Wednesday, October 30, 2013

A Year After Hurricane Sandy


Thousands Still Awaiting Funds To Rebuild From Hurricane Sandy

Broad signs of recovery are undeniable from the storm that damaged or destroyed 346,000 homes in New Jersey alone. But the slow pace of aid distribution is putting many families at risk.
For more than a half-century, Whitey’s Landing on New Jersey’s Barnegat Bay has served boaters pulling up for engine repairs or clams from the bait freezer. This season, only one-third of its 30 moorings were leased, and fuel sales were down as much as 80 percent from years past.
Co-owner Deb Thompson, 74, dreams of retiring — provided anyone would want to buy docks cut off from the water by a sandbar.
One year after Hurricane Sandy devastated coastal New Jersey, New York and Connecticut, the broad signs of recovery are undeniable. The Federal Emergency Management Agency has approved 182,000 individual and household applications for assistance in the three states, totaling $1.4 billion. It has made $3.1 billion available to repair roads, bridges and other publicly owned property after one of the costliest natural disasters in U.S. history. President Barack Obama signed a bill allocating $50.5 billion in disaster aid.
Like Thompson, thousands of residents and businesses are awaiting relief. New Jersey Governor Chris Christie told a Little Ferry audience on Oct. 22 only that “needs will be addressed.” His counterpart in New York, Andrew Cuomo, said affected residents will emerge stronger.
‘Sounds Incongruous’
“When you look back at the year, I really do believe that we’re going to be better for it,” Cuomo, a 55-year-old Democrat, told reporters on Oct. 23 in Albany. “I think if you asked people individually, it sounds incongruous, but those communities will be the better for it. There’s a cohesion among them, there’s a physical improvement in rebuilding.”
The slow pace of aid distribution forced 42 Shore towns, from the time Sandy struck Oct. 29 through August, to sell almost $400 million of short-term debt, data compiled by Bloomberg show. Their one-year interest rates were close to the highest since 2011. For a similar period in 2011-2012, Shore towns issued $225 million.
In New York, as much as one-fifth of the 33,500 people living in Long Beach, the state’s second-wealthiest city by median income, left and haven’t returned. Volunteers who gutted 850 homes in Ortley Beach, New Jersey, fret about protective dunes yet to be rebuilt. Connecticut opened four centers this week where homeowners may apply for $30 million in aid.
Too Late
About $700 million of aid in New York will go toward building flood walls, levies and improving electrical systems at two Long Island water-sewage treatment plants that serve more than 620,000 residents. The Bay Park Sewage Treatment Plant in Nassau County, the larger of the two, was swamped by more than 9 feet of water during Sandy, County Executive Ed Mangano said on a conference call yesterday with Cuomo.
Kathy Luethold, 62, and her husband, Ray Gorman, 60, are without a furnace in Bayville, New Jersey. Gorman, retired on disability after a work accident crushed his cervical spine 10 years ago, is fielding estimates from ventilation contractors, though he doesn’t know how much he can pay. They delayed major work on their home on Barnegat Bay following instructions from FEMA, only to learn from neighbors on Oct. 16 they had missed the cut for grants.
“To find out from neighbors that the programs are closed, and it’s over and it’s done, and we were never notified?” said Gorman, seated in a living room with donated furniture. “And winter’s around the corner? We don’t have any heat.”
Loan Officer
Next door at Whitey’s Landing, Thompson recounted her own fruitless calls to local, state and federal agencies to dredge the storm-built sandbar, where boaters risk running aground or worse, trashing their drives.
Beyond the sand build-up, Thompson and her husband, Larry, bear expenses related to debris removal, abandoned craft, equipment replacement and repairs to the business his family started in 1960. On a deadline to agree to a lien stipulation for $125,000 in disaster borrowing, Thompson said she scuttled months of negotiations with a two-word answer to the federal loan officer: “Shove it.”
“We don’t have a mortgage — this is free and clear,” Thompson said in an interview Oct. 17. “I’m not going to be tied to them on my deed for another 30 years.”
‘Nothing Left’
This season, Whitey’s filled its 2,000-gallon (7,576-liter) boating-fuel tank just once, rather than the typical four or five times. Next year may spell ruin.
“I don’t know what we’re going to do,” Thompson said. “There’s nothing left. We’ve just drained everything. My husband lost 50 years of his life to this place.”
Christie, a 51-year-old Republican whose post-Sandy performance drove his record approval in public-opinion polls, is heading to the Nov. 5 election with an almost 30-point lead over his opponent, Democrat Barbara Buono, a state senator from Metuchen.
Democrats, particularly Buono, have said the Christie administration hasn’t been responsive enough to the needs of Sandy survivors. Buono’s campaign has run Web videos profiling residents still recovering.
The legislature, which is controlled by Democrats, held four hearings on Sandy recovery efforts, including one this week in Toms River.
“The message from the testimony we have received is clear,” Assembly member Grace Spencer, a Democrat, said in a statement. “Sandy rebuilding is slow, almost at a standstill for many across the state.”
Not Forgotten
Christie says that no one said everything would be rebuilt in one year. In Little Ferry this week, he pledged to allocate $57 million for homeowner expenses such as mortgage payments, utilities and replacement furniture.
“I said right from the beginning this was an 18-to-24-month project, and it’s proven to be right,” he said.
The delays, he said, were due to the storm’s severity and bureaucracy. Sandy damaged or destroyed 346,000 homes in New Jersey, according to Christie’s office.
“People have ongoing needs that need to be addressed and that will be addressed,” he said. “We’re going to make sure that that happens because the folks who suffered the most are not going to be forgotten — not by me, at least. I can guarantee you that.”
Home Buyouts
Along New Jersey’s 126-mile (203-kilometer) Atlantic coast, the hardest-hit neighborhoods are a hodgepodge: vinyl-sided Cape Cods and ranches raised to flood-zone standards, lopsided cottages awaiting demolition, restored faux Victorians alongside empty lots.
“We’re getting a lot of complaints: ‘My home needs work and I don’t have money and I’m not happy about it,’” Debbi Winogracki, a spokeswoman for Toms River, a township with a section on the hardest-hit barrier island, said by telephone on Oct. 9.
In July, Christie’s administration began making its first post-Sandy buyout offers to homeowners along the Raritan Bay as part of a $300 million program funded with federal money. Two purchases have been completed and dozens more are expected in the next few months, Christie’s office said in a statement yesterday.
On Oct. 16, the Facebook Inc. page for the volunteer group Weekday Warriors sought helpers to place a tarp at an Ortley Beach home where a new roof leaked rainwater. Eight days earlier, the whole state was under watch for a rare tornado — it touched down in Paramus, 90 miles north, where it damaged trees — and the weather bulletin had spooked Joan DeLucia, the group’s founder.
Falling Plaster
“They still have not fixed the dunes,” DeLucia, 54, a Toms River resident, said by telephone. “It’s hurricane season. This should have been done in August.”
For Sarah Schreder, 41, August was the month when she grew fed up with falling plaster, the result of roof damage, and a lack of air conditioning and heating at her home in Old Greenwich, Connecticut.
“It was damp in the summer, and in the winter it was cold,” Schreder said by telephone. “I had to tell my husband I will not live there one more winter. I had to draw a line.”
They’re leasing in another part of Greenwich, paying rent atop their mortgage, as they apply for federal funding to raise their residence above flood levels. Another homeowner on her Old Greenwich street, his mechanical system destroyed, is sticking it out with a fireplace for heat.
‘In Hell’
“We’re in hell right now,” said 47-year-old Louis Csak, an engineer. “I can’t emotionally go through another flood.”
In Long Beach, on a barrier spit off Long Island’s southern shore, an advertising campaign featured actor and comedian Billy Crystal urged tourists to visit “my hometown.” The boardwalk, with attractions from food carts to a trapeze school, saw one of its best seasons ever, according to city council President Scott Mandel.
Even so, federal and state agencies and private insurance companies have been slow to hand out funds and as many as 7,000 residents haven’t come back, Mandel said.
“We’re disappointed that we haven’t been able to bring everyone home,” Mandel said by phone. “This is our Long Beach family, and it’s not the same without them.”
West of Long Beach, on New York City’s Staten Island, 43- year-old Aiman Youssef gives Midland Beach neighbors donated food, baby supplies and clothes in a tent where his house and home-based electronics business once stood.
Youssef had missed an insurance payment and was denied coverage when Sandy struck, and money from the state and FEMA hasn’t been enough to rebuild. When he almost lost funding this year for the hotel room he calls home, a case manager at the Jewish Community Center stepped in.
He operates the tent as part of a religious commitment to help others because the area still needs food, money and volunteers.
“We still have homes with mold, and people have left and they’re not coming back,” said Youssef, a native of Syria who has called Midland Beach home for 20 years. “It looks to me like we’re in a Third World country.”
Source of this article can be found here: www.fa-mag.com

Tuesday, September 3, 2013

Post Sandy Flood Insurance Choices


Post Sandy Flood Insurance Choices

$20,000 a year for flood insurance? Sandy survivors face tough rebuilding choices.
TOMS RIVER, N.J. – Thousands of homeowners in New York and New Jersey impacted by Hurricane Sandy are facing a tough choice that may thwart their efforts to rebuild: Comply with costly new federal construction guidelines or prepare to pay annual flood insurance rates that could top $20,000.
New federal flood maps revealed in June added 68,000 structures in New York City and thousands more in New Jersey to flood zones. Now, affected homeowners are being forced to make drastic changes to their residences, such as elevating them on pilings, or incur punishing new insurance premiums that will take effect by mid-2015. Given the new rules, many Sandy survivors are grappling with whether they should alter their properties – or leave.
Kevin Faller and Karen Spanover, of Toms River, N.J., learned that they would have to invest tens of thousands of dollars to elevate their home or else pay higher flood insurance premiums.
“We are faced with something that we can’t overcome,” said police officer Kevin Faller, 52, a Toms River resident who has decided to give up his home rather than comply with the new requirements. Having already lost hundreds of thousands of dollars in home equity post-Sandy, Faller said he and his wife could not afford “this tsunami of expenses coming toward us.”
The Federal Emergency Management Agency began updating coastal flood maps across the country in 2009, a process it expects to complete by 2017. In New York City and New Jersey, the work began a few years before Hurricane Sandy struck on Oct. 29, 2012, damaging or destroying 365,000 homes in New Jersey and another 20,000 in New York City. After a public comment period, the region’s maps are expected to become final by mid-2015, putting into effect new insurance premiums.
The agency, which has released estimates showing that rates could range from a few hundred dollars for the most compliant residences to $1,800, $10,700 and more than $20,000, says individual premiums will vary and homeowners must consult an insurance agent to determine what they will pay.
Making matters worse for coastal homeowners, federally subsidized flood insurance for primary residences will start to phase out by late next year, eventually forcing about 1.1 million property owners to pay the substantially higher full-market rates. A law passed by Congress last summer eliminated subsidies for the National Flood Insurance Program, which is $24 billion in debt in the wake of massive storms such as Hurricane Katrina.
“Unfortunately, [Sandy survivors] are suffering through this catastrophic event and they are looking at increased insurance premiums,” said Bill McDonnell, FEMA’s mitigation branch director for New Jersey and an agency specialist for New York. “What we are hoping, though, is that [Sandy] has raised the awareness of the probability of this occurring again” and that homeowners “mitigate their properties to become more resilient.”
A new home under construction in Breezy Point, N.Y., where property owners are required to elevate their homes or incur drastic hikes to their insurance premiums.
“They may be putting out more money now,” he said. “But in the end they are going to suffer less damage to their property and the potential loss of life as well.”
With that in mind, some families are moving ahead to comply with the new requirements despite the cost. Based on an early map released by FEMA in mid-December, Marlo Lutz, 44, and her husband, Darrin, 47, decided to elevate their two-floor Toms River home to 13 feet on pillars and piers, a $65,000 investment that required cashing in a college fund and raiding savings.
“I’ll never have to worry again when there’s a storm,” Marlo said. “Everything about it is just going to be better for us.”
In Breezy Point, N.Y., a coastal enclave hard-hit by Sandy, homeowner Jim Kelly has made a similar calculation. So far, Kelly has spent $104,000 to raise his home to 8.5 feet, with more work to go. He and his wife have used savings and dipped into their 401(k) plans to help cover construction costs, which are expected to reach $220,000.
For Kelly, raising his property has been expensive, time-consuming and stressful, but he said he is just anxious to move his wife Samantha and their 5-year-old son Aiden back home, hopefully by Thanksgiving. “It’s definitely been rough, to say the least,” he said.
FEMA
FEMA’s draft schedule of preliminary flood insurance rate maps for coastal counties.
Some Sandy survivors are finding the hassle and cost of complying with the new guidelines to be insurmountable.
When FEMA released the early version of the flood maps, John “Jack” Thompson, a 70-year-old mechanical engineer, discovered that his small ranch home in Toms River would have to be raised from six to 14 feet and placed on pilings. If he didn’t comply, he learned, his future annual flood insurance could skyrocket to about $31,000. (FEMA has adjusted that estimate to more than $20,000.)
Though FEMA eased the rebuilding requirements for his neighborhood in June, the value of Thompson’s home has plummeted from around $400,000 to $10,000, according to a county tax assessment. He is contemplating using his flood insurance payments to pay off his mortgage, tear his home down and leave. The storm’s aftermath, Thompson said, has left him financially “dead” and his dreams of retirement postponed.
Meanwhile, half of the homes around him are empty, about ten have been demolished and many are for sale. “It’s depressing. I really hate to think about it,” he said of the changes in his once lively neighborhood situated on tiny lagoons.
Some government aid is available to homeowners trying to meet the new guidelines. New Jersey will provide grants of up to $150,000, a FEMA-funded grant will offer $30,000, and those insured by the NFIP can receive up to another $30,000. New York City said it would also give money to homeowners to elevate their properties through U.S. Department of Housing (HUD) funds.
Jack Thompson stands in his Toms River home, which would need to be elevated to comply with new FEMA rules.
But according to Marc Roy, chief of staff for FEMA’s Louisiana operations in 2006-07, such grant programs don’t always work. He criticized “The Road Home,” a HUD program administered in Louisiana after Hurricanes Katrina and Rita as having had “limited success.”
“That program was marked by all kinds of cost overruns and mismanagement and pretty much has faded from view,” said Roy, an adjunct professor at Tulane University’s Disaster Resilience Leadership Academy. (According to HUD, nearly 130,000 residents – or 99 percent of eligible applicants – had received more than $8.9 billion from the program).
When homeowners struggle to pay for repairs to their storm-damaged properties, some foreclose and leave, devastating the local housing market, said Roy, whose New Orleans neighborhood experienced about ten foreclosures post-Katrina. “Responsible people are having their whole lives ruined … as a result of both the natural catastrophe and the man-made part of the catastrophe, which is poor assistance being available to those who have really worked for it,” he said.
Faller and his wife Karen Spanover, 46, aren’t waiting for government aid. In January, the couple decided to give up their home in Toms River, believing that investing tens of thousands of dollars to comply with FEMA’s new rules would not be worth it in their struggling neighborhood. They’ve asked their bank to accept a deed in lieu of foreclosure, in which they would hand their home back to the lender.
Faller said he tried to see the tough choice as a business decision, while Spanover said it was ultimately one of “survival.”
“We’ve been fighting for so long,” Spanover said. “Every time we see light at the end of the tunnel it kind of closes. We’re definitely still hoping for the best.”
Are you facing new FEMA requirements for your area? Contact the reporter with your story at miranda.leitsinger@nbcuni.com

Monday, August 5, 2013

Sandy Ground Project


Sandy Ground Project: Firefighters building playgrounds to honor Newtown victims in NJ, NY, Conn. towns hit by Sandy

The state’s largest firefighter union is remembering the 26 victims of December’s Sandy Hook Elementary School shooting massacre in Connecticut by building a playground to honor each one in a community recovering from Superstorm Sandy.
New Jersey and New York will get 10 playgrounds each, and Connecticut will get six. Each playground will link the two tragedies with the shared name Sandy to create memorials for recovery and hope.Sandy Ground Project
One of the playgrounds will honor 6-year-old Catherine Hubbard, who would stretch out her legs to reach up to the clouds after pushing off on her backyard tire swing and was hopping mad about leaving her beloved swing set behind when her family moved across Newtown, Conn., in October, two months before the mass shooting there.
Catherine’s mom, Jenny Hubbard, said the idea for the playgrounds felt right as soon as she heard it — a playground was the “perfect” memorial for a 6-year-old.
“I immediately could think of Catherine playing and swinging,” she said Friday in a telephone interview. “I know that Catherine will be there and she will love that there are kids to play with on that playground. In a way, this is like us giving her back her swing set.”
Bill Lavin, president of the Firefighters’ Mutual Benevolent Association, a 5,000-member union spearheading the project, said each playground will reflect the personality of the child or teacher for whom it is named. Jack Pinto’s will have a football theme because he was a New York Giants fan. Chase Kowalski’s will have fitness stations because he competed in children’s triathlons. Others, still in the early planning stages, may incorporate a victim’s fondness for a particular color, activity or symbol.
Grace McDonald’s playground will be decorated with peace signs, which she habitually drew on mirrors and windows when they fogged up. Grace’s mom found the outline of one on a window at home shortly after she died and had the glass etched in pink and preserved.
Catherine’s playground, to be built on New York’s Staten Island, will have a tire swing and be near a beach because of her fondness for sea animals. Her 8-year-old brother, Fred, is the honorary project foreman; he’ll be on site with a tool belt supervising as the playground is built by volunteer first responders and members of the community.
Lavin said he’s reached out to all 26 families and has heard back from 14, all supportive. He’s driven to Connecticut to meet with several families personally. After visiting Noah Pozner’s family, he decided Noah’s playground should be in New York in the Rockaway section of Queens, where his grandfather lives.
“So when the family visits, they will see it,” Lavin said.
Noah’s parents, Lenny and Veronique Pozner, wrote after discussing the idea with Lavin that they “could not be happier” he was being honored with the playground.
“We cannot imagine a more fitting tribute for Noah than a playground designed to offer children years of play and interaction with others in their community,” they wrote.
Sandy Ground Project VolunteersThe project will cost about $2.1 million. Enough donations to fund six playgrounds have been received so far.
The first playground, in Sea Bright, will honor special education teacher Ann Marie Murphy. It will include a climbing wall and slides hand-picked by some of the children in town. It may include a dog run because of Murphy’s love for her pet. The groundbreaking is March 1.
Sea Bright Mayor Dina Long said the project is having a positive impact on the community’s recovery after Superstorm Sandy, which flooded neighborhoods, washed away boardwalks and destroyed homes and is considered the state’s worst natural disaster.
“The residents of Sea Bright lost so much from Superstorm Sandy that something like a new playground, besides providing a safe place for our children to play, is also a symbol of hope and recovery,” she said. “It has a far greater impact than just a nice playground.”
New Jersey firefighters built three playgrounds in Mississippi after Hurricane Katrina in 2005 and developed a lasting relationship with an elementary school there because of a teacher who is a New Jersey fire captain’s niece.
After Sandy devastated the tri-state region in late October, schoolchildren in Waveland, Miss., where one of the playgrounds was built, organized a toy drive for the New Jersey victims. A truckload of toys arrived in time for the holidays and just after the Dec. 14 Connecticut school massacre, along with a video from a girl thanking firefighters for caring enough to build new places for children to play.
Lavin said it gave him the idea to “get out of our funk” over the Sandy and Newtown tragedies and build more playgrounds.
Though the new project, called The Sandy Ground: Where Angels Play, was conceived to honor the school victims, Lavin said he sees no reason to stop at 26. He said the union hopes to build playgrounds in violence-scarred cities such as Newark and Camden and in other states, too.
“While these parks will bear the names of the Newtown victims, they are dedicated to all children of violence,” he said. “This is not just about Newtown. A massacre is occurring one child at a time in our inner cities.”
Source of this portion of article: www.foxnews.com
Sandy Ground Project info:
Building 26 Playgrounds in areas damaged by Hurricane Sandy in honor of the 26 students and teachers who were lost in Sandy Hook Elementary School. Donate by visiting www.thesandygroundproject.org.
Inspired by senseless violence in Newtown, Connecticut and in an effort to restore the storm ravaged east coast after Hurricane Sandy, we endeavor to create 26 living memorials to all children who have been victims of violence while creating safe, fun places for children to be children.
May these playgrounds provide a symbol of hope, recovery and a return to normalcy. A gift to our youth in an effort to enhance and sustain their precious childhood.
For more information about our story or to learn how to get involved please visit www.njfmba.org or www.thesandygroundproject.org
Donate to the Sandy Ground Project here: www.thesandygroundproject.org/donation/
In honor of Chase Kowalski age 6, Sandy Ground Project will be on Sunday August 18 at the Bay Beach House operated by the Normandy Beach Improvement Association.www.nbianj.org
Normandy Beach Improvement Association
Normandy Beach Improvement Association



Saturday, August 3, 2013

New Jersey Redevelopment News



The latest redevelopment news and helpful information concerning the New Jersey Rehabilitation, Reconstruction, Elevation and Mitigation (RREM) program.
“Automatic Variance” Bill For FEMA Base Elevations Passes NJ Legislature
On June 20, 2013, the NJ Senate and the NJ General Assembly unanimously approved a bill that would exempt homes affected by Superstorm Sandy from development regulations on building heights. Normally, homeowners must apply to their local municipality for a variance when construction alters the original zoning plan of the property. Given the new base flood elevations from FEMA, this bill streamlines the process for raising homes along the Jersey Shore by eliminating the variance application process under certain conditions.
Homeowners in flood zones may raise their homes to the new FEMA levels plus an additional three feet in order to qualify for flood insurance; they face the potential for a higher premium if they do not raise their homes. Unfortunately, the new heights of raised homes often conflict with local zoning laws. This bill would exempt Sandy-damaged homes from these zoning laws with the following restrictions:  (1) It applies only to structures damaged in Hurricane Sandy that existed on October 28, 2012, and (2) It does not apply to homes whose original vertical and horizontal dimensions have been altered in any way since the storm, assuming that the structure could have been raised without the alteration(s). In addition to the automatic variance for raising the house, the bill also provides an automatic variance, if necessary, for constructing a staircase to match the new height of the house.
Upon being signed by Gov. Christie, the law will take effect immediately and will assist in speeding up the rebuilding and recovery process along the Jersey Shore.
Posted by Michael Bruno at: www.njredeveloper.com
Reconstruction, Rehabilitation, Elevation and Mitigation (RREM) Program
2nd Pool RFQ Released for Reconstruction, Rehabilitation, Elevation and Mitigation (RREM) Program
The Department of Community Affairs has released the 2nd Pool Request For Qualifications (RFQ) for those interested in becoming General Contractors for homeowners under the Reconstruction, Rehabilitation, Elevation and Mitigation Program (RREM). The RREM program will provide up to $150,000 grants for eligible homeowners to repair, elevate or rebuild their primary residences in the following 9 targeted counties: Atlantic, Bergen, Cape May, Essex, Hudson, Middlesex, Monmouth, Ocean, & Union.
Click here for a copy of the RFQ. Please note: Links to Exhibit E, Exhibit I and Exhibit J are embedded in the document. You must click on them and print them separately. 
The deadline for submission of the RFQ is July 31, 2013, however, builders/contractors interested in becoming RREM Program qualified contractors in the second pool must have attended one of the Pre-Response Conferences.
The 2nd pool of Qualified Contractors will be announced on August 9th.
Click here for an updated RREM program timeline
Click here for RREM program Frequently Asked Questions from the 2nd pool.
Click here for RREM program Frequently Asked Questions from the 1st pool.
Click here to see the Powerpoint Presentation from the New Jersey RREM Program Pre-Bid Conference Round 2
Click here for a list of the 1st pool of approved contractors.
Click here for other business opportunities and other Sandy recovery programs.


Housing Recovery Centers Open for reNew Jersey Stronger Housing Grant Programs
Housing Recovery Centers will open in each of the nine counties most impacted by Superstorm Sandy. Eligible homeowners whose primary residences were damaged or destroyed in the storm can visit the Housing Recovery Centers to apply in-person for two reNew Jersey Stronger housing grants: the Homeowner Resettlement Program and the Homeowner Reconstruction, Rehabilitation, Elevation and Mitigation (RREM) Program.
Click here for the locations of the Housing Recovery Centers.
Advice and Tips from NJBA Members

Saturday, July 20, 2013

Building A New Home


Comprehensive steps for building a new home.

Prospective homeowners should give careful consideration to their decisions when planning to build a home. A great home is one that you are happy to wake up in every day, which is efficient in its layout and usage, that is interesting yet practical, and that brings joy into the very basics of living. These 8 steps will help to guide you through the process:
Home Building: Plan and DesignBrunebuilt House Plans
The design process is the most important part of building your new home. No matter how good your blueprints are, no matter how competent your builder, your plan must be well thought out and logically developed to ensure a well constructed home that meets your needs, your lifestyle and your unique characteristics. A great home is one that you are happy to wake up in every day, which is efficient in its layout and usage, that is interesting yet practical, and that brings joy into the very basics of living.
It involves using creativity and visualization to look at the origin of your likes and dislikes and it involves honest communication with others: your spouse and/or children, your designer and builders, and your banker. Take the time to discuss compromises and different options. Visualize your finished home from the inside out, the feel of each room, corner and hallway-in short, what it will be like to live in.
Home Building: Regulation
Often there are many regulatory requirements that affect your project, from zoning to allowable setbacks, buildable area, height restrictions, sewage disposal, water and utilities.
Home Building: Budget
Too many people travel far down the road to their dream home only to find out that they can’t afford it, many times after construction is finished. Not only is it important to be perfectly clear about the overall cost of the home you wish to build, but of course, the amount of the monthly mortgage payment (factoring in for times of higher interest rates) and the effect on your overall life cash flow. And it is important not to include construction costs only.
There are additional ‘soft’ costs such as design and engineering fees, surveying, driveway and landscaping, septic fields, and building permit fees or development charges.
Home Building: Technical Aspects
Don’t leave out such things as constraints offered by the building site: access, wind and sun exposure, and septic field capacity.
Home Building: EvaluationBrunebuilt Beach Homes
Assign areas where rooms will be, look at access and circulation, and begin assigning a budget. Undertake the difficult but extremely important step of matching your dream with the reality of your financial situation. It is important to build with unforeseen costs and extra spending for special features in mind. It may be necessary at this stage, to modify. Double up the function of a couple of rooms, eliminate some rooms entirely, finish the basement at a later date, tighten up the entire floor plan. The importance of this step cannot be over-emphasized. These are the critical decisions that still allow you to have the well designed and beautiful home you want at a price you can afford. At this point you may not have even looked at floor plans nor put pencil to paper. But you are well on the road to having an exceptional home.
Home Building: Drawing Process
This phase is best left up to a professional architect or building designer. It is helpful to both you and your service professional for you to right down some of your thoughts on paper and have a rough idea of what you want.
The professional you work with will help you establish relationships between the various rooms, help choose the primary orientation and the general feel of the home. This is the initial step to creating blueprints and should be reviewed many times by both the architect/building designer and yourself, the client. This is the time to make changes and add detail, because once the schematic drawings are finalized, it becomes much more costly to make changes so it is wise to spend extra time getting it right at the beginning.
Home Building: Design Development
Next comes the technical side of design; attaching exact dimensions to each room, calculating wall heights, roof pitches and stair details, construction methods, etc. Your home is definitely beginning to take shape.
Home Building: Working Drawings
There is little opportunity to make plan changes at this point, which become more expensive, but of course, less expensive than changes during construction. These drawings may include detailed specifications for materials and construction and schedules for doors, windows, and finishes.
Structural engineers specialize in the design of buildings, including residential housing.
Whenever there are modifications or repairs done to existing construction, or framing for additional space, a structural engineer will be part of the picture. Their services also are needed for altering roof structures, such as adding trusses. Structural engineers can be contracted through the architect or builder, but often the homeowner contacts an engineer directly. When doing so, it’s important to make sure the structural engineer is registered, professionally licensed through the state.
What Does a Structural Engineer Do?
The structural engineer will make a site visit to evaluate the desired modifications, look at original structure plans, and assess the impact. Depending on the project, he’ll do some measuring, and possibly some surveying, particularly if perimeter drainage issues are involved or if soil has washed away from the foundation. Each construction project requires a structural engineer to employ different research. Factors such as wind speed, snow loads and occupancy loads must be considered along with the plans detailed in the architectural drawings.
What Should You Discuss with a Structural Engineer?
Before the site visit, homeowners should know exactly what kind of construction project they want as well as how quickly they would like it done.
What a Draftsperson Does
As homeowners search for the house of their dreams, they may end up finding a house plan in a newspaper, order plans from a magazine, or just have an idea of what they would like based on houses they have been in. Getting those ideas on paper and having blueprints drawn to give to contractors, however, is a job that few homeowners attempt themselves. Since most municipalities do not require that construction plans for single-family dwellings be done by a registered architect or engineer, a draftsman is likely to be able to put your ideas down on paper at a lower cost.
If you have a set of plans you purchased from a magazine or other source, the draftsman can also make modifications to meet your needs and/or satisfy local building codes in order to get a building permit. A draftsman can also take the plans to structural engineers or other licensed professionals to be stamped if a particular element in the building should need special consideration. Draftspersons can also make drawings of existing buildings if needed, such as to apply for building permits to make modifications.
The Modern Draftsman
Once, a draftsperson’s plans were all drawn by hand, but now (as with many aspects of modern life) the computer has entered the field to allow drafting to be done more quickly and accurately. The latest Computer Aided Drafting & Design (CADD) software can do 3D renderings and drafting which includes floor plans and elevations as well as plumbing and electrical plans to meet the standards set by the UBC, BNBC, BOCA and SBC building codes.
Although private individuals may not need plans for a single residence to be drawn on computer, it is frequently required for larger commercial and governmental jobs. It is also easier to make changes to drawings created on computer and send them electronically, if needed. Therefore draftspersons are often asked to convert plans on paper to a CAD program for future use.
Draftsman vs. Architect
While an architect’s main function is to design and oversee, a draftsperson’s job is mainly to sketch out the designs. If you are looking to construct a truly custom house from scratch, you’ll probably end up needing the skills of an architect or a structural engineer. Draftsmen are simply not as thoroughly trained in the design aspect of home planning, though making alterations to existing plans and sketching out ideas is well within their field.
Checklist: Recommended Questions to Ask Your Architect
Each architect has an individual style, design approach, and work method. So it’s important to find an architect who is compatible with your style and needs. Here are some questions to determine the right architect for you:
  • What does the architect see as important issues or considerations in your project? What are the challenges of the project?
  • How will he/she approach your project?
  • How busy is his/her schedule?
  • Who is your point-of-contact at the architecture firm? Is that the same person who will be designing the project?
  • How does the architect establish fees?
  • How much will your project cost?
  • What will you be expected to provide, if anything?
  • Will you see models, drawings, or computer animations to help explain the project?
  • What services does the architect provide during construction?
General Contracting Services
General contractors are responsible for managing all aspects of your project, including hiring and supervising subcontractors, getting building permits, ordering supplies, and scheduling inspections. These contractors oversee all the subcontractors, such as plumbers, carpenters, and painters, to ensure that the job is done efficiently and to your satisfaction. They will act as your main contact throughout the project, and should be able to both explain any step of the work you need to know about as well as communicate your specific ideas for the project to the appropriate service provider.
Benefits of Hiring a General Contractor
Hiring a general contractor is usually done for convenience and efficiency. In nearly any circumstance, these contractors will save you time, probably several days, on the project’s duration. The hassle of having half a dozen contractors in your home is a bad enough, but without a guiding force, it can quickly become a nightmare. A project that should take only three days might end taking three weeks simply from scheduling and re-scheduling various subcontractors.
The overall effect on the project’s cost is less clear. Like with most things, time is money in the home improvement industry. Many subcontractors will charge a higher rate or charge per hour when they have to coordinate their work on a large project directly through the homeowner. Moreover, general contracting services also usually include access to products bought in bulk that individual homeowners might have to purchase at a higher price. This will get you a better deal on materials, and will give your job the customized look you desire. Yet, general contracting services also tend to add a 10-20% surcharge to the project’s cost, a reasonable fee, but one that should make homeowners at least consider forgoing these services.
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Source of this article: www.homeadvisor.com