Lincoln, NH

Not all builders are busy at this stage in our economic recovery, in years past you would have a hard time getting multiple quotes for your project. Many customers were relegated too accepting the price they were able to get from the one builder that responded to the request for a custom home quote (and they put a number on it that made sense to drop other jobs).

Our in-house design.

But just because builders have more time on their hands doesn’t mean multiple quotes are going to be honest examples of competitive bids. Here are a few ways I have seen builders make a bigger profit than you are lead to believe.

General Contracting services available.

Apples and Oranges: As many know kitchens and bath rooms are high ticket items…Cabinets, counter tops, specialty flooring, appliances and fixtures can vary in price tremendously. If your quotes vary here make sure the low bidder is using the material you specified for his quote, as an upgrade later will make the low bidder…not so low.

Vs. The basic Allowance Vs. what you were expecting.

Similar to the above; Change orders at Cost plus: when it turns out the cabinets you were budgeted for are inferior to the ones you really wanted, the builder will return (cost to restock) and re-order the upgrades at cost plus 10% for time and material (and builder profits and overhead charges will be based on the new over all price of the project) this could be a 25% swing.

.... shop several lumber yards & see if the #'s are right

Builder rebates from vendors: Here is another sneaky little deal some unscrupulous builders employ to raise their profits. The materials list from the lumber yard is one of the largest ticket items on your bid. What if I told you some builders are getting 10% or more back (checks cut to the builder) as a rebate, volume discount etc… But the invoice the home owner sees has no such indication of these cash back deals. And many times these builders show a lower profit and over head figure to the buyer, who thinks they are getting a better deal…and paying less general contracting fees.

upgrades later are costly.

Turn key is short of completion: I was asked to compare our companies estimate to a competing estimate recently, we had 63 items required to complete the project and the competitor had less than 40. I understand some items can be shared under one heading so the list in and of itself didn’t scream what the hell. But when I asked the Home buyers to take our list of items with all the prices removed to the other builder, and have him fill in the blanks…his over-all price went up…surprise it was higher than ours.

This copper roof will last 100 years, but we could have saved a lot of money on a cheaper roof and had to replace it 5 times before this one needed any work.

Low bid isn’t always the best bid: For example the licensed tradesmen we hire have a reputation for doing the job right, using the systems that are the best available for the style construction and warranty their work. The low bid from a plumber, heating contractor, or electrician, may very well mean they are going to install a furnace, service or mechanical system that is cheap or not sized properly for the application. Sure it can make the bid seem better but you will have to live with a hard to service system or outdated or inefficient HVAC system for the few dollars saved upfront.

I have been a Realtor for 25 years and have been involved in the development and construction of hundreds of homes. The list of ways to raise the profit on a building project are not easy to see on the surface...and getting only one quote is an invitation for padding the profits. Ask for multiple references from past customers, check with the suppliers on builders reputations, and ask to see the samples of the actual products being installed to make sure your quote is for apples not oranges.

Remember Measure twice (or more) and cut once.

steve@alpinelakes.com www.alpinelakes.com

35 years in the general contracting business, custom homes, and design build services in the lakes and White Mountain regions of New Hampshire.

www.cargillconstruction.com

Kitchens, Baths and masonry work can be the big ticket items, make sure you know what you are getting when you order them. Photos of in-house designed and built homes.

Fourth of July schedule of events in the Loon Mountain Resort area Lincoln /Woodstock New Hampshire

Hope you can Make it up to the White Mountains this summer...everyday is an Adventure!

9:30 AM	The Papermill Children's Theatre Presents Snow White and the Seven Dwarfs, Lincoln
10:00 AM	Family Games begin at the Kancamagus Recreation Area, Lincoln - Immediately Followed by a Family BBQ
2:00 PM	Parade Begins at Alpine Village Resort No. Woodstock and Travels Rt. 112 to the Rivergreen Hotel in Lincoln
7:00 PM	Live Concert of Patriotic Music by the St. Johnsbury Band at the Bandstand in Soldier's Park, No. Woodstock
	9:30 Fireworks Display in Lincoln Other fun activities and events available for families while you are in the White Mountains try; the Zip line at Alpine Adventures. See the Bear show at Clark's trading post. The Whales Tale Water Park. the climbing wall at Loon Mountain Visit the Flume State Park in Lincoln NH Gondola Sky Rides at Loon mt. Kayak on the Pemigewasset River. Play Miniature Golf at the Hobo Hills (or ride the train) Visit Lost River Caves, and mine for gold. For more information check out the Chamber of commerce web site : www.lincolnwoodstock.com (or call) 603-745-6621

The Northeast has had it's share of rain, the water bill is way down so far this year, but the lawn mowing schedule...is basically any day it's not pouring I have to mow. One more positive thing the flowers are quite nice this year, and my back yard is very green.

Kayaking is looking good for the summer, lots of water in the Pemigewasset river.

The Flume and Lost River Caves are fun to see when the waterfalls are brimming over.

Loon Mountain Opens up the Tram, horse back riding and the train this weekend.

Other summer Attractions include: Clark's Bear Show, Whales tale Water Park, Hobo Hills Mini Golf, The Dinner Train, and Fireworks on the Fourth of July.

National Forest Hikes...are very popular, a day hike or a through hike on the Appalachian Mountain trail.

It's a nice day for a hike...in the White Mountains.

steve@alpinelakes.com / www.steveswhitemountainblog.com

Steve Loynd, your White Mountain recreational property expert.

I have recently been asked to join an Architectural Review Board for a local development slope side at Loon mountain resort in Lincoln New Hampshire.

Our company designs and builds lake side and mountain homes that have a decidedly rustic flair. Not primitive, but rustic in looks and organic material whenever possible.

The corner stone of a resorts homogeneous feel is that the homes should posses a general theme. We are not looking for everything to match, in fact diversity adds to the uniqueness of the homes.

As a group we really are only concerned with the exterior appearance of the homes. As a community we would like to encourage public spaces, porches , decks and patios where your neighbors can feel welcome to visit or wave on their walk.

The basic elements that give the ski homes Adirondack flair are the liberal use of Stone, a variety of textures in the application of siding, twig & Bark work, roofs, windows and doors. Lastly the embellishments in the choice of lighting, wrought iron and planting material are all key to the finished (or not so finished look) we hope to capture.

Birch bark and beams are a nice touch.

These are not supposed to look like suburban homes you see everyday, we have a strict maximum square foot requirement for “lawns”, a very defined area of disturbance allowing for minimum loss of natural vegetation, and a minimum and maximum size home that can be constructed on these ski to your door home sites.

skiers bridge to your home with snow making and grooming on the private trail that lead back to your door.

These are some of the photos of approved homes, and use of materials you are going to see in the South Peak Resort at Loon Mt.

Many of these Adirondack Style homes blend post and beam with huge stone fireplaces, which brings the organic building materials inside as well as outside.

www.steveswhitemountainblog.com

steve@alpinelakes.com / 800-926-5653

New Hampshire's White Mountain Real Estate expert

There are two small brooks that empty in to the river near my house. When the rain pounds down like it has been these brooks offer some beautiful waterfalls to photograph, hope you enjoy the pictures.

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This is as much sun light as this stretch along the brook ever gets and I love the Moss here.

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The stacked stones on the upper right was the site of an old covered bridge, this is where rte 3 crossed a hundred years ago and the only way to Franconia Notch beside the trains at the turn of the century.

The last falls before the brook runs under the new Rte 3, and enters my land, where it goes in to the Pemigewasset river...and becomes kayak-able. Pretty cool spot to have in your back yard...but still too cold to swim just yet.

Steve Loynd, White Mountain Property expert and novice photographer.