Tips on New Home Construction
EXTERIOR FEATURES
EXTERIOR FINISHES
The most common materials used for exterior finishes are stucco, Hardy siding, brick, stone, or a combination of these materials.
Stucco is installed over either concrete block walls or with metal lath over frame walls. It works equally well over either surface. It can be in a skip trowell finish which resembles a rough troweled finish. It can also be in a sand finish which resembles a smooth, but sandy finish. I prefer the skip trowell or old world finish as it seems to resist cracking better than the sand finish. If the sand finish is used it would be a good idea to use a paint with an elastomeric quality to bridge any cracks which may appear. Heavy old world textures are also a nice option and can help with curb appeal and hiding settle cracks.
Brick or stone is frequently used in some combination with other elements. In Florida, it is very expensive to construct a full brick home. We see, quite often, a combination hardy siding or brick front home with stucco sides and rear. While the traditional finishes are very desirable it is very difficult to recover the additional cost of a full brick exterior over a well designed stucco exterior.
Hardy Board Siding - Most people in Florida look for low maintenance in the elevation of their home. The maintenance is reduced when the siding is used as a combination with another material on the front of the home. However, if it were to be used around the perimeter of the home it would likely be perceived as a high maintenance home..
ROOFING
Standard Shingles - These are the standard shingles found on most roofs. The quality of shingles is judged by the weight of a square (100 square feet of shingles). The typical shingle is 220# per square. Shingles come in many different colors and the color chosen has very little energy cost consequence. (It was thought for many years that homes in Florida should have a white or light colored roof for energy savings. Research has shown that even the darkest roof color did not appreciably increase energy bills.) You can select an option of zinc particles added to the shingles which will eliminate mildew and fungus on the roof. This will add some cost, but will be worth it down the road. The standard shingle has a limited warranty of 15 to 20 years.
Dimensional Shingles vary in weight from 240# to 360# depending upon the quality. The dimensional shingles resemble shake shingles or some type of designer look. Most homes over $200,000 have this type of shingle, varying in quality. The zinc treatment is recommended for this type of shingle also. The dimensional shingles have limited warranties of 20-30 years depending upon the shingle.
Cedar Shakes have an average life in Florida of 10 years. I would not suggest this roof. The sun is very harsh on cedar shakes and with trees close by fungus often forms on the roof. The cedar roof is quite expensive and a future maintenance problem.
(Preferred material) Tile used today is a concrete material instead of clay. Tile can be an S shape, flat shape, or a Spanish shape. It comes in a zillion colors from many manufacturers. Many people choose the tile roof by looking at a small sample. They are surprised when the roof is installed because of the many color variegations in the tile. If you are going to use tile, I would suggest that you drive through numerous luxury or estate communities. Find a home with colors that are appealing to you. Your builder should be able match the color of that roof and you'll have no surprises.
Ask your Builder to leave at least 50 extra roof tiles when the home is completed. You will then have an exact match should your home ever require a roof repair.
LANDSCAPE AND LAWNS
Most Builders include, in the price of the home, a specific allowance for trees and shrubs. It has been my experience that the customers that meet with the landscaper, give him broad guidelines and let him design the landscaping get substantially more landscaping than those who insist on telling the landscaper what and where each item will be planted. You should have input on this, but try to leave the landscaper some latitude.
Many people like to leave large tree beds natural in the yards. I would suggest you consider using crushed stone in those areas instead of mulch or pine bark. The crushed stone seems to last longer while keeping it’s color.
Another way that you can add interest to your yard without spending a great deal is to build dirt berms which are then either sodded or landscaped. The berms, when planned properly, add a great deal of interest to the yard.
When choosing landscaping you should remember that we do get frost several times a year. The plant material chosen should withstand a frost whenever possible. If the material will not withstand a frost you should know which materials should be covered to be protected.
Wildlife can also do considerable damage to landscaping. If you are building in an area where deer live be careful selecting your landscaping. There are many plants that deer do not like to eat that look great. Otherwise, the deer can destroy a lot of landscaping.
Many builders offer an allowance for landscaping in their specifications. You should be very careful to ask what this allowance includes. Sometimes builders will include the cost of sod and irrigation system in this allowance. Ask very clearly what is included so that you might consider proper "apples and apples". Furthermore, most communities require that a specific amount of landscaping be included with the home. You should verify that your landscaping allowance covers the amount required.
Sod - There are 2 types of sod used in Florida today. Empire zoysia is an excellent grass that requires a minimum of care. It, like all grasses in Florida, will respond much better with an irrigation system. It will tolerate the sun and absence of water very well, however, I would not suggest this type of lawn on any home with a cost over $400,000. ST. AUGUSTINE OR FLORITAN is the most popular choice. It feels more like a carpet when walking on it. It does require more maintenance and watering. It should be used in sunny areas and does not fare well in shaded areas. It would be wise to have a lawn service spray this lawn quarterly to retain its healthy appearance.
Irrigation Systems are highly recommended. The system should be fully automatic with a timer that regulates the system and should cover the entire yard. However, if you are planning on putting a pool in later you might consider installing the system in the front and side yards only. Timer controls should be installed on an outside garage wall. If you are served by city water and sewer request that an irrigation meter be installed. You will then be billed for water only and not a matching sewer cost. You might consider installing a well for irrigation purposes with your choice of either a shallow or deep well. The water from your well (for irrigation) should be checked for iron before the system is operational. Iron or rust stains will occur on the walls of the homes and sidewalks and driveways if the water is left untreated.
SEPTIC VS. SEWER - Most Florida soil is pure sand. The percolation is terrific. The county health department closely monitors the installation of a septic system and they are a very accepted form of sewage disposal. The most important part of a septic system is the size and quality of the drainfield. We have learned over the years that increasing the size of the drainfield above the size required by the Health Department assures maintenance free operation in the future.
When your home requires a septic tank be sure that the septic system is not given as an allowance item. How do you know what this will cost? Any experienced builder should be able to give you a firm price for the home with the septic system included, not as an allowance item.
WELLS - Shallow Wells are normally about 35 foot deep. This will cost $1000-$1500. The disadvantage is that water sometimes contains heavy iron and sulfur content. The iron can produce rust stains on the exterior walls of the home and on the sidewalk and driveway. Also, should a drought occur it is not unusual for shallow wells to dry up.
Deep Wells average about 150 feet in depth. The deep well usually produces good clear water without iron. However, there is no guarantee that the water will not contain iron. Should iron be found there are a number of excellent filters and water treatment systems available that will virtually eliminate the iron. It is a dependable source of water supply and will cost between $3500 and $5000 depending upon the depth of the well and size of the pump.
WATER TREATMENT - Most homes in Central Florida are served by city or county water which is not usually hard. Most Floridian's are quite satisfied with municipal water, however, some choose to treat it with a conditioner or water filter.
GUTTERS are not pretty and are not common on a majority of custom homes. However, they are installed where the pool screen enclosure meets the roof, but rarely elsewhere. Should you choose to have gutters installed be sure it is the seamless type. You might also consider having gutters installed over the entry way and other traffic areas. However, it can always be installed later after you are in the home should you feel a need for it. Gutter is available in 5, 6 and 7 inch size. Insist on the 7" size!
