Quality. Probably one of the more overused words in the business vernacular. Sellers, listing agents, builder's representatives all trumpet the quality of their products. Can they all be right?
Let's delve into how and why quality -- in respect to real estate -- becomes increaingly difficult to find nowadays. Quality has fallen in the construction of new homes, in my opinion. And if you are in the market for a new home or Monmouth County real estate, you should seriously consider hiring me as your buyer's agent. I am a designated and certified Accredited Buyer's Representative by the REBAC Council.
Construction quality is fast becoming the Millenium's oxymoron in real estate. As a son of an experienced carpenter, I witnessed directly how quality was hand-crafted. The rise and use of pneumatic tools expedites construction. Yet the contractor that overly relies on electric and compressed air driven technologies does so at the sacrifice of quality.
The more the wood, tile or material is removed from the human hand, the less hand-crafted the final product emerges. The power saw or drill is a poor substitute for the human hand when determining best fit. At the end of the day I remember my father had amassed a hefty discard pile of material that did not pass his internal quality check. That discard pile is extinct on today's mass-built home sites. Every plank, trim and moulding is used.
Even the term 'finishing' misleads one to believe a human milled a spindle. We know the truth is anything but. Mass production of housing products lowers the material and labor cost. It does not, however, increase the awe-inspiring, singular signature of quality. Once we experience true quality (another trite phrase, I agree), all else pales. 
Witness the radical difference between an Art Deco home built in the 1920's and the track housing of today. The turn-of-the-century often included an inlaid wood floor characterized by a mahogany or chestnut border within a red oak setting. The use of two different hardwoods today? That would be an upgrade and an expensive one at that as the skilled laborer who can expertly install such a design is declining in number.
As quality declines is anyone paying attention? A professional REALTOR develops an eye toward quality that the average homebuyer lacks. Our discerning eye is polished through the intense investigation of all-period built homes. We show 1940's Capes. We preview 1970's Split Levels. We tour today's Center Hall Colonials.
If it was built and still erect, we've wondered about inside, soaking up every architectural and design feature. The novice home-buyer may believe they are purchasing quality, but how do they really know for sure? REALTORS interact with contractors, trades personnel, historians and architects. Our principal vocation is to determine value by the level of quality contained in and on the property.
We've developed a quality radar, so to speak. We can differentiate between weather balloons and the real deal in our daily travels. Yet another drastic reason why a REALTOR is an essential professional in the home-buying process. We can pinpoint quality, especially as the quality becomes harder and harder to generate in a home.
(c) Copyright, 2008. Andrew J. Lenza, All Rights Reserved.
We represent buyers and sellers of condos, single family homes and investment properties through most of Middlesex, Monmouth County real estate and Ocean County real estate. 
You can call Andrew at (732) 431-9003 or email me or visit me at my company website.
Andrew J. Lenza, ABR GRI MBABroker/Owner
ANDREW J. LENZA REALTY
73 State Highway 34 Colts Neck, NJ 07722
Office Telephone (732) 431-9003
(c) Copyright, 2008. Andrew J. Lenza, All Rights Reserved
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It is amazing to view the construction methods of a few decades ago and compare...go further back and the difference is stunning. This phenomenon has spread to personal services, repair and many other fields. The compassion and rich quality of personal achievement seems to be missing. Nice post Andrew...it will be interesting to see the comments on your post.
When we lived in North Carolina we had a home built in 1960. It was incredible I would try to nail a picture in the wall and I was constantly hitting a stud. That is not a problem I have with my present home built in 1996. It is just not the same quality as yesterday. I agree with Gary that it is not only quality of construction that is missing today either.
You are SO right--there is absolutely no comparison! When I show some of these historic homes, alot of clients prefer to go with the new construction that appears that it will fall-in with a nice, strong wind! The workmanship, especially with the woodworking, leaves alot to be desired these days. Great post!
Andrew, my grandfather was a carpenter and I remember going to visit and bring him lunch when I was very young. I loved the smell of the freshly cut lumber and loved when I would get to take the scraps home to use for blocks. I never thought about the fact that there is no real waste anymore until you mentioned it. I guess they are using what would have been scraps to piece things together - yeah, that's quality.
Gary, my brother is a craftsman builder in Monmouth County. We chatted today and I wondered if his clientele, who appreciate his skill, can discern the difference. Are we losing quality as we develop, as a society, more?
Marchel, remember plaster walls? Sure they rippled but they never gave way to someone leaning against them.
Debe, I was in an older home today. Oh the bones of that grand old dame. Not very energy efficient but solid through and through.
Lisa, It takes a craftsman's eye to determine if the wood, tile of material is naturally defective. Since the ranks of craftsman (and woman) are thinning -- and now there are budgets to report to -- is anyone performing Quality Control?
I so totally agree with you. I am sure you can still get craftsmanship but at what price!
Renee, Yes, they are not cheap but worthwhile. Quality is a much trumpeted cliche nowadays. Many folks don't even know what they're buying.
I love new homes. I live in one. I have about 4,800 square feel of living space on three levels and my electric bill for my all electric home averages $120 a month for the past 12 months.
I defy anyone in a 30-40 year old home to match that.
It's true the construction materials have lost some of the "substance" of the old materials. But, it's the consumer that demanded the larger and every larger homes.
The consumer sacrificed costly materials for square feet, amenities and style.
I can show a buyer `0-15 older homes, the ever popular brick, etc. in their price range and be getting nowhere. Take them in a new or newer home and see the smile on their faces. "Lenn, can we buy this house quick?"
I sold a 55 year old home before this new one and the dang thing was a work in progress. I made a sign "Money Pit" for the front door.
There are entire neighborhoods that I would love to see plowed under and new stock planted. Of course, with the cost of land, builders can't build affordable homes anymore. That's the disconnect.
Although, when the present mortgage mess is over, land may be a lot cheaper. We'll see.
Great post Andrew. You stirred up some strong feelings.
I have to absolutely positively agree with you 100%. in fact, I would like to ask you if I could republish this (under your name) in my blog. I grew up in an old Tudor built by my Grandfather in the early 30s. What did I buy? a small Tudor from the turn of the last century. Since I'm single, it's a small gatehouse that was built for a mansion. The layout: impractical for today's buyer. Water issues galore (from subsequent building) an original clay tile shingle roof that cost me a fortune to restore, the floors very wide plank oak with such irregularities, the only way to strip them was to use a chemical peel. The house needs a TON of work still and people ask me why don't I buy something "newer." Because once I make enough money, this place will be a showplace! Not to mention for all the issues - it is as solid as a rock and will remain so for years to come. The rough hewn beams and floors are part of the character. It was built to last. The stuff I tour that is new looks like it was put together with thumbtacks and scotch tape when you compare them.
THere are those who really like the new look and feel of new construction. So although everyone is agreeing with you now - I have to ask if you won't get some controversy.
Andrew, I think you did an especially good job with this one.
And it brought back some memories. I got into the real estate business because I was restoring 19th century homes, keeping some for rentals, selling others to make a buck. When I first started, my wife and I did almost all of the work with our own hands. We studied it, asked old local craftsmen for advice, etc.
As we got busier, we began hiring out the work to old time craftsmen who were still working a bit. They were slow, spent as much time drinking coffee as they did working, but the stuff they did was worth every dime of it.
One time I got a call from the head of a famous architecture school at one of the universities. He wanted to know if I would hire several of his best graduate students to work as carpenters on my old houses until school started in the fall. They need the experience.
Sure, I said.
They showed up and I put them to work building an interior wall with one cased door opening. When I came back at noon, there was nothing to show for their work but a pile of saw dust and ruined lumber. I was mortified. They didn't know how to build a wall. They weren't even sure what the components were. They'd never heard of a cripple, for an example.
I fired them, called the professor and asked him, "What's the deal?"
We don't teach them that, he said. That's why I sent them down to you!
Bill
Lenn, I think you've adroitly described the trade-off. Did you prioritize your purchase as (1) size, (2) energy efficiency, (3) new and (4) quality? Then you would have achieved your objective, but I think folks are kidding themselves if they think they're getting the 'total package at a great price.' Exemplary quality is not cheap.
True, there are money pits everywhere. Still if one can rehab these homes for a reasonable amount of material and labor they still retain a longer economic life. Is new easier to sell? Sure.
Ruthmarie, You have my permission. Funny, I did not think my opinion was controversial. Just from years of watching my Dad and older brothers in the trade. I was a horrible carpenter but I'm better with concrete. My Missus, who is an Interior Designer by trade and training, has a great eye also.
I guess the new home advocates will trump my argument with square footage, energy efficiency and new. But they can't use quality, not hand-made quality as a counter-argument. Your Tudor home sounds remarkably quaint and antiquated. Sounds like you wouldn't have it any other way.
Bill, My old man let me carry lumber, mix concrete, go for coffee and clean up at the end of the day. When I finally graduated to hammer and allowed to drive nails, it was just before my first semester in college. He suggested I study hard. I wan't getting the hammer back. So your comment brought back a warm memory for me, too.
My father was a plasterman. My first home was a 1950s split with wonderful walls and hardwood floors that were laid with pride. These days homes have walls so flimsy you could create a picture window but just sinking a measly molly screw. So much of the construction in developments 7+ years old are now showing nail pops and settlement cracks galore. Seams are disintegrating. How do you fix those? Chisel them open and refill? And how long does that last in a wall that's essentially a drywall board? Can you even fill it? I love old houses. Between the woodwork, molding, floors, walls and hopefully brick construction, it can't be beat. Remember brick homes?
Nice one Andrew.
Andrew, What a benefit that would be that you know good construction. I am watching them build new houses just a few blocks from me and they're put up SO fast I kept wondering how good could they have been built? My home is over 100 years old and I've had two workers here who were amazed at the construction, they both said they don't build like this anymore. I believe they're right.
Your expertise will be a really important contribution to new home buyers, Andrew. As builders find themselves looking for cost savings, that little clause in their contract that permits "substitutions of materials" could end up subjective. Better for buyers to have someone like yourself take a good look.
This is interesting to me. I have had two new construction homes, and then 5 years ago purchased a 1960's home that needed a lot of work. Yes, we bought it knowing it was a 10-15 year project. I love my home and my neighborhood. Yes, my first two homes were more energy efficient, but we are working on that with this one.
I can't even compare the quality of the house, it is so much better. It's unfortunate that the previous 4 owners didn't care for it well, but it will shine again...It's all in the details.
Antoinette, For those of us who sell real estate we can't help study real estate. So we pick up these nuances, these quirks moreso. The purchase is a huge undertaking. I would want my dollar to buy as much quality as possible. Sagging ceilings, noticeable seams, mishung doors, wierd corners -- not what i have in mind.
Carole, The technology now allows the house to go up fast. Does the purchaser need the house built at a break neck pace more than the builder? No. For the developer time = money and the short cuts taken usually involve quality.
In my area there is a builder (a few, in fact) who provides quality and detailing with smaller square footage but you pay the premium. His homes sell faster than the track, national builder models. Wonder why...
Laurie, Excellent point. Substitute materials? Let's not even discuss the wonderfully strange and bizarre items buried on construction sites.
Melina, Oh thanks for sharing. You offer both persepctives. Someone who lived in new construction and someone who lived in an older resale. I ma partial to the older home, warts and all.
Whatever falls out of favor falls back into fashion. The new home, I believe, will lose its bloom and the older home will be rediscovered once again.
The crappy quality of construction I see disgusts me. Even our custom builders could do better. But of course, Florida is famous for how difficult it is to get the contractors to stay on task.
Andrew, I think I get that feeling of controversy from my own clients. So many of them want only shiny new places where they can drop their things and move right in! They have no imagination or vision and also this "open layout" craze pushes them towards the new because it is more difficult to achieve in an older home. As for energy, I have to say the at the thick structure of my brick home with its clay tile roof is actually relatively energy-friendly. New Pella windows helped as well. My problem with it is that these homes don't develop a "patina" that older homes develop - they just start looking "old." Show me a 20 year-old home (that had that shiny new look when i graduated from college) and I will show you a "dated home." Show me an old colonial, carriage house or Tudor - and I will show you a house with character and potential.
Andrew, it is my understanding in speaking with a real estate agent that part of an agent's continuing education consists of a training module on construction. Are there any designations or special courses specifically aimed at construction.
Following up. I prioritized for
Location. I was previewing for a relocating buyer when I saw a lot and could see a home sitting there. The location was rural, small community, convenient to most of my MD and VA market areas. Even though I don't sell much myself, I have to know the markets because I generate business for many agents.
Floor plan. First floor master, large kitchen (huge family), large room which required a 5 foot bumpout across the back. Big enough kitchen for lots of cooking and countertop and storage areas.
Systems. I wanted an all electric home and that means a "state of the art" systems for the heat pump and AC.
Square feet. The house had to be large enough to have good resale. Small homes don't sell well in my area.
What I wanted in a home is not that much different from what most of our buyers want except that I considered resale, which buyers seldom do. The investment potential was a primary consideration, not that it mattered because the market crashed during construction. But, since I saw it coming, I managed to maximize the proceeds on the previous home which was a rehab (money pit).
Oh well.
Andrew - unfortunately, here is Florida we do indeed have problems with having quality construction - 'good enough' seems to be the norm, no matter what price category you are in! That is really a shame - what ever happened to having pride in your work?
Lisa, I mean, it's home building, where folks are going to raise a family. Or is it just to manufacture a buck?
Ruthmarie, the recent explosion of new home sales (last 5-7 years) de-emphasized character. In The Millionaire Next Door one of the critical factors to building wealth is purchasing a resale.
Rebecca, I learned a great deal about construction during my GRI training (Graduate, The Realtor Institute). There are tons of books on the topic as well. Some make for very dry reading.
Lenn, Sounds like you approached the purchase with a fine tuned plan. I am a real estate investor as well. I believe the wasted opportunities for Realtors stem from not being able to purchase that income-producing property. We fall in love with gadgets and cars and clothes. We know what value looks like and we're giving our best to clients ... yet we should capitalize personally on our own expertise.
Andrew -- Quality is missing in new construction -- just like service is missing with some real estate professionals. Anyone would be lucky to have you representing them. I hope that a lot of people will read this blog and give you a call. They will be in good hands.