Friday, April 22, 2011
Thursday, March 17, 2011
Thomasville, Georgia - Good ol' boy network - Alive and Well
Good ol' boy network and its meaning:
, or "Good old boys", describes a system of social networking alleged to exist among communities and social strata. These networks are assumed to be located throughout the world and very prominent in small towns like Thomasville,GA. It is sometimes taken to refer to informal legal, judicial, social, religious, business, and political associations among members, ("good ol' boys").
Some negative effects of the good ol' boy network are its exclusion of others, leading to possibly limiting business transactions to other elites or to friends or acquaintances from within the network, to give friends better deals, and generally to reinforce traditional power structures over any other elements in the society.
Most consumers and sellers do not realize that some real estate agents and brokerage offices supporting these low to bare minimum code homes knowingly and pushing these homes to consumers are only doing so for its easy sell while many listings sit un shown for years and sellers jumping from brokerage companies in hopes that their properties are shown more often. While these new under minimum code homes are pushed to consumers for being the best of the best other home sellers sit listening to their listing agents advise them to lower their selling prices because new and bigger homes are being sold for rock bottom prices and these prices are possible because of cutting corners in building cost. Our building inspectors should be vigilant to these practices in order to protect the consumers in order for them to utmost acquire a home built to minimum code.
It's becoming more and more common to find misrepresented listings and claiming the properties to be more efficient and misstating their square footage in order to manipulate the price/sq. ft. and by using the words (
By Owner)as a loophole for the real estate agent and is sadly tolerated while the consumer gets mislead only to find out they ended up on the shorter end of the deal.
Whatever happened to looking beyond the square footage and weighing in the amenities of each property and negotiating and comparing property amenities and their individual situation for their low sale? Why is it that certain Realtors have their hands in the home building industry and their personal listings selling for full price or very close to listing price and others have to sell below apprised value? Is your Realtor telling you that your home is overpriced? One possible reason is that Realtors are pushing homes under $300,000 thousand with more then over 3,000sq.ft. being built to bare minimum code and possibly even below code and comparing all homes to these SQUARE FOOTAGE. Agents bringing buyers to these homes everyday while others trying not to loss their home are not getting shown. What type of service are these dual agents providing to all their sellers and not to mention their buyers? Consumers did you know that a dual agent is not allowed to negotiate for either party in this capacity? They would be breaking the law if they did. Why would you deal with an agent in this capacity? I pose this question. Would you hire a divorce attorney working for you soon ex-husband? same scenario.
The following is a True Story experienced by our company in this small town and evidence of the Good 'O Boy network in action:
We began building custom homes in Cairo, GA and offering features that were not being offered by no other local builder in effort to provide home buyers with a higher quality home with luxury features specific to each home we built. As a new company in the area and in a small town, we wanted to hire local quality companies. We visited many construction sites in search for these companies since we did not find many companies in the traditional way through advertisements. We visited many construction site in Thomasville, GA looking at different subcontractors and their workmanship. “Mind You” Cairo GA. is a small town and it is approximately 10 minutes from Thomasville, GA. We were searching for a good local trim company and wanted to have the opportunity to see the trim work as well and we noted some work being done on a new home being built. As we visited the site to look at the workmanship in order to consider the trim company, we spoke with the person doing the trim work which was a small one man operation local company. We looked around the home and liked their detailed work and we asked him if he would be interested in doing some work for us up in Cairo GA. The gentleman replied “sure he would love to do the work” We gave him one of our business cards and asked him to call us. To our surprise when he took a look at our business card and saw our company name he informed us that he would not be able to do any work for our company and if he did the Good old’ boy Network would not give him anymore work in Thomasville, GA. Mind you these times where booming with home sales. At that point we realized that the small town of Thomasville did not receive new comers in the real estate business very well and to our astonishment could not believe these form of band existed in today's day and age.
So, it makes you think who is manipulating the real estate system? Sellers and buyers do not realize what really goes on behind the scenes until they personally have been affected by the same systems that placed them in their homes but by then it is to late and a bitter experience is achieved and all Realtors are grouped with the bad apples in the industry. We have spoken to enough people to know that there are many with the same sentiments but do not have the means to publish there opinions. Many in the industry are not very happy with our strong opinions and bringing these issues to light.
But these blog's are meant to educate consumers with our experiences and knowledge of what we see happening in our community. If you the reader feel differently and do not care for the information you are more then welcome to exit this web page and we want to thank you for your visit but we like to express our freedom of speech which is one of our countries greatest rights.
No Justice in a corrupted small town
Izzy Bienes / Builder / Developer - Holds a Florida & Georgia Real Estate License
In Thomas County GA. you can not rely on county officials to make sure your home is built right.
Saturday, December 11, 2010
Capital Home Builders - Top Merchant Circle Recognition Plaque
Capital Home Builders would like to thank Merchant Circle for this Top Merchant recognition on my devotion in providing consumers with a valuable service. Merchant Circle has been a great venue for our Business. CHB Eco Custom Homes
Thursday, November 18, 2010
Friday, October 1, 2010
Price Per Square Foot is Misleading for Real Estate Values
Price Per Square Foot is Misleading for Real Estate Values
Are You Over Paying per square foot in Thomasville, Georgia:
Some agents are adding hundreds of square footage to their listing and then claiming "as per owner". I am assuming as a real estate agent, a professional, would address this discrepancy and not pass the buck as to they would not be responsible for the listing they represent. Here we go again with assuming, you know what they say about assumptions! Always ask your agent (a real estate professional) were did the added square footage come from. If she/him claims it came from the owner, I would ask them for documentation justifying the added square footage. Because once you buy the property it is your problem to resolve and for future resale. Remember that the listing agent of any property is working for the SELLER NOT YOU THE BUYER….. And if they are working for the buyers as well they are acting in a dual agency. Ask yourself this Question: Would you go to the same attorney performing a divorce for both husband & wife? Well this is the same thing.
Are You Over Paying per square foot in Thomasville, Georgia:
Some agents are adding hundreds of square footage to their listing and then claiming "as per owner". I am assuming as a real estate agent, a professional, would address this discrepancy and not pass the buck as to they would not be responsible for the listing they represent. Here we go again with assuming, you know what they say about assumptions! Always ask your agent (a real estate professional) were did the added square footage come from. If she/him claims it came from the owner, I would ask them for documentation justifying the added square footage. Because once you buy the property it is your problem to resolve and for future resale. Remember that the listing agent of any property is working for the SELLER NOT YOU THE BUYER….. And if they are working for the buyers as well they are acting in a dual agency. Ask yourself this Question: Would you go to the same attorney performing a divorce for both husband & wife? Well this is the same thing.
Monday, September 13, 2010
Thomasville, Georgia Real Estate Agents Boycotting Green Homes and green home builders.
Small town does not embrace green building, but some agent’s listings are fast to misrepresent their listings as Energy Efferent.
It is the twenty first century and the concept of green building—which may have sprouted as a trend from a select group of forward thinkers—is slowly becoming standard practice. If going green is the future, it seems that the future has arrived. And it is here to stay.
According to McGraw-Hill Construction’s 2009 Green Outlook, “The overall green building market (both non-residential and residential) is likely to more than double from $36-49 billion in 2009 to $96-140 billion by 2013.”
The report says that 70 percent of consumers report they would be more inclined to purchase a green home in a down market.
“It is likely that green will reach the mainstream of the global marketplace and achieve critical mass.”
So why is green building growing so rapidly?
It seems the awareness of climate change, with eyes also focused on other pressing environmental issues, is driving society to find a sustainable way of living, and fast.
This heightened consciousness, coupled with the facts—that green building saves on energy costs while creating a durable, healthy and higher quality home—draws many closer to the green building industry.
It doesn’t hurt that architects and design companies are catching on and creating attractive options for consumers, such as prefab homes, green communities, and apartment complexes.
While some of these projects may first seem costly, they not only offer a high quality of construction, but also help save on long term energy costs—which in the end balance out with original overheads.
Additionally, green rating systems, such as LEED for Homes and Energy Star, have become more prevalent, making it easier for those interested in meeting green standards to succeed in their mission.
Today, the demand for green building is high and continues to rise, growing simultaneously with society’s dependence on fossil fuels, elevating again and again with each bump up in fuel prices.
So, yes, green building is good, but what exactly is it?
Energy wasted
While this question requires a thorough answer, this article can only highlight the basics:
Green building implies a process of designing and constructing a home that is energy efficient, one that uses fewer materials while making better use of the materials purchased. The building shell, or envelope, is the most important factor as this determines most of the energy flow.
“We waste 50 to 90 percent of energy in our buildings,” award-winning architect Michael McDonough said. “Energy use per square foot has gone up 14 percent per year in buildings over the past 10 years.”
Green building needs to result in a highly durable home that saves on energy costs, provides a healthy life for those inside it, while minimizing the home’s footprint on the environment.
A green home strives to have high indoor air quality; what is inside the home—from building materials to furniture—should not add toxins to the air. Products that do not emit VOCs (volatile organic compounds) should be used as much as possible.
A green home should save on energy and resources such as electricity and water. If the building envelope is constructed properly, the energy needs of a resident can decrease up to 80 percent. McDonough recommends autoclaved aerated concrete for the shell.
It is airtight; and with its thermal properties, it can save up to 50 percent of energy used for heating and 75 percent in air-conditioning energy use.
Solar power for hot water is also a great advantage. Water consumption should be minimized by using low-flow shower heads, high-efficiency toilets, and high-efficiency or tankless water heaters.
Recycled materials or materials that can be recycled should be used, as should products that are locally made. Products should be resilient to avoid unnecessary replacement and repair.
Whether building a home or remodeling, there are many ways to go green. It begins by thinking green—understanding the advantages of life inside a green home as well as its benefit to the environment all around.
By Adam Miller
It is the twenty first century and the concept of green building—which may have sprouted as a trend from a select group of forward thinkers—is slowly becoming standard practice. If going green is the future, it seems that the future has arrived. And it is here to stay.
According to McGraw-Hill Construction’s 2009 Green Outlook, “The overall green building market (both non-residential and residential) is likely to more than double from $36-49 billion in 2009 to $96-140 billion by 2013.”
The report says that 70 percent of consumers report they would be more inclined to purchase a green home in a down market.
“It is likely that green will reach the mainstream of the global marketplace and achieve critical mass.”
So why is green building growing so rapidly?
It seems the awareness of climate change, with eyes also focused on other pressing environmental issues, is driving society to find a sustainable way of living, and fast.
This heightened consciousness, coupled with the facts—that green building saves on energy costs while creating a durable, healthy and higher quality home—draws many closer to the green building industry.
It doesn’t hurt that architects and design companies are catching on and creating attractive options for consumers, such as prefab homes, green communities, and apartment complexes.
While some of these projects may first seem costly, they not only offer a high quality of construction, but also help save on long term energy costs—which in the end balance out with original overheads.
Additionally, green rating systems, such as LEED for Homes and Energy Star, have become more prevalent, making it easier for those interested in meeting green standards to succeed in their mission.
Today, the demand for green building is high and continues to rise, growing simultaneously with society’s dependence on fossil fuels, elevating again and again with each bump up in fuel prices.
So, yes, green building is good, but what exactly is it?
Energy wasted
While this question requires a thorough answer, this article can only highlight the basics:
Green building implies a process of designing and constructing a home that is energy efficient, one that uses fewer materials while making better use of the materials purchased. The building shell, or envelope, is the most important factor as this determines most of the energy flow.
“We waste 50 to 90 percent of energy in our buildings,” award-winning architect Michael McDonough said. “Energy use per square foot has gone up 14 percent per year in buildings over the past 10 years.”
Green building needs to result in a highly durable home that saves on energy costs, provides a healthy life for those inside it, while minimizing the home’s footprint on the environment.
A green home strives to have high indoor air quality; what is inside the home—from building materials to furniture—should not add toxins to the air. Products that do not emit VOCs (volatile organic compounds) should be used as much as possible.
A green home should save on energy and resources such as electricity and water. If the building envelope is constructed properly, the energy needs of a resident can decrease up to 80 percent. McDonough recommends autoclaved aerated concrete for the shell.
It is airtight; and with its thermal properties, it can save up to 50 percent of energy used for heating and 75 percent in air-conditioning energy use.
Solar power for hot water is also a great advantage. Water consumption should be minimized by using low-flow shower heads, high-efficiency toilets, and high-efficiency or tankless water heaters.
Recycled materials or materials that can be recycled should be used, as should products that are locally made. Products should be resilient to avoid unnecessary replacement and repair.
Whether building a home or remodeling, there are many ways to go green. It begins by thinking green—understanding the advantages of life inside a green home as well as its benefit to the environment all around.
By Adam Miller
Thursday, September 9, 2010
HOW WELL IS YOUR HOME INSULATED?
99% OF ALL THOMASVILLE, GEORGIA BUILDERS USE CELLULOSE INSULATION IN ALL NEW AND OLD HOMES. ALWAYS ASK WHAT’S BEHIND THE WALLS.
Disadvantages
• lower R-value per inch than most other insulation products in use today
• losses it R-value when wet and does not recover well if saturated wet
• tends to settle in attics and when blown into walls without binders (glue), losing R-value
• does not provide an integral vapor barrier
According to the University of Massachusetts Building and Construction Technology department, wet cellulose takes a long time to dry. While fiberglass may be faced with drywall as soon as the insulation is installed, wet cellulose must lose at least 75 percent of the water in it before installing drywall. Depending upon humidity, spray cellulose insulation may take weeks to dry, and professional sprayers will use space heaters to speed up the drying. From what I have seen in Thomasville, Georgia the day after insulation is applied the drywall goes up.
We spray Icynene and occasionally lose jobs to wet spray cellulose. I've used an infrared camera to look at walls of two existing homes that had wet spray cellulose applied. There were many cold spots, some apparent voids, and some settling. We have "dumped" a stud cavity of freshly applied wet spray cellulose onto poly, weighed the material, and dried it. There was approximately 0.9 gallon (ca. 7 pounds) of water in the cavity. We have been on a job site the day after the application of wet spray cellulose and have seen the sagging, settling, and falling out of the cavity. Sheet rock is typically applied within a day of application of the wet spray cellulose. I cannot comprehend the use of a wet product in a wall (wet things tend to shrink, settle, and sag) and then covering it up immediately (probably good practice from the perspective of the wet spray cellulose applicator). I would like your perspective/experience with wet spray cellulose and would like to find some "science based" studies on wet spray cellulose and other insulation products.
Concerns that have been raised about wet-spray cellulose Insulation and its effectiveness.
Disadvantages
• lower R-value per inch than most other insulation products in use today
• losses it R-value when wet and does not recover well if saturated wet
• tends to settle in attics and when blown into walls without binders (glue), losing R-value
• does not provide an integral vapor barrier
According to the University of Massachusetts Building and Construction Technology department, wet cellulose takes a long time to dry. While fiberglass may be faced with drywall as soon as the insulation is installed, wet cellulose must lose at least 75 percent of the water in it before installing drywall. Depending upon humidity, spray cellulose insulation may take weeks to dry, and professional sprayers will use space heaters to speed up the drying. From what I have seen in Thomasville, Georgia the day after insulation is applied the drywall goes up.
We spray Icynene and occasionally lose jobs to wet spray cellulose. I've used an infrared camera to look at walls of two existing homes that had wet spray cellulose applied. There were many cold spots, some apparent voids, and some settling. We have "dumped" a stud cavity of freshly applied wet spray cellulose onto poly, weighed the material, and dried it. There was approximately 0.9 gallon (ca. 7 pounds) of water in the cavity. We have been on a job site the day after the application of wet spray cellulose and have seen the sagging, settling, and falling out of the cavity. Sheet rock is typically applied within a day of application of the wet spray cellulose. I cannot comprehend the use of a wet product in a wall (wet things tend to shrink, settle, and sag) and then covering it up immediately (probably good practice from the perspective of the wet spray cellulose applicator). I would like your perspective/experience with wet spray cellulose and would like to find some "science based" studies on wet spray cellulose and other insulation products.
Concerns that have been raised about wet-spray cellulose Insulation and its effectiveness.
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