwhelming. Do you have any advise? Especially anything to avoid?

Katherine Salant: Not to toot my own horn here, but I just wrote a book called "The Brand New House Book" which discusses all the decisions you will have to make not only in the floor plan and site, but the kitchen layout, the cabinets, the countertop materials, the lighting, the flooring, etc. I would say to take your time, and if possible try to see a finished kitchen with the materials you are selecting because it is very hard to choose from a 2-1/2-inch sample of a countertop material. And the color of the things you pick will affect your perception of the size of the room--for example, darker colors for the cabinets and flooring will make a kitchen look smaller. If you get bigger windows, this will to some degree offset the effects of the colors during the day, and you should get brighter lighting for using the kitchen at night. You begin to get the idea of why building a house is like the kid's story, "It you give a mouse a cookie..." The book, by the way is available on Amazon.com and in bookstores. Good luck

Washington, D.C.: Do you think the events of Sept. 11 are likely to have an effect on new home construction -- or even the ability to get construction products?

Katherine Salant: Again, I'm no expert here, but I would say it depends on the response that our government elects to take. At this juncture it does not sound like all production will be given over to a war effort as was the case in World War 2, but certainly some materials may be harder to get.

Frederick, Md.: We are building a custom home in Harpers Ferry, W.Va. Our builder has suggested a heat pump. Assuming that it is sized properly and the home is well insulated, etc., should we still expect to be cold? No one ever seems to have a good thing to say about heat pumps. Do we need a fossil fuel back up to stay warm in the winter? We would love to hear from other posters as to whether or not they would recommend heat pump.

Katherine Salant: If you want to explore the idea of a heat pump, I would look at ground-source heat pumps. With this system, you have tubing which goes underground and takes advantage of the consistent temperature of the ground about two or three feet below grade, which is about 54 degrees. In the winter, the liquid in the tubing absorbs heat which it brings up to your house and the furnace only has to boost it to 70 degrees or whatever inside temp you want. In the summer, the same system carries off the heat inside your house and gives it off below grade. I am sure there are plenty of websites with info about this. It is not so common in the Washington area, but I am sure there are people there who are experienced with this type of installation. With a typical heat pump, the latent heat is absorbed from or dispelled into the air. In the winter, there won't be much to absorb below about 30 degrees so you will have to depend on a back-up which is usually electric heat which is cheapest to install but most $$ to operate. Since the temp does dip below 30 frequently in the DC area, you would be using your backup system quite a bit. Good luck!

Alexandria, Va.: Not only the terrorist attacks, but the economy as well. In times of recession, don't new home sales slide? But maybe, since interest rates are low, now is the time to commit to a new house.

Katherine Salant: That is certainly one strategy to follow, but I would also have a Plan B, in case things change down the line. If you would be selling your existing house, I would work out some plan whereby you would be able to live in it until your new house was ready as in this time of so many unknowns there may be even more unanticipated construction delays, and your new house will take even longer to build. This could mean that you would not even put your house on the market until you were well into the construction of the new one.

Capitol Hill, Washington, D.C.: How do you find a good contractor? We have some water damage to our plaster walls and ceilings from a leaky roof and exterior bricks that we need to get fixed. Some may involve completely ripping out a bathroom if the wood studs are rotting. Most people say to go with recommendations from friends and co-workers, but no one I know can give a recommendation. They either haven't had work done, or they wouldn't recommend the company that did their work. Other than a random guess through the yellow pages, is there a good way to find a contractor that can do both small and large jobs?

Katherine Salant: This is a question that is on the lips of every homeowner in America! It is very hard to find a good contractor. And when you do find one, they may not be able to do any work for you for months. The first step is to assemble a list of names. I would start by asking friends, looking in the yellow pages and checking the web. Then call each one, describe your job and ask if he/she is interested. Then ask for their credentials and experience. What professional organizations do they belong to? How many years have they been in business? (I would insist on at least three as a contractor. Many contractors start out as carpenters, but to run a business requires managerial skills that take time to learn). Ask for a list of references and then call each one and ask about their experiences with that contractor. Ask things like ,"Did they get what they paid for? Would they hire the firm again?" If the person sounds good, ask to see some of his/her finished work. The questions are very similar to what you would be asking a builder if you were going to build a new house, so I would again suggest that you check out my book,"The Brand New House Book" which has a section in it on how to choose a builder. Of course the larger the job, the more $$ you will be putting into this, so the more crucial it is to check out the contractor thoroughtly before you commit to any work.

Woodley Park, Washington, D.C.: Hello,

Not so much a question as a comment:

I hope that some of the readers who are looking for land to build a new home on in the far suburbs would change their minds and reconsider an existing home in D.C. There are hundreds of beautifully constructed, 100-year-old rowhouses available for renovation. The quality of workmanship is often far better than the shoddy, flimsy materials inherent with brand new homes. You'll be closer to work, and helping preserve green space in the suburbs, contributing to smart growth rather than sprawl. Why buld new when vacant old homes are primed for reuse in fast-gentrifying D.C. neighborhoods.

Katherine Salant: Daer Woodley Park, I used to live in Woodley Park, so I can second your assertion that there are many old houses there of very fine construction with wonderful detailing that could not be replicated today.

Germantown, Md.: We settled in our new house since January 2001. Our builder still has not completed fixing all of our premises. Is it a normal case for new house?

How is housing appreciation now in D.C. area?

Thanks.

Katherine Salant: You will have to check the specifics of your jurisdiction, but generally in the DC area, a builder is obliged to fix problems found within the first 12 months. Unless it is an emergency, many builders wait until close to the end of this period and then address everything at once, rather than making 10 or 15 separate trips. So, you should carefully make a list of all the things are are troubling you in preparation for the 12-month inspection. At the same time, you should ask what the standard procedure is for this builder in dealing with issues that arise during the first 12 months. You should also consider hiring a private home inspector to check for you, because he will be looking for things that you wouldn't necessarily think of. If you hire an inspector, make sure that the person doing the inspecting is a member of ASHI, the Amer Soc of Home Inspector. Such a person will be very experienced. You also want someone who is experienced with new construction as well as older houses.Depending on the jurisdiciton, the builder will have another 12 months or so to fix problems that were found within the first 12 months.

Richmond, Va.: What kinds of things should I talk to my builder about when I'm thinking of heating and cooling? Particularly in so many new models with cathedral ceilings, etc., I'm worried about cost of heating my house, and how much energy gets lost.

Katherine Salant: You are onto something here. All that volume that looks so dramatic will have to be heated and cooled. If you really want the drama, you should go to some extra lengths to make the envelope of your house as energy efficient as possible. That will reduce the cost of both heating and cooling.Some things to consider: blown-in cellulose insulation instead of the fiberglass batts that most production builders use. The cellulose is made of recycled newspapers. It can fill in all the tiny cavities around electric outlets, etc. and this will reduce the air infiltration (cold air leaking into your house that will have to be heated). Insist that the ducts of your heating/cooling system be sealed with mastic, a gray or white glue, instead of duct or metal tape. The tape will eventually fall off and then the air that you are paying to heat and cool will leak out. Up to 25 percent of the energy used to heat and cool the average house is lost thru leaky ducts. Upgrading the windows to get ones with low E glass will also make your house more energy efficient. In my book, "The Brand New House Book," there is a long chapter that goes into more detail than I can do here on all the things that you can do to make your house more energy efficient. If you do a really thorough job, you may be able to use a smaller and less $$ furnace and air conditioner becuase you won't have to condition so much air.

Re: New Construction Vs. Old: The person in Woodley Park who suggested people live in old houses in the district instead of newer ones in the suburbs did a poor job of disguising his/her aspirations to be an armchair social engineer. People can CHOOSE to live in the city, or they can CHOOSE to live in the suburbs. It's their CHOICE, Woodley Park. Perhaps that person should consider that many people CHOOSE the suburbs because they prefer the better schools, competent local government, lower taxes, better retail selection, safer neighborhoods, a view of trees, and peace and quiet. I wish people would stop trying to tell others how or where to live. Do you agree?

Katherine Salant: Of course there are mnay things that go into a decision about where to buy a house that go beyond the house itself. But I would agree that there are many gems out there in older neighborhoods that are full of details that you could not replicate in a new house (couldn't get the materials, couldn't get the skilled laborers, etc.).

Calvert County, Md.: I'd like to comment on the dearth of good contractors in the Southern Maryland area. Many contractors do not list in the yellow pages -- they merely have their company and phone number painted in the side of their trucks. If you're not quick enough to jot down the number at a stop light, you've missed them.

I bought a fixer-upper home a few years ago and it has been agony finding contractors to do small jobs. Example: I have called four contractors to do a job; only two returned my phone calls; both of them wanted outrageous prices to do a small painting job, i.e., $300 for less than an hour's work! Another time it took me six months to find a cement contractor to replace the front walkway.

It seems if these people have a dollar in their pocket, they don't want to work. They'll only work long enough to get money to go on a fishing trip. Tell your readers do not consider moving into Southern Maryland because you'll never, ever find a reliable, honest, affordable contractor to do any housing repair or construction.

Katherine Salant: How unfortunate. For this very reason, some buyers decide to buy a new house so they won't have to deal with these problems. Unfortunately the barriers to entry in the home improvement business are very low and some of the people who get into it are not reliable. But, it does sound like an experienced, reputible remodeling contractor in Southern Maryland could make a killing.

Mason Neck, Va.: Not a question but a comment on electric heat/heat pumps. My husband and I brought a four bedroom, three bathroom all-electric house in January (we've had gas heat in previous homes). Needless to say I was concerned about heating and cooling the house. I contact Dominion Virginia Power and got set-up on the budget plan based on the previous owners bills. The electric bill for the first six months living in the house was $183/month (don't forget this includes everything). After six months it went down to $156/month. In the winter the temperature during the day was set at 68 and when we returned home it went up to 72, which was very comfortable for us. This past summer when we needed a/c, the average temperature setting was set at 76. With the gas prices as they are, in our situation, I don't think living with electric heat/heat pump was as expensive as we were told. Just my opinion.

Katherine Salant: I'll pass this one to other readers.You didn't say if your heat pump was ground source or air, or if the envelope of your house was exceptionally well insulated and energy efficientwhich would also keep your utility bills low.

Washington, D.C.: I am about to close on a brand new townhouse. Would you recommend that I get a home inspector to inspect the townhouse before I close?

Katherine Salant: Absolutely. Just make sure that your home inspector is qualified. Is he/she a member of ASHI (Amer Soc of Home Inspectors)? Is he experienced with other construciton as well a new houses? This is important because such a person will know what will cause problems in a few years if not addressed now.

Re: Woodley Park, Washington, D.C.: Katherine, I'd love to live in Woodley Park, but renovated homes are awfully expensive ($300k plus), and there is so much red-tape involved with buying a tax-lien home from the D.C. government.

Any thoughts on finding something in between in that area or NW in general?

Katherine Salant: Sorry I cna't help you there, but real estate agents who specialize in that part of DC may have some ideas.

Alexandria, Va.: I would have loved to buy a house in D.C. Unfortunately, both my husband and I work in Virginia, and we refuse to have long commutes. But in theory, I'm with Woodley Park. Unless you work there, who would want to live in Reston over Woodley Park?

Katherine Salant: I don't know where you work in Virginia, but if you lived in DC, you would be commuting against the traffic so it wouldn't be as onerous.And to give Reston its due, there are some lovely houses and neighborhoods there, including some of my all time favorites.

Washington, D.C.: I am considering buying a house on Capitol Hill. It is a very nice house, but there is an addition on the back that was obviously built without a permit. The home inspector said it was solid, but do I have any legal issues or other problems to worry about?

Katherine Salant: I would consult an experienced real estate attorney on this one. The red tape in DC can be onerous, so there are some solidly built additions that do not have all the required permitting. It may also be that the addition was illegal because in that neighborhood, the house was already as big as it could be without the addition, and the jurisdiciton could at some point require you to take it down. That's why I suggest consulting an attorney.

Alexandria, Va.: Why are builders squandering space on "family rooms" that are nothing more than wasted space just off of the kitchen? Every house 10 years or younger seems to have these rooms -- at the expense of space in the living room and/or dining room, where it seems to me would be more useful. Any ideas? Thanks.

Katherine Salant: This argument has been going on for years. But you're the first person I have heard question the family room. Most people say that they live informally and only use the living and dining rooms two or three times a year. That means they are paying a lot of $$ to build, furnish, heat and cool space that is rarely used. Whether the rarely used space is the family room or the living and dining rooms, I agree that it doesn't make much sense. In the DC area, where resale is a big issue, many decisions are made on that basis--"I must have this in order to resell my house when the time comes." But I do observe that buyers are getting less rigid and some builders are building houses with a great room or providing a living room that could easily be closed off and used as a home office.

Reverse Commute: I agree. We bought a house in D.C. recently, and both my wife and I work in Virginia (her in Springfield, me in Tysons). Our commute to these places is actually SHORTER from D.C. than it was from the suburbs where we used to live. It's great to fly by watching everyone else try to get into the city!

Katherine Salant: You can just cruise out Route 66 right? But if you have to travel on the Beltway, you can get caught no matter which direction you are traveling in.

Re: Woodley Park: I think that last writer was rather harsh on Woodley Park. WP brought up a good issue -- a lot of people don't even THINK about moving to the District. I know I didn't when my family was looking for a new house. I had always lived in the suburbs and continued to look for a new house in the suburbs. When my husband suggested looking in the district, I was against it at first, but that is exactly where we ended up! It's a beautiful house that could be had for a relative song, given the beautiful structure, the detailing, etc. I think WP was just suggesting that sometimes people to forget to consider something in their own backyard.

Katherine Salant: Yes, I agree with you.

Montgomery Village, Md.: In response to Woodley Park, I would be more than willing to move into a row-house in the city and renovate. Unfortunately, I could buy at least two, maybe three single-family homes in Frederick County for the price of a single rowhouse in Woodley Park. In fact, for the price of my townhome out here, I couldn't even get a junior one bedroom down there. I agree with Smart Growth options, but I just can't afford them.

Katherine Salant: YOu are right that when you factor in a budget, the options rapidly change. But as in-fill housing becomes more and more common in the DC area, there may be houses in the close-in neighborhoods that are affordable by a larger portion of the buying public.

Woodlawn, Md.: I'm purchasing a new home. When dealing with a builder what is the best way to negotiate extras?

Katherine Salant: If the market stays hot, you may not have much luck in negotiating any extras. That is, the builder will not lower the cost of any options. However, the best time to discuss this is BEFORE you sign the sales contract. After that, you are in the deal and there is no incentive to lower the prices for anything. If you are not going to use the builder's lender, however, you might be able to get the builder to agree to apply the money that he would ordinarily give buyers to cover closing costs to the flooring upgrade that you want. Again, check out my book,"The Brand New House Book." There is a long chapter on "the purchase." It may sound like the book covers everything. In fact, it is based on my columns for the last 7i years; if you are a regular reader, you know that I have covered a huge number of topics related to buying or building a new house.

Arlington, Va.: I am currently working on a home building project that consists of a two-story house and a detached two-car garage, with an apartment/rec room above the garage. My builder has suggested that I go with a 2.5 ton furnace for the house (around 2k square feet) and just use electric baseboard heat for the garage room. Do you think this will be sufficient, or what would you recommmend?

Thanks!

Katherine Salant: IF you are not going to use the finished space above the garage that much, the electric baseboard heat would be sensible. If you think you would be using it a lot, or would be renting it out as an apartment, then you should talk with the local utility company to get some estimates on what it will cost to operate. The electric baseboard will certainly be the cheapest to install, but it could be more expensive in the long run. You might consult a mechanical engineer who does residential work(an engineer who designing heating and cooling systems for houses)to get some input here.

Alexandria, Va.: Where are some of the best new home bargains/values in this area?

Katherine Salant: Generally, the farther out you go, the lower the cost of the land and the lower the cost of the house. if you want to be close in, the best bargains are to be had in Prince George's County.

Washington, D.C.: What about updating an old house? Ours is 87 years old and needs some refurbishing, not to mention a new coat of paint. How do you start reorganizing and redecorating? We're overwhelmed with the number of projects we need to do. How do you prioritize and coordinate them so you're not constantly living among clutter?

Katherine Salant: It sounds like you should engage an architect who specializes in residential construction to help you prioritize and develop a budget. It is likely that some things in your house will need repair, so you will hae to budget for this, and as you discuss the possiblities, you may also want to make some remodeling changes. As to the clutter, you could probably go some distance if you just started going thru it and throwing stuff out. While the weather is still good, maybe you should consider a garage sale.

Helena, Mont.: What do you think about steel framing? It seems to be stronger and sounder than wood and, of course, termite proof, but are there any downsides to it? How does it compare for cost?

Katherine Salant: Every time the cost of lumber gets really high, the residentail construciton industry starts to take yet another serious look at steel framing. It has never taken off, but who knows? As to the downside, steel is a great conductor, so if the entire frame is steel, you could get some serious energy loss thru the envelope in your part of the country with its cold winters. If you want to pursue it, I would try to find a builder in your area who has used it and has some experience with it. If you can't find such a person, you will pay a lot extra for his learning curve. In Flordia with its voracious termites and mild climate, steel framing gaining wide acceptance is more likely.

Columbia, Md.: What recourse to have I have against a builder who keeps delaying and delaying? The closing date has already moved twice and I'm beginning to wonder if he will EVER finish.

Also, any tips on how to pin him down to a realistic finish date? In a way I just want to know when it will be done, even if it takes longer that he hopes.

Katherine Salant: Pull out your sales contract and see what it says about when the builder is obliged to finish your house. It will give him a long time and then some, plus more time for weather, material shortages, etc. etc. Unless he is 'way overdue, you will just have to be patient. He does want to finish, however, because he won't get his money out until he does. Other than asking him to give you an accurate and honest date for when he can complete the work, there isn't much you can do.

Clifton, Va.: I am having a new home built. My SO and I are trying to decide between Corian, Silestone and granite. Eliminating price what are the advantages and disadavantages of each? Which will still be asset when we sell the house?

Katherine Salant: I recently wrote a column on this and it is also in my book, "The Brand New House Book," so I would suggest that you check it out. In brief, Corian has about 80 to 100 colors now, so aesthetically you have a huge choice. There are many difference granite stones, but most fabricators do not sell them all. Maintenance wise granite will require more than the other two because it must be sealed at least once a year and if you do not clean spills right away it can stain. Getting out the stain with a pultice can be a pain, but if you're neat in the kitchen this won't necessarily be an issue. Silestone, and the Corian product Zodiac, look like granite but do not require sealing and the cleaning of stains is much easier which is a great selling point.

Sterling, Va.: I am interested in buying or building a home somewhere close to DC in Arlington or Alexandria.

If I chose to rennovate an existing home after buying it, are there laws that might forbid adding an extra room or bathroom or entire wing (if I happen to own the lot)?

Also, what is your take on those "build on your lot" builders? Normally see them advertise in outlying areas, but are there some who focus on close-in D.C. suburbs? Thanks.

Katherine Salant: Before you sign any slaes contract, check out the zoning with the local building department; They should be able to tell you about the limitations on building. Besides the gross floor area, some DC jurisdictions may have rules about teardowns and additions so that a large new house will not permanentlly put its smaller neighbors in shadow.

Rockville, Md.: Here's the real estate version of the "chicken and the egg" question. If you're planning on building from scratch, which comes first, the land or the design?

Katherine Salant: The land. The site conditions will determine the feasibility of the design. You can work out a floor plan in general terms, but don't invest much in design until you have a site. You may find the perfect peice of property with the perfect view, but you will have to throw all your design ideas out the window because they won't fit on that site.

Katherine Salant: Thanks for a lively discussion. If you have any follow-up questions or comments, you can reach me at Salantques@aol.com

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