Luxury Home News @ The Custom Home Blog

Designing and Building in a Floodplain

Waterfront properties are among the most desirable home-sites in the world. Living on the water offers incredible views and recreational activities. However, they may also be in the floodplain. The Federal Emergency Management Agency (FEMA), ranks Travis County (including Austin, Texas) in the Top 10 % of counties in the nation that are at risk for significant flood damage. Along with the beauty and allure of owning waterfront property comes the challenge of building within an established flood zone or flood plain area.

The two primary documents for designing & building in the flood plain (zone) are ASCE 24-05 (American Society of Civil Engineers) andFEMA 54 (Federal Emergency Management Agency). ASCE 24-05 & FEMA 54 engineering standards are broken into two basic categories: Step 1: Function and Step 2: Form / Aesthetic. (“It’s not just what it looks like and feels like. Design is how it works.” -Steve Jobs)

STEP 1 – FUNCTION

• All structural components must be adequately connected to prevent flotation, collapse, or permanent lateral movement. FILL DIRT MUST REMAIN STABLE UNDER FLOOD CONDITIONS!
• All service equipment must be elevated above the flood zone – including heat pumps, air conditioners, hot water heaters (tankless), circuit breakers, electrical junction boxes, outdoor appliances, etc.
• Any space designed for habitation MUST be elevated above the Flood Zone.
• Permitted in the Flood Zone: vehicular parking, limited storage and building access (stairs). Elevators are permissible subject to separate design guidelines.

REDUCING HYDROSTATIC PRESSURE

Constructing a crawlspace beneath the first floor will raise the lowest floor of the structure above the surrounding grade. Openings in the foundation walls are then required. If flooding reaches the building, the openings allow flood waters to enter the area below the lowest floor and equalize the hydrostatic pressure on the foundation walls.

WIND:

Buildings elevated above the ground can be more vulnerable to wind!

STEP 2 – AESTHETIC

Design to meet performance standards, but don’t forget:

• VIEW (We paid for lake views, we want lake views)

• SUN ORIENTATION

• WIND

• NEIGHBORHOOD / DESIGN GUIDELINES

Technique #1: Raise the lowest floor

Technique #2: Design lower level of house as non-habitable and build habitable home above floodplain

How Do I Get a Permit to Build in the Flood Zone?

IT’S COMPLICATED…

1. See City of Austin Land Development Code 25-7-92, 93, 94, 95 & 96…….

OR

2. Call Jenkins Custom Homes.

Thermador Adventures in Scottsdale

Our latest Builder20 meeting was held in Scottsdale, AZ (thus, my previous post about visiting the Frank Lloyd Wright Center).  We have been meeting with our Builder20 group twice a year for over 5 years, and it is always a great time where we work strategically “on” the business instead of just “in” the business.  This time, we held the meetings in the award-winning Thermador training center and showroom.  I must say, this place was awesome and put every meeting room we have ever used in the past to shame!

One of the nights, we had an interactive dinner, where we all cooked various dishes in the showroom on Thermador appliances.  This was really fun and allowed us to learn first-hand about the appliances.  The most amazing feature we saw, in my opinion, was the infrared sensor on the cooktops.  This bad boy senses the temperature inside the dish and KEEPS IT FROM BURNING!  Ah, hello, why haven’t we always had this awesome feature?!!!  As newlyweds, that could have saved us LOTS of money in ruined dinners.  There were many other great features, and we were duly impressed.  Here is what Thermador says about their “Sensor Dome” technology and how it is used in conjunction with their induction cooktop (also available in the electric cooktop):

“Thermador Induction can fry with the industry’s most powerful heating element, or simmer precisely for long periods of time. Thermador’s patented Sensor Dome technology brings the pan to the perfect temperature and utilizes infrared sensor technology to monitor the temperature inside the pan, cycling on and off to maintain the precise temperature. Sensor Dome allows Thermador Induction to simmer without scorching, boil without boiling over, and deep fry without burning.”  (Read more)

Incidentally, Thermador recently announced that they are closing this facility, and that is unfortunate.  We wish everyone could see it!

Inspirational Photo of the Week

Is this the Four Seasons?  No, it’s in a home we recently built!  How fun would it be to have a hotel-like spa in your home?  They are not unreasonably expensive to build, and just think of the savings on those resort hotels…

Also, don’t forget…the Luxury Home Show is this weekend, Oct. 8th & 9th.  If you would like to attend, just register at http://luxuryhomeshow.info.

Frank Lloyd Wright Architecture in Austin?

Texas Contractor Requirements for Fire Damaged Homes

We just received this important information, below, from the Texas Association of Builders for anyone about to hire a contractor to rebuild their fire damaged home in Texas.  The facts to note are that a contractor cannot, under Texas law, move into an area where they have not previously held a business address and ask for payment to begin work on a fire-damaged home.  A contractor CAN begin work on the home, without taking any payment.  However, after doing some work on the home, that contractor CANNOT then take a payment disproportionate to the work performed.  Why?  These new regulations are designed to protect people from those predators who would try to take advantage of their unfortunate situation.  It is likely that these regulations were passed as a direct result of someone’s ill-fated experience with a bad contractor.  After reading about this, it brought to mind some simple guidelines that might just help someone who is trying to deal with the horrible feeling of loss and AVOID having to deal with a bad contractor, too.

1. Don’t use a contractor who just moved into town.  Even though it might be fine, the odds are against you.  There are plenty of established contractors who can handle the situation, and they probably already have contacts in the permitting offices as well as knowledge of local building codes.
2. Ask around for a contractor who someone knows personally.  A personal recommendation is as good as it gets and, let’s face it, trust is the most important issue when hiring a contractor.
3. If you can’t find anyone with personal experience with a contractor, ask a local Realtor.  Explain to them that you are particularly interested in someone trustworthy.  The last thing you need is a fast-talking, slick so-and-so (that’s Texas-speak for all you out-of-towners).
4. When you do interview contractors, ask for references that you can call.  This is so important!  You really must call people and ask them about their experience with the contractor!  No one likes to do it, but it can mean all the difference between a good experience and a bad one.
5. Don’t overpay a contractor.  Ask for a draw schedule (aka, payment schedule) in advance and look it over carefully to insure there aren’t disproportionate expenses upfront.  Never pay for work that hasn’t been completed…and I mean completely completed!  There are so many sad stories about contractors who left town or declared bankruptcy due to money mismanagement, and there is no reciprocity for those individuals left holding the bag.

All contractors are not bad.  It is an industry, however, where greed can lead to bad behavior.  It is up to you to do your homework and find someone trustworthy to get you through the next several months.  A good contractor can not only get you through but can lead you through the dark times and into a much better place than you were before.  That is my hope for all the Texas fire victims!

From the Texas Association of Builders, Sept. 8, 2011:

With the devastating wild fires across the state, it is important that builders and remodelers be aware of HB 1711, which became effective September 1 of this year.  The bill applies to contractors who remove, clean, sanitize, demolish, reconstruct, or otherwise treat improvements to real property as a result of damage or destruction to that property caused by a natural disaster.  Specifically, it requires that a “disaster remediation” contract must be in writing and prohibits a “disaster remediation contractor” from requiring payment prior to beginning work or charging a partial payment in any amount disproportionate to the work that has been performed.  However, the statute exempts contractors that have held a business address for at least one year in the county or adjacent county where the work occurs.  As these tragic fires are put under control and the rebuilding begins, members must be aware of the new statutory contract limits on those who have not had a business address for at least one year in the county or adjoining county of the disaster.  Ignoring these requirments could result in a deceptive trade practices violation.

Written by Bethany Jenkins, Jenkins Custom Homes.

The Luxury Home Show – Oct 8th – 9th

Save the Date…it’s gonna be here before you know it, the Luxury Home Show!