Wednesday, October 19, 2016

Week 4: We have a house with soon to be roof!

This week if I am a guessing person brings a roof and maybe the start of electrical and plumbing.  We normally get our weekly updates between Wednesday and Friday from our PM.  So hopefully I will know soon what to anticipate before next week arrives. 

Yesterday we finally locked our rate.  This time around we have decided to use NVR for our lending. They offered us a decent incentive that allowed us to bring less closing costs to the table.  We are going with a lender paid mortgage where we take a higher interest rate to avoid the PMI on our mortgage payment.  Which even taking the higher rate it was still under 4%!  We may refinance in the next year depending on rates and equity to get back down to the low 3% rate with hopes we will have decent equity to avoid PMI in general.  So at this point we no longer need to worry about the election affecting our rate.

Interior plans-  As you know in previous posts, we are still planning to replace some flooring before we move in and paint the main areas of the home.  Our first home we had someone paint before we moved in and I wouldn't have it any other way.  Ryan does do the fixes but they do not touch up with your paint.  So you are responsible for this.  We had to repaint our stairwells but it wasn't a huge deal.  I am all about a home feeling like a home right away verses waiting a year to paint!

Flooring wise we plan to replace the vinyl (basic included) with the LVP.  Unless we get an amazing deal on a hand-scraped engineered hardwood.  We are leaning more towards the LVP because it is hardier for our kids and dogs with less maintenance.  It is also easier to clean and gives the wood look we are going for in our home.  I would love to do our whole first level, but we are still pricing out the flooring.  Hopefully I can get a decent deal to pull this off.  If not we will do the entry, powder room, dining room, kitchen, morning room and possibly the study.  This would leave the living area with carpet.   We did not upgrade our carpet or pad.  We plan to do this in the next year or so.

Check out a few progress photos below.  Until next time....have a great day!

Paint colors:  I am actually between these two options...Which Gray do you like?
Flooring: Love the color of these Luxury Vinyl Planks. Do you have LVP?

Thursday, October 13, 2016

Framing has begun and is probably finishing up as I type this...

So Wednesday ended on an even more exciting note.  We have the start of what looks like an actual house.  This house on the outside definitely looks larger than our Florence did on the outside.  I will say though, our Florence was deceiving.  Once you walked in it was a very open floor plan.  The kitchen was by far my favorite part of our last home.  I cannot wait to see what our kitchen will look like in this home.

Our PM has really been amazing about keeping us posted on our progress.  The last photo is one he sent us at 5:30 pm yesterday.  So we are really thankful that he communicates with us on a regular basis. I would say by Friday most of the framing will be complete.

 Check out the progress below.....

Wednesday, October 12, 2016

Week Three: Basement Floors, Wood Arrived, and Even Framing...

Whoa, I feel like it has been a lot longer than three weeks!  Time seems to be really dragging until  I look at the calendar and realize they are really busting butt to build our home.

On Monday they poured our basement and garage floors.  They also installed the water and sewer lines to our home. By the afternoon of that same day our wood had arrived!!

Tuesday things got even more exciting.  They have still been working on tying in the lines from the house.  But they also in the evening started framing everything to start building.  We have some great friends that live in our community who take evening walks and photo our progress.  Things are starting to get a little more exciting over there and I can't wait to move in .

Backyard:  We are still concerned about this.  As we know this is not really our PM's issue since he came in later with the plans and went over the plans with us at the pre-construction meeting.  However, we are a little more upset that we were told during the initial selection of our lot (which is "premium") that it would have a gradual 2 ft drop in the back.  Now, it is a gradual 4-5 ft drop from the morning room to the edge of the yard.  When we stand at the back of the home we are high enough to see our neighbors roof.  During selection we picked a yard we could utilize and have a swing set for our kids. At this rate we cannot have a swing set.  We have voiced this to our sales team and they are hoping we can bring in more dirt  to help level things out. We are early in the game so there is still time to fix it.  But my advice would be to make sure you double check everything!  Especially when it comes to the lots.  Initially we were told our lot was not a premium, but when we sent in our options they came back and said it was a mistake and was a premium.  So as you can see we have had a few hiccups with communication and these are some what major items of concern for our family.

Hopefully by the end of this week we will be sharing some completed framing photos!

Tuesday, October 4, 2016

Week Two Continued....

An email from our PM with this image attached.....

The foundation is now complete and I plan on installing the waterproofing tomorrow. After that we will hopefully install the sewer/water service to your home along with the underground plumbing, structural steel, and drain tile gravel. Once all that is complete we will backfill your homes foundation. 

I already spoke to Savanna a bit about this earlier. The dirt around the foundation now is just stock pile. We will use that dirt to fill the voids around the house and it will not be steep! I will do the best I can to give you guys a useable yard a promise. 

Have a great day,


Yesterday I had emailed them after driving past our lot with a concern about how high the piles of dirt were.  I was inquiring if our back yard would be a large hill.  We plan to add a swing set and this hill would not allow for it.  Thank goodness it will hopefully be less noticeable.  
We also are excited to see that we will still have a fairly decent yard in the back.  Our front and side yard are fantastic, but we were concerned that it would take away from our backyard.  Things are looking up!

Friday, September 30, 2016

Week Two: Footers and the start of a basement

Wednesday marked week two for the construction of our new home.  Since last Friday nothing really happened at our lot visually to the eye from the road.  Which makes things seem like they are never going to happen.  I have to drive by our lot every day to get the kids on the bus.  I also see it in the afternoon when I pick them up from school.  So every day it is a reminder that things are moving slower than normal.

I emailed our PM on Tuesday just to get an update on where we stand.  He said as of last Friday that had filled our hole with gravel and placed the tile drains.  They had hopes to start the basement by the end of the week.

There is hope as of this afternoon they placed the basement forms (not sure of the correct terminology) to pour the walls.  Once this is done and the basement walls set then the next steps will be the basement floors and the garage floor.  I remember this part of the process being the slowest, but it is hard not to get anxious!  January seems so far away at this point.  I know once framing starts things will start to look up.

Check out some photos from today my husband and daughter took when they were in the community. Also feel free to check out my posts from 2013 giving a weekly timeline of our Florence build.  Have a wonderful weekend!

Thursday, September 22, 2016

We are building another Ryan Home. Week 1: Excavating

If you read the intro you would know that we already have built a home with Ryan.  We tossed around the last year selling our home or staying in it long term.  Since we built in 2013 we have added another little one and our kids were starting to out grow our living room.  After much research and open houses in our district.  We decided that we would build again with Ryan in the same community.

This wasn't a walk in the park.  We had many appointments and debates.  We actually even considered another builder.  But after all the back and forth we really came to love the lot offered by Ryan and the bang for our buck we were getting sticking with them.  The other builder wanted to charge us crazy amounts for things already "standard" with Ryan.  Our last home was a breeze and we never had issues with it.  We honestly loved our home and were quite sad to leave.

The next 4 months I will update on our weekly progress and how the process is flowing.  As of right now we love our PM, and he already is keeping us posted on the progress of the lot by sending photos.  Initially we were told November for a delivery date but it is now looking more like December 28th or the first week of January.  So in the mean time we are staying with family and driving the kids back and forth to school!

Here are the options we have chosen for our home:

Main Level

White Linen Cabinets for the kitchen (Upgrade package 2 with hardware)
Gourmet Island
Granite counters (Isla--I believe??)
Trim Package #2 (encased doorways, crown molding, and chair rail)
Metal Balusters (Stairwell- this will be in the basement as well)
Recessed lighting in the kitchen
Moved the dining room light to the morning room (we will use dining room for sitting room for now)
Morning Room with no extra windows
Lights in all rooms on main level (something we didn't do in the last house and drove me crazy)
No flooring upgrades (we plan to do after we move in to save some $$)
No Paint (will do own our own since they use flat paint)
Living room we added the cable access to mount our tv.

Second Level

Upgraded bathroom cabinets (black color with hardware)
Upgraded bathroom tub to a garden soaker tub.  (we avoided the fancy upgrade because we lost the closet space and I honestly don't mind a standard looking bathroom.  I just wanted to be able to take a bath when needed)
Lights in all bedrooms
No upgraded carpet
No Bonus room
Master bedroom we added the cable access to mount our tv.


We finished the basement but did not add the bathroom rough ins.  The water line runs next to the room we would use for the bathroom so we will do this on our own to save some $$.
There are 3 unfinished storage rooms so there is potential for 2 bedrooms and a bathroom.  In addition to the already finished space.
Added cable access for a wall mount in our basement to mount the TV.
No upgraded carpet

Elevation D
Trim- White
Brick- Montgomery
Shaker- Cobblestone
Hardiplank- Aged Pewter
Shutters- Black
Front Door- Indigo Blue (I hope this looks okay! I was going for the Gray look but thought the blue door would break it up)
Third Car Garage
No Deck (we will do this on our own)

Corner lot-- Super excited about this, however I think the placement takes away from our backyard. We got a premium lot that is .42 acres.  However, our home has to sit back 45 feet.  Our lot is more wide vs deep so the home has a lot of front and side yard (more than before) but we do have 3 kids, so I hope there is enough space for a swing set and our dogs to run in the back.  Our HOA has strict rules on fencing corner lot placement so I am not sure we will put a fence.

Thank you for visiting!!! I will keep you posted as the weeks progress.

Thursday, March 20, 2014

Anyone have Mahogany Orient Silk Laminate?

A little hiccup recently in our flooring replacement.  We have the heritage heights Honey Oak laminate in our kitchen.  Which I have loved.  It is amazing to clean and holds up great with our pets.  The only issue was that parts were bubbling and separating.  We have been waiting since January for them to order some replacement boards.  There weren't any left over when we moved in.  Yesterday Rite Rug called and said they are no longer making that floor color.  So they had something in stock of similar color but would have to replace the morning room and kitchen.

Kind of a plus because I really was hoping our current flooring was darker.  So I asked if we stayed in the same flooring group could we get something darker to replace the rooms.  They were fine with it.  I went to the store but didn't see anything as dark as I wanted.  The representative sent me a photo of Mahogany Orient Silk.  Which is darker, not as dark as I was thinking but it is growing on me.  I wondered if anyone had it?  Is it dark?  We have maple cognac cabinets in our kitchen.  I am wanting the flooring to be darker than the cabinets.  From the photos it looks darker.  Sometimes pictures are deceiving!

Please share your blog with me if you have it and don't mind me taking a peek :)

Thank you!