These guys work fast!

After the footers went in a day early, I sort of assumed Friday would be a down day.

Not so! We went out late Saturday to discover the rebar almost completely installed and many of the forms already in place. Our builder is not using the ICF (insulated concrete forms) that are becoming popular in the green building trade. Instead, he'll form and pour the walls using conventional forms that will then be stripped away. After that, he'll apply waterproofing and insulating foam to the outside of the walls. The result will feel cooler in summer and warmer in winter even than the ICF approach. Why? Because the concrete with its large thermal mass will not be insulated from the living spaces of the house. It WILL be insulated from the outside heat or cold so once it's cool it will tend to stay cooler and once it's warm it will tend to stay warmer inside. I love it! This is Too cool!

Footers are in.

We've got a combination of "poured in place" and formed footers on the site. The benefit of poured in place is... it's obviously cheaper. Where appropriate, that's the way to go. The benefit of forming them above grade is mainly to promote drainage of groundwater around the basement. The above grade footers allow for a french drain to be easily installed at the lowest level. No buildup of water on the outside of the foundation = dry basement!

Boy it's dry!

The basement is dug and the garage excavation is almost complete. We're kicking up a LOT of dust. Look at this image to see how far down before there is ANY moisture. If it does ever rain again, we do at least have the silt fence in place. Note the installation details. This contractor understands how they are supposed to work. Even though we are quite a way from any dry weather stream, a silt fence is still required by the Blount County NPDES permit, and our guy respects that.

Since we got impatient and planted some landscaping before the build, we're needing to water the trees to keep them alive during the dry weather. Not to worry! I found a guy on Craigs list selling reclaimed reagent tanks. We bought one... loaded it into the back of our "Big Ugly" truck and water the trees regularly. Once the house is built, this tank will becomne one of our rainwater collection tanks under the deck. It's perfect. 276 gallons w/ a steel cage. It still had a little blackstrap Molasses residue inside when I got it so I knew exactly what it was used for. Completely safe!

And Now it Begins

Wednesday, July 7th 2010; The long wait is over and we finally have started to build. The fun started with window selection; 7:00 AM at the Roastery. Groundbreaking took place today @ 2:00 PM; 98 degrees in the middle of our heat wave. The excavator had to go down over two feet before we saw any semblance of moisture in the soil. It was a dusty job, but Dwayne and Karen jumped right in. Rick Hessick from BR2 builders was on hand as well. Since I already had a gold shovel from the NPPC groundbreaking two years ago, I turned it into a photo-opp. This is gonna be fun!

Back In the Saddle Again

I'm so excited that I can't sleep, so what's a fella to do? I know... Blog! TODAY I meet the builder and his excavator at the site to review the pin placement (location of the surveyor's marks of the building's corners). We could be digging tomorrow if the building permit is issued today too. I feel like singing the Gene Autry classic.... "I'm back in the saddle again..."





From my last post you might have concluded that we would be well under way with construction by now. "Not so fast" the man said! We never imagined that an allegedly qualified appraiser would look at an appraisal by an even more qualified appraiser and discount his work so much. First National Bank's "Field Appraisal" remarkably came back exactly the same low low number as the previous one from that bank. This, despite the fact that the work they were "checking" yielded a result 26% higher. Unbelievable! Well... we went into mourning again for a few months and just couldn't talk (blog) about it.





When we finally picked ourselves up off the ground, I found yet another bank that had expressed interest. In fact, Bank East had first approached me several months ago expressing interest in the Energy efficient house they heard we planned to build. The lesson here must be something like: find a bank that already is doing "Green" or is at least is interested, rather than waste your time on banks that can't spell "green". I'm convinced that despite the alleged "arm's length" that is supposed to exist between banks and their appraisers, First National Bank must have directed the appraisers what number to come back with. They must not have wanted to loan more than $XXX. To top it off, when we finally saw a clear copy of the appraisal report, it looks like the guy appraised the wrong lot! The photo in the appraisal report bears no resemblance to our lot. It's pretty clear the guy had a result in mind so that when he got a photo of a lot with no view, there was no reason to question the direction he had been given. I've asked the bank for our money back (for the ridiculous, wrong lot appraisal fee). We'll see how they respond.





BUT, back to happier things.



Bank East has been a joy to work with! They, too, were concerned with the lack of "comparable sales" for a qualified appraisal and told me, straight up, that there were no guarantees. We just take our chances on the judgement of the appraiser. Still, since they had expressed interest in "green" building AND were nice to deal with, we decided to try our luck one more time. I'm glad we did! Bank East's appraiser made a serious attempt to understand the plans, specs, view, LEED (Leadership In Energy and Environmental Design) checklist and intangibles of our project. The result was an appraisal that, while still not covering the total cost of construction, was high enough that we can fund the shortfall with our savings. In fact, the appraisal report includes the LEED review checklist that we had submitted with the plans. For Blount County, this guy is a real renaissance man!

Progress! (with finger's crossed)

It pays to read the fine print! You may have seen my rant about the screwed up appraisal system. Last time we just went with the flow, settled for the next guy on the list and, not unexpectedly, got a rediculous result from an inexperienced, unqualified appraiser. Unwilling to "settle", we struggled to understand the process. Finally, we managed to get a written copy of the underwriting guidelines that the bank used to guide the process. Despite all the stories we had heard about arm's length (bankers can't even talk to the appraiser or know who they are before hand), we found a way to be sure we got a qualified appraiser. It's called a "field appraisal". So long as we are willing to pay for two appraisals, we can hire the first one ourselves! By then, the work is done. The thinking is done. With the first appraisal done by a certified professional, even if a beginner gets assigned the field appraisal they won't get it wrong. Well, the first step is done! We got a good appraisal when we hired a qualified pro. Our appraisal is still on the low side of where it might have been two years ago, but it's good enough to get the construction started. My fingers are crossed. We'll know in about a week if our plan worked.

ARRRRRRGGGGGGG!

This is frustrating! Now we're all dressed up and nowhere to go. We thought we were doing the smart thing; selling our old house so that we would KNOW how much we got out of it. That way we wouldn't have to worry about selling it at an unfavorable time/price once the new house is complete. Little did we realize that the new banking/appraisal climate would prevent us from even starting the build! 5 months into this little rental house and we're still suck on trying to get an appraisal.



here's the deal. Banks have money to lend. We're qualified borrowers. We've got a good set of house plans. We've got a good builder who is HUNGRY for more work. Building materials are at a temporary low cost point and interest rates are at an all time low. Why not build now? Start today? Start tomorrow? Why not????



Because we got a "Gomer" for an appraiser who thinks he must appraise a $400,000 build as though it were an FHA (starter) house. Because of abuses that led to the housing bubble burst, the new rules prevent banks or agents from picking (or even talking to) the appraiser who will get the file. It's luck of the draw. If the next guy on the list is an inexperienced kid, or a near retirement age person just putting in time, we get stuck with a bad appraisal. That's exactly what happened! The guy whose "turn" is was is a guy who couldn't make it as a builder or a real estate salesman, so he started doing appraisals. He's got his FHA checklist and by golly he's gonna do an appraisal. Granted, there are very few comparable sales in the south part of the county. Granted, we have some costly features designed into the plans. But my goodness... how can the guy think the house would appraise for $150,000 LESS that the cost to build it? This is Blount County, not LA or Florida or Las Vegas. I've given him four comparable sales, in Blount County and he won't use them 'cause you have to drive past 18 miles of older farmhouses before you get to those subdivisions. Worse yet, the "Greenest" feature of our design, (passive solar design and orientation) counts against us. (I think this Gomer probably thinks Global Warming is a hoax too!) He can not or will not count the south facing walkout basement rooms with poured-in-place (thermal mass) concrete walls as bedrooms. The net of that unenlightened approach is that he's trying to appraise a one bedroom house! Never mind that we have a full suite (2 bedrooms, full bath and a second kitchen) downstairs. How ridiculous can you get?



So... what's next? Our original goal to downsize the floor plan and upgrade the quality and performance of our home fall victim to Gomers and the status-quo. We've redrawn the plan to put two more bedrooms upstairs. We'll have to leave the basement suite unfinished. We'll drop off other Green features to try to trim the cost and maybe, just maybe, we'll get a professional appraiser this time who recognises that he can (and should) make adjustments for the quality of a building, not just operate off of a checklist. I'm keeping my finger crossed!