Over the last eighteen years our company has seen the fluctuation of construction cost’s due to the outbreak of war, natural disasters both home and abroad, shortage of natural resources for material fabrication purposes and corporate greed.  An example of the latter is the proposed increase of 35% for drywall cost in January of 2012.   One may ask how this can be since construction in south Florida is at its lowest production since December of 2007.  The drywall manufacturers must think that someone has found a new use for drywall.   The manufacturers forget the period from 2003 to 2006 when drywall cost rose exponentially and they had to import Chinese drywall to help fill the building demand.   Many south Florida home owners and of course the attorneys will attest to the ramifications of that choice.  When we received notice of this increase everyone in the office had a good laugh.  We thought the drywall executives were snorting their own gypsum.  What we found out was that since they are selling so little product and their inventory is at an all-time low, the top brass decided to raise the cost of drywall just to be able to meet their overhead cost.  Because of the rise in the cost of oil, fabrication and transportation cost have both contributed to significant cost increases in lumber, steel, copper, aluminum and any other petroleum based products.  This takes me back to the end user, the home owner.

Since this is a down market, most home owners believe they are doing us a favor by having us bid on their potential job.  They believe that labor and material cost are at an all-time low and that they are getting more bang for their buck.  We are finding that most home owners are not realistic with their budgets because their cousins, uncles, unlicensed and uninsured handyman can do it for cost.  I recently did a site visit to see an example of such a scenario.  When the home owner asked me for my opinion of the construction, I explained “you might as well tear it down because not one element of it meets the building code”.  As expected I got the tight lip frown and the rolling eyes. 

What home owners forget is that in order to run our business (like theirs), one has to pay rent, insurance, electric, gas and numerous overhead costs.  We constantly hear how it should cost less than half of what it did less than five years ago.  So I digress, do you want it good, fast or cheap?  You get to pick which two.

There are an abundance of high quality products that we as architects and builders would like to incorporate into our designs.  Many suppliers had some very interesting, unique and beautiful products available for our use.  Unfortunately, we would not be able to use them because they don’t have Dade County product approval. The results of Hurricane Andrew changed many facets of the building trade here in south Florida. The interesting fact that always caught our attention was it wasn’t the doors and windows that failed, it was the way they were or weren’t installed correctly.   Do you think the asphalt shingles that dot thousands of roofs today would stay in tack if an equivalent storm passed through south Florida today?  Its a shame that the design community is limited to the products that are available to us because some engineer has the ability to say yes or no to a worthy product, especially when the design criteria meets the standards.  Many of the national manufacturer’s we visited with laughed at the process and rolled their eyes when questioned about the approval process.  Perhaps its time to re-evaluate who is playing God over the product approval process.  It is the laughing stock of the south Florida market.

After waiting six weeks for the doors they finally arrived at the job site in a plywood box.  Upon opening the damaged box, two thirds of the doors were damaged, doors were missing from the order and some of the doors were either the wrong type, swing or size.  At this point in the job we were ready for the door installation so that we could continue with the project finishes.  After numerous calls between the owner and the supplier, it was agreed that replacement doors would be shipped out as soon as possible.  The owner developed a comprehensive list of the damaged and incorrect doors and faxed it to the supplier.  After many weeks and heated discussions with the supplier and credit card company, a second shipment was sent.  Wouldn’t you know it, some of the doors were damaged and again incorrect.  At this point we decided we couldn’t wait any longer for the replacement doors.  We installed what doors we could so that we could finish the job.  When we started to install the doors we noticed that the jambs were haphazardly put together and the hinges were put on with drywall screws.  Remember the statement “I can get it cheaper on the internet”?  Now the owner knew why the doors she really wanted were three time more expensive.  This is why when we are the builder we buy from local reputable suppliers.  If there is a problem with the materials, we either return it or they pick it up and replace it, no questions asked.  To this day, doors are still missing in the renovation, but we did our job and completed the project.  Just so you know the long delays and poor quality were attributed to the fact that the doors were being shipped from China.  Buy from your local suppliers, support businesses in your community.   Just remember you can always buy it cheaper on the internet, but you’ll always get a surprise with your order.

This is the reason Schachne Architects & Builders started design/build services back in 1995.  We provide both architectural and construction services for our clients for both residential and commercial projects.   We enthusiastically tell potential clients that we provide both architectural and construction services and we will coordinate all that is required to complete their project.  So when we receive a phone call looking for a builder we give the caller a quick lesson in journalism.

Schachne Architects & Builders is registered as an EPA Certified Firm to perform renovation, repair, and painting work on pre 1978 homes.   If your home was built prior to 1978 the home owner by law is required to recieve from the certified contractor an EPA brochure titled “Renovate Right” which includes facts about lead and lead safety in the home.  The home owner is required to read and sign this document to verify that they have been properly notified of the dangers.

Schachne Architects & Builders wants to educate potential clients on how to protect themselves from harmful lead exposure during renovations.  If you know your home was built prior to 1978 and your renovation will disturb painted surfaces you will have to hire an EPA Certified Firm.

Schachne Architects & Builders completed an eight hour training and certification course with an accredited trainer.  When working on a pre 1978 home we are required to test, document and take necessary precautions to prevent the spread of lead dust.   Procedures include marking the work area with appropriate signage, installing warning tape around the work area, containing the work so that dust and debris cannot escape, using methods to minimizing dust during sanding or scraping, and thoroughly cleaning up the work area with devices such as HEPA vacuums and wet mopping.

As a certified contractor, we are required to post our certification on the job site.  The EPA also recommends that homeowners have the contractor inform the homeowner of what the final lead inspection entails.  If you have any questions or need help to identify the age of your home please contact Schachne Architects & Builders.  We will be glad to assist you.

To date there has been documentation of corrosion of A/C coils, electrical wiring, metal finishes such as plumbing components, hardware, and personal items such as televisions, computers, video equipment and kitchen appliances.  What remains to be investigated is the possibility of absorption of micro-organisms into porous finishes such as wood flooring, carpeting, stone surfaces, clothing, fabric covered furniture and many other household items.

Ongoing research indicates numerous mitigating issues that may arise in the future once the house is renovated.  In order to understand the complications I offer the following:

• In order to remove the drywall, all cabinetry including counter tops and back splashes will have to be removed in the kitchen and bathrooms.  Prior to this taking place, all sinks, faucets and other plumbing apparatuses will have to be removed.   Typically in bathrooms, green board or Hardiboard is used for wall tile application.  Unfortunately, from our experience drywall subcontractors working in large home developments tend to provide the cheapest installation possible and don’t use the better grade materials.  Due to these experiences the drywall in the bathroom areas would have to be checked to verify tainted Chinese drywall was not used.
• All wall base, crown moulding and interior doors and frames, carpeting, padding and tack strips would have to be completely removed.
• All built in cabinetry, chair rail, ornamental columns and miscellaneous finishes over the drywall will have to be removed.
• All electrical light fixtures, switches, outlets, electrical wiring, speakers and speaker wiring, alarm panel and wiring, pool/spa panel and wiring, interior high hat lighting, electrical panel, intercom devices and wiring, telephone wiring,  and exhaust fans will have to be completely removed.
• Towel racks, mirrors and medicine cabinets all have to be removed.
• All air conditioning interior and exterior units including all duct work, copper refrigerant lines and A/C vent covers will have to be removed.  The duct work can hold micro-organisms from the tainted Chinese drywall.
• All batt ceiling and wall insulation needs to be removed.
• Many people have hired inspectors to review their home to verify if Chinese drywall was used.  What most people don’t realize is that the Chinese drywall that was imported was 1/2″ thick.  Many inspectors have gone up to the roof area to look at the back of the ceiling drywall for demarcation.  What they don’t realize is the Florida Building Code requires 5/8″ drywall on the ceilings.  5/8″ drywall was not widely imported but purchased from local suppliers.  Furthermore, some Chinese drywall is not marked with any manufacturers name.

Ongoing research is being conducted as to the correct methods of removal of drywall dust from stud wall tracks, outlet boxes and other devices.   Chinese drywall is known to produce chemical off-gas organic vapors.  Those vapors may impede personal items which will need to be cleaned.   Cleaning devices such as HEPA vacuums and a micro-cleaning process for personal items such as clothing, linens, leathers, and upholstered furniture will have to be instituted.

Ongoing research and testing by our government has yet to provide a protocol for Chinese drywall removal.  There are contractors performing renovation work not instituting the proper precautionary measures for their workers.  Workers should be using protective equipment such as ventilated face masks, gloves, and dedicated work zones to minimize the travel of dust within the home.

For two days the first week of November a group of scientist, indoor air quality contractors and other researchers met in Tampa to review the ongoing issues pertaining to the Chinese drywall issue.   There is ongoing research which we in the industry hope will provide some concrete guidelines for Chinese drywall removal in the near future.

After reviewing my clients home characteristics we determined that it was almost more cost effective to tear the house down and not take any chances for the possiblity of future problems.  Until we know the full extent of damage to materials and human contact we should guard against the worst case scenerio.

On a brighter note there were a few new items that caught my interest.  My philosophy is, if I can leave the show learning about half a dozen new products that we can use in our work then the show was worth it.  What I was truly hoping for was a great show of new “Green” products for residential use.   GE made an attempt to show off two new water heaters.  The first was a new concept “Hybrid” heat pump design that is in the mock up stage.  The second was also in the design phase, a display of a new solar water heater and solar panel.   When speaking with the representative about the heaters features I recognized that the panel was unlike the ones we recently used on our projects.  I inquired if the large 4′ x 10′ roof panel had a small sub panel that would run the circulation pump in the event of power failure.  He stated “thats a good idea”.  I was surprised that the engineers at GE apparently haven’t done their home work as to what is on the market and is used today.  I wonder why their stock is down?  When I inquired about the cost I was surprised to find that the proposed cost is more than double of what we have installed.  I think GE needs to rethink their marketing strategy.  I was hoping for displays from companies that would show case home integration with new solar technology.  I guess I will have to wait to attend the builders shows.  One new product that caught our attention was a new bathroom exhaust fan by Panasonic called “Whisper Green”.  The features are great from an energy standpoint.  The fan has a variable speed control feature that runs continuously but can adjust from 0 to 110 CFM.  The fan can be switched and has a built in motion sensor that will turn the fan on when your in the bathroom.  The internal delay timer will return the fan to the pre-set CFM when the timer shuts off.  This product is great for south Florida.  The fan will extract all the heat and humidity  as well as turn itself off after you leave the bathroom.  The best part of the product was the almost non-existant sound generated from the fan.  Like most older homes in south Florida that lack an exhaust fan, this product is great for retrofitting into an existing bathroom.

I was pleasently surprised by the new refrigerators and wall ovens by Jenn-Air.  They are taking consumer demands to the next level.  Many new features and design elements should bring their products to the publics attention.  LG finally figured out how to cut down on the vibration from their washers and dryers.  There had been a lot of complaints of these units on a second floor application.  Their new piston technology will hopefully sell more units.  The Danze booth was extremely busy with everyone enjoying their plumbing lines.  Emtek had a wonderful display of new residential hardware.  We have used their product in the past and was happy to see some new sharp designs.  One set of handle designs were lit up with a red light.  I like the idea because it could be used in a childs bedroom as a psuedo night light.  I told the rep the product would be better with a white light.  We dont’ want the hallway of a house to look like a bordello.  All in all I was happy to attend.  I did find some new products to use for our clients but lets hope next year when the show will be in Chicago that we will have more attendees, more vendors and better product development to display.

BAHAMAS HOUSE

During a house renovation a few years ago on the intercoastal waterway in Ft. Lauderdale the owner decided he wanted larger impact windows than what was chosen.  Unfortunately we were left with a number of windows that could not be used.  We determined that the best use of these windows was to either donate them or try to find a user for them.  We listed the windows on the internet and found a builder in the Bahamas that was in desperate need of impact windows.  Purchasing impact windows in the islands is difficult and costly.  When the builder came to our office we were more than happy to make a deal on the windows.  He also questioned if we had any other miscellaneous materials that he could purchase.  Over the years we acquired sinks, faucets, miscellaneous tile and hardware that we had no need for.  He was thrilled that we were able to either donate or sell to him at a reduced cost.  The associated picture shows the recycled windows on the front of the house.  Floor tile we had provided was utilized in the new kitchen and batrhoom.  Over the years we have kept in contact and we keep him in mind when we have unwanted materials.  The partnership that we have developed serves a good cause.  Instead of unwanted materials ending up in the dump we have found a use for them.   This partnership has reduced waste, and cut down on virgin materials used for the fabrication of the windows and other components.  Construction and demolition generate an enormous amount of solid waste.  The EPA estimates that 136 million tons of construction and demolition debris was generated in 1996.  With the number of natural disasters and the past building boom, that number is even higher.  We do our part to limit the amount of waste we generate at our job sites and look to recycle whenever we can.  Now if only I could go fishing in the Bahamas.