6 Reasons Why a New Home is a Smart Investment

If you’re in the market for a new home, there has never been a better time to choose new construction over an existing home. If you have questions about any of the information below, please feel free to call us at (214) 823-0033.

1. Interest Rates Near Historical Lows:
   At the time of this writing, Bankrate.com’s local average for a 30-year fixed mortgage is 4.33%, near historical lows. The less mortgages cost, the narrower the gap in payments between new and existing homes.
2. 2011 Federal Tax Credits for Consumer Energy Efficiency:
   Several new residential energy systems now qualify for tax credits amounting to 30% of the system costs.
3. Sustainability of New Products:
   Of course new products will usually outlive older products. But it isn’t just about avoiding replacement costs. More savings accumulate each year because of the warranties that come with a new home and the superior reliability of products and materials that custom builders use today.
4. Energy Efficiency Reduces Utility Costs.
   A quality new home is typically superior to existing homes in every aspect of energy efficiency. Green design and materials, better lumber, improved insulation, efficient HVAC and electrical systems, and energy efficient appliances and fixtures all substantially reduce utility costs.
5. Space-Saving Modern Floor Plans:
   Properly designed home plans today feel larger than their actual square footage. They generally have clean, open layouts with larger rooms, including spacious kitchens and gathering areas. They also have adequate storage spaces and big closets to eliminate household clutter.
6. Lot Costs:
   In our recent experience, lot costs are as low as we’ve seen in years. It’s a great time to buy a lot, and build the home of your dreams!

PDF of September New Construction Talk. Lakewood/East Dallas Advocate, September 2011

Customizing a Floor Plan for Your Lifestyle

When you sign a 30-year mortgage, you marry your home. So shouldn’t you be highly compatible with your home, or dare we say… almost in love?

Such affection may sound fanatical, but a home tailored to your wants and needs is a home built to make you a little bit happier every single day. You’re hard-wired to appreciate the subtle differences. It’s why you have a favorite pair of jeans.

So how exactly is a custom home floorplan tailored for your lifestyle? If it’s done right, the builder will learn how you live, down to very granular detail. He’ll want to know who will live in the home, and he’ll ask about each of your needs, daily tasks, and style preferences. He’ll ask about how you entertain, what purposes you have in mind for different rooms, and how you move from one room to another. He’ll want to understand the frustrations you’ve had with your previous homes, and he’ll make it his mission to turn those shortcomings into your new home’s strengths.

The better you know yourself, the more enjoyment you’ll find in a custom home. It’s more than just a place to live. It’s a place that rewards you for all the living and all the learning you’ve ever done before.

If you’d like to know more about whether a custom home is right for you, call us. It’s never too early in the process to learn.

PDF of August New Construction Talk.  Lakewood/East Dallas Advocate, August 2011

New Home Construction Process Part 2: The Building of a Home

In last month’s issue, we covered choosing and working with a builder. Now, here’s what you need to know about the progression of building your new home:

Foundation

First, we clear and grade the soil before building trenches for the foundation. In Texas, most homes are built on a concrete slab, poured over rebar for strength and durability. In the east Dallas area, we also build many pier and beam foundations. These have considerable advantages, though the cost can be higher.

Framing

The floors, walls, stairs, and roof are assembled. The frame is the structure, or the “bones” of the home, and the materials and construction process determine your home’s build quality.

Exterior

Before we install your façade and roofing, we’ll talk with you about the advantages and disadvantages of all your options to ensure your home’s lasting beauty.

Mechanical Rough-Ins

Here, the electricity, plumbing, and HVAC systems are installed. We’ll explain how to ensure problem-free maintenance, performance, and lower utility costs.

Interior

The flooring, drywall, tiles, cabinetry, and fixtures are installed and the home is painted. This phase is the most time-consuming. Getting the details perfect is our obsession.

Walk-Through

This is the time to ensure that everything is completed to your liking, and to address any touchups before you sign the final paperwork. We’ll explain how everything in your home works, and then… We’ll Hand You the Keys.

If you’re considering new home construction, give us a call. It’s never too early to start learning about all your options.

PDF of July New Construction Talk  Lakewood/East Dallas Advocate, July 2011

Create an Outdoor Living Oasis in Your Back Yard

When life’s pressures mount, but your income doesn’t, you need a release. We agree with the wisdom that experiences provide more happiness than things. But what if you could get both, and as a bonus, have your own paradise escape a few steps away?

The “staycation” is growing in popularity as people bring resort amenities into their own backyards. With warm weather through most of the year in Dallas, many of our neighbors are investing in outdoor living. They’re building backyard paradises with fireplaces, fire pits, pergolas, outdoor kitchens, outdoor entertainment, and more.

Patio areas are becoming outdoor living rooms, with many stone and wood choices available to customize the look and feel you want. Pergolas and trellises are options to house your outdoor living area. V-groove or bead board ceilings in many varieties of wood create warmth. Flagstone and granite blend perfectly with your gardens and landscapes, creating a tranquil setting that no paint scheme could equal.

You can even enjoy your indoor entertainment options outdoors, using radio frequency remotes and feeding connections from inside. Listen to the tunes on your Ipod, surf the channels on your satellite system, and control it all from anywhere in your yard.

Fireplaces and fire pits are an ideal focal point for your outdoor entertaining area. The ambiance of a fire can help to recreate your idea of a vacation paradise – whether it’s drinking wine in Napa or roasting s’mores at Big Bend. Fire warms the soul and stirs conversation.

All the components that you would expect to find in the most elaborate indoor kitchens are now available for your outdoor kitchen: Sinks, built-in ice chests, refrigerators, as well as infinite counter and cabinetry options. You can create a chef ’s kitchen in your yard worthy of a visit from Bobby Flay.

To make your backyard oasis usable year-round, there are several types of outdoor heating and cooling systems. Energy efficient mini-split systems heat and cool, free standing gas and propane systems are economical ways to keep warm in winter, and fan and misting systems keep you comfortable in the summer months.

The next time you’re under pressure, take a mental “staycation” and imagine your outdoor spaces transforming into an oasis. Almost anything you imagine is possible. When you’re ready, Bella Vista can help.

Visit our gallery at www.bellavistacompany.com to get ideas for your own Backyard Oasis!

PDF of July Remodeling Talk. Lakewood/East Dallas Advocate, July 2011

The Most Cost-Effective Remodeling Projects in Dallas, Texas

Remodeling Magazine recently published their 2011 Cost vs. Value remodeling report, including Dallas specific data. The report ranks 35 home remodeling projects by impact on home resale value. The full report is available in this PDF from www.remodeling.hw.net.

PDF - Remodeling Cost vs. Value Report 2010-2011

Here are Dallas’ top 5 projects:

1. Entry Door Replacement
2. Garage Door Replacement
3. Attic Bedroom
4. Grand Entrance
5. Siding Replacement

Coronado Ave., Lakewood, Entry Door Replacement

Pasadena Ave., Lakewood, Attic Bedroom

Casa Linda Neighborhood, Garage Door Replacement

Worth Street, Lakewood, Grand Entrance

Casa Linda Neighborhood, Siding

If your home is due for any of these five remodeling projects, give us a call. We’ll be happy to visit your home and answer any questions you may have.

PDF of Original Article. Lakewood/East Dallas Advocate, June 2011

New Home Construction Process – Part 1: Choosing and Working with a Builder

In real estate, there’s nothing more satisfying than picking a lot, choosing a floor plan, customizing your interior, and seeing it all come together. If you’re considering custom home construction, here are a few tips to help with the major decisions along the way.

Choosing a Builder
Before you pick up the phone, these questions will help determine your choice of builder:

• What degree of hand holding through the sales and construction processes do you prefer?
•  How much input would you like in the design, construction, and materials of your home?
• Which builders offer the most experience, skill, quality and service in your price range?
• And above all else, which builders do you believe will be there for you in the future?

Choosing a Lot
The location of your lot determines everything from your property tax rate to the schools and amenities available to you. But choosing a lot involves more than picking a location. You must also consider the exposure of your home on each lot you consider to sunlight and wind, and their effects on your utility bills. You’ll want to consider lot size too, and its effects on what you can do with the property, home value, and property taxes.

Closing Date
Getting a firm closing date, or a close estimate will help you to finalize your mortgage, schedule movers, plan utility start dates, and arrange your change of address with the post office. Because there are so many contingencies in new home construction, you’ll need a good closing date estimate. Time is money, so you should be confident in your builder’s ability to meet the date.

Planning the Design
When you meet with the builder to discuss your floor plan, you’ll be asked about your lifestyle.

• Do you prefer intimate or open spaces?
•  Do you enjoy cooking, exercise, and in-home entertainment?
• Do you work from home?
• Do your children need a play area?

It pays to think about these questions as early as possible.

Choosing Interior Styles and Materials
Once you finalize your contract with a builder, you will set an appointment to meet with a designer to choose your interior materials. If a wide selection is important to you, or if you have specific ideas in mind, talk to builders about your options. The earlier you begin to put together your preferences for cabinets, flooring, counters, and wall treatments, the more likely you are to love the end result.

We would be delighted to earn your consideration as you choose a builder. We have been building homes in your neighborhood through the highs and lows of our economy, and you can count on Bella Vista to be here for many years to come.

PDF of Original Article  Lakewood/East Dallas Advocate, June 2011

What to Expect During Our Initial Visit

If you’ve been considering a remodeling project in your home, you may wonder . . . “What would happen during an in-home visit with Bella Vista?” To answer that, we’ve simulated a visit with “Linda” who is considering a kitchen renovation. We begin with her call . . .

Linda: Our kitchen hasn’t been updated in ten years. It’s closed off from the rest of the house and isn’t very useful as a gathering place.

Jan (our Coordinator): Let’s schedule a free consultation for one of our partners to meet you and and answer any questions you may have. He’ll talk with you about your needs and your taste in design, and he’ll give you some ideas and more information about us.

Lance (at the home, after the initial meet and greet): This is a tudor home and it looks like the kitchen was last remodeled in the late 80s. Today’s kitchens are more functional, especially as a gathering place. Does anyone Who else lives in this home?

Linda: It’s just me, my husband and our daughter when she comes home from college.

Lance: Ok, so the design doesn’t need to incorporate features for children or seniors. What style do you have in mind? Do you like a more modern or more traditional things feel?

Linda: I like a classic look and but I also want some modern design touches, and definitely more modern conveniences.

Lance: Even though your kitchen is outdated, the last remodel incorporated some of the original materials, which may be worth preserving. Are we working with things we already have in the kitchen, or is it a complete gut?

Linda: I think the kitchen would lose its original character without the hutch. I’d really like that area to be a focal point, with a nice backsplash.

Lance: Great, we can get a lot of bang-for-the-buck by livening up the hutch and doing something special with your backsplash. You can choose materials in our design studio and our interior designer can also take you to our suppliers to choose the tiles. You’ll be surprised how many options there are. With your hutch and an elaborate backsplash, I’d recommend painted cabinets to retain a classic look and feel. There are hundreds of styles of cabinets, and lots of conveniences like lazy susans, chef’s pantries, and pull-out drawers that I can show you. By the way, what kind of counter surfaces do you like?

Linda: Granite. I love the black with a little bit of shimmer to it. My husband loves the marbled look, but we’re both curious about what other looks there are in granite.

Lance: There are tons of colors and textures in all different price ranges. We buy our materials from the quarry to keep costs low. 90% of the remodels in this neighborhood use some form of granite. If you think you know what styles you want for counters, flooring and other materials, we can provide a close initial estimate for your project. I see wood flooring in most of the pictures you’ve shown me. Is that your preference?

Linda: We love hand-scraped wood, and we’ve seen that in some of our neighbors’ homes. But is it a good idea to use wood in the kitchen?

Lance: A lot of people have reservations about wood, but wood holds up well unless you soak it on a regular basis without quickly drying it. It also adds value to your home if you choose to sell someday. With our suppliers, wood can be as cost-effective as tile.

Linda: My husband wanted me to ask, what are the most cost-effective, energy-efficient changes you can make to my kitchen?

Lance: Even though we’re talking about your kitchen today, the first thing we’d want to do is start with your attic insulation. About 60% of your heat loss goes through your ceiling. You might consider energy star appliances or a tankless water heater. Today’s light and plumbing fixtures are much more energy efficient as well. We exclude appliances, decorative light and plumbing fixtures from our contract as those are separate purchases you would make after shopping around. I can help you with what to look for and where to shop, and we will include the installation in our bid.

Linda: I know what I like from my friends, magazines, and HGTV, but what are the latest kitchen design trends in this area?

Lance: As you know, we do existing home remodels and new construction. Right now, wood floors have become more popular, and with the competitive cost, people prefer their richer look to tile. People also want more storage solutions, cabinet features like sliding drawers and appliances integrated into the cabinetry. People want lighter textures or smooth finishes on their walls, but with rustic details including light fixtures to retain, but modernize the original styles. There are more and more choices each month for counter surfaces, fixtures, plumbing, and the range of styles goes from rustic to modern art. We’ve installed it all, and made it work with the existing home and neighborhood design standards.

Linda: What kinds of protection will I have against malfunctions and breakage?

Lance: You’ll have all the manufacturer warranties. Our warranty is ten years on anything structural, 2 years on mechanical, electric or plumbing, and we give a 2 year labor warranty which is twice the industry standard. It’s uncommon, but we can offer that assurance because we take great pride in doing things right the first time.

Linda: Do you have any additional information including references I can contact?

Lance: Now that we’ve gathered all the information about what you might want to do, we’ll put it all together in the initial proposal. We’d like to invite you back to our office for that information. We’ll give you a thorough packet that will answer every question our new customers have had. When you come back in, we’ll go over insurance, time frames, and references who have had kitchen remodels similar in scope to yours. We can schedule a visit to our office today, or you can feel free to think about what we’ve talked about and call us when you’re ready.

CALL US. WE’RE HERE TO HELP. (214) 823-0033.

PDF of Original Article.  Lakewood/East Dallas Advocate, May 2011

Ten Commandments of Home Remodeling

A set of good, basic laws governing home remodeling has been etched in stone.

Before You Sign a Contract:

1. You shall interview contractors and test their know-how: Ask for solutions they have provided customers with similar needs. Ask for a range of options for your design dream or challenge. Learn about the products, materials, and techniques that can be used, and ask to visit completed or in-process projects.
2. You shall learn how the contractor will manage your project. Find out how your project will be managed, down to the details. Learn who will oversee the daily work, how your vision will be achieved, and your needs for privacy, convenience, and cleanliness respected.
3. You shall get the “must-have” details, preferably in writing. Request copies of the builder’s risk and general liability insurance certificates. Ask about the coverage in the event of an accident involving a worker, visitor, or resident. Also ask for customer references and written guarantees and warranties.
4. You shall share your detailed “vision”. The more you share your wants, needs, and “vision”, the better the quality of feedback and the more specific cost estimates you’ll get in return. Your specificity will allow the contractor to educate you on all the decisions you’ll need to make.

During Your Project:

1. You shall prepare for the “Kick-Off” meeting. The Project Manager reviews the scope of the work, sets scheduling expectations, and gets your project ready for delivery. He discusses your ideas and concerns and answers all of your questions, so ask away!
2. You shall try to return all calls promptly. Often, your Project Manager is awaiting a decision from you, and work may be delayed until you call back. Sometimes a simple text may keep the project moving.
3. You shall not be alarmed at work in-progress. Expect to see cosmetic imperfections while the project is still in progress. Details like small paint flaws and bathtub smudges are perfected before the final walk-through.
4. You shall make timely payments. Payment schedules are prepared when the contract is signed, and remodelers adhere to the established milestones in order to maintain budgets.
5. You shall think of final touches before the project is complete. Keep the lines of communication open to avoid surprises at the end. Request any final touches you may think of with enough time remaining so the PM can operate within the framework of the established schedule.

After Your Project is Finished:

1. You shall support achievement with referrals. The best “thank-you” a remodeler can receive is a new customer. Most of ours are the friends and family of delighted customers we’ve proudly served.

CALL US. WE’RE HERE TO HELP.

PDF of Original Article. Lakewood/East Dallas Advocate, April 2011

Builders vs. Remodelers, Who should you choose?

It’s fairly easy for a remodeler to build a new home, but almost impossible for a builder to become a remodeler. It’s just a different animal.  – Darin Breedlove, Partner

Remodeling generally requires a more encompassing set of skills. Sure there’s the overlap you would expect in actual building disciplines, but because you live in your home during a remodel, remodelers must have PEOPLE skills (we’ve even performed light marriage counseling on occasion!). Here are the key considerations if you’re contemplating whether to hire a builder or a remodeler for your next project:

Service

Remodeling is a service business first and a construction business second. During a remodel, the owner may live in the home, so crews must act appropriately. They are expected to be polite, friendly, conscientious, clean, punctual, and good listeners, as well as experts in their construction specialties. Only a small percentage of trades have the service training necessary to meet the higher standards of the remodeling industry.

Problem-Solving

There are few variables aside from weather in new home building, but in remodeling, every project is a new experience. Many of the challenges are unknown until they are uncovered. Inexperienced remodelers may never know what they are going to find in a wall, or with the electrical or plumbing. The profession requires experience and know-how in handling issues that sneak up on builders who are new to the remodeling industry.

Material Sourcing

Because remodelers typically work with diverse home styles and original build dates, they tend to have relationships with more suppliers and vendors. That enables them to provide clients with better pricing on a wider selection of materials, including hard-to-find items.

Recommended reading on Material Sourcing: “How to Go Green”

Neighborhood Expertise

Perhaps the smartest reason to choose a remodeler rather than a builder for your renovation or addition is that an established remodeler knows the existing homes in your area. This has a range of implications, from obtaining permits, to understanding local architectural trends over time, to maximizing tomorrow’s resale value. You want a remodeler who knows the changing standards of your neighborhood, and can create lasting value, while making your unique vision “fit” the surroundings.

Bella Vista Company

We’re proud to be among a small group of firms with the training, expertise, and years of experience necessary to meet the highest standards in both remodeling and new construction. In fact, we believe our success in one discipline strengthens our work in the other. Please call us and arrange a visit to our office and design center if you’d like to see the new homes or remodeling projects we’ve completed in your neighborhood.

PDF of original article. Lakewood/East Dallas Advocate, September 2010.

Four Energy $avers that Pay, Right Away

Making your home more energy efficient can dramatically reduce your energy consumption and your utility bills. But which investments should you make first?

To help you maximize your savings, we polled our experts to find the “lowest hanging fruit”.

Attic Insulation and Ventilation:

The most cost-effective home energy saving investments have one common objective: Reduce the amount of energy your home uses for heating and cooling, which accounts for 50% to 70% of your energy consumption. That begins with proper attic insulation, which helps your home retain heat in the winter and repel heat in the summer.

Many of the older homes in our area were built in the 40s and 50s, when insulation standards and materials weren’t what they are today. According to our insulation expert, “Once you add a few inches of blown insulation to these homes, you cut energy consumption by up to 20%. Pair that with low-expansion foam to seal holes around the house, and you can expect dramatic reductions in your energy bills.”

Attic temperatures in the blazing Texas heat can reach 160 degrees. Ventilating the attic removes excess heat. Our master electrician recommends whirlybird-style attic ventilators, which don’t require electricity. “Proper ventilation supplements the insulation to minimize the heat that penetrates your ceiling.” He adds, “Installing a radiant barrier reflects the sun’s heat away from your home, reducing the temperature in your attic by up to 30 degrees.” With a radiant barrier, you can decrease your bill by up to 25%. Add that to the insulation, and you can save up to 45%.

Tankless Water Heater:

A conventional tank water heater accounts for approximately 25 – 35% of the electricity you use in your home. Old tank heaters operate continually rather than on-demand, and store water at a temperature far higher than what you need for showering or other household uses. First you pay to constantly overheat the water and then you dilute that heat with cold. Tankless water heaters immediately reduce the waste, save you space, and perform at maximum efficiency for years longer than tank heaters.

Energy Star Windows:

Old or outdated windows can lose up to 40% of a home’s cooling in the summer and up to 50% of its heating in the winter. Energy Star windows are designed to reduce the solar heat that comes into your home in the summer months while blocking the heat from escaping during winter months.

Energy Star HVAC Units:

The majority of HVAC systems installed before 1992 are 10 SEER or less. Today’s Energy Star units go up to 19.5 SEER, and can be matched perfectly to your home to reduce your heating and cooling costs by up to 59%.

Call Us: We know the homes in your area and we’ve helped your neighbors save thousands in annual utility costs. Let’s talk about your home and your best bets for energy savings.

PDF of original article. Lakewood/East Dallas Advocate, October 2010.