Hammer Builders LLC

Kitchen Remodeling for Any Budget - Fine Homebuilding Article

2012-01-31T11:43:00.000-06:00

Six case studies show you how to know when to splurge, where to save...
Kitchen Remodeling for Any Budget - Fine Homebuilding Article

What is Passive Solar Design?

2012-01-27T11:00:00.001-06:00

Passive solar design uses a building’s orientation, structure, and materials to capture the sun’s energy and uses this energy for heat, light and ventilation. The building absorbs heat during winter days and contains it to provide warmth at night, while overhangs block heat gain during the summer. Natural convection currents from the sun’s energy move air through the building for improved ventilation and heat distribution. The extra natural sunlight in the home also makes it more bright and pleasant.

To absorb winter sun, the building should be oriented so that the longest wall is facing within 15 degrees of true south. Living spaces should be placed on the south side to take advantage of the heating and lighting, while storage rooms, utility rooms, etc. should be placed on the north side. Evergreen trees should be planted on the north and west sides of the house providing wind break, while trees planted on the south side should be planned carefully as to not block the sun from the house. Deciduous trees will shade the house in the summer and allow sun to enter the house in the fall and winter when the leaves are gone.

The building envelope should be tight with good ventilation. Most of the windows should be located on the south side of the building and windows on the north should be minimal and/or smaller to reduce heat loss. It is wise to invest in high quality windows and insulation/sealing as these components offer quick payback on your investment. Overhangs should be designed to allow the lower angle of the winter sun in and block the higher angle of the summer sun.

Thermal mass is material that soaks up heat during the day and slowly disperses it at night. Concrete, brick, and stone are examples of materials with very good thermal mass properties. The inside walls, floors, and other objects in the home also act as thermal mass. Generally, the more dense the material the better the thermal mass properties. These materials are generally not good insulators but if they are located inside well-insulated outer walls, they will absorb and store heat during the day and disperse it at night.

Passive solar design has economical and aesthetic benefits and it doesn’t have to cost any more than conventional construction. It is worth the investment to work with a qualified design/build team when incorporating passive solar design into your home design. For more information on building your custom home and incorporating energy efficient sustainable features into your plan contact Hammer Builders. For more information on passive solar design, see US Dept. of Energy, Energy Efficiency and Renewable Energy and the National Renewable Energy Laboratory.

Homegrown Art

2012-01-24T11:20:00.000-06:00

Creative Hardware

How to Choose a Builder

2012-01-20T16:33:00.000-06:00

With hundreds of home builders in our area, it can be a overwhelming task finding the right one.
Here is a list of important things to do or ask when searching for the right builder for you (by the Wisconsin Home Builders Association and National Association of Home Builders). You may find more information on choosing a builder and other resources regarding building a home at Hammer Builders.

Best Sense Insulation Method on a Budget

2012-01-17T11:19:00.000-06:00

The method of combining Spray foam and fiberglass batts is used these days to maximize performance and minimize cost. Many people are familiar with closed-cell spray polyurethane foam insulation. Spray foam may be the best insulation available today, but it is expensive when used exclusively. Spray foam has the added benefits of air-sealing walls and providing a vapor barrier in addition to insulating. Spray foam is also an excellent sound insulator. Fiberglass batt insulation had been the most common insulation method in the past because it is very cost effective. While being cost effective, it does not provide the necessary sealing for an air-tight envelope. Hammer Builders prefers the flash and batt method as it provides it all, but at a lower cost than using spray foam alone. Flash and batt starts with a thin flash coat of foam sprayed against the inside of the sheathing. The remainder of the framing cavity is then filled with fiberglass. This system can save up to $2 per sq. ft. over the cost of using foam exclusively. Please see the video demonstrations. The first one shows flashing with spray foam and the second shows installation of batt insulation over the foam. Call Hammer Builders or email for more information on insulation methods and costs.

How Do Construction Loans Work?

2012-01-13T09:37:00.000-06:00

With 30-year fixed conventional mortgage rates hovering around 3.875% it is a great time to buy or build a house. There are many lots available in the Evansville area and many other areas in Rock County, some of which are greatly discounted at this time. Most of us are familiar with how conventional mortgages work, but many people have questions about how a construction loan works when you are building a home. The following article was written by Sue Wilbur, V.P. - Loan Officer/Marketing, Union Bank and Trust Company, Evansville, WI-

Making the decision to build your new home is exciting and usually full of questions. It is a big process and can take up to 6 months...sometimes longer. When deciding to build your new home, meeting with your mortgage lender should be one of your first steps. Together you will discuss your plans, the lender will explain their banks process, loan options, ask lots of questions and will want to make sure of several things. He/she will be looking ahead to be sure after the home is built; you and the new home will qualify for a long term fixed rate mortgage. With the application process they verify your income and job time, check your credit, verify your down payment sources, and make sure you can afford the new house with the other monthly loan/credit card payments you currently have. Your mortgage lender will most likely order an appraisal using the plans and spec on the new house and the builder’s contract. The appraiser will determine the value as if the home is finished and compare the new house to other homes like yours that have sold in that market area. This step will insure you will have equity in the finished home and the amount you need for a down payment. You will need a minimum of 5% down. The down payment can come from a variety of sources: equity in the lot/land which you may already own, builder’s credits to you for work you are doing yourself (example: if you are a licensed electrician) or cash from savings. If you do not have 20% down you will need PMI (Private Mortgage Insurance) which covers the lenders risk. Ask your lender more about this.

During the construction period your home builder/general contractor could carry the loan and then sell it to you when it is complete. This is called a “turn key”. If you are building a custom home on your lot, you will set up a construction loan with your lender. The rate on these is most often lower than the fixed rate mortgages and set up for 6 or 9 months. While the home is under construction, you pay interest each month only on the funds used by the builder. A title company helps oversee the construction process. When the builder needs funds, a draw request is completed and you sign that form indicating you know what is being requested. The title company representative will inspect the property, request the funds from the bank to pay the general contractor and request lien waivers from your general contractor for bills that have been paid. This orderly process keeps the general contractor, home buyer and the lender all connected.

At the end of the building project, all the loose ends are tied up. The appraiser visits the completed house and certifies the value; the title company makes sure all the bills are paid and lien waivers obtained; your lender will refresh your application to be sure your credit, income and debts all is in good shape for your permanent fixed rate mortgage. An interest rate is set for the new mortgage and a closing date it put on everyone’s calendar. Oh, and you will probably be calling a moving van and lining up all your relatives for help!

I have been a mortgage lender for over 20 years and been with Union Bank & Trust Company in Evansville, WI for the last 12. I really enjoy helping home buyers through the mortgage process and working for a community based bank like UB&T. Customers benefit from fast response time from our lenders and can call us about their loan anytime because we service their loan here. We have a very hard working team of processors in our loan dept. in Evansville that give great service to our customers and lenders. Our online application system at http://www.ub-t.com/ is always available if the home buyer wants to start the process from home. UB&T has offices and mortgage lenders in Evansville, Brooklyn, Belleville, New Glarus and Oregon. Give us a call for more info on how we can help.

Written by: Sue Wilbur
V.P. - Loan Officer/Marketing
NMLO # 561865
Union Bank & Trust Company
http://www.ub-t.com/
608-882-5200 x1109

Smart Simple Mudroom Design Ideas

2012-01-10T13:19:00.001-06:00

From Simply Elegant Home Designs

Here are some great ideas and photos for mudroom design by Simply Elegant Home Designs. Hammer Builders embraces many of the design principles of Simply Elegant Home Designs. See SEHD website and blog for more very useful information and pics.

Quality Vs. Quantity and Appraisals

2012-01-06T13:59:00.000-06:00

We will always promote quality over quantity at Hammer Builders. Although the economy is starting to turn around and property values may actually be up a few percentage points from a couple years back, appraisal values on new construction can sometimes be a challenge. This is particularly true if you build quality into your homes. As a general rule higher end features and finishes and energy efficient sustainable components are overlooked in appraisals more often than not.

Upgrades and higher end features such as hardwood floors, upgraded cabinets, granite countertops, fine trim finishes, etc. are sometimes an issue with appraisal values as appraisers often are not giving value for these items. Part of the reason for this is that it is usually hard for the appraiser to know exactly what materials were used in the comps they are using to value the subject. Buyers will have to understand that if they select upgrades, they may not be completely valued in the appraisal.

New homes with energy efficient features save home owners money on utility bills every month. Buyers look for these features in a home. Energy efficiency is a huge selling point and usually a big reason a buyer will choose one house over another. If you are building a green, high-performance home, make sure the appraiser is designated to appraise energy efficient homes. You should then provide the appraiser with all the specifications and benefits built into the home. The homes built by Hammer Builders are FOCUS on Energy certified and tested by an independent, third-party company documenting the energy efficiency and value. Some dollar value has to be added for this when comparing it to a 15-year-old home. The new home should have value added not only because of the difference in physical condition, but also because of the added value of energy efficiency. Some appraisers do add value for energy efficient features, but many don’t. The appraisal industry is working on the energy efficiency value issue. These features are fairly new to the market and it will take a while for the industry to have policies and standards in place for all appraisers to consistently value these “valuable” features. In five years this will not even be an issue and appropriate values will be given for these features. It is my opinion that five years from now (or less) a home that is certified (FOCUS on Energy, Green Built, etc) will have $10K to $20K more appraisal value than one that is not (with all other features being fairly equal).

There are some things we can do to make sure the appraisal is handled fairly. It has been thought that builders and real estate agents can no longer communicate with appraisers (since the mortgage debacle). This is not true. Builders and Realtors can, and should, provide appraisers with any information they have that will help value the home and the lot.

Also, lenders are not required to use appraisal management companies (AMCs) or to select appraisers at random. Appraisers should be chosen based on experience and qualifications. You can actually go to your lender and ask for an appraiser that understands new construction and that is completely familiar with the values of sustainable (green) building and energy efficiency features.

If you do receive a report from an appraiser with what you feel is a low value, review the report carefully. If an appraisal contains errors contact the lender with your concerns and notify them that you are going to discuss the errors with the appraiser. The lender can and should request a second appraisal if the original contains errors or was conducted improperly. You need to give the lender all the supporting information you provided to the appraiser, particularly as it relates to appropriate comps that support the appraised value. If those were not considered in the appraisal, the appraiser will have to justify that decision.

In many markets, including ours, the price and data for custom/contract built homes is not listed on the Realtors’ Multiple Listing Service (MLS). This data is captured for most “Spec homes” that are built and listed for sale on the MLS. For the past several years there have not been many “spec homes” on the market because of market conditions. Most new construction recently consists of contract built homes, so much of the useful information on recently sold new construction is not being used for appraisals currently being done. Builders should create a data sheet for each contract home they build with information similar to what is listed on the MLS and make that information available to appraisers.

It is all good as long as we are educated and able to handle the challenge, if a challenge presents itself. That is what we are here for. Please contact us with questions or more information on building an energy efficient, well-designed home.

Some information taken from Housing Zone, Top 10 Ways to Avoid Low Appraisals, by Pat Curry

House Plans that Trim the Fat and Focus on Traffic Flow, Flexibility, and Efficiency

2012-01-03T14:04:00.000-06:00

At Hammer Builders our philosophy is all about quality over quantity. That doesn't mean building a tiny house lacking the things you need and want to be comfortable. Right-sizing a house requires floor plans with smarter traffic flow, flexible spaces, and overall efficiency in both material and energy use.

Professional Builder’s House Review design team presents four plans that trim the fat and focus on traffic flow, flexibility, and efficiency in this months house review report titled, "Getting it right: Right-sizing house plans". Here you will see four different house plans with ideas of how to accomplish this.

For more information on building the right size house and the "not-so-big house" concept, contact Hammer Builders.

A Great Place to Build and Live

2011-12-30T12:41:00.001-06:00

If you enjoy nature and being outdoors, Sugar River Crossing is a great place to build your home. Here you will have an 85 acre conservancy for your backyard. The conservancy is located in Green County near Albany, WI. It is about 30 miles from the west side of Madison, 20 miles from Monroe, 14 miles from Oregon, and 9 miles from Evansville. Phase I consists of 21 lots priced from $39,900-$149,900 and varying in size from 1.5 acres to 3.3 acres. Some lots are wooded and some are open prairie. With 1 1/2 miles of the Sugar River running through this wooded paradise, home owners can enjoy outdoor activities such as kayaking, canoeing, fishing, bird watching and enjoying other wildlife by just stepping out their back door.

This is the perfect place to have Hammer Builders build your not so big sustainable home. For more information and a copy of the covenants and deed restrictions please contact Hammer Builders.

Beer Bottle Glass Concrete Counter Tops

2011-12-27T21:40:00.000-06:00

Merrry Christmas

2011-12-23T12:18:00.001-06:00

Dust Free Floor Finishing is Stress Free and Easy on the Wallet

2011-12-20T10:08:00.000-06:00

If you have wood flooring under that old shag carpet that you would like to bring back to life or your exposed wood flooring could just use refinishing, the technology we have now to do that makes it easier on everyone involved and the result is amazing. Using a special vacuum system, we can basically eliminate dust entirely. With no dust, the quality of the finish is much better and the whole process takes less time. We can be in and out of your house in a few days and the cost is surprisingly low at around $3/sq ft depending on the specific job. For an idea of how this process works see this video. For more information about Hammer Builders and/or a free estimate for your specific job please call or contact us by email.

Give Your Home a Facelift

2011-12-16T10:27:00.000-06:00

Is your house lacking curb appeal? Maybe you love your location and floor plan, but you can’t stand what your house looks like when pulling into your driveway. It is possible to do a “facelift” to add character and personality (and value) to your not-so-attractive or outdated home. Changing the roof lines slightly, adding a gable or some stone, brick or other trim can change the look of a house drastically and for relatively little cost. You could even add a porch for more character and outdoor living space.

For a few interesting before and after photos, go to Better Homes and Gardens. You may also Google (change the front façade of your home) for more ideas. Hammer Builders can help you design and transform the face of your home within your budget. Whether you would like to change the look of your house to match your personality and style or make a change just to increase resale value, we can develop a design to meet your goals and budget. Follow our blog or find us on facebook for more helpful information on building and remodeling.

Interesting New Countertop Choices

2011-12-13T15:14:00.000-06:00

There are so many choices today for all of the different materials that go into a new home. New countertop materials are being invented everyday, making it hard to keep up with the latest, greatest options. Here are five newer materials that are available with a little information about each:

Recycled paper is the newest that I know of, made of rrecycled paper in a resin base, available in many hues. It is heat and stain resistant. This Green product is not that pricey at about $30/sq ft.

Recycled glass is one of the newer materials, made of colorful recycled glass mixed into a cement, concrete, or resin base. This product is wonderful, the colors can be very cool and customized to accent cabinets very nicely. It is a little pricey at about $50/sq ft.

End-Grain Bamboo is another newcomer, made consisting of chopping blocks made of thin rectangles of end-grain bamboo glued into panels. This products is pretty economical at about $22/sq ft.

Sustainable Wood butcher-block counters made with reclaimed or recycled lumber or from sustainably harvested wood. As with other uses for reclaimed wood, this option is pricey at about $50/sq ft.

Recycled Aluminum made of 50% to 90% recycled scrap aluminum in polymeric resin. Very cool, but very pricey, $95/sq ft.

The costs of any countertop material/installation very quite a bit depending on size, design details, corners, etc. For comparision, laminate is about $10-15/sq ft, solid surface is about $20-25/sq ft, marble/granite/quartz is about $35-50+/sq ft. For more information and photos of these products go to My Home Ideas. If you would like more information and/or where to find any of these products in your area, please contact us.

Creative Ideas for Egress Windows & Window Wells Increase the Value of Your Home

2011-12-10T10:57:00.000-06:00

Many people don’t realize how creative we can be with egress windows. There are the molded window wells of various standard sizes that most of us are familiar with, but we can also use landscaping blocks and other materials to build the walls of the egress well in just about any shape or size.

As part of a basement remodeling project we are currently working on in Dane County, we recently installed this nice big egress window and window well. The window well is built with landscaping blocks. For drainage, we added drain tile down to the footing drain tile, tying into the existing drain tile system already there. We then backfilled the inside of the well area with clear stone.

Egress windows increase your property value and salability of your home. They let natural light (and air) into your basement making the living space more enjoyable. An egress window increases safety by adding another fire escape to your home and therefore the ability to add another bedroom to your home.

Here are some photos taken during the process:

Excavate the Egress Well Area

Cut Window Opening

Installed Window

If you are interested in finishing your basement and/or adding egress windows please contact us for more information and more photos of creative ideas. We build and remodel homes for the People who live in them.

Do You Have Safe Levels of Radon in Your Finished Basement?

2011-12-06T11:15:00.000-06:00

The last thing I want to do is be an alarmist or jump on the latest bandwagon of things that are going to kill you, but some areas of Wisconsin (and other parts of the country) are known to have high radon levels. At Hammer Builders we do a lot of remodeling and basement finish. With so many of us using our basements as finished living area radon is a legitimate concern, especially if you spend a great deal of time there. Many of us have treadmills in the basement. I'm sure it is particularly bad to be deep breathing radon on a regular basis. I think of this all the time, as I am one of many people I know in Evansville Wisconsin with high radon levels in my home (I should say "had high levels," as now I have a radon mitigation system giving me peace of mind).

The U.S. Surgeon General warns that radon is the second-leading cause of lung cancer in the United States, second to smoking. For nonsmokers, radon is the No. 1 cause of lung cancer. The good news is that it is easy and inexpensive to test for radon levels in your home. For under $30 you can find out what the level is in your home. Although no level of radon is considered absolutely safe, the USEPA action level for radon is 4.0 picocuries per liter of air (pCi/L). This means that if your level is 4.0 or above, it is recommended that you mitigate the radon. If your level is high, the cost to install a radon mitigation system would likely be under $800 (if you have drain tile and sump pit). Your family's health is worth at least that much. It is worth $20-$30 to find out. For more information on radon go to Wisconsin Radon Info.

For more information on Madison, Dane County area home building or information on radon testing, mitigation systems, and installers go to HammerBuilder.com or email us.

Plan Now to Start Building Your Home in the Spring

2011-12-03T11:23:00.000-06:00

Planning your new home is really the most important phase of the project if you think about it. Often people come to Hammer Builders a month or two before they would like to break ground and expect that we will design a plan, assemble pricing, obtain the construction loan commitment, and obtain the required permits in four to eight weeks!

Permits can take one to three weeks or more alone depending on if you have well and septic and how easy it is to get “approval” from your township, building inspector, etc. It takes a couple of weeks to get a loan commitment. During better housing market conditions this can take 4 weeks. Depending on the level of finish going into your home, putting a price together will take two to three weeks. The time it takes to come up with a house plan that is ready for pricing varies with the status of the customer’s plan, the complexity of the plan, and the availability of the customer during the plan design phase.

You may have a final plan set that is ready for pricing. You may only have pictures of ideas that you would like to incorporate into your home plan, or somewhere in between these ends of the spectrum. In any case, you need to have a budget established before you start drawing your plans. As far as the complexity of the plan, you may want to incorporate many interesting design features, sustainable (Green) features. Others just want functionality and to keep it as simple and economical as possible. The more complex, the more time involved. This part of the process does involve a lot of the customer’s input and time. If both spouses work and both spouses would like to be present at every meeting it can be difficult to arrange all of this during revisions of the plan and keep the process moving. It actually is a good idea for both to be present, but my point is that it takes time to arrange meetings that will work for everyone (you may have to take some time off of work to do this and keep things moving). Coming up with the blueprint of your dream home can take two months or longer if you have a more complex plan and /or you are incorporating features that require more time thought and research. You may end up fine tuning (upgrading/downgrading) features in the end to better suite your budget, which will require a little more time.

So, start planning now if you would like to break ground in the Spring or Summer of 2012. It makes sense to invest four months of planning to create your family’s dream home. Visit our web site for more information on home building and how we can help you with one of the most important events of your life. Follow us on our blog or FaceBook for more information on what we are doing and home building in the Madison Dane County Wisconsin area.

Size Does Matter

2011-11-29T21:27:00.001-06:00

Are you looking for the lowest “cost per square foot” house (some of which barely qualify as “shelter”) or would you like a home that is functional and durable, with character and personality?

Many people come to Hammer Builders with an idea of what they would like their new home to look like. Unfortunately most people don’t have a good sense of area and space when planning a home on paper. Most do not realize that they only need 2/3 or even half of the space they are proposing.

We like to design every room and space for everyday living. Leave out the formal dining room that is used once a year (if you're lucky enough to have your stuffy formal friends come over that often) and other rooms and spaces that aren’t used that often. Design areas for combined uses. Excess, less functional space is wasteful and irresponsible (and expensive). Limiting space and/or using it more wisely and making it more functional is thoughtful and responsible. It also leaves more of your building budget dollars for some of those finishes that really add character and personality to your “home”.

Contact Hammer Builders for more information and ideas on building a well-designed home with personality.

Keeping Homes "Not So Big" Without Compromising Functionality and Style

2011-11-18T10:46:00.000-06:00

Sarah Susanka has great desgin ideas for keeping homes "not so big" without compromising functionality and style. If you have a chance, see this article at residentialarchitect.com. This showcase is not that far away from Janesville, Madison Wisconsin areas. If you are thinking about building a new home or remodeling your current home, you may get some really good design ideas here. Sarah Susanka has also published several books with great ideas and LOTS of pictures.

Hammer Builders Hires New Project Manager

2011-10-11T17:28:00.000-05:00

Hammer Builders would like to welcome Jim Roloff, our new Project Manager. Jim comes to Hammer Builders from Princeton Custom Homes in Madison, where for the past 17 years, he managed both new construction and remodeling work. Jim's past work reflects a wide range of projects at all levels of finish and price. We look forward to working with Jim and his contribuitions to grow our business as we continue to provide quality construction services.

Geothermal Heating and Cooling Now More Affordable

2011-09-15T13:11:00.000-05:00

With a 30% federal tax credit being offered through 2016, the cost of installing a geothermal heating and cooling system is so much more affordable with payback time periods ranging from 4 to 8 years depending on the size of the home. This 30% tax credit includes material and labor costs and is available for existing homes and new construction.

For more information on geothermal heating and cooling systems go to The International Ground Source Heat Pump Association or call Hammer Builders at 608-774-6382.

Take Advantage of Energy Efficient Mortgages with Rates Currently Under 3%!

2011-08-17T11:58:00.000-05:00

Banks offering Energy Efficient Mortgages (EEM) understand the added value of a home with lower utility costs and they adjust loan/value ratio accordingly. Rates on EEM are currently under 3%, with as litlle as 5% down! Banks offering EEM are few and far between, but this type of mortgage is becoming more readily available everyday. Talk to your loan officer for more information, or contact us at 608-774-6382.

What Are Component Built Homes?

2011-05-07T16:36:00.000-05:00

What are component built homes? Are they good quality? What do they look like?

A component built home (sometimes referred to as panalized or system built) is where the framing components of the home are designed and constructed within a quality controlled manufacturing environment. The floor panels, wall panels, and trusses are then loaded onto trucks and delivered to the job site (after the foundation is completed). A set crew assembles these framing components and sheets the roof within 2 to 5 days, depending on the size of the house. The rest of the construction (roofing, siding, drywall, electric, plumbing, HVAC, cabinets, trim carpentry, flooring, etc.) occurs in the same way as a site built (stick built) home would. The difference is that the house will be completed about 4-6 weeks sooner.

Component built construction provides a top quality product that meets or exceeds all local, state and national building codes at an affordable cost. The components are built inside a controlled environment, using specialized equipment, and with all of the materials within easy reach. There is much less waste and the construction is more precise (square and plumb). Because the homes are framed so quickly there is less weather damage (and delays) and less theft at the job site.

Some folks have a misunderstanding that component built homes all look like cracker boxes or a two piece double-wide thrown together. This is a myth. Absolutely any home plan with any roof design can be component built from an 800 sq ft cabin to a 10,000 sq ft manor. For more information on component built homes contact Cindy Hammer at cindy@hammerbuilder.com or 608-74-6382.

Hammer Builders Offers Turn-Key Financing on New Home Construction

2011-04-09T12:31:00.000-05:00

At Hammer Builders, we take the stress out of building a new home. Our exceptional communication and organizational skills lend well to delivering your new home on time and on budget. This makes the whole building experience pleasant and stress-free.

In addition to our exceptional project management skills, we also offer turn-key financing for most of our single-family building projects. If you are building one of our standard plans or a plan similar in design and/or size, we will finance the construction of the home ourselves. With a signed standard Offer to Purchase agreement in place, all you need to do is arrange for your financing as if you were buying any existing home. We do require a small deposit, but then nothing is due until the home is completed to your satisfaction and we close the sale at a local title company. We will also accept Offers with a home sale contingency, provided your current home is listed with a licensed Realtor at a list price that is in agreement with recently sold comparable homes.

Please call or email us for more information at 608-774-6382 or cindy@hammerbuilder.com.

How Much Does it Cost to Build a House (Per Square Foot)?

2011-03-26T10:22:00.000-05:00

The most common question asked by people interested in building.

Price per square foot can vary greatly depending on materials used features put into the house. The size of the house also affects price per square foot. The larger the house the lower the price per square foot and vice versa. This is true because you generally will have the same cost for permits, same amount of outside concrete flatwork, same cost for lawn grading and seeding, and nearly the same costs for HVAC, plumbing, and electric regardless of the size of house. The style affects the price. A two-story house is generally less expensive to build than a one-story, and a tri-level house is even less expensive to build than a two-story.

A few other factors that will affect the cost: roof style and pitch (a hip roof is more costly than a gable roof, high pitch roof is more costly than lower pitch); 3-car garage vs. 2-car garage; exposure in the basement adds siding and window costs; egress windows add costs; the type of siding and extent of brick/cultured stone on exterior; extent of wood/tile flooring; cabinet and countertop materials; number of bathrooms and plumbing features (whirlpool tub, tiled walk-in shower, etc.); patio vs. deck or screened deck or porch; extent and materials for retaining walls.

Building a house based on Hammer Builder's high quality, energy-efficient standard practices, we can estimate a price per square foot of $110 - $112 for a one-story 1,600 sq ft house. This price does not include the cost of the lot. It also assumes that all necessary utilities are at the lot line (electric, water, sewer). Building during the winter (Nov. 15 through March 31) will also incur additional costs ($500 to $1,000). Generally combined well and septic costs range from $18,000 to $22,000.

Basement finishing costs $28 to $35 per square foot, depending on materials used and whether or not a bathroom is included.

At Hammer Builders our pricing is very fair and straight-forward. Proposals are well thought-out and based on what the Client actually wants in their home or remodeling project, rather than providing a proposal with minimal features and later adding on thousands of dollars in add-ons and upgrades. We always complete our projects on budget and many times under budget. We actually credit our Clients when any allowance cost is under the contract value.

For more information on our standard building specifications, how to get started planning your new home, how our turn-key construction works, or any other building or remodeling related questions please visit our web site at www.hammerbuilder.com and contact Cindy Hammer at 608-774-6382 or cindy@hammerbuilder.com.

Remodel Your Way to Home Savings

2010-09-29T12:57:00.000-05:00

Written by Sue Berg

Home owners, the remodeling clock is ticking.

December 31, a unique federal tax credit ends. It allows people to deduct up to $1,500 for purchasing energy efficient products in remodeling their homes. That’s no small change.

The credit applies to a range of energy efficient products: furnaces and boilers, biomass stoves, central air conditioning, insulation, non-solar water heaters, skylights, windows, and doors, among others. Excellent notes about the Existing Home Retrofit Tax Credit (Tax Code Section 25C) can be found on the web site for the National Association of Home Builders (www.nahb.org). Unique among the notes are these tidbits:

• Eligible products must be reasonably expected to be in use for five years.

• Although Energy-Star rated products are efficient, not all Energy-Star products qualify for the tax credit. Visit the web site www.energystar.gov to see the list of products that qualify for the 25C tax credit.

• Installation costs don’t qualify for the tax credit; be sure to have the contractor / remodeler break out the costs for labor and installation.

Essentially, the tax credit is 30 percent of the product cost, up to a total of $1,500 (which equals 30 percent of $5,000). Limited to existing homes that are primary residences, the tax credit is an easy way to recoup some of the expense of remodeling.

In addition to the tax credit, some products may qualify for a rebate, either from the manufacturer or Wisconsin’s Focus on Energy program. Rebates range from $100 to $400. For more information about rebates, visit www.focusonenergy.com/incentives.

Rebates and tax credits have motivated area families to remodel now, says Cindy Hammer of Hammer Builders, LLC. One Evansville family already is enjoying benefits without having to wait to use the tax credit.

“Last spring, our company installed a high efficiency furnace, new windows and new insulation. We also improved the sealing. Later, the family told us they found themselves constantly turning the heat down because it was too warm,” Hammer says. “Before the changes, they always set the thermostat five degrees above their comfort level, just to compensate for the drafts.”

Comfort, pleasure, tax credits and rebates are just a few of the perks that come from remodeling. Resale value also improves. Remodeling magazine makes an annual assessment of cost vs. value, with many of the classic remodeling projects recovering 70 percent or more of the cost through resale value. One simple project—replacing an entry door with a steel door—actually recoups 128 percent of the cost.

And when the remodeling project improves energy efficiency, it makes the home more desirable on the market.

“Most folks will tell you that the resale value of a home increases when it is energy efficient. Even when you’re not thinking of resale value, everyone can relate to utility bills. By making energy-efficient improvements, you can reduce some of those monthly costs,” Hammer says.

To learn more about recovering some of the costs of remodeling through the federal tax credit, go to www.energystar.gov and click on the link for tax credit.

New Home for Sale by Hammer Builders LLC

2010-06-08T13:40:00.001-05:00

Please join us and see the quality and features that go into the fine homes built by Hammer Builders LLC:

Open House

Sunday, June 13 from 2:00 to 4:00 pm

704 Orchard View Dr

Evansville WI

From Hwy 14 turn north on Hwy M.

Turn east on Orchard View and watch for signs.

Listed at $209,900

This is where curb appeal meets high performance! This ENERGY STAR® Certified and WI Green Built Certified home has a spacious deck overlooking private back yard. The home features high performance HVAC and tankless water heater. Save on your utility bills-immediately. This quality home has too many other fine features to list. Come and see for -ourself and meet the Builder! Call Cindy at 608-774-6382 for more information.

Cindy Hammer Earns Lead-Safe Renovator Certification

2010-05-30T15:39:00.000-05:00

Written by Sue Berg

Evansville area builder Cindy Hammer recently completed training to become a certified lead-safe renovator. Hammer, of Hammer Builders LLC, now meets federal and state requirements for renovating or remodeling projects that may disturb old lead-based paint.

Certification is important. Federal and state regulations, effective April 22, 2010, require lead-safe renovator certification for any contractor working in an area that may disturb lead-based paint in homes, daycares, schools and other buildings constructed before 1978 that house children. The regulation applies to any project that involves six square feet or more of painted surfaces on the interior, or 20 square feet or more of painted surfaces on the exterior. Examples of renovation or repair work that may interfere with lead paint includes carpentry, electrical changes, weatherization, painting, and window replacement.

The regulations were established by the U.S. Environmental Protection Agency and the Wisconsin Department of Health Services (DHS) Asbestos and Lead Section. Wisconsin’s standards are stricter, with a lower threshold definition for “lead free” paint.

“The goal is to prevent lead paint dust or residue from floating around the environment and being inhaled or ingested,” Hammer says. “Children are particularly vulnerable because 50 percent of the lead inhaled or ingested is retained and so it is more likely for toxic levels to build up in children.”

The mother of two children herself, Hammer explains that Wisconsin has documented more than 46,000 children with lead poisoning since 1996. The information comes from DHS, in its “Report on Childhood Lead Poisoning in Wisconsin in 2008.” The state report says that Wisconsin children are at higher risk for lead poisoning than children elsewhere due to the volume of older homes with lead-based paint. One-quarter of homes in Wisconsin are pre-1950 and responsible for two-thirds of documented lead poisoning cases among children.

In 1978, lead-based paint was banned in residential homes. Lead causes harm on many levels. The slightest presence of lead can interfere with normal development of a child’s brain and lead to lifelong learning disabilities, behavior problems, and health issues. This increases the need for medical care, special education, juvenile and adult correctional programs, and local government case management. According to the DHS report, each lead poisoning case that can be prevented may protect a child’s future and save $40,000 to $50,000 in unnecessary costs.

For certification, Hammer attended an eight-hour course that covered general information on lead, health effects of exposure to lead, and regulations. The training program spelled out acceptable procedures, processes and equipment to contain lead debris, and included hands-on worksite preparation, clean-up and disposal.

In addition to training, the new regulations require contractors to present home owners with an EPA pamphlet about lead-based paint and renovation issues, and obtain the owner’s signature on a receipt for the information.

Hammer encourages home owners to ask contractors for their lead-safe certification, and for an explanation how lead-based paint will be contained. “When Hammer Builders does a remodeling or renovation project where there is lead paint, we tell the owner how we will set up the work space, and what we will do to minimize the amount of dust and debris,” Hammer says. “We also will take care of clean up and ensure that their environment is lead-safe when the job is finished.”

Home owners will gain advantages beyond a safer, healthier environment for their family. Hammer believes that homes remodeled with lead-safe practices will have greater resale value, making them easier to sell to future buyers with children or with health concerns.

“Lead-safe practices are important,” Hammer says. “We are an Energy Star partner, Green Built Home member, and an advocate of better health and safety. It was just a natural progression to get lead-safe certified to ensure that our remodeling and renovation projects are done safely, leaving a healthy environment for the home owner.”

ACT NOW: Home Buyers Tax Credit to Expire Soon

2010-03-04T09:38:00.000-06:00

WASHINGTON, March 4 - The National Association of Home Builders (NAHB) wants potential home buyers to be aware that they still have the opportunity to take advantage of the $8,000 first-time home buyer or $6,500 repeat buyer tax credits, as long as they act quickly--the credits expire on April 30, 2010.

"It's not too late to take advantage of the home buyer tax credit," said NAHB Chairman Bob Jones, a builder and developer in Bloomfield Hills, Mich. "There are plenty of existing homes on the market, and even though the move-in ready newly constructed homes inventory has dwindled, builders may still be able finish a home in time."

The IRS provides an additional two months beyond the deadline to close the deal. Buyers who sign a sales contract by the April 30 deadline are still eligible if they close the sale of the home by June 30, 2010.

More people than ever before are eligible for a home buyer tax credit, NAHB estimates that close to 70 percent of all potential buyers should qualify for some form of a credit.

"First-time" buyers don't have to be buying their first home ever; they are defined by the IRS as those who have not owned a principal residence in the past three years. Repeat buyers may be eligible for a new $6,500 credit, as long as they have owned and lived in their current home at least five consecutive out of the past eight years.

The current credits also increase the income limits, enabling single taxpayers with incomes up to $125,000 and married couples earning up to $225,000 to potentially qualify for a full credit.

NAHB's Web site at http://www.federalhousingtaxcredit.com/, which has received more than 6.5 million visitors since the site launched, provides basic information about the credits, detailed question and answer sections, and links to additional home-buying resources for consumers.

Homebuyer Tax Credit Extended and Enhanced

2009-11-08T20:44:00.000-06:00

On Wednesday Senators agreed to extend the tax credit for first-time homebuyers and to offer a reduced credit to some repeat buyers.

The existing tax credit provides up to $8,000 to first-time homebuyers but is set to expire at the end of November.

The tax credit for first-time homebuyers will be extended while offering a reduced credit of up to $6,500 to repeat buyers who have owned their current homes for at least five years.

The tax credits will be available to homebuyers who sign sales agreements by the end of April and they will have until the end of June to close on their new homes.

For more information, go to http://www.federalhousingtaxcredit.com/.

What Type of Water Heater is Best for You? Conventional vs. Tankless

2009-10-24T14:35:00.000-05:00

There are several things to consider when deciding which type of water heater is best for your needs.

Tankless water heaters reduce energy use up to 25%, but they cost twice as much as standard storage units. However, there is more to it than initial cost and energy savings. Your particular needs should also be considered when deciding which system is best for you. The following pros and cons for each were taken from an article which originally appeared on Builder Online. Note that the costs mentioned are national averages and actual costs in South Central Wisconsin may be less than noted here.

CONVENTIONAL HOT WATER STORAGE TANKS

Pros for Conventional:

Proven technology that builders and home owners know and trust. The straightforward system has been around for years and works well.

Low product cost and low installation cost. A basic 30-gallon electric tank can be purchased for less than $300. Installation is fairly simple.

Inexpensive replacement cost. If and when a water heater goes bad, the system can easily replaced with a similar unit for about $500 to $800.

Energy Star tanks are now available. As of this year, the Energy Star program certifies conventional high-efficiency gas water heaters, so it’s possible to save energy and money. Units must have an energy factor of .62.

Cons for Conventional:

Conventional tanks are always on. No matter how energy efficient it is, a storage tank cycles on a regular basis to heat and reheat water at a preset temperature, using energy to heat the water whether a homeowner needs it or not.

Big and bulky. Most storage tanks take up precious real estate in a mechanical or laundry room, especially in smaller homes such as apartments, condos, or townhouses.

May be inadequate. Depending on the capacity and household hot water needs, a conventional storage tank may not be able to meet demand. “If not sized correctly for peak demand, tank water heaters will run out of hot water,” according to www.smarterhotwater.com. In addition, only about 70% of the hot water in a typical storage tank is available for use, says Aikens.

Less versatile installation. The unit needs a fairly large space for installation and cannot be located outside the home.

Less durable. The life expectancy of a conventional hot water tank is about 12 to 15 years.

Tankless water heaters reduce energy use up to 25%, but they cost twice as much as standard storage units.

TANKLESS WATER HEATER

Pros for Tankless:

Saves energy. The unit only operates when there is a demand for hot water, which can reduce its energy cost by about 25% annually.

Highly efficient. The most efficient storage tank has an energy factor of about .67, but, according to Energy Star, some tankless units have energy factors as high as .95.

Reliable. If a unit is sized properly, a gas tankless heater can deliver a continuous supply of water at a preset temperature (plus or minus one degree) at a rate of typically 2 gallons to 5 gallons per minute. The units never run out of hot water, though the flow rate may be inadequate during times of peak demand, according to www.smarterhotwater.com.

Compact size. The typical tankless heater is about the size of a small suitcase, which takes up significantly less space than a conventional tank.

Durable. It has a life expectancy of 20 years or more.

Versatile. The unit is easy to zone and it can go almost anywhere in the house. It also can be installed outside on a wall.

Cons for Tankless:

Tankless units cost about twice as much as traditional storage tanks. A typical tankless unit may cost about $700 and can easily top $1,500.

Installation is expensive. In addition to the high product cost, installation for the unit and the necessary piping can be pricey. They also need very good venting, which is also expensive.

Retrofit is pricey and complicated. Unlike a traditional tank, retrofitting a home with a tankless unit is difficult and expensive. “In new construction, the labor time required to install a tankless water [heater] is about the same as a tank water heater,” according to www.smarterhotwater.com. But the equation changes in a remodeling situation. The process is complicated, and the installed costs to replace a tank water heater with a tankless unit can be as high as $3,000.

Best performance comes from gas units. Though gas-fired tankless units are great performers for whole-house use, electric units are woefully inadequate. Electric units are not Energy Star-rated, Aikens says, and “require significant amounts of energy to use.”

Look for future blog articles regarding solar water heaters and the new heat pump water heaters. For questions regarding home building, energy efficient building practices, or green building practices contact Hammer Builders LLC.

Solar Electric Systems Pay!

2009-09-18T13:30:00.000-05:00

Solar electric (PV) systems are more affordable now than ever. With rewards and tax credits you can now get up to 55% off the total cost of a system installed, reducing the cost from $10,000 to $12,000 to $4,500 to $5,400. Then the cost that you do pay is all tax deductable. Your utility company will then pay you for the power you do not use (in the amount of approximately 3x what you are paying your utility company for their electric power) for up to 10 years. This reduces the payback period from 10 years to 5 years or less. Your exact payback period will depend on your electrical usage, electric rate schedule, and cost of your system. In most cases the larger your electric bill the greater the return on investment and the faster the payback.

Installing a solar electric system is a wise investment. A system usually yields an initial return on investment of 7-11%. As utility rates increase your return will also increase. It will also increase the value of your property. According to The Appraisal Journal, Evidence of Rational Market Evaluations for Home Efficiency, a $1 decrease in your annual energy bills results in a $20 increase in your property value. Using this formula, one can estimate that your property value will increase by the net cost (after rebate) of your system.

For more information on solar electric systems, solar hot water systems, and other renewable energy systems and components, please contact Cindy Hammer at 608-774-6382 or visit our web site at HammerBuilder.com.

Vinyl Siding and the Environment

2009-07-17T10:35:00.000-05:00

Does vinyl siding get a bad "wrap"?

Today’s vinyl siding, the most popular choice for exterior cladding in the United States and Canada, delivers recognized environmental benefits to help make and keep homes green.
Throughout the processes of manufacturing, transportation, installation, service life and waste management, vinyl siding scores well on tough environmental measures.

What’s more, vinyl siding has the potential to contribute to achieving more points than other exterior cladding in the leading green building certification programs including the United States Green Building Council (USGBC) LEED® for New Construction and LEED® Homes Rating Systems and the ANSI approved ICC 700-2008 National Green Building Standard™.
Additionally, research shows how insulated vinyl siding contributes to savings in energy consumption, energy costs and CO2 emissions. Recent studies sponsored by the New York State Energy Research and Development Authority (NYSERDA) found that insulated vinyl siding outperforms James Hardie fiber cement when comparing environmental and energy performance.

For more information, see Siding with the Environment.

Qualified Buyers May Now Use Tax Credit to Pay Upfront Closing Costs and Downpayments

2009-06-21T08:44:00.000-05:00

The U.S. Department of Housing and Urban Development announced on May 29 that the Federal Housing Administration will allow state housing finance agencies to provide second mortgages “monetizing” the tax credit so that borrowers can use the funds for upfront costs for the purchase of homes with FHA-insured mortgage loans.

“This is great news for thousands of families who want to take advantage of today’s low interest rates, competitive prices, great selection and the federal tax credit that is only available until Nov. 30, but could not save enough money for a downpayment and closing costs,” said NAHB Chairman Joe Robson.

HUD announced that FHA-approved lenders can purchase the tax credit from the home buyer in advance, so that the home buyer can use the funds for closing costs or make a downpayment in addition to the 3.5% minimum. Home buyers who go directly to FHA-approved lenders still need to come up with the 3.5% minimum downpayment that is required for an FHA-insured loan.

Go to “monetizing” the tax credit for more information.

Go to www.federalhousingtaxcredit.com for more information on the $8,000 tax credit.

Build Green...Build Small!

2009-06-13T14:52:00.000-05:00

At Hammer Builders, we advocate energy efficient, green building practices and quality over quantity. We believe in building smaller sustainable homes with very functional floor plans, so you don't waste money and resources unnecessarily. Many smaller, well-designed homes actually feel bigger than homes with more area and not-so-functional floor plans. There are many builders and designers out there working on this concept, but the Madison Environmental Group takes this concept to a whole new level.

Check out Madison Environmental Group's latest research and development project, Casa Kit Homes. These small houses will provide a radical green living solution for people who want to simplify and live lightly on the earth. Starting as small as 600 square feet, with options for 1-4 bedrooms, Casa Kits are stylishly designed to exceed today's green building standards. For more information on Casa Kit Homes, go to:

MadisonEnvironmental.com

For information on building green, building small, please visit HammerBuilder.com or call Cindy Hammer at 608-774-6382.

Hammer Builders Joins WI Green Built Home Program

2009-05-22T10:01:00.000-05:00

Hammer Builders has recently joined the WI Green Built Home Program and is currently in the process of certifying our first Green Built Home. We have always met many of the standards of the Green Built Home Program, but we are now taking the next step...completing the paperwork, having third party inspections, and certifying our homes as Green Built. You can always rest assured that you are getting a quality product and exceptional customer service from Hammer Builders.

For more information on the Wisconsin Green Built Home Program, go to:

http://wi-ei.org/greenbuilt/index.php?category_id=3985

How is this home buyer tax credit different from the tax credit that Congress enacted in July of 2008?

2009-05-08T14:32:00.000-05:00

The most significant difference is that this tax credit does not have to be repaid. Because it had to be repaid, the previous "credit" was essentially an interest-free loan. This tax incentive is a true tax credit. However, home buyers must use the residence as a principal residence for at least three years or face recapture of the tax credit amount. Certain exceptions apply.

For more information on the tax credit, please go to www.federalhousingtaxcredit.com.

Welcome Home...Welcome to Sugar River Crossing!

2009-04-15T14:38:00.000-05:00

There is not a better building site for your Energy Efficient, Green Built Home...

SUGAR RIVER CROSSING is a 156 acre rural conservation community in the Town of Albany, Green County, Wisconsin. Developed by concerned neighbors wanting to assure responsible land use, lots are available now!

Just minutes from the Madison beltline and Fish Hatchery Road, this quiet subdivision offers its residents 85 acres of conservation land with woodlands, wetlands, prairie, and 1.5 miles of Sugar River access.

Hammer Builders Energy Efficient, Green Built Homes go hand-in-hand with Sugar River Crossing. For more information please call Cindy at 608-774-6382 or visit http://www.sugarrivercrossing.com/ for information on the Sugar River Crossing conservation community.

$1,000 Credit Towards Any Energy Efficiency Upgrade

2009-04-01T09:13:00.000-05:00

Hammer Builders will give you a $1,000 credit toward any upgrade to make your home more energy efficient with a contract to build with Hammer Builders.

It is a very favorable time to build now, as lot prices are lower than they've been in 8 years and lumber costs are also down. Please see our web site or call for more information.

2009-03-17T13:29:00.000-05:00

Open House, Sunday, March 22 from 1 to 3 pm

Please visit our open spec home at 259 N Water St, Evansville on March 22 to learn more about the features and detail that go into our homes. The difference IS in the DETAILS!

The cost of building a home is very favorable at this time with lot costs lower than they've been in 6 to 8 years!

Directions: Hwy 14 to Evansville. Hwy 14 turns into East Main St. From E. Main turn north on Water St. Open house is at the last house on the left (west) side of street.

Call Cindy at 608-774-6382 for more information and/or directions.

2009-03-17T08:34:00.000-05:00

$8,000 Tax Credit for First-Time Home Buyers, an Opportunity of a Lifetime...

Unlike the previously enacted tax credit of $7,500, this tax credit does not have to be repaid!

Tax credit at a glance:

The tax credit is for first-time home buyers only.
The tax credit does not have to be repaid.
The tax credit is equal to 10 percent of the home’s purchase price up to a maximum of $8,000.
The credit is available for homes purchased on or after January 1, 2009 and before December 1, 2009.
Single taxpayers with incomes up to $75,000 and married couples with incomes up to $150,000 qualify for the full tax credit.

To learn more email cindy@hammerbuilder.com or go to:

http://www.federalhousingtaxcredit.com/

Energy Efficient Mortgages (EEM)

2009-02-15T11:17:00.000-06:00

Did you know that you can get assistance financing some of the extra costs of building an energy efficient home?

FHA's Energy Efficient Mortgage program (EEM) helps homebuyers or homeowners save money on utility bills by enabling them to finance the cost of adding energy efficiency features to new or existing housing as part of their FHA insured home purchase or refinancing mortgage.

For more information, go to:

http://www.hammerbuilder.com/information_links/information_links.htm