TV Builders vs Aftermarket
 

I have a design meeting on December 18th for a build on an Iris. I intend on putting in Plantation Shuttters after closing but for comparison I got a price from the builder to have blinds installed, which cost $2000. I then contacted 48 Hr Blinds, which numerous residents said did a great job, to get a ballpark on shutters and found out that they do blinds for 1/2 the cost that TV charges.

Now on to the question; are there other options that can be done aftermarket by good contractors which will be less expensive than TV? Any input would be appreciated.

Are they the same quality? Made of the same material?

They claim to made of better quality with a better waranty and built in their shop.

The short answer is yes.

All add ons thru the builder carry a markup, say they quote you $2500 for something, it is billed perhaps with 20-40% margin of profit.

But you do get the warrentee behind it.

The trick is finding reliable contractors which this forum can help with recommendations.

Just don't give any upfront money, pay after work is complete and you are satisfied.

Thanks for the reply. I was reather surprised that the markup on the blinds was 100%. Many people in this forum have recommended 48 hr blinds so they seem like a good choice. Needless to say that no one gets paid in advance. Do you know of any other options that would be best done after closing?

Im also moving to Fernandina and hope to find good after settkement contractors for window treatments and granite

Gator Blinds
Granite Solutions

It would be easier to reply if you listed your needs.

Ceiling fans, attic steps in garage, flooring in attic, garage door openers.

Fans U can opt out and get more color or options, but the $$ is a wash otherwise.

Attic steps, after market, $185-$200

flooring attic I think they include some??
But U can go to HD after the steps R in and lay it yourself.

Door openers, let them do it as already included, saving negligible.

Hello chiefrose:

First, congratulations on your move to the villages. It wasn't too long ago that we felt much of the excitement and anticipation that you are likely experiencing.

Second, am I inferring correctly that the builder quoted $2000 as the full cost to install plantation shutters throughout your entire Iris? And that 48Hour quoted the same job for about half of that amount?

Geesh!

I would think that the $2000 by itself is an excellent price, yes? But a 100% markup is pretty steep.

George

I guess that things like poring a pad for BBQ, adding extra insulation in garage and lania, insulating garage doors, under counter lights, adding or moving electrical outlets.

Most options can be done by aftermarket MUCH cheaper than TV. Many with as good or better quality and better warranties. It's just a matter of you wanting to put up with the hassles after closing. However, another bonus is your property value at closing is less if done after, thus less taxes.
With the exception of structural and grass, everything else is possible. However, I even saw where someone built a standard house and it was less to have added sq ft later.
Examples of at least 30-50% less aftermarket are: front door sidelights, landscape, granite/corian countertops, tile flooring, appliances, even pools.
Be aware too. Doors and walls CAN be moved if not a bearing wall. For example, on the IRIS, we put the door on the laundry room versus the hallway to the kitchen. Light switches can be moved. Most are not mentioned and they tell you no many times, but not true. Good luck

the more features that you would like that can be delayed until after the closing, will save you a considerable amount of $$$.

There is NO advantage to have TV do it other than convenience and having it done and over with. If $$$ is no object then there is no problem.

btk

poring a pad for BBQ, The builder is the cheapest by far, also done at the same time the color and surface texture is the same.....

adding extra insulation in garage and lania, I think it's a waste of $$
(U can add extra to lanai later the attic is accessible)
The more important thing is to face your home correctly for the suns solar orientation, that is the lanai should be SSE.
The garage will take care of itself

insulating garage doors, after market HD $50

under counter lights, after market HD wayyyyyy cheaper.

adding or moving electrical outlets, builder $15 PER outlet


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Thanks for the info. I have to think about that moving the door on the laundry. I've also saw a newer floor plan for the Iris that loses the space across from the laundry room. They have taken that area and made it the HVAC closet with access off the garage. Not usre if I like losing that ineriour aera as I had intended on putting extra cabinets in that space.

look at the new WP, laundry room Hvac lay out it's great.

The more important thing is to face your home correctly for the suns solar orientation, that is the lanai should be SSE.

Very interesting philosophy here . Maybe should be a different thread though not to hijack this one. Some quick thoughts though:
Everyone worries about the "heat in the summer" with a western exposure and higher AC bills, glaring lanai hot sun.
Well: the sunsets are gorgeous IF you have a view. If not than the sun shouldn't be an issue. The master bedroom is much warmer in the mornings in summer and BRIGHTER unless you pay much more for above avg room darkening blinds.
Heating in the "winter months" of Oct-Mar is much less. My furnace for example has yet to run and probably won't for a while. It is set at 67 and not even close. The lanai is livable more too than.
Anyway.. Just a start. I am sure there are pros and cons to each.

You prefer the new layout for the HVAC? Is that because it gives more wall space in the garage?

The lot is actually one of the things that I took into consideration. The one I got has the lanai slightly NE so the afternoon sun will hit the front of the house. Perhaps not ideal but the lania will be nice in the afternoon and evening.

If I showed the solar arcs you would understand it better, and it changes through the year.

I've been playing around with solar for many years it's very interesting.

NE isn't terrible, agree, but in the winter it will be cooler than a lanai facing more south.

The living room gets more space...hard to put into words vist one of the new models in 210, it is not on the current floor plans on paper or online.

Sorry, don't follow which direction your lanai faces?

It faces west and we love it!

New layout
 

We designed last week and we were told by our designer that the HVAC moving in garage is due to the water supplies are now going through the attic instead of under the slab.

Saw a Wisteria with all plumbing in ground yesterday, which pipes were they referring to?

Speaking of which, the reason I was looking is someone told me that the main drain under the slab was thin wall pvc and I should ask for an upgrade to sch 40.

They were incorrect it is sch 40 standard build.

Question on the tile. I asked, a couple of months ago, about before or after build. I called a couple of the vendors recommended and basically was told it would be hard to match the baths, I would have to pay for the removal of the carpet put in by the builder ...and the price per sq ft was somewhat high. I talked to HD here in GA but since all districts carry different product, they were reluctant to give bids. We want to tile as much of the house as we can with 18 in with a darker grout. Anyone who can give me recommendations about reliable, economical vendors ... We would appreciate. We are not moving in for a couple. Of weeks after closing so we have time ..... Thanks all

When you upgrade after the build, Keep this in mind.

House at 250 K Tax bill is based on that price.

House at 250 K with 40 K of upgrades Tax bill is based on 290 K

House at 250 K with interior upgrades of 40 K done after the buy Tax bill is based on 250 K


The upgrade is one time cost.

The tax bill is for life.

interesting tax calc, but with taxes as low as they are in FL, what might the tax increase be on say that 40K in ungrades?

Also with the homestead exemption how does it figure?

It may be hard to match, but you should be able to find out when the build is going on walk over to the contractor and grab an empty box.

But R U thinking of using the same bath tile thru the whole home?

The cost the builder charges for tile is a real rip, the carpet can be sold as long as it's brand new for some cash. U can post it here 4 sale.

The important factor in the install is that a layer of crack resistant floor cover be installed first, this looks like cloths that sticks to the slab.

Then it is a straight forward install with thinset & grout.

The typical cost depends on the tile you select, but $6-8 is ballpark, if you go on a diagonal add a buck or so.

Also like most contractors cash means a better deal.


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We did after market flooring and were forced to look for tile different from what was in the showers because it was essentially being discontinued. It worked out just fine. So I wouldn't worry about having to match. Besides, if it is just slightly off, no one will really notice because light casts different shadows in the showers rather than on the floor anyway.

Agree, U can also put a marble saddle at the doorway between rooms

Few other things to consider-
You can change tiles, cabinets, etc. thru TV during design in you so choose - meaning that all the baths and kitchen do not have to match!
Also when pricing aftermarket, you will need more product if laying tile on diagonal (but TV charges more for that as well)
Also, you can now opt out of microwave if you so choose and select your own.

I was told that the micowave was a must have, is that a new change?

How much credit do the offer, I know the other 3 R $1625.

I am really surprised that the three appliances are only $1625. That is a deal. Why would anyone opt out. We purchased outside at a really competitive price and, although Kitchenaid, it was a whole lot more than $1625.
Question Jimbo: When they credit you, are they crediting you what they would pay for it versus what they would charge you if they put it in? For example, they get the appliances for $1625 but would charge the client $3000. So if you opt out, they don't give you the $3000, they give you the $1625.

Jimbo, when we designed last week we were told that is a now an option - just started. We did not opt out of though - just the refrigerator and washer/dryer.

I think the appliance deal is slanted to the dealer, just like a casino.

the fridge is a top freezer worth maybe $600, same on stove value, DW $300.

I happen to be at HD yesterday to get something & saw the sales guy in appliances doing nothing, said I'm getting $1625 in credit what can you offer, he said he can get a pkg of better quality gear for $2000 and if I went to $2500 very nice gear.

I signed up for the consumer reports online $6 a month and will run the model #'s at the design meet and compare.

I will likely buy online, free delivery no tax at lowest prices.....time will tell.

Thanks.

No on the 2K for plantation shutters. The builder charges 2K for the regular blinds and 48 hr charges $995. I want the plantation shutters which will cost between $3200 - $3500.

Thanks for all the info. From reading the Gilchrist thread for some time it seems like you are a knowledgeable source of info on building.

regarding the garage doors - does HD sell a kit that is easy to install? If you do the undercounter aftermarket do you need the cabinet guy install a trim piece under the cabinets to hide the lights?