Building A Mountain Vacation Home
Many dream of designing and building a vacation home in the mountains. After all what’s better than being able to choose every room, finish and color.
CHOSING AN ARCHITECT & CONTRACTOR
Building starts with choosing an architect and general contractor. I would highly recommend that you use an architect that is very familiar with our area and has experience designing homes in mountain climate. Locals design roofs to minimize ice build up in the valleys and snow shed in high traffic areas. They know the effect of intense UV rays on common building materials. They recommend products that are locally available and serviceable. Architects that have designed here in the past are not likely to specify a steep driveway. They will consider the need of snow storage areas. Architects who live here tend to incorporate utility conservation into their design. Local professionals are aware of code and Home Owner Association requirements and work well with Town officials and Design Review Boards.
Help your designer understand what you want by cutting out photos from catalogues and magazines of your favorite style of kitchen and bathroom, the type of windows, trim, fireplace, stone and siding.
Choose a general contractor that knows, and can work well with, the local subcontractors. Carpenters, plumbers and electricians tend to show up on time and finish on schedule if they feel that doing a good job will lead to future work with a reputable local builder. Local builders are well aware of the availability of materials and the inherent logistic problems faced while building in a remote area. They know and work well with local building inspectors.
Ask for references from past clients. Drive by past job sites and determine if the architect and builder have experience designing or building your type of home.
Time spent with your architect and builder prior to breaking ground will save you time and money later. Change orders disrupt the building schedule and can drastically affect your budget. It is easy to move a wall or add a window on the blue prints but costly after the walls have been framed.
Have your architect and builder inspect your property. Discuss all the factors that affect your home including view corridors, driving access, utilities, slope and which trees you want to save.
Make sure your designer knows your budget limits, any individual health needs, family activities, entertainment requirements, hobbies, special storage needs and decorating taste.
BUDGET
Your total mountain home budget must cover the land purchase, design fees, permits & fees, site excavation work, utilities, home construction, driveways and landscaping. A good designer can reduce the overall project costs by pairing down the home size eliminating underutilized space. Good design flows with the topography and minimizes the need for extensive excavation work and expensive retaining walls.
Most area general contractors prefer to work on a cost-plus basis. They charge you whatever the project costs plus a percentage as their profit. Others may quote a flat bid. Whatever basis you agree to, make sure you get everything in writing. Most builders will want to use their standard contract form. I would highly recommend that you have an attorney review the contract.
Visit a local banker with your house plans and building contract and get pre-qualified for a loan.
DESIGN FOR RESALE
You are designing a home to meet your individual needs and tastes. You probably don’t even want to think about the possibility that you might want to sell that home in the future. Your needs and desires may change over time. You may decide that you need more space or want to downsize. You may choose the low maintenance lifestyle offered by a condo or can’t pass up the opportunity to buy a slope side home. Think resale from the start. Realize that your design tastes may not be shared by the average buyer. Don’t design a small kitchen with inexpensive appliances and little cupboard space just because you don’t like to cook. Consider that a family here on a ski vacation may place a premium on bathrooms. Think twice before building the largest or smallest home in the area. Build a two car garage even if you typically fly here on vacation. You may love flat roofed Santa Fe adobe style architecture but will your neighbors? Your local REALTOR® can inform you of what most buyers want to see in the homes they are viewing in your neighborhood.
HEATING
Radiant in-floor heating is a very popular option in many of the nicer area homes. This system delivers consistent comfortable heat and warm tiled or wood floors feel great on otherwise chilly mornings. There is one significant drawback to this system for second homeowners who are not here on a regular basis. Most homeowners turn the heating system down while they are out of town and it takes a while for it to heat the house again when turned back up. Forced air systems, for example do so, much more rapidly but have their own drawbacks. Forced air systems tend to wring moisture out of out already dry mountain air. There is some noise also associated with moving air. Baseboard heat is an effective, relatively inexpensive, system but the baseboards are visible and can interfere with furniture placement.
One must also decide whether to heat with electricity, natural gas or propane. Visit with your architect and builder and discuss the cost, availability and cleanliness associated with the various options. There are many very efficient high tech furnaces, boilers, water heaters etc. available today. You must analyze the benefits of long term utility bill savings versus the initial cost of the hardware.
My home is heated by an electric boiler that is programmed to heat water during off-peak rate hours. It stores the heated water to be used during peak hours. Off-peak rates are 1/3 that of peak and this system will eventually pay for itself from utility bill savings.
Passive solar gain incorporated into the house design can save hundreds in heating costs. A little extra insulation will pay big dividends in energy savings. Local contractors are familiar with foam block insulated concrete foundations, air lock entryways, earth berming and other and other techniques for building for rising energy costs.
LOW MAINTENANCE
You’re here to ski, fish, hike, bike and golf. Shoveling snow, staining the house and maintaining the landscape can cut into your play time or cost you plenty if you hire someone to do it for you. You may love to work on your property while you are here, but what will it look like after you’re gone for a few months. Think low maintenance in the house design, materials and landscaping. There are several property management companies in the area. Talk to them regarding the maintenance programs they provide for second homeowners.
WHEN TO BUILD
It usually takes more than a year to build a custom home in the Crested Butte area. It may take 2 years to construct some large complicated designs. The summer season is short in the Colorado Rocky Mountains but construction takes place year round. Ideally one can time the construction so the foundation is poured in the warmer months and the house is framed and weather tight prior to the late autumn snows fly. Homes can be framed during the coldest months of the year but you pay for the crew to shovel snow for an hour or two before they can pick up their hammers on many mornings. Timing completion of the project so you’re not showing up with a moving van full of furniture in mid winter may also be a consideration.
TRY TO RELAX
There will be periods of time when it would appear that nothing is taking place at the job site. Local contractors know that their skills are in high demand and they sometimes act like they don’t need the job. If you want to see your plumber, electrician or dry wall hanger on a powder morning, you better go skiing.
Stop by the job site when you are in town. Let everyone know that you are the owner. Ask lots of questions. Study your house plans and point out any discrepancies. The house will get built, but don’t stake your future on the original estimated completion date. Be flexible.
Tom Filchner
Broker