The Comito Column ~ Custom Building Exposed

As part of our Design-Build process we focus a lot on value engineering the plans we design. The process of Value Engineering is closely looking at how a plan or blueprint functions in an effort to make the living space as efficient and cost effective to build while maintaining the overall feel and design of the home. In many cases simplifying the plan a little bit can save big money, in order to realize the benefit of Value Engineering it is important to have an experienced builder who has a handle on current construction costs on your team at the start of the design process. This is a great article with an example of how it is done.

Value engineering can save time and money on any size job, even a multimillion-dollar home. The key is to start early with a team that you trust and communicate well with, says Robert Hidey of Robert Hidey Architects in Irvine, CA. “We ask a lot of questions initially, trying to drill into budget issues and define the overall direction of the project,”

He recommends that construction costs be reviewed at the conceptual, schematic, design development, and construction document phases. “I’d say 50 percent or more of the time it’s not done that way, and we end up at the back end of a project when it’s very difficult to take significant dollars out. You can always dial back the finishes and minimize some of the ornamental detailing, but the sad part is you’re downgrading to hit a construction budget.”

To illustrate proven value engineering tactics for the custom home building market, Hidey put together this side-by-side comparison of two homes designed in 2002 (before VE) and 2012 (after VE efforts). The concepts include condensed program spaces (no living room or family room); simplified, functional outdoor spaces; a simplified roof structure; and the elimination of recessed and shaped window openings.

Example Before Value Engineering:

After Value Engineering:

As we enter our 4^th year of economic downturn with the resultant stresses in the housing market the temptation is greater than ever to go “cheap.” Cheap lots, cheap architects, cheap builders, cheap subs, cheap materials and components and on and on…..

Unfortunately “cheap” almost never equates to good value. While it’s true that many things involved in building cost less than 4 or 5 years ago, there is still no free lunch.

Do you really want to buy a lot that is cheap but offers no view, challenging conditions and is not in a quality area?

Do you really want to hire a cheap designer or architect or draftsman who can’t really spend the time necessary to sweat the details?

Do you really want to commission a builder that is foregoing a reasonable profit to survive but that will be gone soon – maybe while building your home? Or, one that hires the cheapest subs with little talent?

Do you really want to accept inferior lumber, windows, insulation, cabinetry, floor coverings, etc. etc. to save a few bucks? Only to be disappointed and face the prospect of replacing them too soon?

Common sense tells us that a superior home will cost more than an inferior home. A superior home, built by a quality builder with a proven track record, will be built with quality as its theme from the foundation to the final finish details. It will be built to exacting standards, according to a plan that has been carefully prepared by an accomplished architect and builder.

All of us have to find ways to cut cost and offer high quality homes for less in order to be successful. But we also must focus on perfecting performance and customer care as our reputation is on the line with every home we build. If you only want cheap, it’s easy to find – and it’s everywhere. I submit that value is what you really should be looking for.

“Will you have any masonry on the exterior or interior of your custom home?”

Most likely you architect has indicated on your plans some sort of stone or brick accent.  Often times whatever this material is; it will also be carried onto your interior fireplace surround or maybe an accent wall inside, say over your range in the kitchen.

Using “natural stone” products are both beautiful and functional.  They create a timeless and natural feeling for your home.  The depth and texture that a mason creates as he carefully assembles the puzzle pieces will forever be the cornerstone for your home.  Keep in mind that “natural stone” prices for both material and labor can be approximately 40% more expensive than other faux products that we will mention below.  Also, in order for your foundation to carry the weight of “natural stone” a foundation “brick ledge” has to be created.  The labor costs associated with the style of application (i.e. dry stack application with no grout) can also incur additional cost.

Another option would be “natural thin veneer”.  There are several companies that take natural stone and create a thin veneer product.  This accomplishes several things; The “natural stone” look is still there, the cost is less and the weight is now substantially less and does not require a brick ledge.  The mason will still create his masterpiece stone by stone.  This also applies to “natural thin brick” products.  These are created by cutting off the face of a full size brick  (examples of veneers and thin brick  - www.telluridestone.com)

Finally there are “faux stone and brick” products that are a concrete and pumice mixture; manufactured to look like natural stone/brick.  “The faux brick options are often considered more dynamic as they have more options than natural thin brick.  The manufacturer can create a distressed look, various size options, rounded edges, etc.,” says Brian Johannsen of C & C Sand of Colorado Springs.  The cost of faux stone and brick are substantially less than natural stone.  These products are surprisingly very authentic looking and there are endless options.  (www.edloradostone.com).

Visit the C & C Sand showroom at the Coutura Design Inspirations building – www.ccsand.com and take a look at all these options, you’ll be amazed at the look you can create for your new custom home.

As a third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship.  We hope you will consider us as your resource to help you make your Dream home a Reality.

If you are interested in obtaining additional information on the custom home building process or any of our Colorado Springs luxury home sites call us at 719.219.5421 or visit us online at Comito Building and Design.

Debbie Comito – Client Coordinator

Comito Building and Design, LLC

Ready to build the Colorado Springs Custom Home of your dreams, but need to sell your current home first. If you're ready to sell or already have your home on the market, you know all too well about today's selling challenges.  When buyers have so many choices, your home MUST make a positive first impression and appeal to the greatest number of buyers. 

Professional staging services are designed to do just that - and to give you a faster sale at a top dollar price.  You choose whether to do-it-yourself, follow their consultation report, or have them stage the property for you. 

The investment you make in staging is MUCH lower than the cost of a possible sales price reduction.  For more information about this proven marketing tool for your Colorado Springs Home, call me for a fantastic resource. We are happy to be your resource for anything you need when looking to start the custom building process.

 The Results Are In!
2008 ~ 18 sold ~ 94% of asking price ~ 28 DOM
2009 ~ 58 sold ~ 97% of asking ~ 34 DOM
Q1 2010 ~ 11 sold ~ 99% of asking ~ 26 DOM

Staging Statistics
Staging reduces time on the market by as much as 40% 
Staged properties average 17% higher sales prices than non-staged houses
Sellers recover nearly 200% return on their staging investment on the sale of their house

At Comito Building and Design, we believe a great home at a fair price and a wonderful experience should be the desired outcome of your custom home building process. As a third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship.  We hope you will consider us as your resource to help you make your Dream home a Reality.

If you are interested in obtaining additional information on the custom home building process or any of our Colorado Springs luxury home sites call us at 719.219.5421 or visit us online at Comito Building and Design.

As a Colorado Springs Custom Home Builder, we often get asked to competitively bid out a finished set of plans for potential customers.  Homebuyers use this process as a way to get a handle on what the home will cost and to obtain the best price. At Comito Building and Design, we prefer to take a different approach, called Design-Build. In this approach we formulate a team consisting of an architect/designer, the client, the builder and sometimes an interior designer. As a team, we will work together from the beginning to design a home that will fit your budget, your home site and your overall design goals.

For nearly 30 years,  this approach has proven to be the best, most efficient and ultimately the least costly in time and money.

Most professional residential architects have embraced this approach because they have seen the true benefits for all involved. The ones that don’t support this approach and instead advocate the “bidding approach” should be asked this question: How many of the homes you have custom designed for your owner clients have never been built? I believe you’ll find the percentage to be quite high! The reason is that even experienced and otherwise very professional architects typically lack the knowledge of where construction costs really are, resulting in a plan that is more costly to build than what the client expects. With a builder involved from the outset, we can advise our clients as to the cost of what they are designing along the way, helping you make design decisions more informed and budget focused.

In the bidding approach; when the costs from a qualified high quality builder come in too high, the first response is to bid the project to inexperienced mediocre contractors to obtain a lower cost – at least initially. Most often the completed project ends up costing as much or more than what the more experience Colorado Springs Custom Home Builder originally quoted.  Additionally, our experience has also shown that the ultimate quality of the finished product and the customers’ experience are sub-standard as well.

In my 30+ years of experience in building high quality homes, I have never seen plans and specifications for high-end custom homes be of adequate detail, quality and clarity for clients to obtain truly comparable pricing. The bidding process encourages the contractor to use inferior products, materials and workmanship to be successfully chosen.

When we manage or participate in the design-build process we are responsible for identifying early on where the budget is going. We help gather all the utility, soils, engineering, geological and other information for the best, most predictable result. Most architects are ill equipped to provide these services and if asked to do so have to charge accordingly. We also provide useful material, product, and contractor recommendations for the architect and client to ensure the best-finished product.

Let us provide you with best experience throughout your Colorado Springs custom home experience! From site selection to move-in, we will seamlessly handle all the details to ensure that you are getting the finished product  and the finished price you desire.

At Comito Building and Design, we believe a great home at a fair price and a wonderful experience should be the desired outcome of your custom home building process. As a third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship.  We work with many of the top Realtors in the county.  We hope you will consider us as your resource to help you make your Dream home a Reality.

If you are interested in obtaining additional information on the custom home building process or any of our Colorado Springs luxury home sites call us at 719.219.5421 or visit us online at Comito Building and Design.

At Comito Building and Design, we have a designated Client Coordinator (Debbie Comito) who walks our customers through (and holds their hands if need be!) the design and interior selections process.  Additionally, Comito Building and Design likes to enlist the creative services of award winning interior designer, Jodi Bader. Having grown up in the Colorado Springs home building arena, I’ve seen Joni’s work for years with Comito Custom Homes and Nichols & Comito.   But, it wasn’t until I had the opportunity to work with her on our personal home that I truly appreciated how talented Joni really is!

Comito Building and Design has been working with Joni for many, many years.  Her experienced design eye enables our clients to truly get the style and look of the dream home they have envisioned. A look that is uniquely theirs!

And that’s just what Joni is helping Mark and I do!  She’s helping us select our tile and solid surface countertops, carpet, hardwood floors, paint colors, cabinet style, exterior colors and finishes, furnishings and window treatments.  Yes, she’s helping us take our style and preferences and turning them into reality and a home that uniquely reflects who we are! 

Debbie, our client coordinator has worked right along side Joni - guiding us through decisions that need to be made and deadlines that need to be kept in order to keep construction (and our closing date) on schedule.  A real plus to having Debbie working hand-in-hand with us is that she also makes sure our selections stay within our budget (an important component of building a Colorado Springs custom home) as well as communicating all selections and decisions to the project managers in the field.  (You’ll be hearing more about our Project Managers in future writings!)

This team approach to building a luxury home in Colorado Springs is invaluable. I am so excited and so confident in the design selections that we’ve made.  And, we have peace-of-mind knowing that we’re staying on budget and on schedule with a home that will be built exactly as we’ve planned

Our home is really coming together beautifully! Debbie & Joni have really embraced the “Urban Colorado Ranch” style we were looking for! It’s so much fun to see our home coming to life and changing weekly! We are beyond thrilled!!

At Comito Building and Design we believe the team approach to designing and building custom homes is one of our greatest strengths.  In not only saves time and money but it creates greater continuity of service throughout the process.   We also believe a great home at a fair price and a wonderful experience should be the desired outcome of your custom home building process.

As a third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship.  We work with many of the top Realtors in the county.  We hope you will consider us as your resource to help you make your Dream home a reality.

As a homebuilder, I hear this question ALL THE TIME! “Is anyone really building in the current economic climate?”

My response, “Only the smartest ones.”

Are you kicking yourself for not buying stock or mutual funds in March of 2009 (the lowest point for stock indexes in the past 5 years)?

The same relative buying opportunity to purchase or build a new home at incredible value holds true today. Even new construction, which rarely experiences significant price drops, is a relative bargain. We’ve seen overall cost decreases of 15%-20% recently.

In a recent post by Financial analyst Dr. Steve Sjuggerud, True Wealth, Sjuggerud says “Right now, is the best time in history to buy a house in America.”  While many of us in the industry have been touting this for months, Sjuggerud uses century old financial facts - cold, hard facts to back up his claim.

Fact #1 MORTGAGE RATES ARE AT THEIR LOWEST LEVELS IN AMERICAN HISTORY: Investors only see a couple decades of mortgage rates on a chart but Sjuggerud accessed Global Financial Data databases that track real estate data going back centuries.  The charts show mortgage rates since 1900 and as you can see, today’s rates are lower than they were in 1900!

Fact # 2 HOMES ARE MORE AFFORDABLE THAN EVER: Based on a 40-year history of the Housing Affordability Index, Sjuggerud points out that houses are more affordable than they have ever been. Affordability takes into account:  home prices, personal income, and mortgage rates.  Sjuggerud explains this simply, “What people think about when they buy a house isn’t the price of the house …It’s the payment.  People think, “Can I afford this mortgage payment on my monthly income?”

As I said, home prices have dropped significantly – in some markets prices have fallen by one-third. And mortgage rates are at record lows. But, incomes (nationwide) haven’t fallen … which makes homes more affordable than ever. 

Additionally, land prices, which again rarely decrease, are phenomenal bargains. Steals in some instances such as distressed or bank owned properties. With this combination, along with some intestinal fortitude about the future, you can get in or upgrade into a new custom home in Colorado Springs with the latest technology and energy efficiency available today.

At Comito Building and Design, we believe RIGHT NOW, is the time to take advantage of an incredible opportunity to build the Colorado Springs Custom Home of your dreams.  But, industry experts say this opportunity won’t last long!  As we come out of this economic downturn construction crews are slim and building supply inventory is modest. Any uptick in demand will put pressure on prices - fast!

At Comito Building and Design we believe a great home at a fair price and a wonderful experience should be the desired outcome of your custom home building process. As a third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship. We hope you will consider us as your resource to help you make your Dream home a reality.

If you are interested in obtaining additional information on the custom home building process or any of our Colorado Springs luxury home sites call us at 719.219.5421 or visit us online at Comito Building and Design.

Last month we talked about the importance of pricing your existing home for a successful sale within the first month it’s on the market.  Another important component for a successful sale is the condition of your home.  It’s important for you to keep in mind that the moment the “FOR SALE” sign goes up in your front yard, this no longer your home but your product to sell – your show room – your model home.

In order to achieve a successful and timely sale you need to give your home a critical look.   These simple tips can help you best prepare your Colorado Springs Home for a successful sale that allows you to move forward with building the Colorado Springs Custom Home of your dreams!

Exterior

 House numbers should be easy to read

 Place lights on timers to ensure the home is lit up after sunset

 Eaves, troughs, and down spouts need to be clean and in good repair

 Make sure the garage/carport clean and tidy

 Pick up litter from around your home and window wells

 Cracked or broken windowpanes need to be replaced

 Doorbell and door hardware should be in good repair

 Touch up trim paint on doors, window frames, fascia, etc. 

 Specifically, paint and clean the entry

 Mow, edge and weed the lawn frequently until the home is sold

 Overgrown shrubbery should be cut back to show as much of the exterior as possible

 Plant low-cost seasonal flowers or ground cover to add a touch of color

 Inspect the roof for necessary repairs and any visible broken shingles or tiles

 Fences should be mended and painted

 Wash all windows inside and outside

Interior

 Lights should be on and drapes should be left open during daylight

 Set the thermostat to a comfortable temperature with the fireplace lit in cooler weather  and the air conditioner on in warm weather

 Place fresh flowers/plants in various rooms

 Chipped plaster and paint should be touched up and repaired

 Doors and cupboards should be cleaned and properly closed

 Leaky taps and toilets should be repaired

 Replace burned out light bulbs

 Oil squeaky doors

 Mirrors, fixtures, and taps should be cleaned and polished

 Seal or caulk around tubs and basins

 Don’t forget to clean floors and empty the dishwasher and trash containers

 Closets and cupboards should be neat and tidy

 Valuable property should be out of reach, out of sight, or locked away

 Pets need to be absent, where possible, or contained during showings

 All torn screens should be repaired or replaced

Repaint walls if necessary - white or light pastels are the easiest to work with and they make your rooms look larger



Remember what your mother always told you, “You never get a second chance to make a GREAT first impression.”  The approach from the street all the way to the view from the back door must be considered in today’s real estate market.

Talk through the showing experience with your Realtor.  Consider smells/scents, music, temperature, and light.  Remove as many personal items as possible. You don’t want your visitors to be distracted by the hall of your family pictures or the model car collection.  You want them looking at the property NOT your “stuff”

So, price your house appropriately, repair and de-personalize your house, and start packing for your move to the Colorado Springs Custom Home of your dreams! 

At Comito Building and Design, we believe a great home at a fair price and a wonderful experience should be the desired outcome of your custom home building process. As a third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship.  We work with many of the top Realtors in the county.  We hope you will consider us as your resource to help you make your Dream home a Reality.

If you are interested in obtaining additional information on the custom home building process or any of our Colorado Springs luxury home sites call us at 719.219.5421 or visit us online at Comito Building and Design.

“At Comito Building and Design, your have our guarantee that we will keep your home in budget and on schedule. That sounds all well and good you say, but where do we begin?”

I’m Debbie Comito co-owner and client coordinator for Comito Building and Design.  For the past 25 years, I’ve had the opportunity to work hand in hand with hundreds of families to help them pull together their visions to create the custom home of their dreams!  Using our easy to follow home selection guide, we seamlessly break down home selections into an easy to use schedule that the entire team will follow to keep us in budget and on schedule. 

As your client coordinator, I will provide you with all the information, color samples, and pricing necessary during the selections process. Together we will meet with our dedicated trade partners to help you personalize your new custom home to your lifestyle and personality.  I’ll be happy to provide you with as much or as little advise and expertise as you wish as we visit the design center, the lighting store, the stone showroom, the interior designer, the paint store, and more! The process may sound overwhelming but is really quite enjoyable and very rewarding once you see your choices come to life during the construction of your new Colorado Springs custom home. 

Each month (in my blog) I will provide you with an overview of how the process works and give you examples and ideas of how to make this exciting time less stressful and a lot of fun!

            This month I want to focus on one of most common misunderstandings of the process - Why the exterior choices and colors are one of the first decisions to be made.

            In most new home communities, the Architectural Control Committee Board (ACC) will require approval of your exterior selections (including materials and colors) prior to the start of construction.  Additionally, many of these exterior items require longer lead times to order and are actually installed sooner than you think.

            As I said earlier, my primary goal is to help keep this process from becoming overwhelming to you.  To make the exterior selections process easier, I suggest that you keep a simple three ring binder to collect photos, samples, magazine articles, etc. of homes and interiors that appeal to you. 

            To get started on the exterior, I recommend that you drive around various neighborhoods and gather ideas (and photos if possible) of exterior combinations (colors, textures, materials, stone, etc) that appeal to you.  Be sure to write down addresses as well so that we can drive by if needed.

            Be sure to look from the ground up – as you’ll be asked to make decisions from the ground up!  For example, look at roofing materials and colors  - do you prefer coordinating or contrasting the roof color to the soffit and fascia so they

are an accent to one another. 

            Look at the clad (the trim around the windows) color – make note of looks you prefer such as windows that look like they seamlessly blend with the home color or do you prefer a color that will accent your stucco or siding? 

            Pay attention to exterior doors (including garage doors) – remember your front door in the entry into your home and it should reflect your personality as well.  Do you like a painted front door with a bright accent color or does your taste dictate a classic stained wooden door? 

            You may find that as you begin this process, some of the decisions are easy for you to make on your own and others will be challenging as you try to pull them all together to create a cohesive home that stylishly flows from the outside in.  But, not to worry!  That’s where age and experience are a huge benefit – at Comito Building and Design, you aren’t left to these difficult decisions on your own – I’ll be with you throughout the entire process!  Together we’ll take each selection one at a time and then package them together to help you create the home that many only dream of!

            A third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship. 

            If you are interested in obtaining additional information on the custom home building process or any of our Colorado Springs luxury home sites call us at 719.219.5421 or visit us online at Comito Building and Design.  

            Happy Building – Let’s do this together!

You’ve decided you want to take advantage of today’s incredible home buying conditions. You’re excited about the idea of building your dream home every time you watch one of Lauren’s weekly videos. BUT you have a house to sell!  You’ve heard ALL the stories and read ALL the articles that talk about the less than stellar real estate market conditions. BUT, Did you know that over 7300 residential, single-family homes SOLD in El Paso County in 2010!  People are still buying homes of all ages, all styles, and all price ranges!

How are these people getting their houses SOLD?

Pricing…

Pricing your existing home correctly from the very start is the single most important thing that can be done to ensure a successful sale - one that is quick and puts the most money in your pocket.

Homeowners are often tempted to set the initial list price higher than fair market value because they think they can simply lower the price later if the property doesn't sell.  In addition, the expectation is that the offers received will be low. Most people don't realize, however, that setting the price too high in the beginning can drastically increase the time it takes to sell and typically achieves a final sales price that is well below market value.  Low offers will be received at any list price in today’s market conditions.

The higher the list price, the more buyers will automatically exclude your property from consideration. By pricing your property at fair market value, you increase the number of potential buyers and offers that can be considered.

A listing generates intense interest during its first two weeks on the market, but activity drops dramatically in the third week and beyond - subsequent price reductions notwithstanding. A property that is priced too high will not get the necessary attention during this critical period of peak activity.

Some buyers are wary of price-reduced property, thinking something might be wrong with it or that it may still be priced too high.  This, including extended days on market, may even show distress.

Statistics clearly indicate that the longer a property is on the market, the lower the final sale price will be. Properties that sell in the first four weeks typically achieve the closest sale price to their fair market value. This discount increases every week thereafter! By pricing your home correctly from the start, you greatly increase your chances of selling your home faster and for more money.

Choose a Realtor with the knowledge and experience to choose the best list price for your property.

Comito Building and Design works with many of the top Realtors in the county.  Building throughout the Pikes Peak Region, consider us as your resource to help you make your Dream home a Reality.

A third generation Colorado Springs Custom Home Builder, Comito Building and Design has been designing and crafting award winning Colorado Springs custom homes since 1983.  Our luxury homes in Colorado Springs are synonymous with extraordinary design, quality, and innovation.  Our team creates homes that are a solid investment for our families who live in them and a testimony to our creativity and craftsmanship.

If you are interested in obtaining additional information on the custom home building process or any of our Colorado Springs luxury home sites call us at 719.219.5421 or visit us online at Comito Building and Design.