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INTERSTATE VENTURES, INC. PRESENTS
THE “PURPOSE” OF OUR PROGRAM AND
THE PROCESSING PROCEDURE TO ACHIEVE IT
PURPOSE:
Because there are so many details that must be completed correctly, it
is difficult for an individual to perform all of the preliminary tasks
that are necessary in order to start and complete a new custom home. We
have designed a CONSTRUCTION ADVISORY PROGRAM as a preliminary to
beginning the design and construction of your new home. The following
services are explained in detail so that you will understand the total
construction process.
1. LOT PURCHASE: You should avail yourself of this service either
before you purchase a lot, or just after the transaction. By reviewing
your purchase we can give you insight where we see possible problems,
and try to give you the solutions to them that will minimize your costs.
2. ENGINEERING:
A. PRELIMINARY – We review the possible house orientations, the cost
effectiveness of the house location, and give oversight into the final
engineering plan.
B. FINAL – We schedule engineers for the periodic reviews of
construction and review with the engineers the various surveys that are
required during and at the end of construction.
3. ARCHITECTURE:
A. REVISION OF EXISTING PLANS: We have on hand various plans of homes
that we have built for others. They range in size from 1,000 square feet
to
5,000 square feet. Our architect will make changes to meet your
specialized criteria as long as the integrity of the plan is not
violated.
B. CREATING NEW PLANS: If a new plan is desired, we will start an
evolutionary process and help design a home to meet your particular
needs. We have
over 10,000 plan ideas to use once you have given us a profile on the
type of house you want, we have seen the site, and we know your space
requirements.
C. COST ESTIMATE OF PLANS:
PRELIMINARY PLANS – Once a concept plan has been initiated we can give a
“best guess” estimate based on using comparable homes that we have
constructed. This will give you some idea that we are heading in the
right direction. Adjustments can be made at this time – as to size,
options, and price.
D. FINAL PLANS – Once you have given your approval to the Preliminary
Plan, so that it can be given to the architect in order to draft the
construction
drawings, we can make a final price determination and execute a
contract.
4. PROCESSING PRIOR TO CONSTRUCTION:
A. COUNTY PROCESSING FOR PERMITS AND OTHER FEES – We act as liaison with
all County officials to try to expedite the processing for a
building permit and advise you of the fees necessary to accomplish this;
plus, informing you of the various fees that are required in any
particular County; then
we inform the engineer and architect if the County requires them to make
any revisions in order to comply with the Building Codes.
B. FINANCIAL PROCESSING FOR CONSTRUCTION & PERMANENT LOANS:-- Our
Financing Associates advise you of the various rates lenders are
charging for the type of loan you are seeking. They help prepare the
document package for you to present to the lender; and maintain contact
with the lender or their representative to try to expedite the
processing and your final approval. Also, to advise you of any problems
that might arise and try to help you overcome them.
C. ESTABLISH AN ESCROW TO INSURE FUNDING DURING CONSTRUCTION – This is
probably the most important part of all the services rendered. There are
two situations that the parties to a home construction are concerned
about The Homeowner - That all funds supplied are going into the
construction of the home and only necessary overhead expenses are
available to the Builder during construction. Not all construction draw
schedules provide funds exactly as expended; so that there are
deficiencies and excesses over actual payments all through the project.
The Builder – That the funds required to pay for all material and labor
is available as it becomes due for payment. Since the Builder is lending
their credit to
provide for any deficiencies, they must know that it will be repaid from
any excess funds, as received. Therefore, all constructions funds are
placed in an escrow account by the Lender which provides both parties
with the security that is needed. The Builder draws from those funds
only the amount designated by the Lender’s inspection for actual
work-in-place. Once the project is completed, the Occupancy Permit
received, and the Lender has inspected the home for completion; only
then can the balance in the escrow account be released. If during
construction the Builder makes a mistake in the selling price, he is
responsible for delivering at that price, unless changes are made by the
Buyer. Any excess cost incurred is borne by the Builder and not by the
Buyer.
5. SITEWORK:
Because each property is different, this work is done in consultation
with the Owner at the Actual Cost to the Builder.
A. SITE PREPARATION PRIOR TO CONSTRUCTION – We oversee the clearing and
grubbing of the area to be excavated, plus any other areas
determined for modification; order stake-outs for the house and limits
of clearing.
B. EXCAVATION & INSTALLATION OF UTILITIES – We oversee these items and
establish the necessary inspections to determine the correctness of the
installation.
C. FINAL SITE WORK – This involves oversight of the final grading,
installation of lead walks and driveways to assure the final County and
Lender
approval. Also, seeding, sodding or landscaping if required.
6. DIRECT CONSTRUCTION COSTS:
A. EMPLOYMENT OF TRADES & SELECTION OF MATERIAL SUPPLIERS –
Over the forty years that we have been in the construction industry we
have associated with many trades and materialmen. Some have proven very
excellent
in workmanship and the material used; some have not. We have tried to
eliminate all those that have not. Because we build in multiple
communities, we can command competitive pricing from the contractors and
materialmen. These savings are passed on to you when we compute the
final cost of construction.
B. SCHEDULING – When contractors are busy this can be a difficult task.
Because we pay our bills on time, we can command competitive pricing and
know the contractors will employ their best-efforts to give us priority
in scheduling.
C. INSPECTIONS BY - COUNTY, PRIVATE INSPECTORS AND ENGINEERS –
In order to insure that your house is constructed according to all
codes, the County and the Lender inspect to assure compliance to a
certain degree. On
houses that we construct we employ a structural engineer that checks
after certain stages to see that the quality of work completed is
satisfactory before
making final payments. We coordinate these inspectors and meet with
County inspectors to act as liaison with the engineer or trades, if
there is a problem.
We require the owner to inspect the house prior to applying the drywall,
in order to see that everything is in its proper place. It is easy to
make corrections prior to closing in the walls; a final inspection is
made prior to receiving the Occupancy Permit.
7. DURATION OF PROJECT – Producing a Custom Home is quite
different that buying a Production Home. In Production Housing all the
thinking has been done for you, and you buy the product that is
presented. In Custom Housing we start with a blank piece of paper. All
thoughts are new and have to be reviewed for feasibility of design. If
everyone cooperates and the plan is accepted, it should take 90 to 120
days to starting. The construction period depends on many things,; i.e.
weather, the ability of the Owner to make quick decisions, all
contractors complying with our proposed schedule, the amount of changes
made after construction begins. The timeframe for construction is six to
eight months depending on the complexity of the home.
8. WARRANTY – Under Maryland law all Builders must be registered
with the States Attorney’s Office and offer the State Warranty. This
warranty covers
mechanical defects for a one year period, and structural defects for a
two year period. We comply with this warranty.
9. FINAL TRANSITION PERIOD — Ever since we have been building
homes the most anxious period for any of our Buyers who have homes to
sell is – when their home is sold and they have a definite moving date
so their buyers can occupy their home. The problem when our Buyer
commits to this date can pose a problem. No matter how good-intentioned
we are, and no matter what date to occupy your new home that we give
you; nine chances out of ten, it will not happen. Unforeseen delays
always occur at the last minute that messes things up; i.e. weather,
county inspections, contractor not meeting their schedule, etc. We try
to advise our Buyers to insert one phrase in their contract; “that
settlement on their existing home will coincide with the occupancy of
their new home”. If your buyers are amenable, you could go to
settlement and rent your existing home until you can occupy your new
home. Feel free to discus this with our Sales, Financing or Management
Personnel.
It is our intent to produce a quality home which will increase in value
over the years; Therefore we offer you the above building services in
order to give you
the ability to create an affordable custom home where your investment is
protected because you receive quality construction. Our programs are
flexible and imaginative, so that is you will state your housing
objectives we will try to give them direction and help you attain your
goals.
Call us to make a no obligation interview with our consultants by phone
or at our display center. These services are available to anyone
interested in buying a custom home. We do it all for you within your
financial goals building the home that meets all of your needs. your
time is worth money Enroll in our program today.
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INTERSTATE
VENTURES
Sales Center:
#1 Rhonda Ct.
Baltimore, MD 21244
work: (410) 879-4242
Fax: (301) 622-3033
Email: SR9889@aol.com
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