Our groundbreaking was pushed from 4/24 to week of 5/16. This fact is apparently not stopping me from stalking my lot or neighborhood.
1. I drove through this past Saturday morning with my dad, who was visiting - legitimately, to show him the clearing accomplished so far.
2. I drove past with Hubs and Muchie Saturday night after an ice-cream run to see the lot at sunset.
3. I drove past Sunday afternoon on the way to a friend's house.
4. I drove past Sunday evening on the way home from the friend's house.
My lame attempt at justifying this crazy-pie behavior: We received an invitation to the first neighborhood event! A Meet-the-Neighbors BBQ Block Party scheduled in a couple of weeks. I was SO excited, until I realized that we have a conflict with a wedding Hubs is in.
When I texted the host house (1 away from us), to give my regrets, the wife responded offering to meet us any time we drive by and see them outside. So....stalking.
I didn't think anyone noticed my car creeping around all weekend - until Sunday night; when a guy I could barely see, working in his garage, popped out into his driveway and gave me a knowing look and jaunty wave.
Busted.
Monday, April 25, 2016
Tuesday, April 19, 2016
Pre-Construction Meeting
It happened!
We finally had our pre-construction meeting yesterday afternoon, 4.18.16. It's been a long wait, since we signed the contract back on 12.26.15!
A couple of surprises -
1. Different PM. We thought we were getting C, who had been the PM for the development to date. Surprise! New guy - B. B will be dedicated to our development, since it's really hopping with new starts right now. Only 6 lots remain unsold in our single loop of 38 homes. I would estimate half are fully completed and occupied to date. B seems warm, personable, and dedicated to building us the best home possible. He's coming from a development finishing up in a neighboring county. One nagging concern, he's never built a Rome model.
2. Start date is pushed. Wahwah.
We were excited to break ground this week, but it now appears we will start the week of May 16. I'll be traveling for work that week, so I'll have to rely on Hubs and Muchie for pictures of the early exciting progress. This delayed start, of course pushes our estimated closing date. We had been looking at early August. Now looking at late August/ early September. That makes our homelessness even more challenging. Our current home closes on July 15. Hubs is secretly thrilled because this means no mortgage payments until November.
The reason given was the delay due to the plans/permits on the custom front porch. My theory is that they don't want to break ground before we give Ryan our last scheduled deposit.
Meeting took 2.5 hours! Didn't end up walking our lot, but thanks to ya'll, my fellow RH bloggers, I had a TON of questions for B. I may have scared him a little. Also weren't able to have the meeting while walking through a Rome model (my wish). This meant I couldn't really ask about moving vents, outlets, etc. live, which was frustrating.
Q&A
Communication (didn't end up asking most of these. In the moment, it felt really obnoxious to start a relationship requiring trust with them. It's not like we could change PM's anyway!)
1. How long have you been in the industry - not asked
2. How long have you been with Ryan Homes - assumed answer, enough time to have PM'd at least one other development
3. How many home builds have you overseen - not asked
4. What can you tell us about the crews that will be working on our home - not asked
5. How often will you be onsite during construction - daily, 7-4ish
6. How to handle our visits? - call/email to give notice, 24 hours ideal but flexible
7. Best way to reach you for questions? - call/email
8. How/when should we expect updates from you? - weekly, or biweekly at most. Will include pictures, progress, and plan for the week.
9. Vacation during our build? - maybe a day here or there, no big vacations.
10. How/when to schedule external inspector? - just let him know, welcome to use, but not really needed.
Exterior
1. Sod vs. seed? What happens if it doesn’t grow? - Hydroseed, on us if no-grow.
2. Hose bib locations? Outlet locations? 2 bibs -1 in front, 1 in rear at opposite corners. 2 outlets - one in egress under morning room, 1 on porch, 1 in garage
3. Warranty – roof shingles? Brand & color? warranties will be covered in-depth at house orientation, yes warrantied (didn't ask)
4. Standard outside lights? - 2 on garage, 2 recessed on custom porch overhang, 1 at morning room door
5. Dimensions of backyard for fencing? - have plot plan, didn't ask
6. Driveway width? Location? 2 coats? Can we work with vendor to make wider? 20' long, 26' wide. first coat pre-close, second coat X months later. maybe - work with vendor for private deal (but he didn't say this)
7. Location of outdoor AC unit? Flexible, smaller yard side (noted my preference)
8. Location of water/ gas meters? Next to AC unit
9. Round or square porch column. Stone? Round - standard.
10. Pick trees? didn't ask, but don't think so. Unclear if trees on landscaping plan are existing trees at back of lot, or new, to be added. Apparently those are developer duties, not RH?
11. Grading – how will finished contours look? Deck or patio height? How many stairs? See plot plan. 4-5' from ground level to morning room door expected.
12. Do we get stairs to grade or baby gate over door? baby gate, no stairs.
13. Where will the water/sewer/gas connections be? in the basement, where we plan to build a wet-bar. We may have to do some cabinetry work to cover the access panel.
14. Custom porch entry – real pics? Another in the area? Only crappy B&W pic posted elsewhere on this blog.
15. Porch foundation leak barrier? Fixed on new designs. No longer an issue.
Garage
1. Rough-ins for garage door opener? Yup
2. Sneaking in to add own insulation in garage? Yup. With tight scheduling, only 1 night to do it - after pre-drywall inspections by Ryan & county. He'll let us know when but firmly stated that this is against Ryan standards! Good employee. :)
3. Garage drain or at pitch? Pitch
4. Garage light switch at front door with porch light? Made a note to request it with electrician.
5. Is door insulated? Nope
6. Sealant on floor? Nope
Kitchen
1. Confirm – gas cooktop & electric double-ovens. Confirmed
2. Move microwave elsewhere? If not possible – move a bit higher? It's as high as it goes, 18" minimum standard. Didn't ask about moving - obviously too late. :(
3. Move outlet above microwave over to allow for swap out to glass front? He can
4. Cabinets for custom double oven move? As pictured in sample. Nothing special, standard upper & lower.
5. Remove granite backsplash lip Will do. May be able to get granite guys to leave for us.
6. Measurement for fridge? Standard, but come measure to be accurate once cabinets are hung
7. Rough-in for fridge water line? Standard.
8. Cooktop vent - too late
9. Dovetailed & soft-close drawers? Now standard….are we getting???? SR checking. They both think we're getting these. Fingers crossed.
10. If not - can we give you soft close hinges we purchase to install? Stand by...
11. Outlet in pantry possible? No one really answered in meeting. I emailed SR this morning to officially ask.
12. Santa Cecelia vs. New Caledonia - the debate is over. They can't guarantee what the slab will look like. Since SC Light isn't available for kitchens (only bath tops), regular SC can come in gold/brown and not white/cream/grey. I can't risk that, so I stuck with New Caledonia. Sigh. that was an epic personal battle for me.
Powder Room
1. Location of towel & TP holders - moveable? yes - made a note to ask us.
Morning Room
1. French or sliding door on morning room? Screen? Double door, 1 fixed side. swings in. No screen.
2. What’s on morning room door? Stairs? Bar? baby gate
Family Room
1. Can we get extra framing in the great room stair wall and master bedroom for TV mounting? Yup.
Study
1. Glass-paned or solid door? Solid, glass only an option on formal study conversions (i.e. LR >study conversion). MUCH cheaper to do ourselves later.
Laundry Room
1. Size constraints of washer/dryer? Standard is fine
2. Leave off laundry room door (we want to add a barn door)? Can't - won't pass inspection
3. Confirm - Gas or electric dryer hookup? Plans show electric. I remember choosing gas, sent SR an email this morning to double-check. Not the end of the world, but not my preference.
4. Laundry room light? Standard white ball
5. Dryer vent higher/ inset so we can push all the way back? built that way - inset panel with 4-prong something or other.
6. What is the arrangement of the washer/dryer hook ups? Washer Left, Dryer Right
7. Can they be reversed if necessary based on our appliance configuration? didn't ask
8. Can we add insulation to help with noise? if it shows up....won't remove.
Master Bedroom
1. Can we get extra framing in master bedroom for TV mounting Yup
2. Location of vent – possible move? Will ask if needed at pre-drywall
3. Location of outlets – possible move? Will ask if needed at pre-drywall
Master Bath
1. Standard recessed lights over shower? Tub? Toilet? Flushmount standard
2. Shower door opens which way? swings left towards door to bedroom
3. Fan location? Some discussion on this. Newer floorplan version removes WC door, and gives 1 fan in WC ceiling. We THINK our plan calls for the WC door and a fan in WC and in main bath ceiling. B investigating.
4. Tile run on diagonal or straight? Didn't ask. I think we missed the boat on this at flooring appointment, but wasn't sold on diagonal anyway.
5. Tile above the shower head? Yes!
6. Door to bedroom - swing? Standard is swing into bathroom (crashing into shower door). Requested flip to swing into bedroom. B will take care of it (shhh).
Misc
1. Bulkhead? B & SR checking. They *think* our blueprints exempt us because we have a basement, but are confirming.
2. Thermostat location(s)? 1 - Living room (ish)
3. Doors open out – laundry, pantry(?), master closets(?), master bath (?), other? B will address all doors with illogical swings.
4. Quarter round at fireplace – stained to match floor – NOT white B's got it noted.
5. Locations of switches, vents & outlets? Didn't ask - will address at pre-drywall
6. Is termite treatment done during build? No, don't need
7. Trim – what is “exterior column round” from Level 3 trim package upgrade? No clue
8. Switches near doorways, not in middle of walls? Didn't ask - will address at pre-drywall
9. Pick locations of powder room towel bars/ TP holders? Didn't ask - Addressed elsewhere
10. Tile above the shower head in hall & guest bath?Didn't ask - Addressed elsewhere
11. Warranties – heating system & hot water heater Will be covered at home orientation meeting & in binder
12. Electric panel location? Basement near HW heater
13. Location of outlet in Laundry room? Kitchen Island? Where in garage? Didn't ask - Addressed elsewhere/ will address at pre-drywall
14. Window screens? Yes
15. Confirm locations of fan rough-ins & recessed light placements Correctly noted
16. Confirm finish selections – ORB/ brushed nickel Correctly noted
17. Touch up paint available for Ryan color? Yup. Will be left with a quart each of wall & trim paints.
18. How will the cable and telephone provider hook-up to the home Didn't ask
19. Will you leave any leftover materials? Siding/flooring/ tile/paint, etc? Yup, will leave in unfinished portion
20. How are change orders managed triggered by issues encountered during construction Didn't ask
21. What Ryan & County inspections will the home undergo during the construction process Long list, didn't take notes
22. Have there been delays with township inspections in the development? None noted
23. Energy Star inspections? Now called "BuildSmart" program - 1 at pre-drywall, 2 at final
24. What’s our estimated timeline or milestones for our build including closing date and rate lock in date? He'll keep us updated, can get accurate closing date 1 month out.
25. Can we get a copy of land survey for fence/ future playstructure, etc? Given plot plan and stakes, no need for surveyor.
26. Any rooms without a vent? Nope
27. 1 or 2 AC units/ zones? 1 - 1 zone, very efficient.
28. Outlet in attic? Yes + light
Other important info offered:
**From your experience - do you have any ideas for a Rome that you think would help improve our use of the house?
Ex – storage under stairs, movement of switches, anything?
We finally had our pre-construction meeting yesterday afternoon, 4.18.16. It's been a long wait, since we signed the contract back on 12.26.15!
A couple of surprises -
1. Different PM. We thought we were getting C, who had been the PM for the development to date. Surprise! New guy - B. B will be dedicated to our development, since it's really hopping with new starts right now. Only 6 lots remain unsold in our single loop of 38 homes. I would estimate half are fully completed and occupied to date. B seems warm, personable, and dedicated to building us the best home possible. He's coming from a development finishing up in a neighboring county. One nagging concern, he's never built a Rome model.
2. Start date is pushed. Wahwah.
We were excited to break ground this week, but it now appears we will start the week of May 16. I'll be traveling for work that week, so I'll have to rely on Hubs and Muchie for pictures of the early exciting progress. This delayed start, of course pushes our estimated closing date. We had been looking at early August. Now looking at late August/ early September. That makes our homelessness even more challenging. Our current home closes on July 15. Hubs is secretly thrilled because this means no mortgage payments until November.
The reason given was the delay due to the plans/permits on the custom front porch. My theory is that they don't want to break ground before we give Ryan our last scheduled deposit.
Meeting took 2.5 hours! Didn't end up walking our lot, but thanks to ya'll, my fellow RH bloggers, I had a TON of questions for B. I may have scared him a little. Also weren't able to have the meeting while walking through a Rome model (my wish). This meant I couldn't really ask about moving vents, outlets, etc. live, which was frustrating.
Q&A
Communication (didn't end up asking most of these. In the moment, it felt really obnoxious to start a relationship requiring trust with them. It's not like we could change PM's anyway!)
1. How long have you been in the industry - not asked
2. How long have you been with Ryan Homes - assumed answer, enough time to have PM'd at least one other development
3. How many home builds have you overseen - not asked
4. What can you tell us about the crews that will be working on our home - not asked
5. How often will you be onsite during construction - daily, 7-4ish
6. How to handle our visits? - call/email to give notice, 24 hours ideal but flexible
7. Best way to reach you for questions? - call/email
8. How/when should we expect updates from you? - weekly, or biweekly at most. Will include pictures, progress, and plan for the week.
9. Vacation during our build? - maybe a day here or there, no big vacations.
10. How/when to schedule external inspector? - just let him know, welcome to use, but not really needed.
Exterior
1. Sod vs. seed? What happens if it doesn’t grow? - Hydroseed, on us if no-grow.
2. Hose bib locations? Outlet locations? 2 bibs -1 in front, 1 in rear at opposite corners. 2 outlets - one in egress under morning room, 1 on porch, 1 in garage
3. Warranty – roof shingles? Brand & color? warranties will be covered in-depth at house orientation, yes warrantied (didn't ask)
4. Standard outside lights? - 2 on garage, 2 recessed on custom porch overhang, 1 at morning room door
5. Dimensions of backyard for fencing? - have plot plan, didn't ask
6. Driveway width? Location? 2 coats? Can we work with vendor to make wider? 20' long, 26' wide. first coat pre-close, second coat X months later. maybe - work with vendor for private deal (but he didn't say this)
7. Location of outdoor AC unit? Flexible, smaller yard side (noted my preference)
8. Location of water/ gas meters? Next to AC unit
9. Round or square porch column. Stone? Round - standard.
10. Pick trees? didn't ask, but don't think so. Unclear if trees on landscaping plan are existing trees at back of lot, or new, to be added. Apparently those are developer duties, not RH?
11. Grading – how will finished contours look? Deck or patio height? How many stairs? See plot plan. 4-5' from ground level to morning room door expected.
12. Do we get stairs to grade or baby gate over door? baby gate, no stairs.
13. Where will the water/sewer/gas connections be? in the basement, where we plan to build a wet-bar. We may have to do some cabinetry work to cover the access panel.
14. Custom porch entry – real pics? Another in the area? Only crappy B&W pic posted elsewhere on this blog.
15. Porch foundation leak barrier? Fixed on new designs. No longer an issue.
Garage
1. Rough-ins for garage door opener? Yup
2. Sneaking in to add own insulation in garage? Yup. With tight scheduling, only 1 night to do it - after pre-drywall inspections by Ryan & county. He'll let us know when but firmly stated that this is against Ryan standards! Good employee. :)
3. Garage drain or at pitch? Pitch
4. Garage light switch at front door with porch light? Made a note to request it with electrician.
5. Is door insulated? Nope
6. Sealant on floor? Nope
Kitchen
1. Confirm – gas cooktop & electric double-ovens. Confirmed
2. Move microwave elsewhere? If not possible – move a bit higher? It's as high as it goes, 18" minimum standard. Didn't ask about moving - obviously too late. :(
3. Move outlet above microwave over to allow for swap out to glass front? He can
4. Cabinets for custom double oven move? As pictured in sample. Nothing special, standard upper & lower.
5. Remove granite backsplash lip Will do. May be able to get granite guys to leave for us.
6. Measurement for fridge? Standard, but come measure to be accurate once cabinets are hung
7. Rough-in for fridge water line? Standard.
8. Cooktop vent - too late
9. Dovetailed & soft-close drawers? Now standard….are we getting???? SR checking. They both think we're getting these. Fingers crossed.
10. If not - can we give you soft close hinges we purchase to install? Stand by...
11. Outlet in pantry possible? No one really answered in meeting. I emailed SR this morning to officially ask.
12. Santa Cecelia vs. New Caledonia - the debate is over. They can't guarantee what the slab will look like. Since SC Light isn't available for kitchens (only bath tops), regular SC can come in gold/brown and not white/cream/grey. I can't risk that, so I stuck with New Caledonia. Sigh. that was an epic personal battle for me.
Powder Room
1. Location of towel & TP holders - moveable? yes - made a note to ask us.
Morning Room
1. French or sliding door on morning room? Screen? Double door, 1 fixed side. swings in. No screen.
2. What’s on morning room door? Stairs? Bar? baby gate
Family Room
1. Can we get extra framing in the great room stair wall and master bedroom for TV mounting? Yup.
Study
1. Glass-paned or solid door? Solid, glass only an option on formal study conversions (i.e. LR >study conversion). MUCH cheaper to do ourselves later.
Laundry Room
1. Size constraints of washer/dryer? Standard is fine
2. Leave off laundry room door (we want to add a barn door)? Can't - won't pass inspection
3. Confirm - Gas or electric dryer hookup? Plans show electric. I remember choosing gas, sent SR an email this morning to double-check. Not the end of the world, but not my preference.
4. Laundry room light? Standard white ball
5. Dryer vent higher/ inset so we can push all the way back? built that way - inset panel with 4-prong something or other.
6. What is the arrangement of the washer/dryer hook ups? Washer Left, Dryer Right
7. Can they be reversed if necessary based on our appliance configuration? didn't ask
8. Can we add insulation to help with noise? if it shows up....won't remove.
Master Bedroom
1. Can we get extra framing in master bedroom for TV mounting Yup
2. Location of vent – possible move? Will ask if needed at pre-drywall
3. Location of outlets – possible move? Will ask if needed at pre-drywall
Master Bath
1. Standard recessed lights over shower? Tub? Toilet? Flushmount standard
2. Shower door opens which way? swings left towards door to bedroom
3. Fan location? Some discussion on this. Newer floorplan version removes WC door, and gives 1 fan in WC ceiling. We THINK our plan calls for the WC door and a fan in WC and in main bath ceiling. B investigating.
4. Tile run on diagonal or straight? Didn't ask. I think we missed the boat on this at flooring appointment, but wasn't sold on diagonal anyway.
5. Tile above the shower head? Yes!
6. Door to bedroom - swing? Standard is swing into bathroom (crashing into shower door). Requested flip to swing into bedroom. B will take care of it (shhh).
Basement
1. Basement door with glass? Nope
2. Balusters on stairs? Yup, a few at bottom of stairs
3. What type of lighting? In finished part - recessed, in unfinished - pull-chains
1. Basement door with glass? Nope
2. Balusters on stairs? Yup, a few at bottom of stairs
3. What type of lighting? In finished part - recessed, in unfinished - pull-chains
4. Dedicated outlet in basement storage space for fridge/ deep freezer? Nope, but can easily create double outlet pulling from finished part.
5. Placement of egress window – depth underground? Moveable to different location? Standard = off to end on back wall of house (in the way of future patio/ deck). We requested to move it under the morning room for natural light and to be out of the way! B will do his best to honor our request.
6. Basement bath rough-in - standard. Will include pit for future waste pump.
7. Bath rough-in walls framed? Unclear on answer- wasn't paying attention
8. Other basement windows? Including 2 "hopper windows"
9. Will we need a dehumidifier? Good idea, particularly with HW flooring.
10. Sump pump? Will we need a sump pump backup battery? Included. Will need backup battery and/or water jet system.
5. Placement of egress window – depth underground? Moveable to different location? Standard = off to end on back wall of house (in the way of future patio/ deck). We requested to move it under the morning room for natural light and to be out of the way! B will do his best to honor our request.
6. Basement bath rough-in - standard. Will include pit for future waste pump.
7. Bath rough-in walls framed? Unclear on answer- wasn't paying attention
8. Other basement windows? Including 2 "hopper windows"
9. Will we need a dehumidifier? Good idea, particularly with HW flooring.
10. Sump pump? Will we need a sump pump backup battery? Included. Will need backup battery and/or water jet system.
Misc
1. Bulkhead? B & SR checking. They *think* our blueprints exempt us because we have a basement, but are confirming.
2. Thermostat location(s)? 1 - Living room (ish)
3. Doors open out – laundry, pantry(?), master closets(?), master bath (?), other? B will address all doors with illogical swings.
4. Quarter round at fireplace – stained to match floor – NOT white B's got it noted.
5. Locations of switches, vents & outlets? Didn't ask - will address at pre-drywall
6. Is termite treatment done during build? No, don't need
7. Trim – what is “exterior column round” from Level 3 trim package upgrade? No clue
8. Switches near doorways, not in middle of walls? Didn't ask - will address at pre-drywall
10. Tile above the shower head in hall & guest bath?Didn't ask - Addressed elsewhere
11. Warranties – heating system & hot water heater Will be covered at home orientation meeting & in binder
12. Electric panel location? Basement near HW heater
13. Location of outlet in Laundry room? Kitchen Island? Where in garage? Didn't ask - Addressed elsewhere/ will address at pre-drywall
14. Window screens? Yes
15. Confirm locations of fan rough-ins & recessed light placements Correctly noted
16. Confirm finish selections – ORB/ brushed nickel Correctly noted
17. Touch up paint available for Ryan color? Yup. Will be left with a quart each of wall & trim paints.
18. How will the cable and telephone provider hook-up to the home Didn't ask
19. Will you leave any leftover materials? Siding/flooring/ tile/paint, etc? Yup, will leave in unfinished portion
20. How are change orders managed triggered by issues encountered during construction Didn't ask
21. What Ryan & County inspections will the home undergo during the construction process Long list, didn't take notes
22. Have there been delays with township inspections in the development? None noted
23. Energy Star inspections? Now called "BuildSmart" program - 1 at pre-drywall, 2 at final
24. What’s our estimated timeline or milestones for our build including closing date and rate lock in date? He'll keep us updated, can get accurate closing date 1 month out.
25. Can we get a copy of land survey for fence/ future playstructure, etc? Given plot plan and stakes, no need for surveyor.
26. Any rooms without a vent? Nope
27. 1 or 2 AC units/ zones? 1 - 1 zone, very efficient.
28. Outlet in attic? Yes + light
Other important info offered:
- Standard bulbs in recessed lighting are 60W CFL bulbs - standard 6" cans
- None of the grout is sealed
- Attic not rated for storage. Mess up insulation rating and effectiveness if you squash it with plywood, etc.
- There is no longer a 30 day or 10/12 month check-in for repairs. I'm a little fuzzy on this since it was information I wasn't expecting to hear at all. I *think* I understood that you now receive a certificate to use 1x for all repairs, and you use the service call number for everything else. This sounds like a recipe for disaster. But I guess TBD. Anyone who recently closed and have "the binder" know more about the new process?
**From your experience - do you have any ideas for a Rome that you think would help improve our use of the house?
Ex – storage under stairs, movement of switches, anything?
B's first Rome; but he will get those answers from other PM's in their weekly meetings and other conversations. We basically gave him free reign to address anything he sees as dumb/ illogical/ user-unfriendly in the build process. B gave us his word that he would, and that he would treat this house as he would his own. Stated "he's on our team".
How true that is, will remain to be seen. :)
The Guardian Meeting
Whoops. Just realized I never finished and posted this entry. Better late than never! What's frustrating is going back now and realizing that there is pretty much no pricing listed in their materials, just price ranges such as $95.00 - $3,995.00 for an"ON-Q Structured Wiring Center". How that's helpful to anyone, I have no idea. I realize after re-visiting this post, that a call/email to Guardian to get an itemized list of our purchases with pricing is in order.
Oh Howard. He tried to be a good salesman, I give him credit for that. He was definitely less slimy than I expected. As a former policeman/ pastor, I would hope that would be the case. The meeting took much longer than expected, mostly because he was "required" to walk us through the packet, focusing on the security offerings in detail, even when I said upfront that we weren't interested in a security system. I can see why many would be swayed to choose them.
Based on the horrifying online reviews of the shady sales tactics of Guardian, I decided no-go on the security system. I want one, and we'll get one, just not with them.
For your reference - pricing from the Guardian meeting packet: Base security package - "free" with $250 installation fee. Then there about 10 other add-on options including:
These extra add-ons were offered free or at a decent price in various combos/packages; but we were't going to bite.
I'm unclear on the detail and pricing for other technical offerings including "ON-Q Structured Wiring Center", Home networking packages, intercom and camera systems, LyriQ whole house music from OnQ Legrand, surround sound pre-wiring, speakers, home theater packages, etc. etc. While a built-in vacuum system sounds lovely, I can purchase a new Dyson for each floor and still have money left over for a cleaning lady for the $3-$6k quoted for that system.
We decided against mounting the TV over the fireplace, as I want a place to decorate, and didn't want to be limited by height/ TV interference. So, we had them add an internet jack and outlet on the inside wall where our TV will be placed. Then hubs decided he didn't want to have a big console full of components under the TV, so he elected to pay the $X charge to have the wiring for the components moved to the mud-room closet. I'm not 100% sold on the idea, but there you have it. You can't interfere with a man and his football-obsession.
2 phone jacks and 2 cable jacks come "free" from Guardian. Howard did offer to mix and match those up with packages to find us the best price to get all the wiring we wanted. I give him credit for that flexibility.
Ended up with (this is from fuzzy memory - none of this is documented in our paperwork):
1. A combo package of 4(?) 6(?) extra cable jacks - for each bedroom + loft + family room + basement + study. We were required to keep 1 phone jack from the free set, but the other was converted to a cable jack.
Price = $500-ish?
2. Behind-wall wiring for our family room TV components to the mudroom closet.
Price = $1,500-ish???
3. 2 extra outlets. I'm guessing one of these is designated for the mudroom closet components. The other one goes on the wall for the TV in the family room.
Price = $300-ish?
Total Guardian bill - $2,210
Tips: Review the packet in advance to save time in the meeting. Document your questions (likely many - the packet is VERY vague). If you aren't "techie", ask advice from a friend/family member/ co-worker that is. Hubs is pretty good at the techie stuff, consulted with a couple of really techie friends after the appointment and still was unclear on choices. I understand the benefits of wiring everything behind the walls now, truly. However, it's really hard to distinguish necessary versus silly fluff you can do yourself better/cheaper without Guardian.
Edits added 4/26 after SR pulled Guardian records from our file for us. Really doesn't help clarify much, huh? No locations for any of this are noted. Not sure what some of this is....remote, for instance? Grrr.
1 Basic Home Wiring Package - Standard Features (Telephone, Cable, Data) ($0)
4 Single Wall Plate Outlet - white ($0)
4 Cable ($95)
1 Basic Enclosure 20 ($0)
1 Smart Connections PREMIUM Package with router/switch ($1,140)
3 Included cable outlet
2 Included data outlet
1 - 4 Port Multi-Media outlet (1 cable, 2 data, 1 phone)
1 Single wall plate outlet - cable - white ($95)
1 High Speed Digital Flat Panel Prewire ($0)
1 Remote (High speed HDMI) ($665)
1 IR Repeater ($310)
110V outlet (x2) - ($250)
Oh Howard. He tried to be a good salesman, I give him credit for that. He was definitely less slimy than I expected. As a former policeman/ pastor, I would hope that would be the case. The meeting took much longer than expected, mostly because he was "required" to walk us through the packet, focusing on the security offerings in detail, even when I said upfront that we weren't interested in a security system. I can see why many would be swayed to choose them.
Based on the horrifying online reviews of the shady sales tactics of Guardian, I decided no-go on the security system. I want one, and we'll get one, just not with them.
For your reference - pricing from the Guardian meeting packet: Base security package - "free" with $250 installation fee. Then there about 10 other add-on options including:
- Upgraded keypad
- Keyfob remote
- Wireless panic pendant for medical emergencies
- Local sensor contacts (door/window, etc.)
- Window contact switch
- Overhead garage door switch
- Glass breakage detector
- Smoke communicator
- Heat communicator
- Additional motion detectors
- Cell phone system access, etc. etc. etc.
These extra add-ons were offered free or at a decent price in various combos/packages; but we were't going to bite.
I'm unclear on the detail and pricing for other technical offerings including "ON-Q Structured Wiring Center", Home networking packages, intercom and camera systems, LyriQ whole house music from OnQ Legrand, surround sound pre-wiring, speakers, home theater packages, etc. etc. While a built-in vacuum system sounds lovely, I can purchase a new Dyson for each floor and still have money left over for a cleaning lady for the $3-$6k quoted for that system.
We decided against mounting the TV over the fireplace, as I want a place to decorate, and didn't want to be limited by height/ TV interference. So, we had them add an internet jack and outlet on the inside wall where our TV will be placed. Then hubs decided he didn't want to have a big console full of components under the TV, so he elected to pay the $X charge to have the wiring for the components moved to the mud-room closet. I'm not 100% sold on the idea, but there you have it. You can't interfere with a man and his football-obsession.
2 phone jacks and 2 cable jacks come "free" from Guardian. Howard did offer to mix and match those up with packages to find us the best price to get all the wiring we wanted. I give him credit for that flexibility.
Ended up with (this is from fuzzy memory - none of this is documented in our paperwork):
1. A combo package of 4(?) 6(?) extra cable jacks - for each bedroom + loft + family room + basement + study. We were required to keep 1 phone jack from the free set, but the other was converted to a cable jack.
Price = $500-ish?
2. Behind-wall wiring for our family room TV components to the mudroom closet.
Price = $1,500-ish???
3. 2 extra outlets. I'm guessing one of these is designated for the mudroom closet components. The other one goes on the wall for the TV in the family room.
Price = $300-ish?
Total Guardian bill - $2,210
Tips: Review the packet in advance to save time in the meeting. Document your questions (likely many - the packet is VERY vague). If you aren't "techie", ask advice from a friend/family member/ co-worker that is. Hubs is pretty good at the techie stuff, consulted with a couple of really techie friends after the appointment and still was unclear on choices. I understand the benefits of wiring everything behind the walls now, truly. However, it's really hard to distinguish necessary versus silly fluff you can do yourself better/cheaper without Guardian.
Edits added 4/26 after SR pulled Guardian records from our file for us. Really doesn't help clarify much, huh? No locations for any of this are noted. Not sure what some of this is....remote, for instance? Grrr.
1 Basic Home Wiring Package - Standard Features (Telephone, Cable, Data) ($0)
4 Single Wall Plate Outlet - white ($0)
4 Cable ($95)
1 Basic Enclosure 20 ($0)
1 Smart Connections PREMIUM Package with router/switch ($1,140)
3 Included cable outlet
2 Included data outlet
1 - 4 Port Multi-Media outlet (1 cable, 2 data, 1 phone)
1 Single wall plate outlet - cable - white ($95)
1 High Speed Digital Flat Panel Prewire ($0)
1 Remote (High speed HDMI) ($665)
1 IR Repeater ($310)
110V outlet (x2) - ($250)
Monday, April 18, 2016
Pre-Construction Meeting Prep
Our pre-construction meeting is scheduled for today at 2:30. I'm SO EXCITED.
We drove by our lot last night to check for stakes, and found none, and no other changes. Well, maybe the hole was slightly deeper, but I could be imagining that.
There were several lots that looked like they are in the same timing as us - just broken ground or about to. The development should be hopping during our builds!
Still pending - decision on our granite switch request. We have New Caledonia, but requested a switch to Santa Cecelia (aka - vomit counter-tops, if you've been following along with my blog). It's sort-of a scary request, because we want the white/cream with grey variation of Santa Cecelia, but I'm afraid it will come back in the dark gold/taupe variation. And surprise! Santa Cecelia Light is only available in bathrooms. If we are rejected, we'll have New Caledonia, and I will survive.
Also still pending - paperwork galore for NVR/ Homeside! We took a paperwork breather, but need to get back it now that our taxes have finally been filed. Probably on tonight's agenda.
Here's my list of questions for our PM:
Communication
1. How long have you been in the industry
2. How long have you been with Ryan Homes
3. How many home builds have you overseen
4. What can you tell us about the crews that will be working on our home
5. How often will you be onsite during construction
6. How to handle our visits?
7. Best way to reach you for questions?
8. How/when should we expect updates from you?
9. Vacation during our build?
10. How/when to schedule external inspector?
Exterior
1. Sod vs. seed? What happens if it doesn’t grow?
2. Hose bib locations? Outlet locations?
3. Can we make driveway wider?
4. Warranty – roof shingles? Brand & color?
5. Exterior outlets?
6. Standard outside lights?
7. Dimensions of backyard for fencing?
8. Driveway width? Location? 2 coats? Can we work with vendor to make wider?
9. Location of outdoor AC unit?
10. Location of water/ gas meters?
11. Round or square porch column. Stone?
12. Pick trees?
13. Grading – how will finished contours look? Deck or patio height? How many stairs?
14. Do we get stairs to grade or baby gate over door?
15. Where will the water/sewer/gas connections be?
16. Custom porch entry – real pics? Another in the area?
Laundry Room
1. Size constraints of washer/dryer?
2. Leave off laundry room door?
3. Confirm - Gas or electric dryer hookup?
4. Laundry room light?
5. Dryer vent higher/ inset so we can push all the way back?
6. What is the arrangement of the washer/dryer hook ups
7. Can they be reversed if necessary based on our appliance configuration
8. Can we add insulation to help with noise?
Kitchen
1. Confirm – gas cooktop & electric double-ovens.
2. Move microwave elsewhere? If not possible – move a bit higher?
3. Move outlet above microwave over to allow for swap out to glass front?
4. Cabinets for custom double oven move?
5. Remove granite backsplash lip
6. Measurement for fridge?
7. Rough-in for fridge water line?
8. Cooktop vent
9. Dovetailed & soft-close drawers? Now standard….are we getting????
10. If not - can we give you soft close hinges we purchase to install?
Morning Room
1. French or sliding door on morning room? Screen?
2. What’s on morning room door? Stairs? Bar?
Family Room
1. Can we get extra framing in the great room stair wall and master bedroom for TV mounting
Study
1. Glass-paned or solid door?
Garage
1. Rough-ins for garage door opener?
2. Sneaking in to add own insulation in garage?
3. Garage drain or at pitch?
4. Garage light switch at front door with porch light?
Basement
1. Basement door with glass?
2. Balusters on stairs?
3. What type of lighting?
We drove by our lot last night to check for stakes, and found none, and no other changes. Well, maybe the hole was slightly deeper, but I could be imagining that.
There were several lots that looked like they are in the same timing as us - just broken ground or about to. The development should be hopping during our builds!
Still pending - decision on our granite switch request. We have New Caledonia, but requested a switch to Santa Cecelia (aka - vomit counter-tops, if you've been following along with my blog). It's sort-of a scary request, because we want the white/cream with grey variation of Santa Cecelia, but I'm afraid it will come back in the dark gold/taupe variation. And surprise! Santa Cecelia Light is only available in bathrooms. If we are rejected, we'll have New Caledonia, and I will survive.
Also still pending - paperwork galore for NVR/ Homeside! We took a paperwork breather, but need to get back it now that our taxes have finally been filed. Probably on tonight's agenda.
Here's my list of questions for our PM:
Communication
1. How long have you been in the industry
2. How long have you been with Ryan Homes
3. How many home builds have you overseen
4. What can you tell us about the crews that will be working on our home
5. How often will you be onsite during construction
6. How to handle our visits?
7. Best way to reach you for questions?
8. How/when should we expect updates from you?
9. Vacation during our build?
10. How/when to schedule external inspector?
Exterior
1. Sod vs. seed? What happens if it doesn’t grow?
2. Hose bib locations? Outlet locations?
3. Can we make driveway wider?
4. Warranty – roof shingles? Brand & color?
5. Exterior outlets?
6. Standard outside lights?
7. Dimensions of backyard for fencing?
8. Driveway width? Location? 2 coats? Can we work with vendor to make wider?
9. Location of outdoor AC unit?
10. Location of water/ gas meters?
11. Round or square porch column. Stone?
12. Pick trees?
13. Grading – how will finished contours look? Deck or patio height? How many stairs?
14. Do we get stairs to grade or baby gate over door?
15. Where will the water/sewer/gas connections be?
16. Custom porch entry – real pics? Another in the area?
Laundry Room
1. Size constraints of washer/dryer?
2. Leave off laundry room door?
3. Confirm - Gas or electric dryer hookup?
4. Laundry room light?
5. Dryer vent higher/ inset so we can push all the way back?
6. What is the arrangement of the washer/dryer hook ups
7. Can they be reversed if necessary based on our appliance configuration
8. Can we add insulation to help with noise?
Kitchen
1. Confirm – gas cooktop & electric double-ovens.
2. Move microwave elsewhere? If not possible – move a bit higher?
3. Move outlet above microwave over to allow for swap out to glass front?
4. Cabinets for custom double oven move?
5. Remove granite backsplash lip
6. Measurement for fridge?
7. Rough-in for fridge water line?
8. Cooktop vent
9. Dovetailed & soft-close drawers? Now standard….are we getting????
10. If not - can we give you soft close hinges we purchase to install?
Morning Room
1. French or sliding door on morning room? Screen?
2. What’s on morning room door? Stairs? Bar?
Family Room
1. Can we get extra framing in the great room stair wall and master bedroom for TV mounting
Study
1. Glass-paned or solid door?
Garage
1. Rough-ins for garage door opener?
2. Sneaking in to add own insulation in garage?
3. Garage drain or at pitch?
4. Garage light switch at front door with porch light?
Basement
1. Basement door with glass?
2. Balusters on stairs?
3. What type of lighting?
4. Dedicated outlet in basement storage space for fridge/ deep freezer?
5. Placement of egress window – depth underground? Moveable to different location?
6. Basement bath rough-in
7. Basement exit – door type & location
8. Other basement windows?
9. Will we need a dehumidifier?
10. Sump pump? Will we need a sump pump backup battery?
Master Bedroom
1. Can we get extra framing in master bedroom for TV mounting
2. Location of vent – possible move?
3. Location of outlets – possible move?
Master Bath
1. Standard recessed lights over shower? Tub? Toilet?
2. Shower door opens which way?
3. Fan location?
4. Tile run on diagonal or straight?
5. Tile above the shower head?
Misc
1. Bulkhead?
2. Thermostat location(s)?
3. Doors open out – laundry, pantry(?), master closets(?), master bath (?), other?
4. Quarter round at fireplace – stained to match floor – NOT white
5. Locations of switches, vents & outlets?
6. Is termite treatment done during build?
7. Trim – what is “exterior column round”?
8. Switches near doorways, not in middle of walls?
9. Pick locations of powder room towel bars/ TP holders?
10. Tile above the shower head in hall & guest bath?
11. Warranties – heating system & hot water heater
12. Electric panel location?
13. Location of outlet in Laundry room? Kitchen Island? Where in garage?
14. Window screens?
15. Confirm locations of fan rough-ins & recessed light placements
16. Confirm finish selections – ORB/ brushed nickel
17. Touch up paint available for Ryan color?
18. How will the cable and telephone provider hook-up to the home
19. Will you leave any leftover materials? Siding/flooring/ tile/paint, etc?
20. How are change orders managed triggered by issues encountered during construction
21. What Ryan & County inspections will the home undergo during the construction process
22. Have there been delays with township inspections in the development?
23. Energy Star inspections?
24. What’s our estimated timeline or milestones for our build including closing date and rate lock in date?
**From your experience - do you have any ideas for a Rome that you think would help improve our use of the house?
Ex – storage under stairs, movement of switches, anything?
5. Placement of egress window – depth underground? Moveable to different location?
6. Basement bath rough-in
7. Basement exit – door type & location
8. Other basement windows?
9. Will we need a dehumidifier?
10. Sump pump? Will we need a sump pump backup battery?
Master Bedroom
1. Can we get extra framing in master bedroom for TV mounting
2. Location of vent – possible move?
3. Location of outlets – possible move?
Master Bath
1. Standard recessed lights over shower? Tub? Toilet?
2. Shower door opens which way?
3. Fan location?
4. Tile run on diagonal or straight?
5. Tile above the shower head?
Misc
1. Bulkhead?
2. Thermostat location(s)?
3. Doors open out – laundry, pantry(?), master closets(?), master bath (?), other?
4. Quarter round at fireplace – stained to match floor – NOT white
5. Locations of switches, vents & outlets?
6. Is termite treatment done during build?
7. Trim – what is “exterior column round”?
8. Switches near doorways, not in middle of walls?
9. Pick locations of powder room towel bars/ TP holders?
10. Tile above the shower head in hall & guest bath?
11. Warranties – heating system & hot water heater
12. Electric panel location?
13. Location of outlet in Laundry room? Kitchen Island? Where in garage?
14. Window screens?
15. Confirm locations of fan rough-ins & recessed light placements
16. Confirm finish selections – ORB/ brushed nickel
17. Touch up paint available for Ryan color?
18. How will the cable and telephone provider hook-up to the home
19. Will you leave any leftover materials? Siding/flooring/ tile/paint, etc?
20. How are change orders managed triggered by issues encountered during construction
21. What Ryan & County inspections will the home undergo during the construction process
22. Have there been delays with township inspections in the development?
23. Energy Star inspections?
24. What’s our estimated timeline or milestones for our build including closing date and rate lock in date?
**From your experience - do you have any ideas for a Rome that you think would help improve our use of the house?
Ex – storage under stairs, movement of switches, anything?
Tuesday, April 12, 2016
Plot Twist (or, Foiled by a Plot Plan!)
Received (finally!) our plot plan today. We've been asking for it for months to no avail.. Hubs is having a freakout about our lack of a back yard. From the back corner of the morning room, we'll have only 33' to our rear property line. Definitely smaller than expected. We were a little afraid this might happen, particularly because the Rome is so deep...
I think it's workable for the following reasons:
1. We back to open space, and can install an open-slat fence to not visually close off the space, maybe with a back gate to the open-space.
2. We are busy people. Hubs works 7 days a week! Mowing and lawn care are low priority, and a smaller back yard saves our precious time.
3. I love the house, and am mentally/financially invested in this house.
4. Our neighbors to one side also have a Rome! Narrow house next to narrow house = good side yard!
4. Our neighbors to one side also have a Rome! Narrow house next to narrow house = good side yard!
Hubs disagrees for the following reasons:
1. He wants to install a pool
2. He wants to fence
3. He wants more space, particularly for how much we're paying for this house!
I can't say he doesn't have valid points...except I'm unconvinced on a pool.
I'm on the west coast for work this week, so Hubs is running point on house stuff. Our current time-difference makes it really hard to have conversations about this. Not sure where to go from here. I'm REALLY disappointing that Ryan hadn't sent the plot plan months ago. Less than week before pre-construction meeting, after paying several deposits, is painful timing to get this information.
In other house news...
Hubs finally seemed to hear my angst on granite selections. He went by the model to take natural light pics of our kitchen cabinets with our granite choice, along with the second-choice option. We both came to the realization that we like the Santa Cecelia better than the New Caledonia currently selected. Sigh.
SR is investigating if the granite has already been ordered.
Also learned that Santa Cecelia Light (my fave variation) is only offered as a bathroom counter. Regular Santa Cecelia is offered in the kitchen. So strange. The samples in the model are very similar, but there are definitely darker/golder/browner variations I've seen online that scare me. I'm only interested in the lighter, grey-er variation.
We'll see what happens with that.
Here's the upsetting plot plan:
 |
| Plot Plan |
Friday, April 8, 2016
Action on Our Lot!
Drove by our lot last night, because, stalker.
Found a surprise!
Apparently dirt/rocks were moved around. Now there is a big pile on the lot next to ours (not yet sold?), and a backhoe has taken up residence in our future driveway. This is exciting stuff here people!
In related news, it appears our new soil is filled with shale or maybe slate, and looks like red clay. That should make starting a lawn and planting a garden super easy. (sarcasm).
Also saw some new neighbors moving into a house at the end of the loop, and checked out the Torino model Ryan sold as a promotion macked out with every available feature. It's ginormous, and eats up its entire lot. Can't wait to see it's progress - and who moves in!
Found a surprise!
Apparently dirt/rocks were moved around. Now there is a big pile on the lot next to ours (not yet sold?), and a backhoe has taken up residence in our future driveway. This is exciting stuff here people!
In related news, it appears our new soil is filled with shale or maybe slate, and looks like red clay. That should make starting a lawn and planting a garden super easy. (sarcasm).
Also saw some new neighbors moving into a house at the end of the loop, and checked out the Torino model Ryan sold as a promotion macked out with every available feature. It's ginormous, and eats up its entire lot. Can't wait to see it's progress - and who moves in!
 |
| Just a backhoe, hanging out in our future driveway. No bigs. |
 |
| Dirt & Rocks, apparently skimmed from our yard and dumped in the adjacent lot. |
Monday, April 4, 2016
I Can't Be the Only One...
Pre-construction meeting set for 4.18. Groundbreaking scheduled for 4.24.
I've mentioned this in earlier posts, but I'm really struggling with selection angst. I'm going to just leave my list here in the hopes that one of you that's been there can talk me off the ledge or offer some advice. Maybe someone who questioned their choices until they saw them all come together in the finished house?
This horrible feeling is normal, right?
Model - wish I had priced out the Torino.
Garage extension - wish I had sucked it up and paid for the 2' extension.
Exterior selections - wish I had been able to talk the Hubs into my graphite grey scheme.
Kitchen selections - wish I had:
I've mentioned this in earlier posts, but I'm really struggling with selection angst. I'm going to just leave my list here in the hopes that one of you that's been there can talk me off the ledge or offer some advice. Maybe someone who questioned their choices until they saw them all come together in the finished house?
This horrible feeling is normal, right?
Model - wish I had priced out the Torino.
Garage extension - wish I had sucked it up and paid for the 2' extension.
Exterior selections - wish I had been able to talk the Hubs into my graphite grey scheme.
Kitchen selections - wish I had:
- Picked white cabinets (rather than cream)
- Declined the free granite promo and picked a free laminate so I we could get quartz on our own.
- Vented stove outside (rather than relying on microwave fan/filter)
- Moved microwave elsewhere so we could install our own vent hood
Power - wish I had added more outlets everywhere including 220V in the garage and basement.
Other - wish I had agreed to suck up the price to do the hardwood stairs with wrought iron balusters.
#thestruggleisreal
#toomuchtimebeforebuilding
#readingtoomanyblogs
#toomuchpinterest
#toomuchhouzz
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