Anyone have experience with Dallas/Fort Worth area homebuilders?

[Nathans_Dad]

Specifically am wondering about K. Hovnanian homes. They are building in a neighborhood my wife and I are interested in.

Good, bad, indifferent?

[Neilk]

What neighborhood?

[Nathans_Dad]

I think it is called Fall Creek Estates. It is in Keller.

Rick - my little bro is a realtor in Southlake. He tells me that K-hov is a pretty good builder.

[Nathans_Dad]

Thanks Mark, that really helps alot!

I liked the floorplans and elevations they had for the neighborhood, but I had never heard of them before. I did a Google search on Hovnanian home problems and of course came up with some disgruntled buyer who is on an internet crusade. I was a little concerned until I found a site that has all the "consumer advocate" (read disgruntled customer) websites and K. Hov is one of the few builders with only one site to their credit. The big winner was KB homes who had about 15 disgruntled sites...lol.

[turbo6bar]

Hire an inspector that knows her stuff. Some homebuilders are horrible. Others are really good.

Rick,
Much of the quility of the home from a production builder comes from the Project Manager/Superintendant on the project. After you cut the deal with a salesman, he's typically out of the picture and you deal with PM. You should prolly interview the PM on that project. Find out his background, track record, etc. Next thing to do is drive through the neighborhood on a weekend and talk to the homeowners who have recently gone through the process. Find out how the experience was and how efficiently warranty complants were handled.

[MRM]

Spend a few hundred dollars and have an architect go over your plans and elevations and write up some building specifications for the construction detail. The plans you have now were most likely altered from some off the rack master plan somewhere by a draftsman, not an architect. Trust me, the hourly rate you pay a real live licensed architect to look over your plans and work them over will be saved in wasted materials and improved used of your space.

[Nathans_Dad]

Will most homebuilders allow you to have an architect modify the plans?

I was under the impression that unless you went with a "custom builder", you had to take what the plans gave you. No alterations unless they are previously drawn up options from the builder.

Not true?

Originally posted by Nathans_Dad
Will most homebuilders allow you to have an architect modify the plans?

I was under the impression that unless you went with a "custom builder", you had to take what the plans gave you. No alterations unless they are previously drawn up options from the builder.

Not true?

Most production builders will have some options you can add in but the list is limited. Those mostly revolve around decorating. Doubt that you can make major revisions to their stock plans. I do know they'll ream you for any extras - especially after the contract is signed. Try to get everything you want planned on the front end. You should also negotiate the price real hard right now. New home sales are off 10+% of late.

[Nathans_Dad]

I've never built a house before, how negotiable is the price they list? Is it the same as for a pre-owned home? Usually in the Texas area you can bet on starting with an offer that is 10% or so below asking price and then go from there...same deal?

[MRM]

Everything is negotiable. In this market you should be able to play hard ball and get a good price. But you need to get all their allowances in writing or they'll be hard to pin down later. Get everything negotiated and on paper so you have a firm price first, then sign on the dotted line of the contract.

Any competent builder should be able to handle the changes your architect suggests from the "master" plan. They will be set up best to do your house the exact same way they did the 300 or so before it, but that doesn't make it right or a good house. A few bucks up front to an architect will simplify the design, not complicate it and will make it easier for the builder to deliver you a nice product.

The builder probably doesn't have an architect on staff, your plans are probably drawn by a draftsman. But your builder will have an architect that he has worked with in the past and who he is comfortable having you go through to get the final product. Ask your builder for a referral and he'll get you to an architect who will give you the design guidance you need that the builder is willing to accept.

You're spending umpteen dollars on a house that should last your lifetime. Hiring a design expert to make sure it was built right is kind of like asking John Walker how to rebuilt an engine before you start the project instead of emailing him after and asking how many ways it got messed up.

[targa911S]

K.Hov and KB were both my clients in Tampa along with others. K Hov. is VERY respectable. They ususally aquire high end small builders in an area. They do their homework and buy the best one in the area. They also treat the people at the aquired companies with a LOT of repspect. From inside I have heard nothing but great things. KB is an entry level builder that builds em quick and moves em out. Employees are expendable. Very deep pockets.

[Joeaksa]

I used to live in the DFW area and they are a descent builder.

Get with the builder and pay for extra insulation, best windows available and please get extra power outlets everywhere, especially in the garage and attic. Pay for a couple of extra lights in the attic as well.

Then you go yourself (or pay someone) and run CAT 5 computer cable to EVERY room, as well as the kitchen, garage and attic. Tie it to the electrical outlets and leave an extra couple of feet near the baseboard. This way you can have a hard wired computer outlet in every room for the future. WiFi is nice, hard wired is better, faster and secure.

Also make sure that you spend the extra money to wire in speaker wire in the entertainment room for the surround sound system.

[mattdavis11]

A very good friend of mine told me he would buy a home from them. That said, he mentioned that they do use some inferior products during construction, like OSB. OSB isn't necessarily a problem, but if you don't seal it well, it sure is. He noted that some of the homes he had seen built by K. Hov recently, will be needing paint within a few years.

Not much bad about the company did he say. I found it rather odd, usually he rips on the competition. He was a hard arse on his own guys to build the best home. He now oversees the lumber supply in the metroplex for Pulte homes, used to build for D. Weekly, before that Lennar. Oh, he lives in Keller, and has entertained the thought of living in the neighborhood development you mentioned.

Hope this helps.

[Nathans_Dad]

Yeah, that helps alot!! It sounds like these guys are decent builders, which does a lot for my peace of mind. Since I live in San Antonio, I won't be able to drive by the site every few days to check on things like I normally would. My father in law and brothers in law are in the commercial roofing business and can drive by and check things out for me, although probably not as often as I would like.

I plan on calling K. Hov today and seeing when I could make an appointment to come by and look at the neighborhood and models, etc.

Thanks for all the great input!!

[gaijindabe]

Originally posted by Nathans_Dad
Since I live in San Antonio, I won't be able to drive by the site every few days to check on things like I normally would. My father in law and brothers in law are in the commercial roofing business and can drive by and check things out for me, although probably not as often as I would like.

In Japan - the family comes out once a day to thank the carpenters for their hard work and brings snacks and drinks. They never question a thing or get in the way. When the frame is done and the roof is on - they have a service to bless the home followed by a catered lunch with much beer.. Eveyone working that day gets an envelope with a very nice tip. I have never had a house built here - so I don't know how we do it..

[Nathans_Dad]

Well, I would bet that the mindset of the workers in Japan is a little different than the mindset of the workers in Texas...

Around here you have to watch em like a hawk!

Originally posted by Nathans_Dad
Well, I would bet that the mindset of the workers in Japan is a little different than the mindset of the workers in Texas...

Around here you have to watch em like a hawk!

- and speak espanol.

[mattdavis11]

Always on their arse. My brother is building a spec house (to sell when finished) and it's a non stop get your ***** straight, and be done already deal.

When he was building for other than himself, it was paramount to hold onto the crews that were good. They did get kickbacks, but I'm not sure how lucrative.

With other run of the mill hires it was different. If you want work next week, get my stuff done pronto. He got an award once for fastest ever completion of a home when he built for MHI. IIRC, it was 68 days.