Questions regarding new construction upgrade options

newhomebuyer1 · 08-02-2011, 11:25 AM

This is my first time posting to a forum so please excuse me if I am posting this to the wrong section. I am currently in the process of buying a new construction (approx 3,000 sq ft) through a builder. I have never purchased a new construction before and am on the fence about the following upgrades and would like your opinion on whether it makes sense to purchase them through the builder or get it done through a contractor after the home is built. I am not only concerned about the prices provided by the builder which I included below but that each upgrade would also result in higher property taxes as well. Any thoughts would be appreciated.

3 piece plumbing rough in for Walkout Basement - $2,000 - We plan to finish the basement a year after we move in.

Waterproofing walkout basement - $850

Master Bedroom tray ceiling - $1,700

Recessed lights in kitchen and 2 story family room - $200 PER recessed light - not sure how easy this would be to do after the fact without making large holes in the ceiling

Finished garage package (insulation and garage door opener) - $1,800

Ceiling fan pre-wire with 1 switch - $220 per room

Vent Microwave Outside - $380

Gas line for dryer - $300

Thanks for your time.

Broughton · 08-02-2011, 12:28 PM

All of those things are better done during construction except the garage finish out as long as you hold off the drywall in the garage also. None of that will increase the value of your home on the tax roles enough to justify the cost and hassle of trying to retrofit that work.

joed · 08-02-2011, 03:19 PM

They don't waterproof the basement and have to charge extra for that?

newhomebuyer1 · 08-02-2011, 04:45 PM

joed, I do not understand your comment. Can you please clarify?

newhomebuyer1 · 08-02-2011, 05:45 PM

Additional clarification:

Waterproofing - Damp proofing is code and waterproofing includes a tar membrane to the exterior walls.

Plumbing rough in - This is additional lines and drains in the floor of the basement. 1 sewer, 2 water.

Garage finished package - This includes finish paint, insulated garage door (non insulated is standard), insulated exterior walls and garage ceiling, keyless entry, and two remotes. Without this option, the garage walls will be skimcoated, not finish painted.

jomama45 · 08-02-2011, 05:54 PM

The garage finishing seems like a good deal.

As stated above, all of these are easier, and likely cheaper, to have done while the house is constructed, rather than later.

The only thing I question is the method & material that they are proposing to use on the foundation. On a house that size, I could get the simple, asphaltic spray coating done by a third party for under $200. Seems like the builder likes to pad his option prices heavily, and come in with a competitive "bare-bones" initial price................

**oh'mike** · 08-02-2011, 05:55 PM

All the things on that list need to be done before you move in----the basement plumbing rough will cost more to do later.

You might get somewhere asking for a discount if you get the whole ball of wax-----

The garage package seem high---how big is that garage and how many openers??--Mike---

joed · 08-02-2011, 08:38 PM

Quote:

Originally Posted by newhomebuyer1

joed, I do not understand your comment. Can you please clarify?

I was figuring a basement would be automatically waterproofed, but I guess they are only damp proofed. Waterproof for sure.

1910NE · 08-02-2011, 09:54 PM

While all of those items should probably be done before you move in, some seem a bit steep in price..

newhomebuyer1 · 08-02-2011, 10:31 PM

191ONE, my thoughts exactly! $200 per recessed light!? $850 to put tar on? $380 to vent a microwave!? Not only do they seem steep but it feels like we're being nickle and dimed for small things that they should just include as part of the house.

oh'mike, it's a 2 car garage with 2 remotes.

Considering the steep prices, does it still make sense to do all of them before?

Broughton · 08-02-2011, 11:29 PM

You might not be happy with the prices in which case you should push back about them but these things really should be done during construction. Not saying this builder is but unscrupulous builders do this because they have you right where they want you, wanting these things to be done and charging a premium for them.