THE VIRGINIAN-PILOT
Copyright (c) 1996, Landmark Communications, Inc.
DATE: Saturday, October 5, 1996 TAG: 9610030282
SECTION: REAL ESTATE WEEKLY PAGE: 30 EDITION: FINAL
COLUMN: About the Outer Banks
SOURCE: Chris Kidder
LENGTH: 102 lines
A few weeks ago I wrote about Salty Construction, a Hatteras Island builder, and its use of wind-resistant construction methods. A vacationer from Tularosa, N.M., read the column and e-mailed the following comments.
``Your real estate article was probably pretty factual, but it left a lot unsaid.
``For example, you imply that building codes for hurricane-resistant houses should come from Washington bureaucrats. The federal government has never been involved in promulgating or enforcing building codes, and the building industry would have screamed in rage had they tried to do so.
``The federal government has conducted research to assist in the establishment of construction standards, but code adoption and enforcement is strictly the responsibility of states and communities. Don't blame the Feds for this one.''
The reader also took exception to my comment that studying and changing construction techniques was too costly for residential builders to undertake.
``Most of the good construction techniques in building codes come from responsible builders who have set out to solve problems,'' the reader said. ``The poor standards in the codes are put there by materials manufacturers and builders who want to maximize their profit and get out.''
``A good builder does not need to scientifically study the problems or formally evaluate the results,'' the reader went on to say. ``Salty Construction probably looked around and said, `When plywood sheathing is nailed according to code, it blows off during hurricanes. Let's use more nails, use better nails, or use screws, any of which should work better than the code specifications.'
``They don't need widespread acceptance of their methods. After the next hurricane, their buildings will be their justification.''
Like most building experts who have studied hurricane damage to residential construction, the reader blames both inadequate building codes and shoddy work for much of the devastation.
``But if people really wanted to build smarter,'' the reader concludes, ``they would never build on a barrier island. The wise man built his house upon the rock; the foolish man built his house upon the sand. The really foolish man built his house on a barrier island. Better construction methods will help, but the ocean will win every time.''
Your articles have been a valuable source of information for me,'' e-mailed a reader from the Tidewater area. ``I still remember those you wrote while building your house.
``I never thought that I would consider building myself, but I love the beach and I'm not beginning to explore that possibility.''
The reader wants to build a Charleston-style home with two floors of living space above a two-car garage and porches on every level. ``Do you have a source for designs and drawings for this type of beach home?'' the reader asked.
A visit to your local magazine outlet or a bookstore can put hundreds of house plans in your hands for a very minimal investment (expect to pay from $3.95 to $10.95 per book).
Each book contains dozens (in some cases, hundreds) of floor plans but few specifics. Some don't even give room dimensions. Most show at least one outside elevation. The cost is so reasonable because the publisher hopes you'll like one of its designs enough to shell out $300 or more for a full set of working drawings.
I don't know anyone who has actually built a house directly from one of these plans. I'd like to hear from readers who have experience with this and I'll pass their comments along.
The most common scenario is to use a plan book to narrow down styles and floor plans you like but to leave the final house plan drawing to your architect, designer or builder. Most of these professionals will have their own ``book'' of designs for you to look through; some may prefer to start there because - especially this day - of computer-assisted design, it's easier to revise an existing plan than to start from scratch.
Most builders will advise you against purchasing any ``stock'' house plans simply because their experience tells them that no two customers ever want the same house and revising stock drawings can be expensive. Since many builders will do their own drawings at no extra charge, spending the money upfront may seem pointless.
But if you want to get bids from several builders, providing a complete set of working drawings is the easiest - and, possibly, the only - way to get comparable quotes (and even then it's no sure thing). If you provide a builder with anything less than working drawings, 99 percent of the time you'll be comparing apples to oranges when you look at the bottom lines.
Please understand that I'm not advocating using cost as the sole factor in selecting a builder. But if you're determined to go through the bid process, I do advocate making it meaningful.
And while we're talking about house plans, I'd like to share another reader's comments. She points out the need to think about the long-term practicality of any house design.
``Twenty five years ago when we were planning our retirement home on Ocracoke, I studied a great deal of literature on a person's later years. My plan was for wider bathroom doorways and lower light switches for wheelchair-bound homeowners,'' she writes. ``Did my husband or the builder pay me any mind? Is the moon made of green cheese?
``Now everytime my husband scrapes his knuckles getting his walker through the 24-inch bathroom doorway (of course, the door had to be taken off), I want to laugh but I can't because I'm too busy helping him.
``Please urge future homeowners and builders to keep this in mind.
``And reverse floor plans are for the foolish who won't be looking at the ocean or sound that much but will be carrying groceries up and garbage down,'' she adds. ``Thanks for being a sounding board.'' MEMO: Send comments and questions to Chris Kidder at P.O. Box 10, Nags
Head, N.C. 27959. Or e-mail her at realkidd(AT)aol.com by CNB