Help! Our builder may have overlooked increasing a door size
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Need lots of soil for increased garden size - will this idea work
Comments (37)Andrew, Absolutely go out and purchase some good quality soil to fill those beds, in addition to any organic matter you can scrounge up. As was previously stated, the mineral component is the skeleton of the soil. While organic matter is important for buffer capacity, water holding, nutrition, structure, etc., it is still just a part of the whole soil system. You've got to remember that the organic fraction is continually lost through mineralization. When the majority of your soil is organic matter, this results in significant loss of soil volume annually. Thus, you must add significant amounts of organic matter annually. Filling your beds with good, purchased soil will provide a near permanent skeleton for your soil, to which you can add organic matter till your heart's content. Another advantage to filling with purchased mineral soil is faster heating in the spring. Compared to organic matter, the mineral component has a higher heat conductivity that permits faster warming in the spring. Warmer soil earlier will allow earlier planting. You may also be able to find good silt loam depending upon your location in PA. If you're lucky enough to find it, silt loam provides the greatest plant available water holding capacity of nearly all soil textural classes (maybe all I forget off-hand.) Be extremely picky with what you buy and check it out for yourself. Whatever you buy, you'll be stuck gardening in it unless you dig it out and replace it. Further, check out what you're buying before the fact. My sister bought "screened" soil with clumps of clay in it. Use the 'feel method' for determining soil texture to see for yourself what the texture is like. It takes some practice to calibrate your fingers, but becomes a handy skill once you get the hang of it. Good luck, and update us on how you're doing. Here is a link that might be useful: Soil Texture by Feel...See Moreplease see what we may have overlooked
Comments (13)I'd missed that this is a home for two. Now I know what "jumps out" at me: It's too BIG. (IMO) The MBR is very large, with wasted space in the entry. Besides a bed and end tables, what will you put in there and how will you use it? (Our MBR seems adequate at 15 X 19 plus a 2' deep bay. It houses king bed, end tables, a dresser, a desk & chair, a chaise. There's room for two people to walk around without colliding.) Do you need THREE public rooms AND a huge Lanai: Great Room, "Den", and Library? A room 22 X 25 isn't my idea of a Den -- maybe Family Room would be a better term, but would a 3 BR house have a Family Room AND a Great Room? How often do you have large gatherings where you need an "adults" room (Great Room) and a "kids" room (Den)? Will the Library be used only by you and your DH? Could a basement provide a rec room for kids? I'd designate that diagonal wall in the Library for a closet. You can build cabinetry into it -- to hold books, TV, whatever -- but another buyer could use it as a closet. The Library front window goes to the floor; not a lot of furniture placement options. I really don't see anyone using this room as a BR, because of that big front window, but you could advertise "4 BRs". I don't know if you need foyer closets. Ours is largely unused. They tend to be too small for many guests and we use the back hall closet for our own coats. An armoire perhaps? Balanced by a bench? Would you have a pool house? That could take the shower out of the necessary "powder room" serving the Great Room and Library. The bath between the secondary BRs can serve the Kitchen, the Den and the back hall (when you don't have guests using it). How often do you use a DR? Friends of ours have a sort of "walk past DR" at their entry and dislike it for its "furniture showroom" effect. We use our "Breakfast Room" all the time and rarely use the DR. Friends have a Great Room that holds a long table which they use mostly as a gathering place for books and puzzles, but that can be set for ten. There is no formal DR. I could see your plan with a larger Great Room, no Den, token DR if any, but you know best how you live. Shame to waste an outside wall on pantry/storage that could be incorporated into the back hall area. In my quest to pare this down...I'd lop off some space at the rear for starters....See Morebuilder is looking for more $$ to cover price increases
Comments (51)I've got a different problem regarding "allowances" I signed my contract in April of 2017. At that time the allowance for 1386 feet of floor tile was $6,500. I was directed to a particular tile company that the builder works with to choose tile. FOUR times I chose tile only to be told I was over budget. The last time I chose the cheapest tile the store had available- not what I really wanted, 1.79 a sq foot. I was still over budget by $2,800 when I spoke with the contractor and told him I could get no cheaper, he said the problem was labor kept going up to the point labor was now the cost of the tile allowance. (6,500) leaving nothing left to purchase tile. On my allowance sheet, it only states: Tile Flooring-$6,500. It says nothing about labor being included. Had I known labor was included in the allowance, I would have budgeted more for tile in the loan. This is not this first thing in the allowance statement that has gone over simply because it never specified that these prices included labor. So far, I have downgraded everything from what I originally planned to have and still have had to pay an extra $8,000 just to get SOMETHING in there. This home was scrimped and saved for 40 years- a dream home. It is not our dream home at all, and we will turn around a sell it after it is completed, wiser and poorer. I don't think this practice should be legal. It is legal theft if a contractor can charge increased prices at will and you are responsible for the outcome....See MoreJust got a 25% increase change order from builder...
Comments (7)Some of his charges were legitamate. We had asked for certain upgrades months ago, and he kept putting us off with costs. Then he shocked us with it the day they poured concrete in the foundation. WINDOWS: We asked for Fiberglass windows instead of vinyl. ($3K increase) KITCHEN: We upgraded cabinets (from a Kraftmaid level 5 to a level 8), and I chose granite from his provider. He indicated that we went over allowance even though I chose from what I was told to choose from and size of kitchen has not changed from date of contract. He had provided an allowance for appliances, but when I tried to get them from the guy he suggested, his guy didn't want to deal with our level of appliances --we're getting a Kenmore range, not Thermador. So he told me to get appliances on my own, and he would credit the $8K allowance. Well, that allowance was sucked up by "other" kitchen expenses, and we still need to purchase appliances on our own. This amounted to a $4K price INCREASE. FOUNDATION: He upped the total almost $5K for additional foundation digging and porch support beam because of new hurricane requirements (I live in the northern Virginia) MISC OTHER STUFF: He has wierd stuff we can't figure out, like 150 sqft of drywall for an area less than 60 sqft (when we brought this to his attention, he said that they might need extra. More than twice the amount?); a plumber, electrician, AND a carpenter will be installing our disposal, dishwasher, refrigerator, and range. When I brought this up, he said all these people needed to help with installation. We are being charge EXTRA for installation because we also have a different expense line for the plumber and electrician with allowances (which I guessed would have included stuff like making an outlet for the stove and disposal, etc.). MORE TO COME: He let us know that the roofer will need to put on more roofing (he priced out roofing for just the addition, but he said last night that he knew the roofer would have to roof over some of the old part of house too). This was NOT included in his 20% increase! He also gave us allowances for electrician and plumber, but he let us know yesterday that they would probably not be enough to cover the actual costs. This amount is is also NOT included in his 20% increase. I am at a loss. We did not sign the change order last night. When we left and he said something about ordering the cabinets and windows, I told him I would not order anything if I were him. We checked him out with the Better Business Bureau and he looked like he had a great reputation with national builder organizations. He has won several National Association of the Remodeling Industry (NARI) awards -- I thought we had done our homework. We have a retired contractor coming to look at the change orders and the blueprints tomorrow. Plus, my dad just passed the bar last year and said he would look over the contract. I just didn't want it to come to this --- ahhhhhh!...See MoreMark Bischak, Architect
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