Home Builder Feedback

[BleedingBlue]

I am considering building a new home (my first) and was hoping to get some feedback, both positive and negative on Ryland Homes. I am also interested in any general tips/advice when having a new home built.

Thanks!


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[jeff000]

AS with most home builders you have great crews building some of the houses and not so great crews building others.

Make sure you get everything you want done written down and signed off on.

My parents had a spec book an inch thick when building their home, and a third party inspector to make sure spec was being followed. The builder didn't fully read the spec book as resi is not used to it, and they were nailed to the wall by the end of the job the builder said he would be surprised if he made a penny on the job.

General advice, walk the home as often as you can, and bring the workers doughnuts and coffee. It'll only cost you a few bucks on the house, but knowing a few framers they say nice homeowners get nice homes.

 

[kd3pc]

If this is your dream home, and you plan on keeping it for "ever"....then I would hire the best residential engineer you can afford. Some things done in construction, will have a negative impact on the home forever, and you will be reminded of that every day you are in the home.

Be advised that for most couples, it will take 3 home builds, to get what you want, correct in the build.

We have a new home in our neighborhood, that the lot is so wet all the time that the septic system has so much water intrusion from the wet yard that the tank is pumped weekly. The builder and the county have been out twice now, the second time a "dam trench" was built around the drain field to move that water to a location behind the house, yet the water still flows IN to the septic system.

I feel sorry for the owners, but everything was "done right" and they still have this issue.

No amount of visits or treats will keep this from happening.

You need to know every facet of home building and be there daily to see what is encountered and how it is mitigated or covered up or ignored.

 

[BleedingBlue]

Thank you both for the advice, definitely some things to keep in mind. Bringing the builders doughnuts is a great idea


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[burnedzr2]

I am a finishcarpenter I work in ton of new constructed homes, I will say check out the framers that you consider using. I have been doing finish work for 30 years and have seen the quality of the framing go down. Check them out get references if you can look at a house under construction, look to see how tight the framing is, If you look you can see sloppy loose framing and the house will settle a lot making doors shift and sheetrock crack. I have seen shims banged into rafters that are not cut right. So when you find a crew make sure to look at there work before they do yours.

 

[Dick in Wisconsin]

I was in the home building business and real estate business before I got in the mortgage business in 1980. I've managed residential operations for two lenders that did lots of construction loans on new homes.

Be realistic. If you try to squeeze the contractor, subs, and material suppliers for the last nickel you will likely not be happy with the house in the long run. It costs "X" to build a house. Anyone who tells you they can build the same house for 70% or 80% of "X" are delusional.

Like a previous poster said, watch the framing guys close. There are many good framers out there, but there are also framing crews working for peanuts (hence an attractive price) and actually know more about peanuts than correctly framing a house. If the framing is not done right, the house probably won't be square which impacts almost every other trade.

Be willing to meet with every sub and go over what they have in their bid to make sure you get what you want. Electricians for example will usually wire the house to code and no more which results in the lowest bid. Nothing necessarily wrong with that. But if I were building a house (and probably most of the guys and gals on the GJF would agree with me) I want more outlets than code requires and 20amp outlet circuits vs 15amp outlet circuits, multiple 20amp circuits in the kitchen (so when you have a party you can plug in a ton of roasters and stuff without blowing a breaker), 20amp circuits in the bathrooms so multiple hair dryers and curling irons don't blow the breaker), multiple outside 20amp circuits, etc.

The more decisions you can make up front so the contractor and the subs know it, the better the price you're going to get ... a "better customer" you're going to be for them. Constant change after change will only drive the price up.

Finally, resign yourself that it will cost more than you expect it to! But in spite of that now is the time to do things right.

 

[MattN03]

Great tips here as I hope to build our home in a few years.

 

[larry4406]

Ryland is a production home builder. You will not be able to burden them with a spec book. You will pick selections from a standard offering, similar to buying a car.

Hopefully, your production staff will be more competent than most. If you doubt your expertise, then hire the most competent home inspector you can. In your contract, there are typically options for you to hire your own inspector and you should do this.

With the inspection clause, you can typically inspect what you want at prescribed times (pre backfill, pre drywall, final). You do not get a license to trespass daily due to insurance and lawyers. Usually the inspection clause limits builder response to Code deficient items (ie no cosmetics).

I build homes for a major builder in the Washington DC area. I personally welcome 3rd party inspections. They are a hired gun by the purchaser and I take pleasure when they find nothing.

 

[Notgrownup]

Get a general contractor , not a cookie cutter builder. Spec homes are fine but you don't have the flexibility.

 

[SILVERPLATE]

Avoid change orders, they will break the bank. Get everything you want in the original price and contract. Visit the site everyday and know what's going on during the build.

 

[BFHtime]

Find a good carpenter with a good amount of experience. There are often mistakes on blue prints, and you want a carpenter that will find those mistakes before an inspector does. Also someone with experience with design, often homeowners need help figuring out what they really want. People often think they would like a certain lay out, but later find that they are not happy with what they wanted, hence the three tries, as posted above. A good carpenter with experience and good communication on both sides will get you there.

 

[7echo]

**** in Wisconsin said-
"Finally, resign yourself that it will cost more than you expect it to!"

It will likely take longer than you expect it to as well.

Take pics of the framing and rough in components. Try to get some measurements in the images. Will come in very handy later.

There are lots of little details that can be done to make it better. For example, an 8" or so piece of 2x4 at the bottom in a corner where the vertical stud is on the other wall gives the trim guy a solid place to nail. (if that makes sense. maybe i need to find a pic).
Plywood on the wall where the panel box goes. Easier to attach to than drywall and the eventual additions like a router, spot for a server, shelving, etc.
Blocking is often over looked. For example, get blocking in the bathroom walls where hand rails would go. You may not need/want them now but if you stay there a while, or maybe sell to an elderly couple one day, that will be appreciated. Blocking for the toilet paper holder, towel racks, etc. Blocking for the kitchen cabinets.
Heat under bathroom tile is not very expensive usually and one of those things that you later think you couldn't live without.

 

[yeldogt]

BleedingBlue: The Ryland I know builds developments. They are production builders -- you buy into a development == pick the lot and house style. Within the choices available inthe development ... Is this what you are talking about?

It is much different then designing and building your own home -- you will not have the choices of subcontractors ... it is more like options on a car.

Around me they build middle of the road developments.

 

[ms fowler]

Ryland builds to the code requirements. Most builders, except in the higher end custom homes also build to code.
Ryland will likely have a pre-build meeting with you before they start. This is your chance to meet the superintendent as well as the salesman. Keep it amiable; no threats. Establish a good relationship with the super. Tell him you are interested in quality, and ask him to keep an eye on it, personally. Keep any changes to a minimum because each is an opportunity to screw up. If you do have some non-standard framing, ask for a walk-thru with the super after framing, but before the traders run the plumbing, wiring and heat ducts. If something was missed, this is the cheap time to fix it.
I did housing inspections for several years a score of years ago. Because Ryland build a limited number of models, they usually get it right--after the initial model of each new style. My in-laws bought a Ryland Townhouse, and after 20 years there are no structural issues--just some minor cracks from shrinkage/ settlement.
Don't fear buying from Ryland, but don't be blind either. As RRR said, " TRUST, but verify"