Texas Hill Country Building Savvy April 2022

April 2022

Texas Hill Country | Homebuilding Industry Publication

TERRAMARK URBAN HOMES

BRINGING LIFE TO NEGLECTED NEIGHBORHOODS

IBS SHOWHOMES Beverly Smirnis

SAVVY REAL ESTATE Sonya Powers

THE HIDDEN COST OF “DOWNSIZING” Steve Zbranek

PHOTO BY JASON ROBERTS

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Building Savvy

SAVVY’S A-LIST A-LIST SAVVY’S Architectural Photography

Air Conditioning Jason Roberts Classic Services AC 210.789.2033 830.358.1499 www.classicairconditioningandwww.jasonroberts.biz heating.com Architecture

Architectural Photographer Delineations Jason Roberts and Associates 830.693.9408 210.789.2033 www.delineations.com www.jasonroberts.biz Banking Building Materials

BMC Hill Country National Bank 512.977.7400 512.756.7363 www.buildwithbmc.com

www.hillcountrynationalbank.com

Guido Companies

Building Materials 210.344.8321

MG Building Materials www.guidoconstruction.com 830.257.2300 www.mgbuildingmaterials.com

Destination Resort

Doors The Front Door Company 830.598.3917 210.340.3141 www.hsbresort.com www.thefrontdoorco.com

Home Warranties

Propane

The Club at Horseshoe Bay Resort

StrucSure Sunn Carpets and Flooring

Hill Country AlignedPropane Mortgage

830-624-4450 210.349.7866

830.997.8621 210.874.1630

www.sunncarpets.com www.strucsure.com

www.hillcountrypropaneinc.com www.alignedmortgage.com

Electrician Electrician

Garage Doors Insulation

Flooring

Pest Control Plumbing Hollywood-Crawford Accurate Pest Control Foam One One ZK Plumbing 210.494.3434 210.495.0499 830.228.5040 806.282.4378 www.hollywoodcrawford.com www.accuratepest.net

JPIElectric Electric JPI 210.233.6638 210.233.6638

www.jpielectric.com www.jpielectric.com

www.foamoneone.com

Elevators Energy Rating

Home Elevator Burk Energy Ratersof Texas

210.340.5702 www.homeelevator.com

830.446.2279

www.burkenergyraters.com

Home Warranties Interior Design & Furnishings Centricity One Swanky Shop 727.385.7599

Real Plumbing Estate

830.798.0125

www.dptexas.com 210.844.1542

StrucSure www.oneswankyshop.com 830-624-4450 www.strucsure.com

Fireplace Installations Integrity Fireplace Installations Turn 2 Flooring 210.294.1383 Flooring

Lighting

512.560.9550

Hill Country Lighting

www.sunncarpets.com

830.257.2425

Insulation Klar Insulation www.hillcountrylighting.com 210.296.5499

Granite Countertops Accent Granite & Marble

Cabinetry

830.693.1144

Kohutek Construction

www.accentgranite.com

Mortgage Company

Mortgages Insurance

First United Mortgage Group Hotchkiss Insurance 512.529.7787 210.581.0420

512.949.7000

www.hiallc.com mschepper.firstunitedteam.com

Carpentry

Home Technology 210.248.2556 HomeSmart

Painting Lumber and Millwork

Rendi’s Trim Carpentry

325.388.9278

Roddis Painting Lumber Flawless

830.220.1983

www.homesmartanywhere.com

210.226.1426 830.265.0170

TerryDiamond Kemmy Plumbing Keller210.967.6100 Williams, River Hill Group

Roofer Kendall County Roofing Williamson Roofing 830.331.2650 830.798.4371 www.kendallcountyroofing.com Roofing

www.williamsonroofing.com

Specialty Electronics and Appliances Title Company HomeWerks Independence Title 210.499.5760 512.454.4500 www.sanantoniocentralvac.com www.independencetitle.com

Specialty Glass and Mirror B&T Glass 210.656.8507 www.btglassandmirror.com

www.roddislumber.com Luxury Iron Doors and Interiors AMS Group 210.366.0490

Title Company First American Title 817.918.2323 www.firstam.com

Specializing in highly efficient thermal envelopes constructed with spray Our product is the baseline for in commercial and

DISCLAIMER: Any articles included in this publication and/or opinions expressed therein do not necessarily re ect the views of N2 Publishing but remain solely those of the author(s). The paid advertisements contained within the Building Savvy magazine are not endorsed or recommended by N2

Point source self- reliance begins

Publishing or the publisher. Therefore, neither N2 Publishing nor the publisher

may be held liable or responsible for business practices of these companies. NOTE: When community events take place, photographers may be present to take photos for that event and they may be used in this publication.

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TERRY KEMMY

“ Te r r y i s s o c o rr ei ga itni vael when it comes to advertising properties in i n n o v a t i v e w a y s . We l o v e his creative thinking.”

TERRY KEMMY

Realtor ® terry0372@kw.com 210.844.1542 4

[From The Publisher]

THE THEME FOR 2022 EVOLUTION TO ADDRESS CHANGING NEEDS Inside, this month’s Savvy Special Report recaps our columnist, Beverly Smirnis’ trip to the International Builders Show® (IBS) in Orlando where she visited the New American Remodel® (TNAR) and The New American Home® (TNAH) and conducted interviews with the products featured in the exhibits on the floor.

The show, its showcase homes and the latest building products underscore what has changed to address the pressing needs for a growing and changing population of homeowners. Building product introductions aimed to make construction less complex yet more precise and requiring fewer skilled laborers to install them were the ones that garnered the attention of the professional judges who decided on the IBS Best Of awards.

Our theme of evolution to address changing needs continues with our recap of how far the fenestration industry has come in terms of thermal insulation, solar heat control, reduced energy

Builders | Architects | Home

costs, advanced structural strength, improved safety, better

Designers & Clients

sound insulation and reduced maintenance. No longer can windows and doors be called the weak link in a building envelope!

YOUR R E S I D E N TI A L E N E R GY

Serving the Greater San Antonio Area & the

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Texas Hill Country

Is it time to make some needed changes in your business or diversify your offerings? Perhaps you need to go back to the drawing board to design some plans that better address the specific niche in the market that you target. Maybe your goal is to make your homes more appealing to a broader range of buyers, or you want to diversify into a more profitable sector of the market or into one that poses to be longer-standing.

While we know that many of you enjoy our Savvy Trucks & Toys columns just because you are car buffs, another reason for including this column in a home building industry publication lies

Kevin Burk

in the fact that it is often telling to compare two industries that

Owner & Chief Energy Code Consultant

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tend to mirror one another as far as trends are concerned. This month’s story on the Hyundai brand may indeed inspire some of

Brian Burk

you to take a look at their vehicles, but I believe the brand story

Chief of Operations & Energy Code Consultant

may also be a good example to those of us making transitions to keep our businesses relevant and satisfying for the long term.



Happy reading!

Terry Kemmy Publisher 210.844.1542

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BurkEnergyRaters.com

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[industry news]

SINGLE FAMILY BUILD-FOR-RENT Is This a Trend or a Sign of Things to Come?

B

uild-for-Rent is a term we’re hearing

of long-term rental income properties. The

more and more these days in the

nationwide trend addresses market conditions

context of single family residential

created by circumstances ranging from the

construction. The term commonly

lingering effects of the global financial crisis to

refers to a business model where single family

the COVID-19 pandemic, as well as the shifting

detached homes are built to either hold by

priorities and desires of consumers.

the builder or sell to investors for the purpose

By Scott Whisenant

Factors driving the trend: •

Steadily growing percentage of renters (according to the Pew Research Center, more U.S. households are renting than at any point in 50 years)

•

Ease of geographic relocation

•

Housing supply shortages

•

Affordability and attainability

•

Meets demand for larger, more flexible spaces for live, work, and play

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In addition to addressing the factors described above, builders can

•

provide features normally out of reach for renters such as luxury

Assign your risk to a third-party, insurance-backed, warranty company

amenities, state-of-the-art technologies, healthy, low-maintance homes in neighborhoods that offer a sense of place and community. It’s easy to see why this investment model could very well become the new norm.

•

Avoid costly investigation fees for suspected structural issue

•

Avoid costly repairs on covered major structural defect from the roof to the foundation

Whether building and holding single family build-for-rent communities

•

or building for investors, offering a 10-year, insurance-backed, Major

Avoid costly litigation with an “all inclusive” mandatory arbitration clause

Structural Defect warranty is a good business decision that gives builders a competitive edge in a growing market.

StrucSure Home Warranty provides builders and investors with the financially strongest protection for investment properties by transferring risk to a third-party backed by A-rated Lloyd’s of London,

To learn more about our investor-specific warranty

the oldest and largest reinsurance market in the world.

coverage programs, contact Scott Whisenant, Vice President of Sales, Central & Southwest Texas at

Tips for Strengthening Your Build-for-Rent Progam: •

830-624-4450 or swhisenant@strucsure.com.

Make your offering to investors or future buyers more attractive by including a 10-year, fully transferable warranty against Major Structural Defects StrucSure_BuildingSavvy_March2022.pdf

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2/14/22

2:18 PM

SCOTT WHISENANT

Vice President of Sales, Central & Southwest Texas (830) 624-4450 swhisenant@strucsure.com www.strucsure.com

C

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ALIGNED WITH TAB PERFORMANCE STANDARDS SOIL MOVEMENT AND SETTLEMENT COVERAGE FAST AND FAIR CLAIMS MANAGEMENT REINSURED BY A-RATED LLOYD’S OF LONDON TAB-APPROVED BUILDER’S RISK INSURANCE: VISIT SHWINS.COM/BUILDERSRISK FOR A QUICK AND EASY RATE QUOTE

HOW THE NATION’S BEST BUILDERS PROTECT THEIR BUYERS 7

[Focus Section]

LET THERE BE LIGHT! THE EVOLUTION OF RESIDENTIAL FENESTRATION

By Beverly Smirnis

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odern windows and doors have come a long way in thermal insulation, solar heat Weighing the positive and negative aspects of each type of

control, reduced energy costs, advanced

structural strength, improved safety, better sound

window frame material and balancing that with the style of

insulation and reduced maintenance.

the home and its budget is important, but what’s even more important is what’s inside the frame. Double-paned windows with Low-E glass and a vacuum-sealed argon fill are often

Savings on HVAC equipment sizing and reduced monthly

necessary to meet the minimum requirements of modern

utility bills can offset the extra cost of buying a superior, high

energy codes which limit the U-factor and solar-heat-gain

efficiency window that blocks exterior heat to reduce reliance

coefficient according to climate zone. Safety glazing, fall

on cooling systems in the warm season, while trapping more

protection, and emergency escape and rescue are other

heat inside a house and keeping window surfaces warm and

aspects of code compliance contractors need to understand

dry in the cold season.

when specifying windows and doors.

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Ultra high-efficiency products are usually twice as

While the window and door industry has come a long way already, technology

efficient as double-pane units and some narrow the

poses to soon introduce a new class of windows in the form of “smart” windows,

performance gap between the opening and the wall

including windows that capture or create solar energy posing to turn practically any

on which they’re installed. Besides better energy

everyday glass surface into a solar cell. Glass with switchable glazing is another

efficiency and comfort, upgrading your windows

fast-progressing technology. Electrochromic technology allows windows to change

beyond the minimum requirements can provide a list

from clear to opaque with the touch of a button help reduce cooling costs during

of benefits which are even more highly prized since

summer months and increase privacy year-round. Other types of glass technology

the Covid-19 pandemic:

work without electricity to intuitively transitions from clear to dark. Photochromic

•

allowing more natural light into a home.

Technological advances in glass and glazing allowing windows to block cold or heat without

glass can respond to changes in light, working like eyeglasses that tint themselves on sunny days. Thermochromic technology can automatically change from clear to diffused to white and reflective in response to heat.

also blocking natural light from entering a house.

With thoughtful window placement and exterior landscaping most of a home’s daytime lighting needs can be met.

•

better soundproofing. The benefits of dampening excessive noise on the quality of life are wide-ranging, affecting our health and behavior.

•

improved indoor air quality (IAQ). Reducing the amount of dust and air pollutants that can enter the home and mitigating moisture build-up that can lead to mold and mildew makes healthier IAQ easier to attain

•

better quality of life overall. Less dust means less housekeeping. Better windows can also mean less maintenance is required.

Of course, even choosing the very best window assures no benefits if it’s not installed properly. While the International Residential Code (IRC) establishes minimum flashing requirements, it does not provide detailed installation guidance. It’s quite often the window and door manufacturers who stipulate a caulk/sealant at the top and side flanges, but not at the bottom flange (to allow drainage). A savvy contractor will make certain that pre-installation

The Bottom Line: Better windows with high tech features and which are designed with ease of installation in mind, lead to new design possibilities. “Glass houses” that are healthy and light-filled yet private, strong and secure, low maintenance and zero energy are on the drawing boards of savvy builders. No longer must windows be the weakest energy efficiency link in a building envelope!

waterproofing, and proper flashing and caulking are done with an eye to detail, otherwise ensuing water leaks will cause a barrage of problems that could have been easily prevented.

In a hot market challenged with persistent supply and labor challenges products that are easy to install for contractors and provide better ease of use for the end user are the stand-outs among recent window

Beverly Smirnis is the co-founder of Building Savvy magazine and publishes its flagship Dallas/Fort Worth edition. She and her business partner and husband, Steve Smirnis, have served as judges for the International Builders’ Show Best of IBS Awards and judged numerous homes for builders association parade events across the country.

and door introductions.

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[Builder’s Perspective]

THE HIDDEN COST OF “DOWNSIZING”

By Steve Zbranek

As the average age of the home buying population continues to grow, builders often hear that their need for larger homes with many rooms no longer exists.

The kids have moved on and what was once a home to raise a family in is now empty rooms, higher taxes, more maintenance and generally more than empty nesters want to keep up with.

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ore often now than in previous years we are hearing that it’s time to downsize and live in less square footage. Interestingly, most of the families we have this discussion with emphasize that they still want “quality” and many of the nice things that they are leaving behind, just in a smaller home.

After listening to this now familiar design request, we begin the

features listed above, to the cost to build a 2800 downsized square

discussion with a simple math lesson. Specifically, smaller homes

foot home This will help demonstrate to the custom home buyers the

cost more per square foot to build. This concept requires a detailed

builder’s budgeting reality.

discussion concerning what is going to be left out of the smaller home design, and what is going to be included. For example, both homes will have a garage, kitchen, bathrooms, porches, driveways, mechanical systems, landscaping and so on. Builders will still buy permits, insurance, portable toilets, dumpsters, surveys and other soft cost items that do not go away, or in many cases cost no less with smaller homes. When all of these costs are divided into 4000 square feet, they are less per square foot than when divided into 2500 or 3000 square feet. Undoubtedly the smaller home will cost less overall. However, when the “how much per square foot” question is asked it’s necessary to spend some time on how the size of the home affects that number.

Once the discussion about less living area has been acknowledged it is often followed by “we want a large outdoor living area.” The owners see this as a place to sit outside, entertain, enjoy the sunset or a favorite sporting event on tv, by the fireplace while the steaks are on the grill. Builders see stained wood soffits, outdoor ceiling fans and appliances, extra lighting, more floor covering, often a flat screen TV and complimentary sound system, a fireplace and an outdoor kitchen with counters, plumbing, electrical and a facing of stone or stucco.

Some add motorized screens or shades to this area. We know that these outdoor entertainment centers will cost more to build than family rooms, game rooms and bedrooms. The buyers don’t know this and probably have no idea until it’s explained to them.

Paradoxically, while this is not considered in the ‘living area” of the home it contributes significantly to the final price and cost per square foot. Using our example above, add the cost of a 600 square-foot outdoor living area (12 x 50 for example), with the

After our downsized home includes a nice outdoor living area, clients typically add an oversized garage such as three cars or an additional golf cart area. Golf cart overhead doors are smaller, so they cost less than typical doors, right? Again, not true. When you add the size of the garage to the building size, then throw in cabinets, epoxy floor covering, insulated and wood covered doors the cost of this non-living area has another major impact on the price (and cost) of our smaller retirement custom home. The point is that builders know all of this.

Architects are aware that these additional “features’ will cost the clients extra, but their job is to get the clients ideas on paper and help them fall in love with their new home.

If a client wanting a downsized home arrives with a completed set of plans, they are most likely in for a price shock. Builders who work with clients starting at the stage of finished plans get to be the bad guys/ girls. The reality check above is a Day One priority.

If the client expectations are not correctly aligned the end result will be frustration for the client, and the builder who presumably has done a lot of work for a job that they will not get. When discussed upfront the clients have choices. One, pay more than they expected to get what they want. Two, redraw the plans to design a home that fits their budget. And three, shop builders until someone gives them the number that they want without changes. Choosing step one or two should create a successful project for the client and the builders.

Choosing number three will not have the same result for either. We all are contacted routinely now by clients wanting less home than they currently have. Remembering that they are only referring to the heated and cooled area of the building helps start the discussion on the Hidden Cost of Downsizing.

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COMPLETE DESIGNER SERVICES Residential | Commercial New Builds | Remodel Debbie Cherry, ASID Interior Designer Debbie Farr, Designer Beverly McKinney, Designer

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[Resort News]

Introduced in 1983, the first “HorseBayShoe” Golf Invitational was created by Horseshoe Bay Resort CEO Ron Mitchell as a thank you to

M

embers enjoyed an unusual format featuring a variety of non-traditional golf adventures including a golf cart

race, marshmallow long drive, golf ball launcher and crazy pin locations.

members for their ongoing support In Celebration of Slick Rock Golf Course’s 50th Anniversary, Ron Mitchell recreated the tournament with 250 tenured members in another “HorseBayShoe” golf extravaganza.

‘‘

“There were a few good shots but mostly shots that resulted in laughter,” said Stacey Persinger, Director of Membership. “It was a memorable

‘‘

and belief in the Club lifestyle.

Once again, celebrating members’

event for the players, volunteers, and the

support over the years

staff. A great reminder of the many things to celebrate at the club.”

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The Historic and Popular Slick Rock Golf Course Wandering through a landscape of Texas granite outcroppings, pampas grass and native oak, willow, and Eldarica pine trees, the course’s most memorable feature is the awe-inspiring “Million Dollar Hole,” where players follow a winding path across a 35-yard waterfall. Slick Rock’s 170 acres were completely renovated in 2016 in partnership with the Robert Trent Jones II team and Larson Golf Services, including renovations to its greens and bunkers, the installation of new green collars, and an upgrade of the irrigation system. Its 70+ bunkers and 12 water hazards invite players to experience one of Texas’ top courses.

Established in 1972, Slick Rock Golf Couse established itself as “Best in Class in Texas.” This Course has played an important part in reviving the Texas State Open, and hosted Shootouts featuring PGA pros Jason Kokrak, Wes Short Jr., JJ Henry, and 2003 PGA Championship winner Shaun Micheel. Proving that Slick Rock Golf Couse has cemented itself within the rich community of golf in Texas.

“I know of no area that has a more interesting variety of golf than Horseshoe Bay. I rank this among the best in the world.”

- Robert Trent Jones, Sr.

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Turn 2 Flooring Residential | Commercial | New Build | Renovation Cori Pearce, Owner 512.560.9550 | turn2flooring@gmail.com 3827 RR 620 S, Bee Cave, TX 78738

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[Savvy Builder]

TERRAMARK

Terramark communities are located in

URBAN HOMES

Points, Westfort, Government Hill and Alamo

sought-after downtown neighborhoods like Dignowity Hill, Southtown, Tobin Hill, Five Heights. These are some of the fastest growing and most popular areas in the city. As with revitalization in many downtowns, San Antonio’s has become increasingly walkingfriendly with outdoor spaces, music venues,

ith over 20 years of design and construction experience,

high-end restaurants and bars.

Terramark Urban Homes is one of the leading builders of urban dwellings in San Antonio. They are “infill developers” who

Since 2000, Terramark has built hundreds of

design modern, low maintenance, energy-efficient homes in

homes in Houston and San Antonio. Starting

urban and historic neighborhoods. Infill development is the use

in 2013, they began their first project in the

of land in established neighborhoods for new development or

downtown San Antonio area. Since then,

redevelopment, often as part of a municipality’s redevelopment

the company has completed 17 different

or economic growth strategy. In urban areas, waves of industrial and residential

communities totaling over 200 homes,

development, redevelopment and evolution may leave some land, lots or buildings

including the Southlake development at City

either unused or underused.

Base (Brooks Air Force Base).

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Southlake is the first for-sale housing development in Brooks history, allowing home buyers to purchase property belonging to the former Air Force Base. The single-family development aims to allow current Brooks residents and first-time home buyers the opportunity to remain on the Southside and realize their dreams of homeownership, while also attracting new residents to the area from throughout the region.

“Brooks has all the key elements needed to deliver on the live-workplay model today’s buyers demand,” said Charlie Turner, CEO of Terramark Urban Homes. “We are excited to be part of their vision and pioneer for-sale housing at Brooks.

‘‘

“We rarely build the same project twice,” Turner continues. “We want to create communities that are vibrant and modern yet blend seamlessly into the downtown landscape. Our projects are carefully designed to

‘‘

maximize efficiency, value and aesthetic appeal. We are dedicated to offering a variety of styles, locations and price levels of homes in the city’s fastest growing urban areas.”

Before moving into San Antonio, Turner spent 20 years in the

John Cooley (l-r), Charlie Turner and Reid Curry

Houston market developing a wide variety of commercial projects.

After the real estate fall out in 2008, he started concentrating more on distressed properties, shopping centers and new medical offices

Around 2010, after a company reorganization, Turner set his sights on

and retail. Turner was also one of the early developers of master

San Antonio. “I felt that San Antonio was an untapped market for infill

planned communities like Sugar Land, TX. When he was on that

development and the type of projects we specialize in, which is two-

project there were about 8,000 residents. Today there are over

and three-story townhomes. I noticed a great deal of vacant land here

150,000.

and not near as much competition as there was in Houston.”

So Charlie began commuting from Houston to San Antonio several times a month to stake out a new territory. One of his first projects was a 2,500-acre master-planned community near Mission Espada. Charlie worked closely with then mayor Ed Garza and started developing key relationships in the building circles.

In 2015 Turner hired his son-in-law John Cooley away from the world of option trading and commodities. Cooley opened up a small office space in San Antonio, while Charlie continued his IH-10 weekly commutes. Terramark was a very lean outfit then with less than a handful of employees. Initially the company’s biggest challenge was assembling a crew that understood how to tackle a three-story townhouse.

“Finding a project manager in San Antonio that understood how to build a three-story townhome wasn’t easy,” says Cooley. “In Houston these guys are everywhere. But we were introducing something fairly new to the area…a hybrid of sorts. It’s not a traditional custom home,

Tawnie Arevalos

and not an apartment building.”

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Turner and his team worked hard to quickly establish solid relationships with excellent tradesmen and suppliers. Here’s what some of them had to say : “They do great projects! They communicate well and make things easy for us to get in and out.”

Greg Woodard – Foam-It “I appreciate their willingness to explore new ideas, new ways of doing things… thinking outside the box. They trust us as partners in delivering solutions to their requests Brandon Rickett – IES Electrical “I enjoy Terramark because of the

Today Terramark, a family-oriented

relationship we have with them. It’s

company, has 23 employees and is

awesome to see how involved they get

headquartered on the near East Side of San

with their projects. They really care about

Antonio. They restored the former Childress

the communities and neighborhoods

Memorial Church Of God In Christ’s

where they build. They are great people to

Fellowship Hall, a structure that remains

work with!

standing despite a massive fire in 2013

Rick Rivera – McCoys

that burned the rest of the property to the ground.

“The Terramark team is very easy to work

Cooley is now the Chief Operations Officer.

with. I really appreciate their patience

Another Turner son-in-law, Reid Curry, is

with me and the multiple lines of cabinets

the Vice President of Construction. And Tawnie Arevalos is the design and marketing

I distribute. Great company.”

coordinator.

Eddie Michalik – M.B. Cabinetry

“We focus on housing in and around downtown and we currently have about 50 homes under construction,” adds Cooley. “We really enjoy the challenges building higher density

“I’ve become great friends with Reid.

projects present and see that as an area we can add value. Our buyers tend to skew

Terramark is my favorite builder client.

younger which means our homes have to balance fresh finishes with great value. It is

They are very patient and understanding

really exciting when we strike that perfect balance and can hit a project out of the park.”

of what everyone is going through during

Like everyone else these days Terramark’s biggest challenges are cost volatility and

a great job with bringing growth to the

affordability. “This current building environment is crazy, and it requires our team to look farther out on their schedule and work harder on pricing than ever before,” Cooley adds. “I have no doubt it is making us better builders, but it sure isn’t very enjoyable in the interim.”

Terramark is a member of the Texas Custom Builder’s Guild, a group of 20 local builders.

The group works closely with subs and suppliers to resolve issues, negotiate bulk pricing and discuss best-practices. They’ve also been acclaimed “Best Developer” and “Best Affordable Housing Project” by the San Antonio Business Journal.

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these crazy times. Terramark is doing city through their revitalization efforts.

They work hard at creating lasting relationships, and people see that and appreciate them even more.”

Jacob Criado – Ferguson

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WILLIAMSON At Williamson Roofing we want to do everything possible to build long-term relationships with our clients. We are committed to providing our clients with quality workmanship and products. Our goal at Williamson Roofing is to give you a long-lasting final project. We keep an open communication throughout your project to help the process go smoothly. We install metal, tile, shingles, gutters, chimney shrouds, metal wall panels, and custom sheet metal, along with just about anything else made of metal for the outside of your home or outbuildings. If you’re looking for a roofing company that you can trust, let Williamson Roofing be your go-to source. Send us your plans and we will work hard to exceed your expectations no matter how difficult the job.

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[Savvy Finance]

WHEN DID YOUR EMPLOYEES LAST UPDATE WITHHOLDING?

By Steven Bankler, CPA

Did you or your employees receive a surprising tax bill last year?

The result? In the last three years, nearly three in 10 tax-filing

The new W-4 that was released in December 2019 could be the

Americans received an unusually large tax bill or tax refund. The

cause. Additional factors this year could exacerbate the problem.

pre-2020 W-4s and the TCJA changes are a volatile combination— exemptions and deductions between the two don’t match up.

O

nly about one in four American taxpayers updated their withholding when the IRS released the new W-4 in 2019. Going back another year, reports

Then came the pandemic. Millions of returns from last tax season still

the American Institute of Certified Professional

await review (which means the taxpayers don’t know if they overpaid

Accountants (AICPA), only 16% made changes to their form

or underpaid). According to the IRS, many of these returns were

after withholding tables changed due to the Tax Cuts & Jobs

suspended during processing due to discrepancies between amounts

Act (TCJA). In fact, nearly half of taxpayers have no idea when

claimed on the returns and amounts reflected on IRS records, most

they last updated their withholding.

commonly involving Recovery Rebate Credit (RRC) claims.

21

A similar problem is expected this tax season due to two advance

You’re required to remind employees to update their W-4s every year,

tax credits, a third round of Economic Impact Payments, and

but that doesn’t mean everyone’s getting the hint—and the avoidable

monthly payments of the Advance Child Tax Credit for the second

surprises that ensue can be overwhelming to them. And what about

half of 2021. As a result, millions of discrepancies—and math error

you? When was the last time you updated your own W-4? If you’re

notices—remain likely, says the IRS.

the business owner, your tax obligations are likely more complex than your employees’. Talk to your tax advisor about any changes

We’ve all been told that life changes including marriage, divorce,

you may want to make so that your tax payments better line up with

births, and grown children leaving the nest are vital reasons to

what’s actually due.

update withholding amounts. The form changes and credits above provide more reasons. But that doesn’t mean we remember to update W-4s as a result.

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Employees who overpay may also have an unfair perception of

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employee satisfaction. And let’s not forget the delays: Those who count on their refund every year are finding themselves waiting longer than expected. Underpaying, on the other hand, holds more obvious consequences: A surprising and sometimes devastating tax bill that may include interest and penalties.

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[Savvy Real Estate]

THE YEAR AHEAD, WORLD EVENTS AND HOUSING IMPACTS

T

By Sonya Powers

his article is on a very different topic than what I’d originally intended. While I won’t bore you

with the details, let me say I felt compelled to write a piece based on current events. As threats of Russia attacking

Prior to the conflict, we had certain expectations as we’ve struggled

Ukraine seemed an unreal notion, the swirling rumors

toward a return to normalcy amid the COVID pandemic, rising

made the unreal become real. We are witnessing the

inflation and supply-chain disruptions. For example, we anticipated

largest military action in Europe since World War II. By the

mortgage interest rates to gradually increase, but according to recent

time you read this, the conflict may be resolved…and then

information from Freddie Mac, they have instead slightly decreased.

again it may not. If you are wondering where I’m going

Also, according to Freddie Mac, rates averaged 3.89% the week ending

with this opening, allow me to delve into how this conflict

Feb. 24, when they were expected to break 4%.

could create a ripple in the housing market.

24

We’ve witnessed a rapid rise in inflation, (already at a 40-year high),

seen increasing gas prices already, European conflict may, not

and now even more increased rates are being predicted. Builders

surprisingly, cause prices to increase even more. Additionally, the

who have already had to deal with rising construction costs will

impact will potentially affect not only food and products, but also

probably continue to see price increases. Global financial markets

building supplies that use oil in their production. So once again, “If

are roiling as we witness in daily news reports, while economists

oil prices go up, that raises costs throughout the economy,” says

warn that we might expect consumer behavior to change as a

Hale. “It means more inflation.”

result.

Although Zandi is not expecting a recession, he’s also not counting

Cryptocurrency and stocks are financial resources that have

it out. Reason being, if we as Americans hold back on spending,

become particularly volatile since the invasion started. According to

the domino effect could result in job losses. “That’s a real

REALTOR® Magazine, the luxury market may very well experience

problem for homebuilders,” according to Zandi. “They can’t build

a disruption since many buyers use funds from these resources

to meet demand because they can’t get the building materials and

to procure properties. The New York Times also reports that U.S.

appliances and the things they need to complete homes.” Sound a

consumers may decrease spending and economic activities due

bit familiar?

to global unrest. Having said that, home buyers in any price range

I apologize to you the reader if this all sounds like gloom and doom.

might be wary to make big purchases.

I suspect though that you are already aware of much of this. Chief

Chief Economist Danielle Hale with Realtor.com stated that they’d

Economist for the National Association of Builders, Robert Dietz,

expected rising loan rates, but “now they’re more likely to steady,

says that “investors tend to overreact to bad news and then settle

slip even”. Hale further explains that market price points could be

down.” He went on to say, “We will continue to see that low double-

affected by buyers who aren’t concerned about buying a property

digit growth in new homes prices as we move through 2022. It’s

before the rates increase, possibly alleviating some market urgency.

going to be a tough year for housing affordability.”

This could potentially cause less demand in the short term, thereby

Knowledge is power and being aware of current events allows us

reducing competition among buyers. Mark Zandi, chief economist at

to prepare and pivot to meet potential obstacles head on. This is

Moddy’s Analytics, doesn’t seem sure and says “the jury is still out”

Texas after all…strong, proud and up to meeting any challenge. In

on whether rates will remain lower as a “result of the turmoil and

conclusion, my intention is not to offend regardless of your political

ensuing inflation”.

or religious beliefs, so allow me to say God Bless America, God

Rising gas and oil prices create an additional concern since

Bless Texas and God Bless Ukraine.

Russia is one of the largest oil producers on the planet. As we’ve

25

[Savvy Special Report]

IBS SHOWHOMES ADDRESS THE NEEDS OF A CHANGING POPULATION Our first stop on media preview night of the two homes built to

By Beverly Smirnis

showcase the latest and greatest in design and products was TNAR 2022. Located in a beautiful neighborhood on the banks of Lake

Both the New American Remodel® (TNAR) and The New

Sue, the original home was a 2,543 square foot two-bedroom, two-

American Home® (TNAH) as well as the products featured in

bath home with a den built in 1963. “But when you want to have an

the exhibits on the floor of the International Builders Show®

office, maybe a gym and a pool, you need more square footage,” noted remodeler Eric Gray of Designer Trade Services, who had

(IBS) underscore the pressing needs for a growing and changing

previously remodeled the same home some years before.

population of homeowners.

A

With Architecture by Phil Kean and Designer Trade Services overseeing the home’s transformation, TNAR 2022 remains a

s people became more accustomed to spending both

one-story home, now with 6,993 square-feet. Much of the original

more working time and more leisure time at home, the

structure, roof and walls of the home were retained including the

resulting home design trends continue post-pandemic.

great room and its original fireplace and the front porch that faces

Whether they’re buying a new home or remodeling

the lake and a bedroom/bathroom. While the home is now five

their existing home, people are looking for more functionality

bedrooms and four and one-half baths with a three-car garage,

and sustainability with plenty of living and entertaining space.

exercise room, exquisite indoor-outdoor living features and a

“Detached ADU” (Accessory Dwelling Unit) is the latest buzzword;

detached guest house and summer kitchen, the home still retains its

these valued structures are flex spaces that can serve as a

original Mid Century Modern charm.

guest house, home office or studio. Upgraded systems and high performance mechanical systems with smart controls reduce

The expanded area under roof is built around one side of the pool

maintenance costs and risks, while increasing comfort and air

deck and includes a master suite and exercise room. While private,

quality.

the detached guest house and summer kitchen structure feels like an extension of the master wing, and also affords full access and views to the remarkable outdoor area.

TNAR also does a stellar job at representing the emerging trend of “Performance Remodeling.” Even with all its mass expanses of glass, Two Trails, Inc., a leading energy efficiency consulting firm worked with the design team to earn the remodel home National Green Building Standard “Emerald” certification, ENERGY STAR Certification, DOE’s Zero Energy Ready Home Program Certification and netzero status plus Indoor airPLUS Certification. TNAR 2022 achieves a HERS Index of -22 and integrates 400-watt solar panels projected to provide 100 percent of the home’s electrical power needs.

From the front, TNAR looks virtually the same as the original 1963 built home.

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Building Savvy National Features editor Beverly Smirnis with remodeler Eric

A prep space behind the main kitchen offers a nice workspace while keeping

Gray stand in the original part of TNAR interior.

the kitchen to scale.

Completely opened up and updated, the home still retains its Mid Century

The home lives around its outdoor living area.

Modern charm.

Flex spaces are the name of the game!

Kitchen in the detached ADU

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The third-floor rooftop area is accessed via a stairway or elevator.

TNAH strives to deliver a home with more mass appeal.

Natural lighting and flex space are high priorities.

Next, it was on to TNAH, showcasing how to maximize the functionality of a large home within a long, narrow 50’ x 120’ lot with an alley load, while preserving privacy from neighboring properties.

Located in Laureate Park at Lake Nona, TNAH 2022 was the 38th annual idea home built for the National Association of Home Builders’ annual major home show.

The stated vision for the home, said its builder Steve Earl of Envy Homes, was “simplicity” with a focus on spaces that connect with each other, while providing sanctuary spaces for every member of the family. While it eschews opulence as much as any previously The home lives large around a courtyard with modest sized pool.

built TNAH model, the home design strives to deliver a home with more mass appeal. Steve and his wife, Serena Hahn, worked with BSB Design to create TNAH 2022 with a price tag closer to $2 million.

(Previous iterations of TNAH were priced upwards of $5 million.). The size of TNAH 2022 is also about one-third smaller than the average TNAH’s built within the last 10 years.

Working within a strict master plan design program with tight lot setbacks and long street frontage, the creative solution is a three-story, 4,674 square foot home with three bedrooms, three and a half baths built around a central courtyard and modest sized pool. The home still lives large, thanks to the design team’s remarkable job at blurring the indoor-outdoor living areas and capturing available natural light via its extensive windows and telescoping patio doors. The third story features a rooftop terrace with a smart louvered pergola which pivots to direct or shield from the sun using either voice command or a smart

A waterfall wall and landscaping make the space private from the side street.

phone, providing yet another dining and entertaining space.

28

Multiple flex spaces in the home could be used for a variety of activities—home offices, gym, or additional entertaining spaces.

Almost every room enjoys a view to the home’s central interior courtyeard, including a oversized alley-entrance two-car garage,

Building Savvy national product

outfitted with a second overhead door that opens to the inside of

editor, Beverly Smirnis, and

the courtyard to extend its entertainment area.

Construction Projects Manager

Two Trails, Inc. also served as TNAH’s Energy and Green Building

Steve Smirnis share the

Consultant, helping assure the home featured unparalleled

highlights of the home tours

connectivity and enhanced convenience while using innovative

and talk with vendors of the

home appliances and HVAC solutions along with solar panels to

show who were finalists for IBS

achieve “Net Zero” energy efficiency.

Best of Show on their blog and podcast, where you can find links to interviews and videos with the home design teams and product manufacturers and links to their sites for additional information.

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Outside of the Orlando convention center, the highlight of the IBS Outdoor Pavilion was the NEXCON™ 3D printer actively working to print the Black Buffalo 3D tiny home using structural concrete ink. The NEXCON™ 1G printer is made for single to three-story residential and commercial applications. Benefits of using the 3D technology to build homes include a 70 percent reduction in materials costs with almost zero waste, and up to an 80 percent reduction in labor costs and build time. The full frame of a 1,000 square foot home can be printed in under 20 hours.

Black Buffalo 3D says it has successfully run its printer for 16 hours straight and it is so quiet that neighborhoods could literally be printed overnight.

Inside, the theme on the exhibit floor this year continued to highlight high tech solutions and labor-saving, quick install products designed to reduce install time and skilled labor needs. The exhibit floor featured a New Product

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PHOTOGRAPHY • VIDEO PRODUCTION • GRAPHIC DESIGN

In addition to Building Savvy Magazine, photography and graphic design by Jason Roberts has also been published in Texas Monthly, Cowboys and Indians, Luxury Home Magazine, San Antonio Woman Magazine, The Inspiring Woman Book and may other quality periodicals as well as numerous applications for print and electronic media for a wide variety of clients.

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Featured image photographed for Mabery Contracting (A Boot Ranch Preferred Builder)

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