Q: How much will it cost?
A: This is definitely the most common question. The honest answer is that it depends, or it’s relative to the project. However, we are aware that answer is not exactly what most of you are looking for. As of 2008 we are building single family homes anywhere from $90 per square foot to $250 per square foot. The range is due to many reasons: topography of the land, type of construction, style/design, material selection etc. Commercial projects will vary due to the occupancy type, type of construction and site work that is involved. We can usually give our clients a good idea of what their project will cost after an initial meeting where we review a survey and discuss the type of design and construction they desire. Once we have a set of blueprints we are able to very accurately estimate the cost for any project.

Q: If I want to build how do I start?
A: Every contractor wants and needs a good set of blueprints before beginning the construction process. Municipalities require that blueprints are signed and sealed by an architect/engineer and reviewed by a government building official before a permit is issued. Bay to Bay offers design/build services which allows the contractor and client to be involved in every step together. Bay to Bay will engage an architect to assist in the design and layout of the project that will eventually lead to a set of construction documents that can be submitted to the municipality for permitting. Value engineering ideas that can be passed along to the consumer are one of the benefits of the design build format.

Q: What is the process after we decide we want to move forward?
A: 1. Pre-qualification from a lending institution
2. Begin design with architect and contractor
3. Finalize major construction design decisions and enter into contract with contractor
3. Receive construction loan and submit construction documents for permitting
4. Begin construction and utilize the contractors relationships to make material selections
5. Complete construction and receive certificate of occupancy

Q: How does construction financing work?
A: Construction financing is similar to a credit line. The contractor must be on the lenders “qualified builders list” and submit all required documentation to the lender. Once construction begins the contractor will submit “request for draws.” The lender and contractor will have a predetermined percentage that will be issued as certain milestones are met and inspections have taken place.

Q: How long does it take?
A: This also depends on the scope of work and size of the project. Bay to Bay’s projects usually take anywhere from 3-12 months.

Q: What type of construction contract should I enter into?
A: There are many different types of construction contracts. The most common are; lump-sum, cost-plus and cost-plus a fixed fee. Lump sum contracts are when there is an agreed upon scope of work and the contractor agrees to do the work for an agreed price. Cost plus is where the contractor receives an agreed upon percentage based on the costs incurred throughout the project. Cost plus a fixed fee is the system that Bay to Bay uses which is a reimbursement for all costs incurred plus an agreed upon fixed fee. The example that we always use when explaining our contract is that it requires the same amount of work to manage and schedule the install of an $80,000 kitchen or an $8,000 kitchen, the labor charge is the same. We feel as though we should only be paid for our time not your decision to spend more on material.

Q: What is a Notice to Owner? Should I worry about a lien?
A: Florida Statute states that any contractor or subcontractor must notify the owner in writing before placing a lien on their property. Our major suppliers and subcontractors send out these notices to protect themselves. We always request lien releases when we pay these suppliers and subcontractors which indicates that payment was made and there is no need to worry about that particular party placing a lien on your property. The lending institution will require lien releases from these suppliers before they distribute funds throughout the construction process.

Q: Should I keep an “eye” on the construction project?
A: We always invite our clients to monitor the construction as much as they wish. We try to inform our clients as to what is going on with the construction process and answer any and all questions that they might have. Construction can be a intimidating and sometimes the sight of a bulldozer in your future living room can be unsettling, however, trusting your contractor and understanding the construction process will help.

Q: What type of warranty will I receive?
A: Bay to Bay has a 1 year standard warranty on every new construction project. Many of the manufacturers have up to 5 year warranties on their products and all product information should be kept in a safe place.

Q: Home Depot and Lowes?
A: Home Depot and Lowes have started to tailor themselves a little more to contractors. Home Depot especially has started or acquired: HD Supply (a contractor supply company), Hughes Supply and Cox Lumber to name a few. One thing that we have found is that Home Depot and Lowes are great places for clients to get ideas and shop around. We do not discourage anybody from visiting the stores although it is usually beneficial to order the products from the contractors suppliers/vendors so that the warranty will not be voided.

Q: What is green building?
A: Bay to Bay Properties are Florida Green Building Coalition members and State Certified green building agents. According to the FGBC a green home is “an eco-friendly, sustainable, energy-efficient home.” The purpose of the state certification is to enhance the goal of achieving uniform and meaningful green building designations for residential buildings in Florida. Qualification is achieved by attaining at least 100 credit points. Gained through additional improvements that benefit the ecology, the environment and sustainability in Florida.

* Ask your Bay to Bay representative for more information on how to achieve this designation for little or no extra cost.

*You can also go to www.floridagreenbuilding.org to learn more.