Construction Details

[wlasowicz]

Does any one know if the villages list details on their homes are constructed? Things like how they insulate, how many psi concrete that is used window , wall framed at 16" or 24" on center etc. I went to OTOFTW and from working in building trades it appears they construct a very quality home. They explain the details what is used and how the homes are constructed. Yes all home builder have to meet building code requirements Question is which one goes above the minimum requirement . I have not found any information from the villages

[M2inOR]

No, they do not.

We live south of 44 and walked thru many of the homes being constructed in Marsh Bend and DeLuna. Also a few in Chitty Chatty and St Catherines.

Vinyl sided homes are 2x4 wood stick construction on 16" centers. Stucco homes are cinder block outer walks with interior walls 2x4 wood stick construction.

Both will have a small number of steel 2x4 or 2x6 studs. Roof trusses are wood and fabricated off site at a factory and trucked in.

Craft construction? Not really. A reasonable job done to meet building code. Yes, sometimes there are mistakes made and not corrected. Neighbor's 1-year inspection revealed cracked trusses in the attic.

Inspections highly recommended both within the first 30 days after closing, as well as before the 1 year anniversary.

In summary, construction is good enough to build a solid home. No real craftsmanship is visible.

[wlasowicz]

Thks Mike
I currently own a villa so I know how mine is framed. I haven't seen or heard any information from the villages on details. I hate to use OTOTW for comparison but they the only other builder besides the villages I have looked at here. OTOTW builds only build with block walls . All the interior parts of the block walls are with a R 7.5
foam board any gaps such as for electrical boxes. Th. ey use re bar every couple of feet in. the box walls construction Your HAVC duct in the attic by code is r6 but they use r8 and so forth. Theses are examples of details I am looking for in villages homes
Like they say you you can't just a book by its cover its in the details

[stadry]

code rqmnts are always minimum why exceedasthis isn't custom bldg ????

[Hape2Bhr]

[QUOTE=wlasowicz;1953314]Thks Mike
I currently own a villa so I know how mine is framed. I haven't seen or heard any information from the villages on details. I hate to use OTOTW for comparison but they the only other builder besides the villages I have looked at here. OTOTW builds only build with block walls . All the interior parts of the block walls are with a R 7.5
foam board any gaps such as for electrical boxes. Th. ey use re bar every couple of feet in. the box walls construction Your HAVC duct in the attic by code is r6 but they use r8 and so forth. Theses are examples of details I am looking for in villages homes

Several years ago I looked at OTOTW and went through a few homes in various stages of construction. I believe the build quality is considerably better at OTOTW. However, the lifestyle and activities departments cannot compare to TV. Just wish the Championship courses were better maintained here.

[wlasowicz]

But if a builder exceeds the code requirement than a builder who just meets the code for equal or less money which would you choose? I be curious to see what the warranty claims are for the villages but you and I will never see that. I'm sure you would not buy a car that has a lot of warranty claim versus aa competitor car for equal value

[villagetinker]

OP, you can get a copy of your actual home plans from Sumter County building department If it is not more than 10 years old, ours were 16 pages of info, in PDF format and they were emailed to me.

[retiredguy123]

But if a builder exceeds the code requirement than a builder who just meets the code for equal or less money which would you choose? I be curious to see what the warranty claims are for the villages but you and I will never see that. I'm sure you would not buy a car that has a lot of warranty claim versus aa competitor car for equal value
I don't think there is any correlation between meeting or exceeding the building code and the warranty claims. Warranty claims are mostly due to poor workmanship or low quality appliances or building materials. My biggest complaints about The Villages houses are the cheap windows and garage doors/openers, and that every house has carpet, even those priced over a million dollars. But, overall, I think the construction quality is pretty good.

[wlasowicz]

I have plans and minor details when I bought it but as a potential buyer villages appear not to often those detail . It appears they just want to sell the lifestyle and sell lower quality homes unless you have mega bucks for a custom home

[retiredguy123]

I have plans and minor details when I bought it but as a potential buyer villages appear not to often those detail . It appears they just want to sell the lifestyle and sell lower quality homes unless you have mega bucks for a custom home
Correct. But, that is what most people want, so that is what they sell. They could upgrade the windows, but it would cost thousands more and most people wouldn't even notice.

[graciegirl]

Does any one know if the villages list details on their homes are constructed? Things like how they insulate, how many psi concrete that is used window , wall framed at 16" or 24" on center etc. I went to OTOFTW and from working in building trades it appears they construct a very quality home. They explain the details what is used and how the homes are constructed. Yes all home builder have to meet building code requirements Question is which one goes above the minimum requirement . I have not found any information from the villages

Our home is constructed so well. We are not new to having homes built. We have had eleven built in total.

I have not heard complaints on this forum and I have been an avid user for fifteen years and people are lined up to buy them here. The premium lots when released are usually gone in hours.

So if you think On Top of the World is better. Buy there.

We like our house and really enjoy the quality.

[wlasowicz]

You refer to premium lots in your response. You must be able to afford very high end homes which builders around the country will put in higher materials in high end homes. Working as a skilled trade man with other co workers in trades as electricians pipefitter welders painter and carpenters for 15 plus years I think I can tell if the material is cheap or poor workman ship. I have also been thru several large addition on my home up north. The rate they are building homes here outside (outside the high end ones) you would have to wonder if they substituting cheaper available material the job done. People don't complain probably they don't know any better Your probably the exception

[graciegirl]

You refer to premium lots in your response. You must be able to afford very high end homes which builders around the country will put in higher materials in high end homes. Working as a skilled trade man with other co workers in trades as electricians pipefitter welders painter and carpenters for 15 plus years I think I can tell if the material is cheap or poor workman ship. I have also been thru several large addition on my home up north. The rate they are building homes here outside (outside the high end ones) you would have to wonder if they substituting cheaper available material the job done. People don't complain probably they don't know any better Your probably the exception

Our first home here before we moved year around was a newly built Designer in Hadley. It was a stick home. Enjoyed it for four years. We had our second home built here. We have friends with the full range of homes and prices and I really haven't heard complaints in fifteen years.

How they build homes here is highly skilled. They have teams of workers who only do certain things. They have the team who digs and lays the rudiments, one who frames, one who drywalls, etc. It is on a precise schedule. On the night before the roofers come, for example, all materials are delivered. Our head builder had them take down tile in the kitchen that I saw no flaw with. When we closed on our first home here, we had a check list of minor things that needed attention. The builder in charge took our list and used his phone and in five minutes the guy arrived with a new bulb for the lamp post. Someone arrived to caulk an area by the sink. Someone else arrived with the sink stopper. Afterwards both times we had minor things that needed attention and they were dealt with immediately. Here is a picture of our first home here. We enjoyed both of them.

[Packer Fan]

Interesting read through this forum. I know a bit about building. I have been in charge of many commercial construction projects up to 10 Million dollars. I have owned about 10 homes in my life of various types and have an engineering degree. I know enough to be dangerous. I own 2 homes in the villages, one is 9 years old (stick built) and 1 is 6 years old (block and stucco). Let's be honest, these are mostly spec built homes that follow similar plans. they have about 30 plans or so they repeat over and over. These are NOT custom built homes with huge amounts of "craftsmanship" whatever that is. In manufacturing, we would call it "mass customization".
So that being said, would you rather buy a Toyota or a custom built car from a "craftsman". I will take the Toyota. That is what these houses are - because they build so many they have Quality control and they have perfected the process. Repitition and continuous improvement. My 2 houses, after 6 and 9 years and MANY renters, look like the day I bought them for the most part. No cracked concrete, no settling despite being built on sand. No window issues, leaks. NOTHING. If you look at the progression of the Jasmine for instance from North to South, they keep improving them but they are the same layout. Very consistent quality.
So my opinion is that the villages builds a quality house for a fair price. Each house IS unique, and you can even have one built just the way you like it, but it has to be one of their models. Mass customization. You are buying a Toyota, but one that comes with an amazing lifestyle. Sure, you can buy cheaper somewhere else and maybe get more "craftsmanship", but you KNOW what you are getting in TV - a good Quality home that will last. I do believe the houses south of 466 are better built than those closer to Spanish Springs - practice makes perfect and you can see it when you walk through the houses.
That's my opinion - take it for what it is worth.

[Billy1]

This is the only place I know that builds homes and sells so many, they have to build towns and medical centers for support. Something must be right.

[spd2918]

The OTOTW salesman cannot sell you on activities, amenities, or clubs. Bragging about supposed better home quality is all he can do to get your sale. I've never looked there and don't know if there are major home quality differences. I don't care, as I moved here for the whole lifestyle package.

[Altavia]

Interesting read through this forum. I know a bit about building. I have been in charge of many commercial construction projects up to 10 Million dollars. I have owned about 10 homes in my life of various types and have an engineering degree. I know enough to be dangerous. I own 2 homes in the villages, one is 9 years old (stick built) and 1 is 6 years old (block and stucco). Let's be honest, these are mostly spec built homes that follow similar plans. they have about 30 plans or so they repeat over and over. These are NOT custom built homes with huge amounts of "craftsmanship" whatever that is. In manufacturing, we would call it "mass customization".
So that being said, would you rather buy a Toyota or a custom built car from a "craftsman". I will take the Toyota. That is what these houses are - because they build so many they have Quality control and they have perfected the process. Repitition and continuous improvement. My 2 houses, after 6 and 9 years and MANY renters, look like the day I bought them for the most part. No cracked concrete, no settling despite being built on sand. No window issues, leaks. NOTHING. If you look at the progression of the Jasmine for instance from North to South, they keep improving them but they are the same layout. Very consistent quality.
So my opinion is that the villages builds a quality house for a fair price. Each house IS unique, and you can even have one built just the way you like it, but it has to be one of their models. Mass customization. You are buying a Toyota, but one that comes with an amazing lifestyle. Sure, you can buy cheaper somewhere else and maybe get more "craftsmanship", but you KNOW what you are getting in TV - a good Quality home that will last. I do believe the houses south of 466 are better built than those closer to Spanish Springs - practice makes perfect and you can see it when you walk through the houses.
That's my opinion - take it for what it is worth.

I was on site daily during the construction of mine and agree with this assessment.

Many of the workers had been building homes 20+ years for the Villages, were very proud of their work and happy to have a constant stream of employment.

[rogerk]

Call the warranty Dept. I'm guessing they can point you in the right direction. A HOME here is much more than the bricks and mortar, it is the lifestyle. My home was almost 20 years with NO significant issues and only routine maintenance. It passed the pre-sale inspection, including the roof, with no real issues.

I'm sure there are better built homes around but you don't get the lifestyle.

[MandoMan]

Interesting read through this forum. I know a bit about building. I have been in charge of many commercial construction projects up to 10 Million dollars. I have owned about 10 homes in my life of various types and have an engineering degree. I know enough to be dangerous. I own 2 homes in the villages, one is 9 years old (stick built) and 1 is 6 years old (block and stucco). Let's be honest, these are mostly spec built homes that follow similar plans. they have about 30 plans or so they repeat over and over. These are NOT custom built homes with huge amounts of "craftsmanship" whatever that is. In manufacturing, we would call it "mass customization".
So that being said, would you rather buy a Toyota or a custom built car from a "craftsman". I will take the Toyota. That is what these houses are - because they build so many they have Quality control and they have perfected the process. Repitition and continuous improvement. My 2 houses, after 6 and 9 years and MANY renters, look like the day I bought them for the most part. No cracked concrete, no settling despite being built on sand. No window issues, leaks. NOTHING. If you look at the progression of the Jasmine for instance from North to South, they keep improving them but they are the same layout. Very consistent quality.
So my opinion is that the villages builds a quality house for a fair price. Each house IS unique, and you can even have one built just the way you like it, but it has to be one of their models. Mass customization. You are buying a Toyota, but one that comes with an amazing lifestyle. Sure, you can buy cheaper somewhere else and maybe get more "craftsmanship", but you KNOW what you are getting in TV - a good Quality home that will last. I do believe the houses south of 466 are better built than those closer to Spanish Springs - practice makes perfect and you can see it when you walk through the houses.
That's my opinion - take it for what it is worth.

When Hurricane Andrew hit South Florida in 1992, it revealed the shoddy construction methods that had been used for a generation down there. For example, roof sheathing that was inadequately attached to the roof trusses and roof trusses inadequately attached to the top plates and walls inadequately attached to foundations. So much of the damage could have been avoided if the houses were well made. Miami took this very seriously and put in place big changes that led to buildings with a good chance of surviving a similar storm. The state building code was also revised shortly thereafter to incorporate some of the Miami requirements. My home is one block from 466 and was built in 1998, shortly after the new codes went into place. The roof trusses are adequately strapped to the walls, and most of the nails in the roof sheathing actually entered the roof trusses. This “hurricane mitigation” saves me a LOT of money every year in home insurance. It’s not up to Miami standards, of course, because we don’t get Category 5 hurricanes here, but it’s much better than what was built before. Your explanation of how building methods mature with experience on building the same model hundreds of times is a good one. It’s not that the houses before that were poorly built, but that the code is now more stringent.

[Rodneysblue]

First off, ask The Villages about current building practices
Second, if OTOTW is so much better then why did you buy in The Villages?

[Dilligas]

But if a builder exceeds the code requirement than a builder who just meets the code for equal or less money which would you choose? I be curious to see what the warranty claims are for the villages but you and I will never see that. I'm sure you would not buy a car that has a lot of warranty claim versus aa competitor car for equal value
I bought a spec designer home in 2011. At closing only one thing needed to be adjusted. At 1 year, a professional home inspector made a 2 page list of corrections. The worst thing on the list was the top of the interior doors was not painted. TV required (then) all contractors for corrections contact us and make appointment within 72 hours. When one contractor (concrete) came to correct a broken corner of sidewalk, he also saw a small void near the house that needed additional concrete to be filled and did it with out being asked. All of the contractors were very responsive, coordial, and efficient. Yes, I don't have crown molding (many add afterwards), nor do I have high end windows (which I don't open anyways), however I do have the view of golf course & lake that I wanted and more importantly, the Villages lifestyle. I have played golf at OTOTW and the course is very nice (but also costs annually), however even during high season on a nice day, it was surprisingly obvious how 'dead' the atmosphere there was. I hardly saw any people walking, or driving around in golf carts. Very few were even playing golf. If you want more for your home money....move to OTOTW....however if you want to enjoy retirement to it's fullest, The Villages is the only place to be.

[newgirl]

I was told the opposite, the homes north of 466 are much better built then the newer ones. How did you come to your conclusion?

[retiredguy123]

I bought a spec designer home in 2011. At closing only one thing needed to be adjusted. At 1 year, a professional home inspector made a 2 page list of corrections. The worst thing on the list was the top of the interior doors was not painted. TV required (then) all contractors for corrections contact us and make appointment within 72 hours. When one contractor (concrete) came to correct a broken corner of sidewalk, he also saw a small void near the house that needed additional concrete to be filled and did it with out being asked. All of the contractors were very responsive, coordial, and efficient. Yes, I don't have crown molding (many add afterwards), nor do I have high end windows (which I don't open anyways), however I do have the view of golf course & lake that I wanted and more importantly, the Villages lifestyle. I have played golf at OTOTW and the course is very nice (but also costs annually), however even during high season on a nice day, it was surprisingly obvious how 'dead' the atmosphere there was. I hardly saw any people walking, or driving around in golf carts. Very few were even playing golf. If you want more for your home money....move to OTOTW....however if you want to enjoy retirement to it's fullest, The Villages is the only place to be.
LOL. The worst defect was that the top of the interior doors were not painted? They come already primed, so who cares, unless you are 8 foot tall?

[graciegirl]

Just a general comment. The housing market in The Villages is so hot.

A house came on the market in our neighborhood and it was pending in the first hour.

[Joe V.]

I was told the opposite, the homes north of 466 are much better built then the newer ones. How did you come to your conclusion?

"I was told..." Give me a break.

[Altavia]

Just a general comment. The housing market in The Villages is so hot.

A house came on the market in our neighborhood and it was pending in the first hour.

Same South of 44, inventory was under 80 homes last week.

Less than 2 year old Waterview designer homes are going for +250K over purchase price.

[wlasowicz]

This forum is going in way different direction from the original question. I am looking for what feature or details that builder offers in their material and construction methods. I have not seen thru the years that the villages provide any specific details. Like for example we put re-rod every 24" from the fountain up thru the block for added strength. or steel lintel for window and door frames on block construction. stick built houses we use 20 gauge versus 28 gauge steel studding pressure treated for the sill plate. or what steps we take to meet make sure your home are energy efficient. Home builder here at my main home up north and some in Fl. . do describe the features they build into their homes.

[stadry]

zip code 32163 - 7 avail for saleccording to zillow

[stadry]

don't think you will other than what tink posted,,, they sell lifestyle in tvnot quality constdetails that builder offers in their material and construction methods. as attested by those wdo admittedly bought same- preesent bldg code' much better/strnger since new codewas adopted
I have not seen thru the years that the villages provide any specific details.nor will you Like for example we put re-rod every 24" from the fountain up thru the block for added strength. or steel lintel for window and door frames on block construction. stick built houses we use 20 gauge versus 28 gauge steel studding pressure treated for the sill plate. or what steps we take to meet make sure your home are energy efficient. Home builder here at my main home up north and some in Fl. . personally id on't understand why no icf insulated concrete forms here lessexpensive to operate quieter stronger rcomparatively lower initial investment)[/QUOTE]

[stadry]

doubtful as new southern bldg code's more stringent/stronger

[stadry]

oddly enough rebldging was stick instead of icf -devastation will strike again! in 1992, we put 2 addns on a church in aiken sc using icfs terrific stuff !!!

[graciegirl]

///

[graciegirl]

The Villages are not being shady. When I first discovered this place, my, our, first reaction was that it was TOO GOOD TO BE TRUE.

Just spend a month or so walking through homes under construction. I would choose a block stucco, just simply because we live in a hurricane prone peninsula of Florida and it gets HOT. ASK to talk to one of their builders. I don't know if that will be feasible because they are really working hard and on schedule and they don't have to SELL anything.

They build to code. Get a copy of Code for Sumter County. They do NOT build custom homes but will accommodate SOME choices. The Premier homes have some different selections, base moldings were higher as a dumb example...I can't think of others right now, because that one stood out to us at the time. Our moldings were all silicone sealed. As I have said before, I thought they did a danged good job and we are not strangers to having homes built for us. They do a few models over and over.

My memory is not serving me. What do the readers say is the most commonly chosen designer? The one with the kitchen in the front and pillars inside. That was our first home. Wonderful plan. Then the biggest designer is very popular...cannot think of it's name.

Somebody tell this guy what YOU chose. We have a Seabrook now. LOVE IT.

Somewhere, I can't find them we had pictures of the lumber and metal braces as it was built....all you have to do is walk through one of the block and stucco under construction.

OH RATS. I meant this to belong to the post I did above it. I haven't had coffee yet. I wish the OP would just ask WARRANTY and look for himself/herself.

[stadry]

As 1 should refrain from including 'fine dining when discussing tv eateries we should also add 'quality building methods /materials.

Vinyl sided homes are 2x4 wood stick construction on 16" centers. Stucco homes are cinder block outer walks with interior walls 2x4 wood stick construction.

Both will have a small number of steel 2x4 or 2x6 studs. Roof trusses are wood and fabricated off site at a factory and trucked in.( n plants off siteormally byuit in offsite places its a specialty

Craft construction? Not really. A reasonable job done to meet building code. Yes, sometimes there are mistakes made and not corrected. Neighbor's 1-year inspection revealed cracked trusses in the attic insufficiently dried lumber (?)


9/0.

[wlasowicz]

My builder for the villa I bought 5 years told me the interior walls were 24 on center steel studs
There's nothing wrong with steel studs as the long the gauge used is strong enough and horizontal bracing is used. In my job as a carpenter doing commercial/industrial framing we used steel stud framing upward of 16 to 20 ft to ceiling deck. Double 5/8" drywall on both sides. Yes there are areas wood still needs to be used.

[Toymeister]

Question for the OP:

Why does it matter?

Think about it, most of the 'quality of construction' will manifest itself as energy savings.
Hurricane protection only matters if a strong hurricane hits. The quality of the plumbing shut off valves only mater when you change fixtures and so on.

Energy costs in TV will exceed homes in OTOW perhaps in the 10-15% range. So perhaps 200.00 - 250.00 annually for a couple in a 1,900 SQ ft designer.

Is this amount a deciding factor in home selection for you? No attack intended but I am curious.

[stadry]

looked at new homes today s of 44 -some had both steel & wood studs - no uniform spacing - measured random

[wlasowicz]

no uniform spacing that's not good if that is true. your sheet goods such drywall and sheathing goods are designed to work with proper framing standards 16" or 24" OC.

[Papa_lecki]

I dont know, all the houses are built to county code. In my opinion, OTOTW needs to give you specs and ask you if you can get the specs from The Villages (know you can’t).

You’re buying the lifestyle, it happens to come with a very nice, quality home.

As was posted above, if you are going to make a decision based on saving $500 a year because OTOTW has more insulation, go for it. There is no shortage of buyer in TV.

[Altavia]

Ran across this CONSTRUCTION
&
DEVELOPMENT
MANUAL SUMTER COUNTY, FLORIDA

May be more like this out there...


https://www.districtgov.org/document/display.aspx?id=19P00104000000