Sunday, July 27, 2014

Our Options


We spent soooooooooooooo much time going over options.  I think I read hundreds of blog posts.  I studied the options page.  We created a spreadsheet (which I will share later) that allowed us to play with all the different options we had.  I spent over a month obsessively researching what we wanted to do.  Of course, I love researching so it was fun.  Without further ado, here are our options that we selected. 
EXTERIOR

·        Rome Elevation E with Partial Stone

o   Landscaping package (standard upgrade)

o   Exterior flood lights
 

Not our house, but an example of Elevation E with Stone
 

FIRST FLOOR

·         Garage

o   Add 2 foot extension

o   Add service door

o   Add garage door “cottage” upgrade to include windows

o   Add extra ceiling light and outlets

o   Add insulation on 2 outer walls ($475)

o   Add wash tub (non-standard request - $475)

o   We are buying our own garage door opener

·         Porch

o   Will have 1 outlet and 3 overhead pot lights

·         Foyer

o   Hardwoods
View of Foyer.  Ours will have the crown molding, but different flooring

·         Formal Living Room

o   Hardwoods

o   No extra window

o   Add light pre-wire in ceiling
View of Formal Living Room.  We will not have the extra window, show straight ahead.
 

·         Dining Room

o   Hardwoods

·         ½ Bath

o   Hardwoods

o   ORB fixtures

·         Pantry

o   Hardwoods

·         Kitchen

o   Gourmet Island Upgrade

o   Granite: St. Cecilia Light

o   Cabinets = Timberlake, Rushmore Maple Glaze Hazelnut

o   Hardwoods

o   Upgraded kitchen faucet – Oil rubbed bronze (ORB)

o   Stainless Steel Appliance Package: Stove, Microwave, Dishwasher

§  Microwave over range

§  Gas Hook up for Cook Top

o   42 Inch Cabinets with crown molding

o   Backsplash: none right now, will add later

o   Extra outlet on island – 1 on each side

o   Change lighting – can lights will line up with island

o   Add under cabinet lights

o   Telephone hook-up will go here
Kitchen with Gourmet Island.  Our cabinets and countertops will be the same, but different flooring.
 

·         Morning Room

o   Hardwoods

o   No extra windows

o   Patio Door – Sliding glass

o   Ceiling fan rough-in

·         Family Room

o   Carpet Carpet Pad A: Tahoe / Carpet Level C: Simple Touch – Sand Swept

o   Stone fireplace (side of house); PA Sierra Fieldstone (round)

o   Ceiling fan rough-in

o   Cable pre-wire

o   Recessed Eyeball lights by fireplace

o   No extra window
View of Family Room
 

·         Study

o   Carpet

o   Cable

o   Ceiling fan rough-in

·         OTHER

o   Additional Cable Wiring?

§  4 Downstairs: Garage, Family Room, Study, Kitchen = telephone

§  3 Upstairs: Master, Bedroom 3, Loft

o   Oak stairs w/ oak handrail, baseplate / white balusters (stain #6)

o   Dedicate circuit in electrical box (for garage fridge/freezer)

o   Moldings/Trim package #1 – crown molding and door casings in living room, dining room and foyer, chair railing in dining room

o   Upgrade faucet fixtures in bathroom to Oil Rubbed Bronze/ORB

o   Upgrade light fixtures to ORB

o   Comfort height toilets

SECOND FLOOR

·         Master Bedroom

o   Ceiling fan rough-in

o   Cable pre-wire
View of Master
 
 

·         Master Bathroom

o   Upgrade master bath with soaker tub and shower with bench; ceramic tile surround

o   Double bowl vanity: Timberlake, Wyoming Square Maple Cherry Java

o   Tile Level C

o   Regular Tub, no jets

o   Added extra outlet
 
Master Bath - Ours will be similar, but with different tile
 

·         Hall Bathroom

o   Add double vanity; Scottsdale Square Maple Espresso

o   Ceramic tile flooring

·         Bedroom 2

o   Ceiling fan rough-in

·         Bedroom 3

o   Ceiling fan rough-in

o   Cable pre-wire

·         Bedroom 4

o   Ceiling fan rough-in

·         Add Bathroom #3
What the 4th Bedroom looks like with the added bathroom.
 

·         Loft

o   Ceiling fan rough-in

o   Cable pre-wire
 

What the Loft looks like for Elevation E
 

·         Laundry Room

o   Extra outlet

o   Flooring – laminate (Initiator #66088)

·         Attic

o   Storage with pull-down access

Saturday, July 26, 2014

Selecting Our Lot – Part 2


On April 13th our SR calls to tell us that the new section is open and 6 lots are available (out of 40).  We are told the delivery date will be October/November.   There is one lot available that has no neighbors behind it, with a guarantee that nothing will go behind it because this section backs up to the neighboring high school property.  SCORE!  Unfortunately there’s a lot premium for this whole section… bummer, we weren’t anticipating that.

New Section Layout


Of course, at this point we were still trying to get our house ready to put on the market and we weren’t sure how fast we could move things.  We didn’t want to put the offer on the new house until we had sold the old house, or we at least knew we would want to/need to make it a contingent offer.  This made me worry because I knew that if someone else came along and wanted our lot and didn’t need a contingency we could lose our lot!
 
Topography of our lot.  We really liked that it was pretty flat and the drainage was away from the house.

We put a hold on the lot over a weekend and then tried to figure out what we were doing - put in a contingent or non-contingent offer.  Our SR put another hold on the lot for one more weekend and we went in to put the offer in the following Monday.  We went through all of our selections and then started negotiations.  We didn’t come to an agreement that night, so we left without signing anything.  It was a little deflating leaving without having everything done, but we knew we could play hardball a little bit and wanted to get the best bang for our buck.  We have an AWESOME realtor and she did some major negotiating.  More to come on that, but by that Friday we had come to an agreement and we put in a non-contingent offer on the lot we wanted in the new section!
 
April 2014: View of the lot from the cross-road in my car. 
 
April 2014: View of the lot from the road.  They still hadn't paved, so the road was dug down pretty low.

Did you have a hard time picking your lot?  What were the most desirable things in a lot for you?

Friday, July 25, 2014

Houston, We Have a Delivery Date!

When we initially signed the paperwork to build with Ryan Homes, we were told a mid-July start date with a delivery date of mid-October. This was all contingent on the county approving permits and Dominion Virginia Power running electricity to our new section.

At one point, our SR told us we may need to come in and sign paperwork because they were moving so quickly that he thought we'd start in June and have a September delivery date. I was so excited things were moving so quick!

Well, that didn't happen! And you know I've been following up weekly on the status since we got to July. Our SR has been great and very patient with my my check-ins. 

We got word today that we will start the first week of August! Our SR said that they still anticipate being done by late October, BUT it all depends on the power company and weather. My guess is that it will be November before we move in.

We also found out that our road has been paved this week! 


Now we are waiting on a pre-construction meeting date... Hopefully late next week! 
Things are starting to get exciting!!!

Did you have delays with your start date? 

PS- this is my first time blogging from my phone... Hopefully it works well!

Thursday, July 24, 2014

Selecting Our Lot – Part 1


When we initially visited our neighborhood, there was only one street available with a short side street available to build on.  This was in March and those lots had availability as early as July if we moved quickly.  So, we started looking at lot sizes to see which ones were the biggest and had the best topography.  We learned with our first house that you don’t want to be the lowest house in the neighborhood.  Our backyard was a swamp until we installed French drains and we don’t really want to do that again. 

Plan for our whole neighborhood
 
 
View of the lake from another builders house (what brought us to the neighborhood)
 
 
We had the ability to pick from several lots.  A few were in a cul-de-sac, but there would be no backyard because there’s a steep drop-off behind those lots into an empty creek bed.  If we went up the street just a little, we could pick from a few lots that would not have a house across the street… because there’s an old family cemetery there. I tried really hard not to get the heebie-jeebies, but I just really didn’t want to be across the street from or beside the cemetery.  My husband was not opposed to it and didn't think it would be that big of a deal and liked that there wouldn't be anyone across from us.  I was trying to get on board with the idea when our SR told us that they were likely going to open a new section soon.  Woohoo!


Plan for the original section we considered. 
The greenspace is the cemetery (of course not marked, so as not to draw attention to it).
We really liked lot 31 or 29 at the time...
PS - Sorry for all the blacking out... just trying to keep a little anonymity!
 
 
Did you have a hard time selecting your lot?  Were there lots of options, or were you pretty limited in choice?  Would you be creeped out by the cemetery like I was?

 

Saturday, July 19, 2014

Floorplan and Elevation

We are building a Rome, Elevation E with Reverse Floorplan.

This is the model in our neighborhood and we fell in love with it immediately.  We love how well the space is used and the fact that it doesn't seem like space is wasted anywhere. Very smart design!

The Rome we are building will have 4 bedrooms, 3.5 bathrooms.  It is standardly 3,060 square feet, but with the morning room I think that adds about 200 square feet for a total of ~ 3,260 square feet. 

 

Elevation E shown with Reverse Floorplan.  We are doing this color siding too!
 
We are adding the Morning Room, Gourmet Kitchen and Fireplace.
No extra windows.  We are also adding an extra 2 feet extension to the garage. 

We are adding another bathroom to the 4th bedroom, so we lose the seating area in the Master.   
In Elevation E, the loft is bumped out 2 feet so we will have some extra space there that isn't shown here.
 
We are not doing a basement or finished attic. Oh how I wish we could, but alas it was too much extra money. 

Wednesday, July 16, 2014

Selling Our Current House


We purchased our current home in November 2009.  It’s a 3 bedroom, 2.5 bath colonial with 1,454 square feet.   Since we moved in, we got engaged, married, and had our beautiful baby girl (who is in full blown toddlerhood now!).  It was a great house, but we’ve outgrown it since D came along with all of her gear! 

We started thinking about putting our house on the market this past fall (2013).  We talked to our realtor to get a plan together for timing putting our house on the market.  We decided spring would be best and it would give us time to de-clutter and finish a few projects so we could get top dollar. 

We had originally planned on putting the house on the market in February, but then life happened and we got a little behind schedule.  We didn’t end up putting it on the market until April 25th.  After about 15+ showings we got an offer on May 18th.  We had some back and forth plus another offer, but we ended up going with the original buyers offer.  We finalized everything on May 23rd and then had the inspection on May 31st.  Everything went well, no big surprises.  We had the house appraisal on June 17th and everything moved right along to closing.  We signed our part of the closing papers (so easy by the way!) on July 14 and the buyers signed theirs on July 15.  We’re still waiting on final paperwork, but all should be good to go!
Bye Bye Old House!

Now we are living in temporary housing while we wait for our new home to be built! More on that to come...

A little about us...


Hey there, thanks for coming by!  I wanted to start this blog because reading so many other Ryan Homes blogs helped me when we were making the decision between buying a resale home vs. building. 

I had heard some not so great things about Ryan Homes and it was so disheartening when we found a neighborhood that we loved but weren’t so sure about the builder and the quality.  After doing some online research, my perspective changed and I hope to contribute to the Ryan Homes community. 

This blog is meant to chronicle my family’s journey through making this decision, going through the construction process, and then hopefully updating periodically once we’ve completed our build. 

Because it’s the internet and I’m slightly paranoid, I’ll refer to myself and LuLu, my hubby will be BB and our daughter will be Sweet D.  I also won’t refer to our specific neighborhood; just that we’re in Central Virginia.  If you think you know where we are building, message me if you’d like to know about our neighborhood! 

Thanks for reading!