Capital Home Builders - CHB Eco Custom Green Home Builders

Price Per Square Foot is Misleading for Real Estate Values

2011-12-29T06:37:00.001-08:00

Over the years working as a Realtor I have seen numerous home buyers as well as other Realtors try to use dollars per square foot as a good measuring stick for market values. Sorry folks but that is a very poor way to analyze value.

There are a number of reasons why this is the case but lets just start with individual homes themselves. If you look carefully at housing characteristics you can basically break down a home into one of four categories.

Economy~ Economy would be characterized as building a home in the most cost efficient manner. The materials used in constructing a home in this category more often than not will be cheaper than other categories of homes. The goal is to deliver a home that would be affordable to those buyers on a lower income. If you looked in a catalog of materials such as cabinets, flooring, lighting and plumbing fixtures you would see the lowest grade used in this category.

In Thomasville, GA these are the type of homes being built and sold "ECONOMY" with an "ECONOMY" home you also get the cheapest materials and labors the builder or unlicensed person claiming to be a builder can find. These homes are also built to minimum bare to low building code. So if you are looking for the cheapest homes for square footage price then these homes can be found in Thomasville, GA. So do not complain when these type of home ends up costing you more money on the long run, like water bill for one person over $100/per Month and other things going wrong or braking down.

Standard – A home built under this category would be a step up from an economy home. A large percentage of homes would come under this category. You would expect to see the quality of the home jump from an economically built home. With a standard built home you may see some construction items that could also be found in both economy and custom categories.

Custom – In a custom built home you are bound to see things that you will not find in either an economy or standard home. The quality of the materials used to construct the home as well as the amenities inside are going to be different. As an example you may see a higher level of finish woodworking, cabinetry, flooring selections and hot buttons like granite counter tops and stainless steel appliances. Custom homes are more unique and may have other architectural characteristics that make them more expensive to build such as intricate roof lines and higher end materials used on the facade such as stone or brick.

Luxury – A luxury home is the creme de la creme. These are the homes that are built with the highest grade construction materials. There is no expense spared on anything and the amenities seen inside the home are sometimes enough to make your mouth drop! It is not unusual to see such things as home theaters that rival going to the movies, indoor swimming pools, wine rooms and other such amenities.

Of course it is possible for a home to fall somewhere between each of these categories but the four categories are enough to show you why using price per square foot to determine a homes value is a very poor measuring stick.

Lets look at a quick example of two homes that are both 3000 square feet. They are both a year old.

House “A” has the following amenities:

■Granite counters and stainless appliances

■A custom tile shower

■Hardwood floors throughout the 1st floor

■Raised paneling and crown moldings

■A brick walk way

House “B” has the following amenities:

■Formica counters and white appliances

■A standard shower

■Carpets through out the 1st floor

■Plastered door openings with no molding

■A dropped flagstone walkway

How about a quick guess of which home is going to be worth more on a dollars per square foot basis?

This example clearly shows that you can not take the average price per-square-foot and multiply it times the square footage of the home you are thinking about buying. There are far too many variables involved with the characteristics of a home to make a generalization like that. It just doesn’t work that way. The pricing per-square-foot simply gives you average or median ranges; it shows you trends in the market. It does not compute value!

The comparison above only touches on one reason why cost per square foot is a poor indicator. There are others including the fact that prices per-square-foot can vary based on the homes location, improvements, condition, age and updates, including lot sizes, and whether it’s a one-story, two story or split-level home, among other things.

I think it is easy to see that if home “A” was also located in the best part of town and home “B” was not, the disparity of the selling price is going to be even greater which would change the price per square foot between the two homes.

One of the best reasons for even looking at the price per square foot of a home is to see what the trends are in an area. You can look at the average price per square foot over a given time period and see whether overall market are values going up or down.

In Massachusetts one of the other factors that can really skew the averages on the price per square foot of a home is how the square footage is actually calculated. In the Greater Boston MLS there is a big disparity on what agents include in the gross living area of a home. You will see that some homes include finished basement space and others do not. This can cause quite a fluctuation in how these figures appear when doing an analysis on square footage value.

As you may realize, finished space below grade is far less valuable than above grade living area. When these figures are mixed together it makes a straight line comparison much more difficult.

I have run into plenty of buyers agents over the years that try to present a case of why their clients offer is a fair one. When they start talking about price per square foot I usually end up giving them a lesson in proper market evaluations:)

Real Estate News and Views for Metrowest Massachusetts. Published by Bill Gassett RE/MAX Executive Realty

http://massrealestatenews.com/price-per-square-foot-is-misleading-for-real-estate-values/

The greatest health risks from open burning is smoke inhalation. Smoke is largely made up of air pollutants known as particulate matter. These pollutants are small enough to invade our respiratory system as we breathe in polluted air. They can damage lung tissues when they reach the alveoli, which are the tiny air sacs where we take in oxygen and unload carbon dioxide (see image below). This reduces your lung capacity.
When trees are burned, the carbon is released into the atmosphere in the form of carbon dioxide. Carbon dioxide is a green house gas which means it absorbs heat. This absorption of heat is called global warming and has serious environmental and economical consequences. It increases the earth's temperature, thus causing glaciers to melt and sea-levels to rise; it disrupts earth's weather patterns. For example, droughts, massive floods, and extremely powerful hurricanes are just some of the effects of global warming.
http://www.scdhec.gov/environment/baq/OpenBurning/health_effects.asp#

Earth Day 2011: A Billion Acts of Green® | Earth Day Network

2011-04-22T03:50:00.000-07:00

Earth Day 2011: A Billion Acts of Green® Earth Day Network

The Water-Energy Connection - EBN: 19:10

2010-12-06T04:04:00.000-08:00

The Water-Energy Connection - EBN: 19:10

FAQ: The End of the Light Bulb as We Know It - US News and World Report

2010-11-18T11:10:00.000-08:00

FAQ: The End of the Light Bulb as We Know It - US News and World Report

Realtors misrepresenting listings as Energy efficient:

2010-09-29T04:48:00.000-07:00

When looking for Energy efficient property in the Thomasville, Georgia area they are a few things to lookout for. Misrepresenting a listing and selling that listing on false pretense is a lawsuit waiting to happen for the agent or brokerage office.

1. Ask for certifications. If the home builder or Realtor does not belong to a nationally recognized organization, ask how and why they are making an eco-friendly claim. If they are certified, don’t immediately assume their paperwork is legitimate. Do some digging of your own to verify their claims, and the validity of their certifications. Realtors claiming Energy Efficient homes in Thomasville, Georgia better have third part verification documents to back it up or buyer I would file a lawsuit against the agent and brokerage office for misrepresenting that listing.

2. Don’t be an undereducated consumer. Do some investigating of your own to confirm that what they’re telling you is actually true. If you’re about to make an investment of several hundred thousand dollars, shouldn’t you get the maximum value for your dollar as possible?

3. Don’t fall for the window dressing. Just because they use nontoxic paint or installed insulation with a R-value above what the local building code requires, don’t assume the house is 100% green. Very few homes (if any) can be 100% green, so when you’re listening to a long list of stats about how great their product is, keep your suspicions up. Taking notes might help too.

4. Energy efficient products alone isn’t enough. Quality and workmanship are always paramount when buying a new home. So it’s entirely possible to have the best insulating triple paned windows on the market, but a small leak around the windowsill will negate their efficacy. It’s best to think of your house as a energy efficient system, rather than a combination of green products.

Beware Greenwashing Advertisements When Buying a New Home

http://www.grec.state.ga.us/consumer/complaint.html

Price Per Square Foot is Misleading for Real Estate Values

2010-09-18T08:25:00.000-07:00

Price Per Square Foot is Misleading for Real Estate Values

Thomasville, Georgia Real Estate Agents Boycotting Green Homes and green home builders.

2010-09-13T14:35:00.000-07:00

Small town does not embrace green building, but some agent’s listings are fast to misrepresent their listings as Energy Efferent.

It is the twenty first century and the concept of green building—which may have sprouted as a trend from a select group of forward thinkers—is slowly becoming standard practice. If going green is the future, it seems that the future has arrived. And it is here to stay.

According to McGraw-Hill Construction’s 2009 Green Outlook, “The overall green building market (both non-residential and residential) is likely to more than double from $36-49 billion in 2009 to $96-140 billion by 2013.”

The report says that 70 percent of consumers report they would be more inclined to purchase a green home in a down market.

“It is likely that green will reach the mainstream of the global marketplace and achieve critical mass.”

So why is green building growing so rapidly?

It seems the awareness of climate change, with eyes also focused on other pressing environmental issues, is driving society to find a sustainable way of living, and fast.

This heightened consciousness, coupled with the facts—that green building saves on energy costs while creating a durable, healthy and higher quality home—draws many closer to the green building industry.

It doesn’t hurt that architects and design companies are catching on and creating attractive options for consumers, such as prefab homes, green communities, and apartment complexes.

While some of these projects may first seem costly, they not only offer a high quality of construction, but also help save on long term energy costs—which in the end balance out with original overheads.

Additionally, green rating systems, such as LEED for Homes and Energy Star, have become more prevalent, making it easier for those interested in meeting green standards to succeed in their mission.

Today, the demand for green building is high and continues to rise, growing simultaneously with society’s dependence on fossil fuels, elevating again and again with each bump up in fuel prices.

So, yes, green building is good, but what exactly is it?

Energy wasted

While this question requires a thorough answer, this article can only highlight the basics:

Green building implies a process of designing and constructing a home that is energy efficient, one that uses fewer materials while making better use of the materials purchased. The building shell, or envelope, is the most important factor as this determines most of the energy flow.

“We waste 50 to 90 percent of energy in our buildings,” award-winning architect Michael McDonough said. “Energy use per square foot has gone up 14 percent per year in buildings over the past 10 years.”

Green building needs to result in a highly durable home that saves on energy costs, provides a healthy life for those inside it, while minimizing the home’s footprint on the environment.

A green home strives to have high indoor air quality; what is inside the home—from building materials to furniture—should not add toxins to the air. Products that do not emit VOCs (volatile organic compounds) should be used as much as possible.

A green home should save on energy and resources such as electricity and water. If the building envelope is constructed properly, the energy needs of a resident can decrease up to 80 percent. McDonough recommends autoclaved aerated concrete for the shell.

It is airtight; and with its thermal properties, it can save up to 50 percent of energy used for heating and 75 percent in air-conditioning energy use.

Solar power for hot water is also a great advantage. Water consumption should be minimized by using low-flow shower heads, high-efficiency toilets, and high-efficiency or tankless water heaters.

Recycled materials or materials that can be recycled should be used, as should products that are locally made. Products should be resilient to avoid unnecessary replacement and repair.

Whether building a home or remodeling, there are many ways to go green. It begins by thinking green—understanding the advantages of life inside a green home as well as its benefit to the environment all around.

By Adam Miller

HOW WELL IS YOUR HOME INSULATED?

2010-09-09T10:16:00.000-07:00

99% OF ALL THOMASVILLE, GEORGIA BUILDERS USE CELLULOSE INSULATION IN ALL NEW AND OLD HOMES. ALWAYS ASK WHAT’S BEHIND THE WALLS.

Disadvantages

• lower R-value per inch than most other insulation products in use today
• losses it R-value when wet and does not recover well if saturated wet
• tends to settle in attics and when blown into walls without binders (glue), losing R-value
• does not provide an integral vapor barrier

According to the University of Massachusetts Building and Construction Technology department, wet cellulose takes a long time to dry. While fiberglass may be faced with drywall as soon as the insulation is installed, wet cellulose must lose at least 75 percent of the water in it before installing drywall. Depending upon humidity, spray cellulose insulation may take weeks to dry, and professional sprayers will use space heaters to speed up the drying. From what I have seen in Thomasville, Georgia the day after insulation is applied the drywall goes up.

We spray Icynene and occasionally lose jobs to wet spray cellulose. I've used an infrared camera to look at walls of two existing homes that had wet spray cellulose applied. There were many cold spots, some apparent voids, and some settling. We have "dumped" a stud cavity of freshly applied wet spray cellulose onto poly, weighed the material, and dried it. There was approximately 0.9 gallon (ca. 7 pounds) of water in the cavity. We have been on a job site the day after the application of wet spray cellulose and have seen the sagging, settling, and falling out of the cavity. Sheet rock is typically applied within a day of application of the wet spray cellulose. I cannot comprehend the use of a wet product in a wall (wet things tend to shrink, settle, and sag) and then covering it up immediately (probably good practice from the perspective of the wet spray cellulose applicator). I would like your perspective/experience with wet spray cellulose and would like to find some "science based" studies on wet spray cellulose and other insulation products.

Concerns that have been raised about wet-spray cellulose Insulation and its effectiveness.

Are Bigger Homes a thing of the past?

2010-09-03T06:17:00.001-07:00

Real estate expert Barbara Corcoran explains why the average size of a new American home has shrunk by 300 square feet and discusses what this shift away from the opulent means in the housing. NOT in Thomasville, GA. You can get a really cheap home with big square footage and a big electrical bill too.

Visit msnbc.com for breaking news, world news, and news about the economy

"Favorite Place' on Google! Congratulations! CHB Eco Custom Green Homes"

2010-06-24T20:25:00.001-07:00

Capital Home Builders is one of less then 250,000 businesses in the U.S. to receive this recognition; that's less then 1% of all U.S. businesses. Because we are so popular.

CHB Eco Custom Homes

Buying and Selling a Green Home in Thomasville

2010-05-02T12:25:00.001-07:00

A greener world is not just a dream like some people in the real estate industry seem to think. Building codes have changed and continue to change towards a more energy-efficient method that includes the way a home is constructed, type of windows and even the type of insulation used. Consumers, now more than ever are more aware on what amenities are available to them besides just buying the biggest home on the block.

The problem arising in the real estate industry, especially in small towns like Thomasville where a limited amount of knowledgeable Green professionals realize how the real estate industry has changed. Real estate agents and firms that once thought that the introduction of green, energy efficiency, and smart home technology construction by Capital Home Builders, Inc. ( a local builder) was just an outsiders sales gig. This innovative and insight of an unheard type of construction was not well received by the local real estate industry.

Nevertheless, as overwhelming news media embraced the necessity of a more sustainable way of life came to light these real estate agents and firms find themselves now jumping on a bandwagon they know nothing about or care to admit is a reality. But in order to be competitive, and with the gaining consumer knowledge on green or energy efficiency of a home these agents & firms are resorting to (GREENWASHING) by misrepresenting their property listings calling them energy-efficient when in reality they are not in order to compete with a true green Energy Star home which is only being built by Capital Home Builders, Inc. But what is the advantage they are trying to push? The answer is simple, square footage, square footage and more square footage with misleading claims.

What does this all mean to buyers looking for energy-efficient homes in Thomasville?

Simply this: Buyers looking for green or energy-efficient homesin Thomasville soon will be surprised to find limitations to their request because only one home is truly Energy Star Qualified in Thomasville, GA. With this limited selection, buyers are presented with larger square footage homes that are misrepresented by their listing agents and real estate firms as energy-efficient when in fact they are not. Buyers are being misled by their agents that are not qualified to advise their clients of the difference between the two.

Professionals lacking the knowledge of the meaning of energy-efficient homes will argue that qualified green or energy efficient homes should be comparable with other homes, and why would they be?

This is the simple analogy: For every $1.00 saved annually by the homebuyer results in a $20.00 increase in home value. So, how in the world would an Energy Star Qualified home be comparable to any standard run of the mill spec home?

Energy-efficiency and green homes are not a fairly new market like some people seem to think. Home efficiency has been around since 1996. It has only become popular in recent years because the United States has encountered astronomical energy price increases on a daily basis and has become a hot news topic and a major concern for consumers. So, this market is by no means considered new or a niche.

An Energy Star Qualified home affect prices because qualified homes are worth more than a standard spec home and appraises higher and qualifies buyers with more buying power by large lenders. Spec homes and existing homes that only offer consumers heavy millwork and more square footage are priced at a lower rate, and appraise lower.

Green Buyers

Buyers find themselves with a dilemma in their search for a green home in Thomasville. With the lack of availability of qualified green or energy efficient homes, buyers end up with the untrained real estate agent pushing (steering) a home that is misrepresented as energy efficient at a lower price with more square footage and fewer amenities in order to compete with the Energy Star Qualified home. Agents will soon convince buyers that their investment would be better spent on a larger home because buyers get more for less but neglect to tell buyers that on resale they will loss between 10-20% from their purchase price simply because the only thing they have to compete with is square footage like every other house on the market.

Sellers will hold firm on their price for their Energy Star Qualified homes and the educated buyers will recognize the benefit that comes with the prestigious blue label logo because they will enjoy the following:

Lower utility bills

Stronger construction,

Healthier indoor quality

Lower maintenance

Quieter homes

More amenities

And most of all higher resale value because contrary to what other local real estate professionals may believe or think they know about green or energy efficient homes they are oblivious to the fact that qualified green or energy efficient homes do appraise higher and lenders will provide for higher buying power. You just need to talk to an Eco Certified Agent and with a lender that provides these types of mortgages for example like Bank of America.

Unlike statements made by others that green or energy efficiency has no weight on appraisals or on lenders are mistaken and misinformed and incorrect on their statements.

They may be speaking of homes that are misrepresented as green or energy-efficient that will appraise lower because they are homes that are not documented as being true Energy Star Qualified homes and the reason why statements are made that these features have no weight.

In other words, is a Mercedes Benz equal to a Ford?

So, why would you the buyer think or expect for an Energy Star Qualified home be equal to a minimum standard spec home?

Green Sellers

A seller that owns a qualified home (by qualified I mean a home that has been rated by an independent third-party verifier) trying to sell these type of homes would contact an appraiser that has the training for appraising qualified green or energy-efficient homes in order to incorporate these values into the appraisal.

Like everything else, these qualified green or energy-efficient homes are treated differently than standard minimum spec homes. A regular run of the mill appraiser that has no training on these types of homes would not be called upon by any lender providing green or energy-efficient financing. This type of financing is called EEM (Energy Efficient Mortgages), FHA EEM’s and VA EEM’s for information log on to www.EcoHomesGA.com/mortgages.html

A lender providing buyers seeking EEM financing provide buyers with additional monetary incentives for their purchase and a larger buying power. Unlike, local lenders will soon tell buyers they do not have any idea of what you, the buyer, are talking about and that there is no such thing.

The only difficulty a green seller may encounter in a small town like Thomasville with their qualified home is hiring a real estate agent in an agency that lacks the knowledge on green or energy-efficient homes. These professionals will soon tell you their famous words “they need to be comparable” and soon tell sellers what standard square footage pricing is in the area. In other words, if you insist and provide support to the value of the home and demonstrate to them that you know more on the subject you will soon find out the hard way as your property will lack the showings oppose to other homes in your area.

Unfortunately, some real estate professionals and agencies still believe that the old ways they use to sell real estate 20 years ago still works in today’s market and sadly become upset and maybe even stumped when a specialized Realtor designation is introduced by their own National Association of Realtors as a sign that in fact this is the future of real estate and a new form of home construction.

If you’re looking for a green or energy-efficient home in Thomasville or trying to sell a home that has energy efficient features contact your local Ecobroker Certified Agent. An Agent that is certified on green and energy efficient homes and can verify for you, the buyer, claims of homes advertised as being energy efficient and for sellers the proper way to market the energy efficient features. Remember distinguishing between the both can eliminate the utility bill shock for the buyer once already in the home and the seller avoid possible litigation for false advertising.

If you’re trying to find an environmentally friendly home and why these homes are superior to standard spec homes contact Marlene Bienes Ecobroker Certified Agent @ Rose City Realty, Inc (229) 289-0139. Buyers and Sellers take the risk of being mislead and misinformed when dealing with an uncertified professional in the Green arena.

Marlene Bienes-Ecobroker Certified Agent @ Rose City Realty, Inc.
May 1, 2010

Floor Plans by Influential Architects Built Right / Built Green By Capital Home Builders

2010-05-01T12:09:00.001-07:00

Features and Details

2010-02-21T10:44:00.001-08:00

Pull savings out of thin air!
With advanced heat pump technology combined with traditional electric elements, this new GeoSpring hybrid electric heat pump water heater has been designed with maximum energy efficiency in mind.

The tank portion of this ENERGY STAR® qualified electric water heater includes two electric heating elements, a pressure relief valve, an internal porcelain-lined tank and an anode rod. But what truly sets this product apart is just above the tank.

www.geconsumerproducts.com

First Energy Star Homes - CHB Eco Custom Green Home Builders

2010-01-28T16:36:00.001-08:00

First Custom Eco Green Home Builder in South Georgia.....

Solar Tube Lighting

2010-01-11T13:50:00.001-08:00

Solar tube lighting can be a great money saver, bringing natural lighting into your home or business. Installed lights range from approximately $350 to $600, but will pay for themselves over time as you save on electricity and standard light bulb costs. High grade aluminum seamless construction provides a highly reflective light pipe, which can be up to 18-20 feet long.

The diameter of the tube determines the coverage area - a 10 inch solar light will cover up to 150 sq feet, and provide the equivalent of up to 300 watts. Upgrade to a 13 inch tube, and the coverage doubles to 300 sq feet, with the comparison kicking up to 500 watts. A 21 inch light covers 700 sq feet and delivers up to impressive 1450 watts.

By providing natural sunlight, solar tube lights can improve your health and mindset as well as having zero impact on the environment. Studies even have shown that children test between 15-26% higher when they study in classrooms equipped with ‘daylighting’. Solar light is the natural alternative to standard lighting methods.

2010-01-11T13:43:00.000-08:00

Closed Cell vs. Open Cell Foam

2009-12-16T09:14:00.001-08:00

What is the Difference between Open-cell and Closed-cell Polyurethane Foams?
This may be one of the most important pages on the website if your interest is in spray foam insulation. When it comes time to actually put the foam product in your home or commercial building structure, you must identify whether you will use 0.5 lb./cu. ft., open cell foam, or 2.0 lb./cu. ft. closed cell foam. This makes a big difference in cost, application methods, and performance.

With the open-cell vs. closed-cell issue, there are two major factors to understand and consider. The first is the nature of the foam. It is either open-cell foam, where the tiny cells of the foam are not completely closed. They are broken and air fills all of the “open” space inside the material. This makes the foam weaker or softer feeling than closed-cell foam.

Closed-cell foam differs in that all of its tiny foam cells are closed and packed together. They are filled with a gas that helps the foam rise and expand and become a greater insulator. These cells can be formulated to obtain many characteristics, the most common being size and density.

Density is measured by weighing one solid cubic foot of foam material. Open cell foams typically weigh in at 0.4 to 0.5 lb./cu. ft. Closed cell foam for insulation applications range in density from 1.7 lb./cu. ft. to 2.0 lb./cu. ft. Roofing applications typically use a 2.8 to 3.0+ lb./cu. ft. to support traffic and loads better. The higher the density the foam, the heavier, or stronger it becomes. Some polyurethane foams are molded into decorative interior molding and painted or stained for a simulated wood effect. These “higher density” foams are typically in the 30 lb./cu. ft. to 40 lb./cu. ft. density range.

The advantages of closed-cell foam compared to open-cell foam include its strength, higher R-value, and its greater resistance to the leakage of air or water vapor. The disadvantage of the closed-cell foam is that it is denser, requires more material, and therefore, is more expensive. Even though it has a better R-value, typically the cost per R is still higher than open-cell foam. The choice of foam can also be based on the requirements for the other performance or application specific characteristics such as strength, vapor control, available space, etc. Open-cell SPF has an R-value around 3.5 per inch and typically uses water as the blowing agent. Closed-cell SPF has an R-value of around 6.0 per inch (aged R-value) and uses high R-value blowing agents.

Both types of foam are commonly used in most building applications and the choice for which to use can depend on many of the factors discussed above. Some foams are inappropriate in specific applications. For example, you typically would not use open-cell foam below grade or in flotation applications where it could absorb water; this would negate its thermal performance because water is a poor insulator compared to air. Closed-cell foam would be a good choice where small framing sizes need the greatest R-value per inch possible. Closed-cell foam would be used for roofing applications.

Always contact your material supplier for performance and application data on their specific materials. What type of foam being used in your building or home is always a good issue to discuss with your spray foam contractor up front, before the job starts.

201 Sweetbriar Lakes - First Eco Green Home Builder in Thomasville & South Georgia

2008-12-17T18:53:00.000-08:00

1st Energy Star Certified Luxury Custom Home with Smart Home Technoloy built by Capital Home Builders, Inc. This home is the first environmentally built home in Thomasville and in South Georgia; providing a stronger more energy efficient, durable, quieter, sustainable and healthier home. This luxury custom home comes with a centralized home wiring system, RF remote front door entry with electronic unit with voice/video, media access unit in the kitchen, upgradeable alarm system w/1 year service, Brazilian Cherry wood floors (harvested from a sustainable forest) in living areas, surround sound in living room and granite countertops throughout. This home also comes with 14 SEER York energy efficient A/C, gas fireplace, and GE appliance with 4 year warranty. Water heater is the Rinnai hot water on demand gas system. This 4 bedroom/3 bath home features porcelain tile showers, bronze Moen fixtures and Kohler cast iron tubs. This home carries over 30% on utility bill savings for its homeowner while being an environmentally responsible home. Other exceptional features are included with this home. A must see! Seller holds a GA Real Estate License.

Features and Benefits of Insulated Concrete Form (ICF) Construction

Energy Efficient
Energy efficiency is the core feature of insulating concrete form construction because so many owner/occupant benefits stem from it.
Actual studies show that homes built with ICF exterior walls require an estimated 44%less energy to heat and 32% less energy to cool than comparable wood frame houses.* However, homes and structures built with the proper complement of windows, doors, HVAC systems, and methods, generally accomplish at least a 50% savings in heating and cooling. And in some cases, depending on the area and climate, homeowners experience as much as an 80% decrease in energy use and costs.

Quieter

Insulating concrete form homes provide unparalleled peace and quiet and true protection from outside noise. In sound transmission tests, ICF walls allow less than one-third as much sound to pass through than regular frame walls.

Greater Comfort
The high thermal mass and minimal air infiltration of insulating concrete form walls create a more uniform and stable temperature throughout your home. You'll have no more hot spots or cold drafts.

Healthier Air
ICF walls reduce air infiltration by 75%: The effects of hay fever, asthma, and other airborne allergies can be greatly alleviated as a direct result of the reduced leakage of outside air, which brings dust, pollen, and other pollutants. Indoor air pollution is a great health concern today. ICF walls are non-toxic. The measurement of air contents of actual ICF houses shows an almost complete absence of any emissions

When planning a new house, consider the greater well-being that comes from living with more even temperature, sharply reduced drafts, and noticeably greater quiet. That's what you get with an insulating concrete form home.

The cost of ICF vs. more traditional methods of construction is typically more for the actual construction, but the cost of ownership of an ICF structure is significantly less than the more traditional methods. In nearly every documented case of the cost of an ICF structure, the return on investment (ROI) for the extra construction cost is within 5 years with many showing less than 3 years. Depending how costs are viewed, ICF may cost a little more or significantly less to build and operate.

Insulated Concrete Form Construction
The house is completely constructed using Insulated Concrete Forms. Using sustainable materials such as concrete yields higher quality, creating a building with more value, and the cost to the environment is substantially reduced. These materials cause minimal impact and provide the highest energy efficiency.

Q: Why concrete?
A: The latest advancement for walls in technology consists of stay-in-place concrete forms, which are vastly superior to construction with wood. The Lego-like, pre-assembled units allow for more freedom of design. It also produces far less waste than the traditional wood-framing method. The reinforced concrete is then sandwiched between two layers of expanded polystyrene foam insulation.

Q: What are the benefits?
A: Energy bills are reduced up to 70% and with this concrete system you also get…
Twice as energy efficient (no air spaces or studs), and the technology evens out the effect of external temperature swings.

Up to three times more sound resistant due to the double-foam, insulated concrete core.

Up to four times more fire resistant, since the walls are built with steel reinforced concrete.

Far more resistance to thermal bridging, where outside cold travels easily through walls to create uncomfortable cold spots, drafts and mustiness.

Coupled with concrete floors, this system is guaranteed mould free. Its hypoallergenic nature is great for people who suffer from allergies.

What Is a Dual Agency And Where Does a Dual Agent Fit In

MO Gov Article, Feb 03, 2005

1. A licensee may act as a dual agent only with the consent of all parties to the transaction. Consent shall be presumed by a written agreement pursuant to section 339.780.

2. A dual agent shall be a limited agent for both the seller and buyer or the landlord and tenant and shall have the duties and obligations required by sections 339.730 and 339.740 unless otherwise provided for in this section.

3. Except as provided in subsections 4 and 5 of this section, a dual agent may disclose any information to one client that the licensee gains from the other client if the information is material to the transaction unless it is confidential information as defined in section 339.710.

4. The following information shall not be disclosed by a dual agent without the consent of the client to whom the information pertains:

(1) That a buyer or tenant is willing to pay more than the purchase price or lease rate offered for the property;

(2) That a seller or landlord is willing to accept less than the asking price or lease rate for the property;

(3) What the motivating factors are for any client buying, selling, or leasing the property;

(4) That a client will agree to financing terms other than those offered; and
(5) The terms of any prior offers or counter offers made by any party.

5. A dual agent shall not disclose to one client any confidential information about the other client unless the disclosure is required by statute, rule, or regulation or failure to disclose the information would constitute a misrepresentation or unless disclosure is necessary to defend the affiliated licensee against an action of wrongful conduct in an administrative or judicial proceeding or before a professional committee. No cause of action for any person shall arise against a dual agent for making any required or permitted disclosure. A dual agent does not terminate the dual agency relationship by making any required or permitted disclosure.

6. In a dual agency relationship there shall be no imputation of knowledge or information between the client and the dual agent or among persons within an entity engaged as a dual agent.

Steering
If you want to see the first energy efficient built homes in Thomasville by CHB Custom Homes you will have to ask to see it because unfortunately, some local real estate firms and agents in Thomasville Georgia will not show our Green Certified homes. So when you go shopping for real estate make sure the yard sign you see on front yards on each listing are not all from the same brokerage firm. This would be considered STEERING. When shopping for a car you do not go to one dealership only, so why would you settle with one real estate office when making your most expensive purchase.

Yard Signs
In today's market the lack of home buyers due to the economy there might be a higher risk of steering. Some agents are keeping buyers restricted to their office listings. Buyers need to make sure they're not being restricted. Buyers keep a look out for how many same firm yard signs you see. If you keep seeing the same yard sign from the same listing brokers office you are being (Restricted) Realtors and Brokerage offices can add the words "We Show All Listing" to their website all they want it does not change the fact that they DO NOT show all listings. We at CHB Custom Homes must be doing something right when it comes to building custom homes, especially when you have local realtors asking to see our homes so they can price their listings below our homes. You need to know what is Dual Agency!

What is Total Square Footage
Some Real estate professionals like to use the word total square footage when listing a home. The word (Total Square Footage) is used when the listed properties square footage under heated & cooled is to small for the listed price. The total square footage of heated, cooled, garage, porches and decks are sometimes used to justify the price per square footage of that property. So you need to ask for the total heated & cooled square footage and divide by total price = price per sq. ft. The City and County requires a permit for any additions or unfinished bonus rooms done after the home was built. Buyers " Do Your Homework" Be A Smart Home Buyer!

Is Dual Agency in the publics best interest?

What is a Buyer's Agent??
A buyer's agent is an unbiased and independent licensed real estate agent who is focused on promoting the buyer's best interests. The buyer's agent should have no affiliation with the home seller or his agent; this person is there to seek out a better price and terms on the buyer's behalf.

What is a seller's agent (listing agent)?
Generally speaking, this is a real estate agent who has entered into a contractual agreement to sell the seller's home (for a commission) and to promote the best interest of the home seller; this usually entails getting the highest possible price and best terms on behalf of the seller.

Dual Agency With Same Agent?
A listing agent who also represents the buyer is a dual agent. Dual agents cannot operate in a fiduciary relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information but they cannot give confidential advice. (Caution)

Who benefits from Dual Agency? The Realtor.
A dual agent. It is very difficult to obtain the highest and best price for the seller when the agent also represents the buyer. The dual agent cannot advise on home price nor terms nor negotiate on anyone's behalf.

Question? In a divorce, would you have the same attorney represent both parties?

Why Use Real Estate Closing Attorney?
Real estate closings bring all interested parties together. They involve the execution and delivery of all necessary documents simultaneously with the payment of the purchase price and the settlement costs of the transaction. While this may seem like a simple process, conducting a real estate closing is a complicated matter and requires a thorough knowledge of the law. Accordingly, sellers and purchasers often turn to lawyers.

Closing involves a series of complex phases: examination of the title, completion and explanation of legal documents, and resolution of any possible title difficulties. Real estate closing attorneys conduct each of these steps. First, they examine the title records for prior conveyances, unpaid mortgages, liens, judgments, easements, and other encumbrances and clouds on title. They verify that the seller has the authority to convey a good title to the property and that no errors exist in the deeds in the chain of title. They likewise negotiate with the title insurance company for insurance coverage to insure titles against any adverse claims of ownership, liens, and easements.

Closing attorneys next combine all relevant information into one set of closing documents. At the closing, they provide detailed explanations of the documents to insure that the parties understand all issues involved in the transaction. Such matters include: the relevant contracts of sale, obligations of contracts, ordering of the title searches, their analysis of title searches, significance of the title search, quality of title, extent of risks, probability of damage, obligation to close or not to close, process of closing itself, and documents there exchanged. They then disburse funds, record relevant documents as public records, and prepare title insurance policies for the purchaser and lender.

The closing attorney's role can be summed up as follows:

For buyers, attorneys:
Review and negotiate the specific terms of contracts;
Help assess financing options and explain the terms of loans;
Evaluate all legal documents, such as the deed, title policy, mortgage, survey, closing statement, and seller disclosure statement;
Attend the closing and make sure clear title is transferred;
Scrutinize charges to make sure that they are consistent with estimates; and
Provide updates of any facts that affect the property interest and provide counsel if difficulties arise.

For sellers, attorneys:
Review and negotiate the specific terms of contracts;
Request title searches, surveys, mortgage payoff letters, condominium documents and all other items necessary for closing;
Prepare the deed, all other closing documents, and closing figures;
Arrange for the closing at a convenient time and place;
Attend the closing and ensure that clear title is conveyed;
Review charges for consistency with estimates; and
Provide updates of any facts that affect the property interest and provide counsel if difficulties arise.

Not all states require attorneys for closing a real estate transaction. Many states in the western United States allow title companies to fulfill this role, so in those parts of the countries lawyers are not usually involved in routine real estate transactions such as purchasing a residence or raw land. But to be sure always consult with a Real Estate Attorney.

FINDING THE RIGHT BUILDER

Good Deal or Not?:
In today's real estate market finding a 2,159 to 2,900 square foot home for bargain prices of $299,000 thru $323,900 are a dime a dozen. But is it wise to go big when energy cost is predicted to sky rocket in the near future and if this is not a concern in determining your home purchase what are you really buying at a bargain price? We can not blame a homebuyer for buying a home with a large square footage for a bargain price but are you ready to pay more in the long run for heating and cooling of these homes for as long as you own them? One of the biggest loss of energy in these homes incorporate products like cellulose insulation a product used by 99% of local builders because of its low cost and a product that has been in the market since World War II. One of the downside of Cellulose insulation is settling down the wall cavities losing R-Value resulting in higher utility bills within 6 months of initial installation.

Upgraded Features or Not?:
If insulation is not one of your determining considerations, consider comparing the homes amenities and features running cost when determining a homes bargain price. Determining amenities like 50 year old switches and outlets, cable connections in one room, if you're lucky, substandard counter top surfaces, bathroom inserts or if you're lucky cheap ceramic tiles, fiberglass tubs, builder's special wood floors and many other substandard amenities that are being sold as elite items when in reality they are old products that are low cost for the builders. But you're constantly reminded the square footage price is a bargain. You may start to wonder if these great big homes are truly a bargain. Comparing amenities with the home you're buying can really help you figure out what is and is not a great buy. Be a Smart and well informed buyer and compare all your possible home choices to really determine if you are getting a bargain price for that large home. Do you know how to calculate square footage? A home listed for $196,900 / 1,312 Sq.Ft. = $150.00 Per Square Foot. Do you really know what you're getting for your investment? You can start with a CHB custom luxury home, let us show you what a true custom home really incorporates as a standard product.

Misleading Realtors, Builders and their representatives!:
Can you tell from the GREEN WASHERS Advertising in your local area?
Unfortunately, in this day and age there are companies and realtors at that misleading customers by making false claims about a green product or service as an outlet to market and/or sell their product. The term for this practice is GREEN WASHING, also known as green sheen. Do not be a victim of the "Six Sins of Greenwashing". CHB custom luxury homes gives you a true energy efficient home with unmatched amenities for your investment. Our Amenities Vs. Other local Builders.

Do You Have The Right Builder?:
Buying a home is one of the biggest life investment a person will make and making the right investment is key for future profits. Unfortunately, there are many who think they are home builders and some are even Realtors playing "Bob the builder" with no knowledge or concept of how to build or design a home nevertheless a subdivision. Then you have the imitation builder, the ones that go around looking into windows of other home builders to imitate interior design ideas. Now you have to ask yourself, why those homes are so inexpensive and resold a short time later for thousands below purchase price? Do not be misled with "Greenwashers" or standard features. Come and compare the beauty, Superiority, of a true Energy-Efficient luxury Custom Built CHB Custom Luxury home, you deserve.

Buying The Right Home?:
Wasting energy not only hurts your wallet, but also the planet. Homes use energy from fuels such as oil, and coal which add toxins to the air and water, contributing to global warming, and increases habitat loss. With the unstable oil and gas markets, many people are looking for ways to cut down on energy costs. Fortunately, new homes are being built to increase energy efficiency and lower energy costs.

There are many benefits to building energy efficient new homes that include:

Reduced Costs: An energy efficient new home is constructed to keep heat from escaping so you are not running the furnace 24 hours a day. Many mortgage companies offer incentives to people building energy efficient new homes. There are also federal tax incentives for building these new homes.

Sound Investment: Each year more people are looking for these kinds of homes. Building an energy efficient new home now will increase the future value of the home.

Peace of Mind: Building an energy efficient new home allows homeowners to enjoy their home knowing they are meeting energy efficiency guidelines.

Fewer Pollutants: It is estimated that 16 percent of U.S. greenhouse gas emissions are generated from the energy used in houses nationwide. When you use less energy, you decrease the amount of pollutants being released in the environment. This will lead to less of an impact on global warming.

Improved Air Quality: Cold drafts blowing through the home can be uncomfortable and increase the risk of sickness. An energy efficient new home ensures air tightness keeping the home cozy. These new homes also protect against cold, heat, drafts, and moisture. Not only does an energy-efficient new home improve indoor air quality, it keeps temperatures consistent.

General features of an energy efficient new home include: Engineered Lumber: Building by using lumber from trees that are identified as a renewable species because they grow fast and help protect the environment and animal habitats.

Whether your home energy comes from oil, gas, or coal, it has a direct impact on the environment and your wallet. These energy sources contribute to global warming, habitat loss, and increases toxins in our air and water. By building an energy efficient new home, you can do your part to help the planet while lowering your energy costs.

REALTORS TRYING TO BUILD HOMES
You would have to wonder the quality of a home when Realtors are involved in building homes, listing them and selling them all at the same time. Realtors should not be practicing builder duties. A builder has the experience, knowledge and the license to build solely homes verses an inexperience and with the lack of building knowledge a Realtor would. You would have to question who will warranty the construction if problem arises. Each Professional needs to stay within their field of expertise. You would also have to wonder the loyalty of a realtor taking on listings from other home sellers and trying to sell his own built homes.

Dual Agency is the process by which one real estate broker represents both the
seller and the buyer in a transaction. It is legal in Georgia, provided it is fully
disclosed and consented to by all parties. It is also of questionable ethics – at
best! – and impossible to effect fairly in practice.

Buyers and sellers of real estate are often confused about the role of real estate agents, whom the agents represent and real estate agency relationships. Many states require that agents give buyers and sellers an agency disclosure form to sign.

Buying agents who represent buyers are working in a single agency capacity as a buyer's agent. Seller's agents who represent sellers are working in a single agency capacity as a listing agent.
Agents who represent clients under single agency owe a fiduciary responsibility to the client. They cannot share confidential information with the other party or the other party's agent. Single agency agents must use care and due diligence to perform duties, disclose all material facts and be honest.

Buyer's agents and the buyer generally sign a buyer's broker agreement, which lays out the duties and obligations of the agent. In some states, if buyers do not sign a buyer's broker agreement with the agent, that agent does not represent the buyer but instead becomes a sub-agent of the seller. Sub-agents owe the same duties to the seller as the listing agent.
Seller's agents and the seller sign a listing agreement, which also lays out the duties and obligations of the agent. Listing agents and buyer's agents each owes the client loyalty, confidentiality and accountability.

Many agents work as buyer's agent with buyers and as a seller's agent with sellers. However, some agents work solely as exclusive buyer's agents and never, ever take a listing.

Dual Agency With Two Agents
Because all real estate agents are licensed under a real estate broker, it is possible to work with one agent who is licensed by the same broker as the listing agent. This situation creates a dual agency. The agents could work at separate offices and be strangers to each other, but since they are licensed by the broker, they are still operating under dual agency if one agent represents the buyer and the other represents the seller.

Starting out, an agent may have created an single agency relationship with the buyer, but when the buyer chooses a home listed by that agent's broker, the agent's relationship with the buyer changes. Not all single agents note the distinction. In the real world, most of these dual agents talk the talk of dual agency but continue to walk the walk of single-agency representation.
Dual agency must be agreed to in writing between the parties. Laws vary from state to state. In California, for example, exclusive buyer's broker agreements contain verbiage that allows dual agency, so most buyers don't realize their buyer's broker could be subject to dual agency. Only exclusive buyer's agents are never dual agents.

Dual Agency With Same Agent
A listing agent who also represents the buyer is a dual agent. Dual agents cannot operate in a fiduciary relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information but they cannot give confidential advice.

A dual agent in California was sued by the seller because she told the buyer to ask for a carpet allowance from the seller. It is very difficult to obtain the highest and best price for the seller when the agent also represents the buyer. The dual agent cannot advise on home price nor terms nor negotiate on anyone's behalf.

Some buyers prefer to work solely with listing agents because they know the agent is receiving both ends of the commission, that is the listing commission and the buyer's agent commission. They feel the listing agent is motivated when a buyer makes a purchase offer to get that offer accepted. They might also ask the dual agent to further negotiate the real estate commission to increase the seller's profit on a low-ball offer.

Post

What is Dual Agency? A dual agent represents both buyer and seller in the same transaction. Although widely practiced, dual agency has come under increased scrutiny in the last few years for the following reasons:

Buyers Misperception Of Agent's Role
Dual agency is commonly misunderstood. Some buyers may unknowingly confide in an agent with the perception that the agent is working with them as a buyers' agent. In fact, the agent does not legally represent their best interest but is actually working as a seller subagent as required by cooperation agreements with the listing firm or agent.
Undisclosed, Unintentional Dual Agency
In dual agency, buyers are sometimes not aware that the agent working with them actually represents the seller as a subagent. This can lead to confusion. If the agent does not conduct him/ herself properly, their actions could mislead the buyer into thinking that the agent represents them. The agent must be very careful to not give the impression that he/she is working for the buyer. Improper conduct by the agent could result in the creation of undisclosed, unintentional dual agency.

In states that permit dual agency, a real estate agent (or firm) may not represent more than one party in the same transaction without the full knowledge and written consent of all parties.

Dual agency is most likely to occur when a buyer, represented by a buyer’s agent, wants to purchase a property listed by that same agents' firm. A dual agent must carefully explain to each party that the agent and the agent’s firm are also acting for the other party for whom they have the property listed.

Examples of Dual Agency

Agent A has a contract to sell Homeowner Bs' home and he also shows potential buyers the home. (He represents both buyer and seller).

In this situation, both seller and buyer must agree in writing to this arrangement. The agent must carefully represent each party. (It is difficult for the agent to try and help the seller obtain the highest possible price for their home AND try to help the buyer obtain the lowest amount possible.

Agent A desires to show a potential buyer one of his own firms' listings.

Under the firms' relationship with the seller, this too can be considered dual agency. The agent must disclose that the firm represents both seller and the buyer.
Practical Problems with Dual Agency

Buyers and sellers have conflicting interests - In a general sense, the real estate agent is obligated to serve the best interests of his or her principal. An agent representing both buyer and seller must be extremely careful to represent both equally and fairly. Under the common law of agency, if an agent chooses to represent both parties, this dual agency must be fully disclosed in writing and consensual by both parties.

Both parties lose "advocacy" for their best interests - By representing both client's (with conflicting interests), the agent cannot advocate or seek an advantage for either client. A dual agent must always remain neutral even if he/she has previously represented one of the parties exclusively and cannot show favoritism. Providing equal service to both clients may be practically difficult. Some states do not permit dual agency.

How does an agent handle personal information about a client? The dual agent may become aware of personal information that does not necessarily relate to the property but, if disclosed, could harm one party and benefit the another.

Example: Agent A lists commercial property for seller B with an offering price of $500,000. Seller B tells the agent that he is in need of cash and will take as low as $425,000 for a quick sale. In a morning staff meeting the next day at Agent A's firm, Agent A informs other agents of the buyers bottom line price and need to sell quick. Agent C (another agent with the firm) acquires a buyer who is interested in the property. (Agent A and C at this point become dual agents).

The above example creates a unique situation since under traditional agency law, Agent C must disclose the sellers bottom line. At the same time, the firm and selling agent are obligated legally to act in the best interest of seller B without disclosing personal information about the seller that might harm the sellers' bargaining position. One possible solution to the above dilemma is for the agent to include, in the dual agency contract, a provision that the dual agent cannot be liable to either party for refusing to disclose information the law does not require be disclosed and which could compromise (potentially harm) one party's bargaining position and benefit the other party.
Key Issues In Dual Agency
Courts vary in their interpretation of what is acceptable and not all states endorse dual agency. Primary issues in determining equitable treatment in dual agency include:

Did the agent provide timely disclosure of dual agency and were the potential consequences of dual agency sufficiently explained to both parties? Generally, both clients must provide "informed consent" meaning that not only do they consent but that they sufficiently understand the agency relationship.

Did the agent treat each party equally fair and comply with his/her duties required under the laws of agency? Most importantly, a dual agent cannot favor one party over the other. All the disclosures in the world will not relieve the Agents' liability if he/she advocates for one client at the expense of the other. It is not yet clear by the courts whether the loss of advocacy (in dual agency) results in a reduction of the agent's "duty" to the client. Proper explanation and advance authorization by all parties in the initial agency contract is the critical factor.

Post

1. Discuss with the agent how he or she plans to be fair to both parties.

2. Talk with some of the agent's past clients where dual agency was performed. Ask whether the clients felt the agent treated them fairly throughout the entire process, if the agent fully explained his or her role early on in the process, and whether the clients would recommend this agent to a good friend.

3. Get comparable prices of homes in that neighborhood from another real estate firm to ensure the property is not overpriced. (Companies usually provide this information for free.)

Interviewing Realtors? Ask other Realtors if they can sign this Bill of Rights

Dual Agency – Who benefits?

When buying a home, avoid dual-agency