Sustainability has many definitions. All I have done recently is fix and repair. I have often said, if you want a good home built, have a remodeler build it!  If you want it built right spend the money. most often it’s about how things will be down the road. How is the structure going to be used? People normally are simple minded and don’t contemplate their decisions. I am not just talking about residential. Doing a cost benefit analysis  on every thing is tough work and very time consuming. Don’t worry, don’t listen, don’t believe me. You will pay for not planning and not analyzing. IT’s Cost Versus time spent. What kind of an environment are you in? What should the prevailing considerations be for the type of roof be. Number 1, forget looks. Looks and aesthetics are for the neighbors and  curb appeal when you sell. I know you are real smart because you have a lot of money to spend and that’s OK. Exterior design is the last considerations.  Function is first and the most important consideration. If you can’t live in it? Is there any existing considerations. What prevails? How do you know? Did you find out from some one? Make a list of Questions to ask. Keep paper and pen available when ideas or questions arrive.  Be analytically.

What to do? Make a list of priorities.  Focus on livability. How many people will live there? Will your livability and function change? Do you realize the magnitude of your considerations. Has the designer given you newer technological design systems to help you understand what you are getting? Have a floor plan designed first with a 3-D walk around. If you have trouble with the process of design work and find this very confusing and its too much for you, STOP. You can’t deal with this, its not for you. Don’t do this. you can’t handle this. It’s unfortunate that you can’t have it built just to see if you like it. Move and go buy something done. Designing is a Process not a product.

Function considerations: 1) I need 3 bedrooms 2) I need of 3 bathrooms 3) 2 car garage 4) a large living room 5) ???????

Make up a furniture list with the size of the furniture located to scale on the floor plan. Oh No that takes time and effort!!!!!!!!!!

How long are you going to live there? What about insurance cost?   What about maintenance cost? What about durability? What about power cost???

How do you consider these things? First things first. Floor plan first, located on site. Make many copies. Review with qualified trade contractors and the building department.

implement design changes with other considerations. Cost is last.

In April I headed to GTMO, CUBA to review a day care center for a base contractor. My assignment was to access the roof structure. I generated a written report on structural and code compliance issues of the buildings use and wind mitigation report based on the Florida Building code and ASCE-7-05. the existing pole barn structure with additions was very eclectically. Combinations of frame walls, masonry and steel stud light gauge interior walls. Generally the structure doesn’t meet high wind requirements for the main wind force resisting system.

Florida Renovators manages the complete project from conceptual design to completed final inspection. FRI builds with in house capabilities. From repair work, structural  modifications, residential and commercial additions all completed by process. We sell construction documentation. FRI processes commercial modifications by organized management based on project planning. FRI is different than most other contractors. Defining and documenting the work for owners approval is a separates task that is paramount to a successful renovation project. Accomplishing documentation of the work scope and specification is the first order of business. COST IS LAST. No one can guess at cost with out a tangible meeting of the minds. FRI DOES NOT DO COMPARABLE GUESSING. WE CAN OUTLINE A VAGUE SCOPE OF WORK TO DETERMINE COST FOR ARRIVING AT A BUDGET FIGURE.

What contractors need to know?

Contractors should know how to build what they sell.

Contractors should understand design objectives and building codes.

Contractors must understand construction processes.

Contractors must know the licensing laws!

Contractors should understand how to put together a contract that identifies the required specifics necessary to complete the assigned project.

Contractor need to know how much a qualified skilled worker can accomplish in a day.

Contractors should understand and be able to develop a scope of work.

Experienced Contractors get inspections and approvals.

Contractors require the owner to document all specifics in writing.

Contractors must perform what is documented in writing.

Contractors manage construction.

Contractor must envision the project completed.

A certain amount of cost is what Contractors work from.

Contractors should follow construction documents.

Contractors need specific documents to follow.

Contractors are subject to other wants, needs and requirements by the owner, building department, trade contractors, and material vendors and existing conditions of the site and structure.

Contractors take a gamble on their experience and knowledge of how they can perform.

Contractors should know and understand the overhead cost of being in business (how much does it cost to be in business)

Contractors should know labor burden rates.

Contractors know that estimates are not comparable when not based on approved specifics!

Contractors know owners are looking for cost.

Contractors know the owner has a simplified idea of what it takes to build the project.

The Contractor is experienced the owner generally is not always knowledgeable about what it takes to build.

Only the contractor should manage the work.

The contractor knows the owner thinks he know how to do his job. “All he does is write checks”

A licensed contractor takes responsibility

A qualified contractor works to get the project done and understands that “time is money”.

An experienced contractor knows the owner will hold up the project by not specifying the finishes and fixtures up front.

An experienced contractor builds the project in a construction sequence that correlates with the project budget

An experienced contractor  establishes time frames for the project and gives the owner required time definitions subject to other consideration beyond the contractors control.

Experienced contractors render weekly or monthly communications to the owner for considerations, approvals, and instructions.

Construction sequencing and planning

My wife and I were reliving past remodeling issues with former clients. My wife is the office manager and documents all changes and cost. Administrating an extensive remodeling contract is time consuming and should be part of any contract changes. Contract administration cost for incomplete specifications and scope of work should be included in the project overhead cost. It pays to plan.  If I needed to make any point over and over it’s about proper planning, specifying and sequencing the work before starting and contract signing. It cost us dearly in time and effort because of hip shot considerations. Owners can do this because they are not under contract to themselves. Owners can redirect money at anytime. The owner can add extra money anytime.  Most often the owner over simplifies the project. I always ask if you have ever hired a contractor and built/remodeled a project like this before. If you fail to plan, plan to fail. Who does this cost? Who is to blame? Every one blames the contractor. He knows better, but the owner doesn’t listen. The owner is to blame for not planning and defining the specifications. The owner demands the contractor’s time to run around and find out about getting items ordered because the project is going forward. I tell every contractor to always put together a written planning system documenting a sequence of tasks that are directed and approved on a phase by phase basis. This becomes a sales documentation aspect. I don’t sell construction. I sell construction and project documentation!

Remember, the design professional does not know how to build. The design professional cannot deliver a scope of work. Finish specifications are not defined.

Mr. Design professional do you have a finish schedule worked out. If he does, it’s a dump and run deal. He doesn’t want to spend the time researching what the owner wants. Hey, work it out with the contractor. The designer works for the building department. People with no construction experience don’t understand this. A good set of drawing is half the information needed to build with. Planning is paramount to a successful project. Contractors need to charge for proper planning with the owner. Establishing construction documentation saves everyone time and money! Stop focusing on cost and start defining the work!

The following is a list of facts and considerations

The following is a list of facts and considerations

1. Not all contractor education courses are the same

 

1. Course writers are most often not contractors and have no building experience

 

1. Most contractors don’t know the building code

 

1. Most contractors can build, but not necessarily successfully.

 

1. Most contractors lack business education.

 

1. Most all contractors don’t know what their daily overhead cost is.

 

1. Most contractors don’t understand labor burden rates

 

1. Most contractors don’t understand the productive hour and how much that hour should cost.

 

1. Most contractors don’t know how to track costs.

 

10.  Cost is arrived at and not known in advance.

11.  A good set of drawings is not a bid document.

12.  The consumer is looking to define cost; the contractor needs to define the work!

13.  Design work is separate business from construction.

14.  Of all the preconstruction contractor efforts, costing should be last

15.  Most contractors don’t understand construction processes.

16.  Contractors rely on inspectors to approve or deny the work.

17.  Most contractor think they know all they need to know about their construction endeavors.

18.  Remodelers and custom builders sell services, not products!

19.  Developer/builders sell products and financial services.

20.  Most contractors don’t keep up on construction technical changes.

21.  Most contractors don’t understand Green Building.

22.  Most contractors don’t know State licensing laws.

23.  Most contractors fail to write a proper contract.

24.  Most projects end with the contractor paying for extra labor cost not included in the original cost.

1. Not all contractor education courses are the same

 

1. Course writers are most often not contractors and have no building experience

 

1. Most contractors don’t know the building code

 

1. Most contractors can build, but not necessarily successfully.

 

1. Most contractors lack business education.

 

1. Most all contractors don’t know what their daily overhead cost is.

 

1. Most contractors don’t understand labor burden rates

 

1. Most contractors don’t understand the productive hour and how much that hour should cost.

 

1. Most contractors don’t know how to track costs.

 

10.  Cost is arrived at and not known in advance.

11.  A good set of drawings is not a bid document.

12.  The consumer is looking to define cost; the contractor needs to define the work!

13.  Design work is separate business from construction.

14.  Of all the preconstruction contractor efforts, costing should be last

15.  Most contractors don’t understand construction processes.

16.  Contractors rely on inspectors to approve or deny the work.

17.  Most contractor think they know all they need to know about their construction endeavors.

18.  Remodelers and custom builders sell services, not products!

19.  Developer/builders sell products and financial services.

20.  Most contractors don’t keep up on construction technical changes.

21.  Most contractors don’t understand Green Building.

22.  Most contractors don’t know State licensing laws.

23.  Most contractors fail to write a proper contract.

24.  Most projects end with the contractor paying for extra labor cost not included in the original cost.

The following is a list of facts and considerations

1. Not all contractor education courses are the same

 

1. Course writers are most often not contractors and have no building experience

 

1. Most contractors don’t know the building code

 

1. Most contractors can build, but not necessarily successfully.

 

1. Most contractors lack business education.

 

1. Most all contractors don’t know what their daily overhead cost is.

 

1. Most contractors don’t understand labor burden rates

 

1. Most contractors don’t understand the productive hour and how much that hour should cost.

 

1. Most contractors don’t know how to track costs.

 

10.  Cost is arrived at and not known in advance.

11.  A good set of drawings is not a bid document.

12.  The consumer is looking to define cost; the contractor needs to define the work!

13.  Design work is separate business from construction.

14.  Of all the preconstruction contractor efforts, costing should be last

15.  Most contractors don’t understand construction processes.

16.  Contractors rely on inspectors to approve or deny the work.

17.  Most contractor think they know all they need to know about their construction endeavors.

18.  Remodelers and custom builders sell services, not products!

19.  Developer/builders sell products and financial services.

20.  Most contractors don’t keep up on construction technical changes.

21.  Most contractors don’t understand Green Building.

22.  Most contractors don’t know State licensing laws.

23.  Most contractors fail to write a proper contract.

24.  Most projects end with the contractor paying for extra labor cost not included in the original cost.

WHAT ARE FEMA VIOLATIONS

In 1981 I attended a seminar on FEMA’s Coastal Construction Manual. I was informed by the head of the mitigation department Mr. Robert McBeth about older homes need to be raised or rebuilt to comply with new flood regulations. As a home builder remodeler I looked on the requirements as a new business opportunity. Welcome to government failure 101! I recently got local NARI publication (National Association of the Remodeling Industry) Top local remodelers advertise in the magazine. NARI members promote themselves and do little to support the industry. NARI is all about self promoting the Remodeling industry. I am a NARI certified member. So much for ethics too.

AS I look thru the magazine and I see a member promoting a substantial improvement residential project. The homes square footage has been increased dramatically. I read that a major renovation increasing the ceiling height and major money was spent. According to CFR 44, the requirements under part 59, 60 and 60.3 mandates to local community to require compliance for any improved structure that increases the market value more than 50 percent rule. The 50 percent rule is a bench mark cost amount required under Minimum NFIP (National Flood Insurance Program) If you take the existing improvements minus the land, pool, driveway, fences/ anything not tied to the home that is what the home should sell for. Market Value is determined by a certified appraisal or the tax assessment plus 20 percent. These requirements are in the local flood plain ordinance required by FEMA. The Florida Building Code also mentions compliance with Code of Federal Regulations 44

The state of Florida is FEMA’s flood policy mega state. There are more flood policies in Florida than the next 4 states combined! The local community is required to control by local ordinance all improvements to property located in the Flood Plain by agreement with FEMA. FEMA administers the NFIP. FEMA is in the RED Big Time!!   NFIP is just an insurance company with some government powers. Most communities recognize that compliance is a good thing, BUT! All most all communities in the Tampa bay metropolitan area have violations of the 50 percent rule.  All local community personnel responsible for regulating and permitting 50 rule projects think they do a stellar job.

I will always say that government, insurance companies and financial institutions know nothing about construction costing! Cost is arrived at, cost is not known in advance. Otherwise I would have signs plastered on my trucks. So I inform the owner that they can’t add a second story over the entire home. A month later I see a contractor building the addition. Most contractors just want to work and eat. We all have bills to pay and we need to make money. Property tax assessors have made comments to me about how improvements are installed below Base Flood Elevation. How can they do that? Home owners will do whatever they want. When a hurricane comes, when the water rises, they will blame the local community for non-compliance. I could have been a CBO, certified building official, but I can’t kiss up that high. It’s hard to be in denial when you know. FEMA FLOOD Violations are like drug dealers. They are everywhere. Back in 2001, I wrote a description of participant’s roles for creating flood improvement violations. FEMA officials don’t enforce NFIP because of political interference. I even have been threatened by arrest for taking pictures from the sidewalk of violation projects. I have evidence!

FEMA officials always require the local community to enforce its own flood ordinance. CFR44 is nationwide. FEMA has carrots for the state and local community. It’s an uneven playing field for contractors! Do you think lead paint is going to be any better?

How much does is cost? Why is it so expensive? You want how much?

It cost a lot to be a licensed contractor. The state and insurance companies have their hands in our pockets. Contractors are bearers of bad news. We add things up. We include hidden items the owner doesn’t think of. We have all cost on our shoulders. We also have the responsibility guaranteeing that the project gets completed. By federal law, contractors have to manage and train our personnel.

People who don’t work with their hands are critical of those who do. I always ask the client if they have hired a contractor before and been thru a remodeling project. The client has high expectations. Most people have never had to make payroll. Getting employees to be responsible and productive is a contractor’s nightmare. Cost of liability and workers compensation, FICA, training, lead paint, OSHA, safety gear adds up to a lot to the LABOR BURDEN RATE. The skilled employee cost a lot to keep going and must be productive. The productive hour includes company overhead, owner’s compensation, tools, equipment, office personnel, training, all insurance cost, all vehicle cost, etc. Contractors today have to put up with employee drug use and alcoholism. I don’t hire anyone with a back pack riding a bicycle without a drug test. Even in today’s economy finding qualified help is a problem. Employees don’t come pre-trained. With over 700 employees thru the years and as hands on contractor, I have stories to tell.  I tell home owners that there is nothing you can think of that I haven’t done! If only I had a clone.

Depending on the project, there is day after day after day of activity. In renovation work, you have to take the building apart first and prep the build for construction. You cost a lot of money- you get a lot. Home owners tend to simplify everything. Contractors are required by law to protect the public, work according to code; regulations approved plans, specifications, scope of work, and a contract. Then provide a warranty for everything for a year.  What warranty do attorneys and doctors provide?  Contractor competition is not an issue, comparable scope of the defining project work is. Remember the design professional is working for the building department. Here I got your permit!

Taking care of a Condominium Complex building is different from taking care of a home! In addition to having to deal with all the owners, is the big building.

Most multifamily buildings come in various sizes and several stories tall. Insurance requirements, building code issues and maintenance problems can be a full time job. Site drainage issues, elevators, fire sprinklers and parking issues command the president’s time on a full time basis. A written maintenance program along with existing construction plans documented and updated establishes a history report of activities that provide sustainability and saves money. I always suggest photo graphing all work that maintenance workers and contractors do. Establishing a photo report of repairs makes it easy for condominium managers to understand what has been accomplished. Having a written plan of maintenance activities establishes budgeting and systematic guidelines for taking care of the property investments.

There are constant changes in the existing building codes (there are currently 5 levels). National Fire Protection codes and life safety codes are also constantly changing and being updated. Insurance industry and the building fire regulations mandate changes in the codes. After a fire inspection, some insurance companies require modifications to the building to maintain current policy rates. Two main differences in multifamily as far as codes and insurance cost are, protected and non-protected structures. Many buildings built prior to 2001 Florida Building Code might have certain code deficiencies. These deficiencies are subject to interpretations. Show me the written requirements!

Other regulations that effect existing buildings are Lead Paint CFR 40, part 745. Any building built before 1978 require a RRP certified contractor that affects more than 6 square feet. Flood regulation can change in certain communities that might affect your project. Watch changes in the local flood ordinance and CRS ratings.  If mapping changes take place beware! Wind mitigation should also be understood. What wind zone is your project located in? If your building is more than 30 feet tall there is a 21 percent increase in wind force at the top. All outside material changes must have Florida Product approvals and permits. What is the flood zone designation for your project? In Florida, insurance carriers are required to have mitigation discounts for certain compliant structures. How was the building built and when, which tells us under what code! Ask your insurance carrier for their forms. Remember, only licensed professionals should fill out insurance inspection reports. So many times I talk to project reps. to find out they don’t know what was done and when. Document, document!

What is Design/Build?

You see this on the side of contractor’s trucks, what does

Design/Build mean? Design/Build is a coordinated design costing process managed by a construction professional that has the capacity and the knowledge to establish project documentation on cost value basis in a presentation format to the project owner for design consideration and approval.

The construction professional has a coordinated relationship with a design professional or has a design professional in his employ. Some construction professionals have design capabilities. With the advent of computers and software construction professionals can accomplish design and redesigns of existing buildings. Just because you have a computer, software or a pencil doesn’t make you a designer.

Designing and redesigning buildings is a discipline that employs livable functions, architectural principals and livable space planning that result into architectural aesthetics and balance?

Normally the project owner receives an understanding of efforts that are undertaken to achieve valued design documentation. Design directives are usually formatted from a grocery list, or wish list of owner considerations.

It is the responsibility of the coordinating professional to establish design directives with approvals on a systematic basis (we need to go forward and get some were). The owner (usually the project owner or a subordinate) is looking for cost. Hey, I just need an estimate! The owner doesn’t want to be bogged down with decisions and is focused on cost. The design coordinator usually is trying to define the work with the understanding of code compliance, engineering, design approvals, specifications, and established scope of work. The owner of the project might not be necessarily savvy to the approval and document processes. The coordinating professional needs to read the project owners directives and objectives. Sometimes the owner vacillates on specifics and has unplanned objectives. The experienced coordinator prepares an outline of design/costing sequences. Hey, have I got a price for you! What price would you like?

I have often said.  ”Cost should only be based on specifics.” Mr. Owner, what is it that you want? The owner needs something tangible between himself and the contractor, otherwise it is best to give range costing.

I am getting bids, bids on what? I am getting bids from three contractors. Based on what?

There are two ways to go. Either design/build, or provide bid documents, period. Some contractor’s throw out numbers. How about $43,576.80? How about $42,600.00? The contractor will just leave something out.

Have I got a price for you!

The design costing process should be paid for on an exclusive basis by written agreement. The agreement should establish elementary wish list of design directives. The directives from the owner should be accomplished to a certain level, established and approved to have cost ranges and budgets accepted by the owner. Remember, every project is different; every process is unique and different. Every owner processes information differently.

Beware of indecisive owners who throughout complex specifics without thought or contemplations.

After design concepts are approved, and budgets are accepted, further definition and approvals should be accomplished.  Construction professionals should sell documentation not construction pricing.

Failures in this process result in contractual issues that haven’t been defined! Changes and extra’s with additional time result in undocumented planning!

This is not a Television Show!!!!!!!!!!

Lazy simple minded people should not attempt remodeling and building endeavors. Planning is paramount to a successful project. You don’t walk around a building and make design decide ions. Design decide ions are made from plans formatted of existing buildings or from site conditions established by licensed surveyors. Sometimes you need both. Some design professional fail to properly document existing conditions thoroughly.  You have to document what you got before you can redesign existing buildings. The designer is responsible for implementing the owners design objectives, building codes requirements and other regulations like zoning and density requirements.