Building Allowance for 720K house in NE help
bluemerle715
11 years ago
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Building contemporary beach home in WA state--need window help
Comments (14)Mark, again, thank you for your input. Our neighbors have used Milgard fiberglass windows. I know that they will perform well in the salt air environment. The only objection I have is for combination windows due to the width of the area where the two different types of windows meet. One thing we could do in order to eliminate the sight lines being blocked, is to use a combination of a fixed window and then put a transom window above it. Because the windows are so tall it will be well above even the tallest person's sight lines. Our other option might be to use a different type of window in the great room area which encompasses a living, dining, kitchen area and open stairwell....See MoreBuilding contemporary beach home in WA state--need window help
Comments (0)We are building a contemporary beach home on Puget Sound in WA state. We have 2 parameters that we are working with: 1. We want some "combination" windows and the end result is a pretty bulky look where the 2 types of windows meet, particularly when specifying fiberglass or vinyl. (This does not seem to be an issue with aluminum clad windows.) By "combination" window I mean, as an example, a fixed pane window coupled with an awning window below or a transom window above. 2. We want either a full or partial wallboard wrap to the window. We would probably add a wood stool after installation. We have looked at Marvin Contemporary Studio, but the interior casing of the window is all wood. The Marvin rep we spoke to thought that the wood casing could be ordered trimmed down to allow for a partial wallboard return. We also have concerns about the aluminum cladding on the exterior corroding as we are close to the beach. (Does anyone have experience with today's aluminum products from Marvin or other companies???). We have also looked at fiberglass windows, but most of them also come with a wood casing inside. Also, the combination windows have that bulky look where the 2 styles of windows meet. The window sizes for the combination windows are: 54"x90" (#3 on the drawing-- 3 fixed windows each paired with either transom or awning), 28"x90" (#7 on the drawing--3 fixed windows paired with either transom or awning), 18"x90" (not shown, but same as #7 in appearance-- a fixed window paired with either transom or awning) and 96"x90" (#29 on the drawing--a fixed window flanked by a casement window on each side.) We'd love some advice and direction from all of you who have traveled this road or have helped others travel it!...See MoreBuilding contemporary beach home in WA state--need window help
Comments (8)Thank you for the suggestions...we have considered changing the 3 window openings into one opening, but the plans would have to go back to engineering. That said, we certainly will do that if we can't come up with something that works for us. We don't need a lot of ventilation...in fact, the dining area can be seen on the picture I uploaded--it is located where the sliding doors is and there is a matching one across from it ( 15' away) and with both opened we would have a nice breeze--except on calm days, of course. The view is Puget Sound and our beach. I designed the floor plan with this goal: Upon opening the front door one would look directly out the windows to see the view. Do you have an aluminum window company that you recommend?...See Moreallowances on new build
Comments (21)Becky-you can try asking for a more detailed list of overage amounts by item, this would be the route to go rather than asking to see the contractor invoices. You may or may not be successful. Keep in mind, builders who really want to know their costs and track their jobs well want itemized lists. However, in the real world, this is difficult to get from some subcontractors. Many subs don't take the time to time to prepare a detail itemized price quote, we've had painters submit an "invoice" on a fast food napkin with only the total figure we verbally agreed upon to get paid. Easy to say just find another sub who will itemize, doing that is a different matter in the world of labor shortages. Refer to Virgil's post, this is generally how the price to the consumer is determined. We only add the PITA factor when handling out of the ordinary items that are more than average installs (ex. professional appliances are significantly more work to manage and warranty of them increases risk to builder). LED bulbs: it's probable that they do not come with the lighting fixture but non LEDs are cheaper. So clients who want LEDs through out, the cost is greater because you are purchasing an "additional set" of light bulbs. Total waste, but how it works with most of our lighting suppliers. Don't get lost in being penny wise and pound foolish like seen in this forum too often. Example, pricing out the trim kit only for electrical at the local box store and trying to create your own numbers for what the rest of the total electrical costs to determine whether your lighting overages are "unfair" by $200 dollars is a waste of time. You'll never really know what your builder pays his electrician for all the other things you haven't thought of unless you have an open book contract. Most people who try to put a number to it aren't even in the ballpark to what things really cost. Others just want to complain builders mark everything up extraordinary amounts having never really seen a builders books. I have and know many builders who operate similar, it's rarely the conspiracy theory people so readily believe. On a side note, rather than worrying so much about the LED light bulbs, I'd focus more on asking the builder to put some hay or other barrier down to keep that orange clay off your white brick. That stuff stains white brick and is a bigger issue than the light bulbs. Washing during construction process can be a necessary to keep white brick white....See Morelexmomof3
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