Q1: How much does a custom home cost?

A: In the Florida panhandle area my typical custom home costs $90 - $140 per sf living area plus lot and closing costs. Piling homes cost $175 - $200 per sf living area.

Q2: Do you do cost plus jobs?

A: Yes, occasionally. If the job is very complex or the owner expects to make a lot of changes then we will consider it. Most custom home contracts are actually a combination of fixed and variable price contracts. The allowance section is usually the variable price portion which involves setting specific budgets for lighting, appliances, cabinets, carpet, etc. The owner pays for all expenditures over the allowances or is credited all expenditures under the allowances. It is important to set realistic allowances before contracting so you’ll have enough money to get what you want. 

Q3: How can I commit to a design-build contract when I don’t know how much the house is going to cost?

A: We discuss cost factors and amenity pricing in the first session so that we’re designing with a target budget in mind. Our D-B contracts allow you to proceed with design without committing to construction. When the plans, specifications, and construction documents are complete, if you elect to proceed with construction then the design fee is refunded to you. If you decide not to build then all you have invested is the design fee.

Q4: How long does it take to build?

A: Design takes 1-3 months and construction 5-8 months. Water front homes and larger custom homes can take longer.

Q5: I’ve heard horror stories about big cost overruns and unexpected bills at the end of the job. How do I control costs?

A: We guide you through most of your shopping and we do our estimating during the design phase so most of the surprises take place before construction begins. We set realistic allowances so you’ll have enough money built into the construction agreement to get what you want.

Q6: What warranties come with your homes?

A: Everything is covered for 1 year parts and labor. Usually if something is going to fail it will happen within the first 90 days. Appliances, roofing, AC, and other components all have extended manufacturer’s warrantees.

Q7: How does financing work?

A: Most of our customers finance their homes with construction perm. loans commonly available from most local banks. The builder is paid in 5 progress installments beginning when the foundation is complete. The loan converts to permanent mortgage financing when the home is complete. The construction-perm can pay for any lot you select also. If you already own your lot and have it financed with another institution then the first draw will pay off your existing balance. If you want to pay cash then we use a cash draw schedule similar to the one the banks use. We encourage you to select your lender during the design phase and pre-qualify yourself for the loan amount you seek.

Q8: I’ve heard horror stories about unscrupulous builders not paying their bills and the home owner getting stuck with liens on their property. How do I protect myself?

A: Your first defense is dealing with a local licensed, experienced, and reputable builder. Check current references. Florida lien law provides many protections. In order for a subcontractor or supplier to file a lien on your property they must first file a notice to owner within 45 days of starting their job. Only the builder and subs who have filed a notice can legally file a lien. 

Notices are sent to the builder, owner, and lending institution. When your bank receives a notice they require that the builder submit evidence of payment in the form of a lien waiver before the builder can receive the next draw. Before the final draw is disbursed the bank requires that the builder submit all lien waivers on subs who have filed a notice and also provide a builder’s final affidavit which states that all subs and suppliers have been paid. This insures that you will not be surprised by an unknown and unpaid sub filing a lien on your property.

It’s a common misconception that you need lien waivers on all subs and suppliers in order to feel safe. The owner can never really know all of the names of everyone who has worked on his job so you could never be sure of who was left out and not paid. Florida lien law requires subs and suppliers to file a written notice in order to establish their right to lien a job. That gives you the complete list of who can legally file a lien. No one else can file a lien. It’s usually a very short list.

Q9: Do you use the same subs on every job?

A: Yes, most of the time. We have a list of approved subs that have satisfied us and our customers in the past and we select from that list almost exclusively. 

New Question? Don't see the answer to your question here? Contact us and we'll respond via email. If it's a good one we'll add it to our FAQ. Thanks for your time!