February 2021
San Antonio’s Homebuilding Industry Publication
KC Custom
SAVVY
FINANCE Why the IRS Audits Small Contractors
SAVVY
SPECIAL REPORT
Indoor Air Quality—Know the Basics
Homes
A Legacy of Quality Craftsmanship
2
A PROFESSIONAL COMPANY • New Construction Residential & Commercial • Remodels • Kitchen & Bath Design • Fully Licensed • Licensed for Medical & Dental Gas • Multipurpose Fire Sprinkler Systems
Regulated by the Texas State Board of Plumbing Examiners 929 E. 4157, Austin, TX 78751 PO Box 4200, Austin, TX 78765-4200
210.681.7555 • DrJplumbing.com Lic.#M-9355 3
Building Savvy
SAVVY’S A-LIST A-LIST SAVVY’S Air Conditioning Architectural Photographer
Classic Services AC Jason Roberts And Associates 830.358.1499 210.789.2033 www.classicairconditioningandwww.jasonroberts.biz heating.com Architectural Air Conditioning Photographer Jason Roberts and Associates Climate Control 210.789.2033 210.344.6266 www.jasonroberts.biz www.climatecontrol-sa.com
Building Materials BMC Materials Building 512.977.7400 Guido Companies www.buildwithbmc.com 210.344.8321
www.guidoco.com
Guido Companies 210.344.8321 www.guidoconstruction.com MG Building Materials 210.623.4770
Doors Doors The Front Door Company The Front Door Company 210.340.3141 210.340.3141 www.thefrontdoorco.com
Flooring Fireplace Installations Sunn Carpets and Flooring Integrity Fireplace Installations 210.349.7866 210.294.1383 www.sunncarpets.com
Electrician Drywall JPI Electric R. Hernandez Drywall 210.233.6638 210.733.6437 www.jpielectric.com
Flooring Doors Garage Sunn Carpets and Flooring Hollywood-Crawford 210.494.3434 210.349.7866 www.hollywoodcrawford.com www.sunncarpets.com
www.thefrontdoorco.com
Elevators Electrician Home Elevator of Texas JPI Electric 210.340.5702 210.233.6638 www.homeelevator.com
Home Warranties Garage Doors Centricity Hollywood-Crawford 727.385.7599 210.494.3434
www.jpielectric.com
www.hollywoodcrawford.com StrucSure 830-624-4450 Granite Countertops www.strucsure.com
Fireplace Installations ElevatorsFireplace Installations Integrity 210.294.1383 Home Elevator of Texas
Venetian Marble & Granite
Insulation 210.695.3505 Klar Insulation https://venetiancountertops.com 210.296.5499
210.340.5702 www.homeelevator.com
Home Warranties Insurance StrucSure Insurance Hotchkiss 830-624-4450 210.581.0420 www.hiallc.com www.strucsure.com
25 Years in Business • Specialize in level 5 finish
Mortgage Company Masonry
Aligned Mortgage 210.874.1630 210.630.1171 www.alignedmortgage.com Diamond Masonry
Pest Control Accurate Pest Control Aligned Mortgage 210.495.0499 210.874.1630 www.accuratepest.net Mortgage Company
www.alignedmortgage.com
Plumbing Diamond Plumbing Pest Control 210.967.6100 Accurate Pest Control www.dptexas.com 210.495.0499
www.accuratepest.net Roofer
Kendall County Roofing 830.331.2650 Plumbing www.kendallcountyroofing.com Diamond Plumbing 210.967.6100
Specialty Electronics and Appliances Dr.HomeWerks J. Plumbing Contractor 210.499.5760 210.681.7555 www.sanantoniocentralvac.com www.dptexas.com
Roofer Specialty Glass and Mirror
210.248.2556
Lumber Insulationand Millwork Roddis Lumber Klar Insulation 210.226.1426 210.296.5499 www.roddislumber.com
B&T Glass Kendall County Roofing
InsuranceIron Doors and Luxury Hotchkiss Insurance Interiors AMS Group 210.581.0420 210.366.0490 www.hiallc.com
Specialty Electronics First American Titleand Appliances
Lumber and Millwork
Specialty Glass and Mirror
Roddis Lumber
B&T Glass
210.226.1426
210.656.8507
www.roddislumber.com
www.btglassandmirror.com
210.656.8507 830.331.2650
www.btglassandmirror.com
www.kendallcountyroofing.com
Title Company 817.918.2323 HomeWerks www.firstam.com 210.499.5760 www.sanantoniocentralvac.com
Luxury Iron Doors and Interiors Solar inEnergy DISCLAIMER: Any articles included this publication and/or opinions
Serving Bexar County and Nearby Areas
AMS Group
expressed therein do not necessarily re ect the views of N2 Publishing but Smart World Energy
210.366.0490
within the Building Savvy magazine are not endorsed or recommended by N2
remain solely those of the author(s). The paid advertisements contained
210.465.1021
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
R . H E R N A N D E Z D RY WA L L 210-733-6437 | Ralph Hernandez, Owner
events take place, photographers may be present to take photos for that event and they may be used in this publication.
4 4
5
OWNERS - BRIAN & TOMMY MOON
• Free field measurements & estimates • Framed & frameless shower enclosures • Butted windows • Custom vanity mirrors & wall mirrors for home & commercial gyms • Broken & fogged window replacement
B&T GLASS AND MIRROR, INC. 210.429.8545 | BTGlassandMirror.com
Serving San Antonio and the surrounding area since 1999! Diamond Plumbing Diamond Plumbing 210-967-6100 210-967-6100
new residential home builders in and
6055 6055Woodlake WoodlakeCenter Center San Antonio, TX 78244 San Antonio, TX 78244 info@dptexas.com info@dptexas.com DPTexas.com DPTexas.com License MPL-36865 License #: #: MPL-36865
6
[from the publisher]
“If it ain’t broke, don’t fix it,” may be a risky term in today’s homebuilding industry
Home builders in the 21st century are expected to have a basic understanding of physics and chemistry to understand the physical behavior of a structure as a whole system and how each element used and how it is applied impacts energy efficiency, durability, comfort and indoor air quality.
Mother Nature has her way of proving that she
mitigate risks and deliver the highest quality
is always in charge and ready to challenge some
product to your buyers. Begin with a review of
of our good intentions, like tightly sealing a
the structural process by reading this month’s
house, that can cause other problems that early
Focus Section and continue your assessment by
implementers didn’t foresee. We can all benefit
reading the Savvy Special Report on the basics
from what our industry has learned through
of indoor air quality. But with spring around the
painful examples of defects and failures, and our
corner, vie to get out, get away and get some
study of what has been done to prevent such
fresh air…maybe even take up the sport of off-
problems from recurring. Thanks to our building
roading.
associations, industry educators and innovative building product manufacturers, we’ve come a long way in our understanding of building science to the point where most of us are very confident
I hope you find this issue of Building Savvy thought-provoking and inspiring as you plan for another great year of home building!
in saying that a newly built home is a better built home, or a home remodeled to today’s standards is better than one that’s unrenovated.
Terry Kemmy
2021 is a time to check that your products and
Publisher
practices are up to date with best practices to
210.844.1542
7
[industry news]
Election Recap
anyone alive today has
T
ever experienced. And
election night, with key states undecided, but with Trump having a comfortable
The year 2020 will certainly go down as one of the stranger years
the 2020 elections did not do much to counter the By Jim Leonard
gloom most people have felt about the year.
he recent presidential election had record turnout and more votes cast for each candidate than ever before in a general election. The usual calls for the demise of the electoral college were heard. Joe Biden received over 81
million votes, and the incumbent, Donald Trump received over 74 million votes. On lead, the news the next morning that the new vote count in those states swung to Biden, left many wondering how that was even statistically possible. But after the dust settled and legal challenges were pushed away, Biden came away with 306 electoral votes and rump with 232, making Biden the presumptive winner.
8
Many think he is only keeping the seat warm for Kamela Harris, his
The legislature anticipates a $5 million dollar shortfall this year due to
running mate and first female Vice President elect. Trump may still
a cut back in taxes paid to the state. The first order of business is to
try more legal maneuverings, and he may have to be dragged out of
elect a new speaker of the house. The frontrunner appears to be Dade
the White House, but it appears to be all but certain that the reigns
Phelan, a republican from Beaumont, Texas in the southeast corner of
of leadership will convey to Biden in late January of 2021. What
the state.
Trump may best be remembered for is being able to appoint three
Located in the Golden Triangle along with Orange and Port Arthur, the area’s main industry is oil production, so you can bet Phelan will
conservative judges to the US Supreme Court, which will shape the court for decades to come.
push back on many green initiatives.
Important races that are still undecided are the two senate races in Georgia that have gone to runoffs. If the Democrats win both races,
Key agenda items for the 2021 session will be centered on redistricting
then the senate will be split 50-50 and the Vice President will have any
and the effects of the corona virus on the state economy. Here in
tie breaking vote which would give the Democrats control in the house,
San Antonio, the tourism industry has been wrecked due to mandated
senate, and White House. If either race is won by the Republican
closings and travel restrictions. Many bars and restaurants, some
candidate, then they would have control of the senate.
around for many years, have closed and may never return. The hotel
In races that are closer to San Antonio, John Cornyn held his US
occupancy is way down as is car rental, both of which pay money to
Senate seat, defeating challenger M.J. Hegar with 54% of the vote.
San Antonio in taxes. The closing of many businesses and forcing
Joaquin Castro held his congressional seat with a comfortable win.
people to work from home has cut down on gasoline consumption
And Lyle Larson won in Texas District 122 to retain his seat in the
and electricity used by office buildings. The effect is that our local
Texas legislature.
and state government do not have the typical windfalls that these
The Texas legislative session will begin on January 12, 2021 and run
industries bring in income. San Antonio receives 14% of the revenue
until May 31, 2021. The bi-annual 140-day sprint will be a challenging
generated by CPS.
one due to budgetary concerns caused by the Coronavirus pandemic.
While the pandemic may be over soon with a vaccination starting to roll out to essential medical workers and others soon, the economic effects caused by Covid-19 will be felt for some time. We will see over the next several months how that plays out. StrucSure_BuildingSavvy_Feb2021.pdf
1
12/2/20
3:30 PM
C
M
Y
CM
MY
CY
CMY
K
HOW THE NATION’S BEST BUILDERS PROTECT THEIR BUYERS MIRROR IMAGING OF TAB PERFORMANCE STANDARDS SOIL MOVEMENT AND SETTLEMENT COVERAGE FAST AND FAIR CLAIMS MANAGEMENT REINSURED BY A-RATED LLOYD’S OF LONDON FLEXIBLE PROGRAMS TO MEET EVERY HOMEBUILDER’S NEEDS
SCOTT WHISENANT Vice President of Sales, Central & Southwest Texas (830) 624-4450 swhisenant@strucsure.com www.strucsure.com
THE BEST HOMES IN AMERICA ARE PROTECTED BY STRUCSURE HOME WARRANTY
9
[focus section]
Structural Integrity Starts With the Frame, But Relies on “Control Layers” By Beverly & Steve Smirnis
Light structural lumber milled from softwood trees (spruce, fir and pine) that are sawn and machine-planed to standard dimensions (2x4”, 2x6”, 2x8”, etc.) remains the material mainly used for construction of single family homes. Engineered posts and beams are commonly used for residential roof framing but are more and more being used for structural framing particularly where wide spans are hen we think of a home’s structure,
needed. The added costs incurred by using engineered wood members can
we first think of lumber. Wood frame
often be recouped in labor cost savings; framers spend less time installing them
construction remains an economical and sustainable
and because the engineering beams are made with openings left for wires and
choice for residential construction for several reasons.
pipes to pass through them, there are savings in time and labor costs later from
Properly managed forestry practices make wood a
electricians and plumbers.
renewable resource. Structural lumber reaching the lumber yards today is more “on grade” than in years past thanks to improved inspection processes which require lumber producers to rate every piece of lumber as it is produced, and “graders” are closely monitored by regional inspection groups.
Controlling moisture is fundamental to the proper functioning of any structure, and it starts with the framing. In general, framing lumber with a moisture content up to 14% is considered acceptable. As long as the material is not carelessly handled at a yard or jobsite, it will dry out fine in a normal building cycle. The Journal of Light Construction warns that fast construction schedules can contribute to callback problems when the house framing isn’t given adequate time
Engineered lumber products make use of short pieces of
to dry on its own before wall and ceiling finishes are installed. To avoid callbacks
wood that would otherwise end up in a landfill, making
such as nail pops, drywall cracks, and open trim miters caused by moisture
them a good ecological choice; furthermore, glulam
issues in the framing lumber, the Forest Products Lab recommends checking
products, created by gluing the thin pieces of solid wood
the moisture content in about 10% of the framing as good practice before interior
together, are larger, straighter, more stable and easier
finish and trim is installed.
to align. Advances in technology with engineered wood now make wood a viable substitute for steel, so we’re now seeing more use of wood even in commercial construction.
But there is more to a wall, of course, than just the frame. The Building Science Corporation (BSC) calls the perfect wall an “environmental separator.” To keep the outside out and the inside in, the wall assembly has to control water, air, vapor and heat.
10
and heat over the whole roof. Then, the control layer for rain on the roof If the insulation is placed on the inside of the structure, it fails to
should be connected to the control layer for rain on the wall, the control
protect the structure itself from heat and cold. Thus, the control layers
layer for air on the roof connected to the control layer for air on the wall,
should be located on the outside of the structure in order to protect
etc., to form one continuous protective shell over the entire structure.
the structure, says BSC. The “Perfect Wall” concept entails keeping
Rather than risk the wall “recipe” being built just right and in a timely
the structure of a building within the conditioned envelope.
manner, especially when the skilled labor force is still in short supply, some builders are taking a harder look at alternatives to stick-built
In theory, there should be four control layers—the water control layer, the air control layer, the vapor control layer, and the thermal control layer—so that they wrap the building outside of the structural components. For example, one way of controlling air and vapor would be applying a fluid-applied membrane system to the wall sheathing. Thermal control is achieved by adding insulation to the wall exterior. Claddings are not only an aesthetic choice. They also function as the water control layer and can act as an ultra-violet screen. But building a perfect wall involves more than just sealing everything up as tight as possible. Moisture vapor movement through walls occurs naturally, so it is important to design wall systems that can manage moisture vapor. The goal is for the assembly to dry both inwards from the control layers—and also to dry outwards from the control layers. Vapor-impermeable exterior wall sheathing,
framing. Rising lumber prices are another reason to explore alternatives. Ready-to-install Structural Insulation Panel (SIPs) wall panels are made by bonding a sheet material — most commonly OSB— onto both sides of an expanded polystyrene (EPS) foam core. By themselves, these materials are not strong enough to support loads, but once they’re made into panels they can be used for structural elements like walls, roofs, and floors. Building with Insulated Concrete Form (ICF) blocks filled with concrete to form the entire perimeter wall system is another option. But the fact remains that wood still makes the most sense for most builders and their buyers, with over 90% of the homes built in the U.S. constructed with timber. The key to staying current on construction practices is an appetite for continuous improvement. Savvy builders make it their mission to stay tuned to building science and open to new ideas while carefully vetting the cost and viability of alternative products and techniques.
(insulating sheathing products) can slow the process even trapping moisture in the wall cavity and should never be used on the inside of
Beverly Smirnis is the co-founder of Building Savvy
the assembly.
magazine and publishes its flagship Dallas/Fort
There’s also the control layers on the roof structure to consider.
Worth edition. She and her business partner and
BSC’s “Perfect Roof is sometimes referred to as an “inverted roof”
husband, Steve Smirnis, have served as judges for the
since the rainwater control layer is under the insulation and roof
International Builders’ Show Best of IBS Awards and
cladding. For example, underlayment is attached to the sheathing,
judged numerous homes for builders association parade
then topped with insulation, and then clad with the material of
events across the country.
choice, creating a continuous layer that controls water, air, vapor
Home Elevator of Texas Travel Effortlessly from Floor to Floor Serving central and south Texas with locations in San Antonio, Houston and Austin.
866.269.9192 HomeElevatorofSanAntonio.com info@HomeElevator.com 11
[savvy finance]
S
mall building contractors are no strangers to IRS audits. It’s a fact of life for some, given how complicated accounting methods and project billing can be. Certain activities and factors, however, are sure-fire audit triggers, including the following:
By Steven Bankler, CPA
Using the wrong accounting method Eligible small contractors making an average of $25 million or
Why
less in annual gross receipts in the past three years can now use a more tax-friendly accounting method for projects that are not yet complete. However, there’s an important exception: The threshold is determined on a controlled group basis, which
the IRS Audits
means that if the contractor is under common ownership with several other companies, it might not be eligible. You must also pass the IRS gross receipts test to ensure your receipts within the past three years do not exceed the threshold. Plus, any con-
Small Contractors
tracts that began before 2018 need to continue under the prior applicable accounting method.
Your alternative minimum tax rate (AMT). Owners of pass-through entities need to keep an eye on how their personal income can affect their business accounting method
12
and tax rate. Switching to a more advantageous accounting method
with forgiven federal Paycheck Protection Program (PPP) funds. That
outlined above may not be possible if you, as the business owner,
last point is a key one. Since businesses are not taxed on forgiven PPP
are subject to the AMT. Non-residential contractors are required to
loan proceeds, the expenses paid with those proceeds are not also
recognize revenue under the percentage-of-completion method for
deductible. “This results in neither a tax benefit nor tax harm since the
AMT. A common audit trigger in this area is the sudden growth of the
taxpayer has not paid anything out of pocket,” the U.S. Department of
business. In 2020, the volatility of the marketplace produced plenty of
the Treasury has stated. But those expenses are usually deducted on
surprises. Be careful if business growth was one of them.
your returns, so it’s crucial to re-evaluate your usual tax strategy. .
Subcontractors.
Local sales-and-use taxes.
As a builder that hires subcontractors, it’s essential to adhere to inde-
Homebuilders are subject to incredibly confusing sales-and-use tax-
pendent contractor guidelines that allow your partners to pay taxes
es. Each project may require different tax considerations, and those
independently. If the IRS suspects you may be misclassifying employ-
considerations may vary from state to state. Common audit triggers
ees as subcontractors, you may be facing steep payroll back taxes and
include:
penalties. And, if you’re a subcontractor yourself, it’s important to pay
•
taxes on long-term construction projects not when the entire project is
Mixing taxable with non-taxable work into single charges (resulting in the entire work needing to be taxed, called the mixed services
finished but when your part of the job is complete. Failing to do so is a
rule).
common audit trigger. •
Failing to use current contract pricing terms (which can result in over-collecting taxes from the customer).
Excess deductions. The IRS looks for specific triggers that offer clues of potential excess
•
deductions. They can include deducting a small business vehicle
Using standardized industry contracts that aren’t customized for local tax provisions.
claiming 100% business use and declaring losses year after year. Some deductions will be unique targets for the 2020 tax year. Those
If any of these areas feel familiar—notably if you received PPP funds or
may include home office deductions (since so many of us are suddenly
experienced business volatility this past year—ask your tax advisor if
working from home) and business deductions on expenses paid for
you’re heading down the path for an auditor one-on-one.
13
Come visit our new showroom with almost 50 beautiful garage doors on display to find the perfect garage door to enhance the value & curb appeal of your home!
• Custom and standard garage door designs • Award-winning customer service • San Antonio’s only IDEA-accredited garage door dealer Call Us to Discuss Your Project 11234 Gordon Road • San Antonio HollywoodCrawford.com 210.494.3434
Your customer wants a home built for the world of today – and tomorrow.
Premium Brands for Whole-House Solutions Appliances Central Vacs Structured Wiring Home Automation Entertainment Automatic Window Shades Cameras Security Lighting Control Galley Sink WorkStations
13437 San Pedro Ave (Bitters & 281) • 210 499-5760 • www.homewerkssa.com 14
[savvy spotlight]
THE FRONT DOOR
COMPANY
S
teve married his wife Susan in June 1982. At that time Susan left her career as an elementary school teacher and went to work for the newly opened business. They sold custom stained glass and supplies and
taught stained glass classes. Steve soon realized there was a demand for
Steve Hampton started out in the glass industry in 1977 when he helped open a stained-glass company in 1977
doors, and they could be a complimentary product for the glass business. He started selling doors around 1983.
in Fort Smith, AR. In 1981, Steve moved to San Antonio
In 1986, they bought the equipment necessary to begin manufacturing wood
and opened Merry Go Round Stained Glass after working
doors and opened The Front Door Company. After a few years they sold Merry
in Houston for a short time. He almost didn’t open after
Go Round Stained Glass in 1989 so they could focus on doors. That same year
rainstorms flooded the building with three feet of water the
they opened a second location in Austin. Back then over 90% of their business
day before opening. With the help from a local restoration
was wood doors. Today the business is a diverse mix of wood, fiberglass,
company that helped with the cleanup on a handshake
aluminum, and iron doors. Both locations still exist today and the company
deal, they were able to open several weeks later.
employees around 40 people.
15
Trey joined the company in July 2014 after working in real estate in Houston for two years. He has a degree in Finance and Economics
“The variety of product lines we offer has changed a lot through the
from Baylor and currently serves as Sales Manager.
years, but our values remain the same,” said Hampton. “Serving our
Chad joined the company in January 2017. He has a degree in
customers well and doing what’s right continue to be our priorities.”
Marketing from Texas State and currently handles purchasing and inventory. Today, Steve, Susan, and all three sons are involved in the business.
Steve is pretty much retired. He stepped back from the business this
Ryan started working in the business during his summers around
year to enjoy time at the ranch and his new first grandson, but he still
the age of 13 cleaning the shop and company trucks. Ten years later
very much enjoys helping out in the business. Susan still handles the
in 2007, he started working for the business full time after getting a
payroll and benefits.
degree in Finance from the University of Texas. He currently serves as President.
[association news] The Greater San Antonio Builders Association is a not-
One of the most important committees GSABA has is
for-profit trade association established to represent
the Government Affairs Committee, which works in
builders, developers, remodelers, and affiliated industry
conjunction with the association staff to address issues
members in cooperation to benefit and promote
that impact the home-building industry at the city, county,
homeownership.
state, and federal levels. One of the primary goals is to protect the industry from onerous regulations that could
GSABA members include but are not limited to: homebuilders, developers,
raise the cost of housing in the Greater San Antonio area.
remodelers, architects, suppliers, general contractors, mortgage lenders, interior
To learn more about the benefits of membership, or if you
designers, title companies, banks, service providers, tile, and masonry, and many
need help getting started, contact GSABA Membership
more trade contractors and home-building categories.
Director Feliz Morin at (210) 696-3800.
There are several ways and opportunities to get involved with the association.
16
Austin Showroom
9222 Burnet Rd. Suite 104 Austin, TX 78758 512.459.9034
San Antonio Showroom Where First Impressions Begin.
TheFrontDoorCo.com
12402 West Ave San Antonio, TX 78216 210.340.3141
• Premier Door & Millwork Packages • Quality Hardwood Plywood & Lumber • Commercial Doors & Hardware
Quality & Service are our Priority! Local - Serving South Texas since 1922
727 N Cherry St • San Antonio
RoddisLumber.com 17
Sales@RoddisLumber.com
210.226.1426
[savvy builder]
KC Custom Homes
A True Family Affair Ask any of the tradesmen who work with KC Custom Homes to list one thing that stands out with them nearly all point out how seamless the company’s key personnel work together…almost as if they were a well-organized, cohesive family.
w
Well, that’s because this is exactly who they are. Meet Ken Castro and his family – brother-in-law Rudy
Rodriguez, and sons Ryan and Chris. For over two decades, KC Custom Homes has specialized in the design and construction of high-end custom homes, with their highest concentration of homes built in Wilson, Guadalupe, and Comal counties. Castro spent over 20 years in the transportation industry. As he was being relocated himself back to his hometown area, Castro needed to find his family a new home.
18
“My brother-in-law Rudy, with a career in architecture, had recently moved back home from California and had continued providing architectural services in the area,” explains Castro. “I had always enjoyed constructing small projects and the opportunity of taking on a larger project – like building our own house – was very exciting. Rudy and I had several conversations about starting a design build company. With his architectural talent and my passion to build and our first client (my family) we started our company.” Ken and Rudy’s partnership quickly blossomed in the custom home building trade and after a few years it was decision time. “I found myself a little overwhelmed juggling two careers,” Castro added,” and need to choose which way to go. With the support of my wife Connie, we took a leap of faith into our new career. Looking back on the decision 25 years ago, it was the best career decision I ever made.” Over the years Castro’s sons Ryan and Chris have joined dad and uncle and have made the residential enterprise a truly multi-generational family business. The sons, both with college backgrounds, also represent an age demographic that often expects the latest developments in technology as standard home features, such as full automation, digital controls, etc. And more and more of their clients appreciate KCCH for staying at the forefront of technology even through the presentation and design process.
“
“Our architecture team is transitioning into Revit, which allows us to 3D our designs,” says Chris.
“
“One of our goals is to give our clients the ability to make selection for the home and see them in 3D prior to construction. This would take quite a bit of stress out of the home building process.
“It’s our job to find out exactly what the client expects in their custom home, and then to keep working on a plan that either meets or exceeds their expectations. No one should ‘settle’ when they are building their dream home. And we’re always looking for ways to improve our processes, like using the latest tools and resources like Buildertrend, an awesome project management software.”
19
Castro and crew make an art form out of keeping stress levels down with their clients, in what is often a very stressful undertaking. With several family members and close associates handling a variety of tasks, it’s imperative, says Ken, that his homebuyers know every team member is on the same page with the same end goal of excellence in mind. “In our world of providing construction services, things rarely go exactly as planned,” adds Castro. “Remaining calm in the face of setbacks or adversity allows you to come up with better solutions to the challenges of this profession. It’s something we all work on. It just reflects better towards our customers, keeping them confident in our ability to guide them through the challenges of the homebuilding process.” Building custom homes that are very energy efficient, or green, is also a priority for KCCH. “We include many things in our homes that perhaps other builders may consider upgrades,” adds son Ryan. “Things like zip wall board for better exterior seal; R-15 BIBS insulation instead of R-13 BATT; 15 SEER instead of 14 SEER HVAC; pre-wiring for alarm system; in-wall pest control, and more.” KC Custom Homes is part of The Greater San Antonio Builders Association, The Greater New Braunfels Home Builder Association, and The Texas Association of Builders.
Most of KCCH’s suppliers, subcontractors and partners have loyally been with them for at least 10 years or more. Here’s what a few of them had to say:
They reently placed third in craftsmanship in the New Braunfels Parade of Homes and have received top honors in numerous Star and Summit Awards. And each year they actively support the La Vernia Education Foundation, raising funds for teachers and students in the LVISD.
“The camaraderie they have, the whole family atmosphere they project – it all works together cohesively. They function well as a unified team.” - Craig Barrett, Benedettini Cabinets “I have outstanding experiences with them. From top to bottom, they are outstanding to work with.” - Dan Oliver, Security One “I like that they are very cohesive…the whole family, the whole team. Very organized, very honest, very straightforward.” - Robert Ramirez, My A-Plus Electric “I’ve known the Castro family for over 20 years. They do what they say they are gonna do….and not everyone does in this business. They keep growing and still keep up with the demand. In my book they are the best, top of the list.” - Jeff Hamilton, Gold Financial Services “I’ve been doing their work since way before Ryan and Chris got in the business. They were just kids. We can joke around with each other, yet still get down to business. They treat their subs well, very loyal, and always pay on time. No excuses. That’s very important to the companies that support them.” – David Ernst, Mission Drywall
20
• H I G H E S T QUA L I T Y P RO D U C T S • I N D O O R , O U T D O O R & S P E C I A LT Y P ROD U C TS • WO O D - BU R N I N G F I R E P L AC E S • I N S E RT S & G A S L O G S E T S • WO O D S TOV E S
MIKE FASSLER, OWNER | 210.294.1383 | INTEGRITYFIREPLACE@GMAIL.COM
your purchase of $1000 or more. Visit our website to see what’s on sale.
SunnCarpetsFlooringAmerica.com 210.349.7866 200 W Nakoma • San Antonio
21
[savvy trucks & toys]
Off-Roading Promises
Fun and Adventure for Drivers, Opportunity for Automakers and the Tourism Industry By Beverly & Steve Smirnis
« 2021 Jeep Gladiator Rubicon »
W
herever you reside in Texas, you’re not far from adventure. Rocky Ridge
Driving off road blends both the adventure of driving and the beauty of nature. Off-roading is expected to be an industry worth $28 billion by 2024, promising a lucrative tourism market
Ranch near Denton is a 650-acre private facility featuring steep hill climbs, stream crossings and jumps in wooded and open settings. Houstonites can find 60 miiles of trails across more than 700 acres of piney woods at
General Sam’s ATV and Off-Road Park in Huntsville.
for struggling rural areas as more and more
Head south to drive the sand beaches near Galveston and Freeport at Crystal Beach,
organized groups and driving clubs begin to
Follett’s Island Beach, Quintana Beach, Surfside Beach. Lost Highway 87 or Metagroa
form.
Beach. There’s also 120-miles of beach driving on the Padre Island National Seashore in Corpus Christi.
22
The Barnwell Mountain Recreational Area is located high
of the Year, the 2021 Ram 1500 TRX is both
atop the Barnwell Mountains of East Texas near Gilmer,
an on- and off-road truck. Behind Ram’s ability
TX. The historic “Big Thicket” was once over a million
to tout the TRX as “the ultimate go-anywhere
acres that provided a perfect place to hide out for fugitives.
performance vehicle” is TRX’s thicker frame
There are also tales of swamp ghosts and spirits that
adding six more inches of width over the standard
haunt the trails you can drive along there.
1500 and sporting more high-strength steel
Some of the most spectacular driving opportunities can be found in West Texas in and around Big Bend National Park. Black Gap Road is a Jeep Badge of Honor Trail. Other off-road trails with scenic views of the Chisos Mountain Range and wide-open vistas of the Chihuahuan Desert include Christmas Mountain, the Dagger Flat Auto Trail, Old Maverick Road, Old Ore Road, Paint Gap Road, River Road, Glenn Springs Road and Grapevine Hills Road. Near El Paso, Kermit Sand Hills and Red Sands feature drivable
for off-road jumps. The engineering team also designed new axles and incorporated Bilstein Black Hawk e2 adaptive dampers, dual air intakes and custom 35-inch all-terrain tires for their new beast, and powered it with FCA’s 6.2 liter supercharged V-8 Hellcat engine to give it 702hp and 650 lb-ft of torque. The result is a truck that is a desert plaything, a capable off-roader and a surprisingly comfortable city driver all in one.
« 2021 2021 Kia Telluride »
dunes up to 20 miles wide. The Texas Panhandle has
The Jeep Gladiator is classified as a midsize
trails along the Canadian River and Lake Meredith that
pickup, but it’s more like a Jeep Wrangler with a
attract off-roaders.
5-foot cargo bed than it is like any other pickup.
A look at the line-ups of auto manufacturers across the board shows that they are well aware of the off-roading craze. Which vehicle you decide to purchase for your off-roading habit depends on a number of factors, but the bottom line is, there is a choice for any and all. Named the 2021 Off-Road Pickup Truck of Texas by the Texas Auto Writer’s Association and MotorTrend’s Truck
23
We had the pleasure of driving the 2021 Gladiator Rubicon 4x4 with a diesel-powered turbocharged 3.0-liter V6 (260 hp, 442 lb-ft) and 8-speed manual transmission. Its suite of standard offroad features include a 4.10 rear axle ratio for increased towing and off-road capability, 33-inch all-terrain tires, fenders with increased clearance, locking front and rear differentials, electronically
disconnectable front stabilizer bar, Fox shock absorbers, rock rails, skid plates, and a two-speed transfer case for better offroad gearing. Our tester was loaded up with leather, premium LED lighting, premium audio, all the safety group stuff, a hardtop headliner, Ram’s Trail Rail™ system, and a spray-in bedliner with a price tag of $67k. But off-roading isn’t just for hardcore driving enthusiasts or limited to trucks. The sport is one that caters to family time too. There is a Jeep solution for every type of driver, and the Jeep heritage is something that sets the bar for all off-roaders.
Let’s say you are just the occasional off-roader who also like to luxe it up a little in the city without blowing the budget. A Jeep Cherokee with new top-of-the-line Latitude Lux trim might be the way to go.
« 2021 Jeep Cherokee Latitude LUX »
Surprising people with its off-road prowess, the Kia Telluride has earned a ton of attention and awards from the top auto reviewers. Kia’s largest SUV has three rows and seats up to eight passengers with a luxurious cabin, smooth ride and abundant technology and safety features that rival the more established brands in the large luxury SUV segment. Telluride’s standard 3.8-liter V6 gets 291 horsepower with 262 lb-ft of torque and is paired to an eight-speed automatic transmission. Off-roaders will want to opt for the all-wheel drive system that locks to enhance grip; underbody skid plates are also added to the AWD. With AWD and the SX Prestige
Our tester had the standard 3.2-liter V6 engine putting out 271 hp and 239 lb-ft torque and upgraded comfort, convenience and sound
Package adding premium leather upholstery and heated and ventilated second-row seats on top of the already premium SX features plus a towing package, the delivered price on the Telluride we test drove was $49K.
packages at a delivered price of $36,355 while
Hardcore or newbie, there couldn’t be a better time to join the weekend warriors in the sport
offering the same excellent off-road ability
of off-roading! The competition to build off-road vehicles more capable than the competitors’
and maximum towing capacity as the Grand
while making them safer for any level of driver to be able to scale a cliff side means more
Cherokee, its higher priced sibling.
driving fun for all!
“
Beverly & Steve Smirnis are members of the Texas Auto Writers Association and the Texas Motor Press Association, reviewing vehicles and casting their votes at driving events where the Truck of Texas, Car of Texas and Off-Road Truck of Texas are some of the titles awarded. Follow
“
their automotive blog on TheSavvyList.com/ «The authors of this column were among the journalists first to drive the 2021 Ram 1500 TRX, helping Ram to earn the coveted 2021 Truck of Texas title awarded by the Texas Auto Writer’s Association each year.»
24
TheSavvyDriver
Experienced and Seasoned Fleet of Electricians for Home Builders • • • • • •
Full Service Electrical Lighting / Fixtures Low Voltage & Security SONOS Music Systems Outdoor TV's and MORE!
210.233.6638 JPIelectric.com
Totally Connected
FREE Estimates Residential & Commercial
210.296.5499 KlarInsulation.com 25
Whether you are building a single family home or a master planned community . . .
Smartworld Energy has the knowledge, the experience and the passion to help you with your solar energy project! Learn more today at smartworldenergy.com Contact Gustavo Mendoza at 210.465.1021
26
[savvy Special Report]
IAQ—Know the Basics Implement Common Sense Strategies To Satisfy Heightened Awareness
COVID-19 has heightened
Every Indoor airPLUS home must first earn the ENERGY STAR Certified Home label, making them between
awareness on the
15% and 30% more energy efficient than code-built homes. Additional home design and construction
importance of adequate
requirements include the careful selection and installation of moisture control systems, heating, ventilating
ventilation and indoor air quality (IAQ) for healthier homes, prompting more builders to incorporate some more of the recommendations from the long-established programs such EPA’s Indoor airPLUS initiative.
and air-conditioning systems, combustion-venting systems, radon resistant construction and low-emitting building materials. In order to put the Indoor airPLUS label on the finished product, builders must have their home’s energy performance and key indoor air quality features verified by an independent third-party inspector to ensure that they have met all of EPA’s rigorous guidelines for energy efficiency and indoor air quality.
“
EPA studies show that levels of many indoor air pollutants can be two to five times higher than outdoor levels. And since most people spend close to 90% of their time indoors, keeping indoor pollution levels as low as possible is the right thing to do. Too often, modern construction practices tighten a home’s building envelope to the extent that it chokes off essential air that needs to be exchanged through the building shell, potentially contributing to the buildup of indoor air pollutants such as radon, dust mite feces, and volatile organic compounds (VOCs).
27
Measures that can be taken to improve indoor air quality (IAQ) and
fireplaces, garages fully sealed from living spaces and equipped with
prevent indoor air pollution include:
an exhaust fan, and carbon monoxide alarms in each sleeping area. EPA requires that fuel-burning and space-heating appliances must
Adding mold and moisture protection with water-managed roofs,
meet emissions standards. Carbon monoxide alarms are required
walls, and foundations is an essential first step. Care should be taken
in each sleeping zone and multi-family buildings are required to
to create continuous drainage planes and ensure proper site grading,
implement smoking restrictions and minimize environmental tobacco
adequate flashing and air sealing, damp-proofing of foundation walls,
smoke transfer pathways. Door closers are required to be installed
sealing of capillary breaks and use of drain tile. The Indoor airPlus
on all connecting doors to attached garages. In homes with attached
program stipulates that basements and crawl spaces are required to
garages with exhaust-only whole-house ventilation either a 70 cfm
be sealed and conditioned and are required to have a drain or sump
exhaust fan must be installed in the garage or a pressure test must be
pump, a layer of aggregate or sand with geotextile matting installed
conducted to verify the effectiveness of the garage-to-house air barrier.
below slabs with radon control techniques applied in certain zones. If the home has no gutters, it must demonstrate protection from water splash damage. Supply piping in exterior walls is required to be insulated with pipe wrap and hard surface flooring is required in kitchens, bathrooms, entries, laundry rooms and utility rooms.
“
Experts claim that nearly 20 percent of the population have higher-than-average chemical or allergen sensitivities.
Combining physical barriers with proper pest management
Reduce sources of pollutants by selecting materials that minimize risk
techniques may reduce pesticide use which is a major IAQ concern.
of moisture damage and have reduced chemical content, and ventilate
Fully sealing, caulking, or screening likely pest entry points to keep
a home prior to occupancy. To attain the Indoor AirPLUS certification,
unwanted critters out reduces allergens in the home and protects
all composite wood products, paints, finishes, carpet, carpet adhesives
against the serious damage the pests can do that can threaten the
and carpet cushioning must be certified as low emission.
integrity of walls, woodwork and wiring. The Indoor AirPLUS program
Savvy builders achieve superior IAQ with a basic understanding of
requires all openings in the building envelope that cannot be fully
chemistry, a specific set of construction practices, and a whole house
sealed to have corrosion-proof rodent/bird screens installed.
systems approach.
“
Meritage Homes is the first national production home builder to make the Indoor airPLUS 100% Commitment across all their divisions, meaning that thousands of new Indoor airPLUS labeled homes will be added to the national housing stock this year.
SMELL
SOMETHING?
Employ best-practice design and installation of HVAC equipment and ducts to minimize condensation problems, whole-house and spot ventilation to help dilute and exhaust indoor pollutants, and air filtration to remove airborne particulates. EPA requires all IAQ certified homes must be verified to be dry and clean with new filters installed at completion of the project. HVAC equipment must demonstrate the ability to keep relative humidity below 60% in “Warm-Humid” climates. Duct systems must be protected from construction debris
New customers receive 10% discount!
and no building cavities may be used as air supplies or returns. No air-handling equipment or ductwork may be installed in garages.
On Initial Services
Central forced-air HVAC systems must have minimum MERV 8 filters and temporary filters should be installed during construction to protect from dust. Ozone generators are not allowed. Clothes dryers must be vented to the outdoors or plumbed to a drain according to manufacturer’s instructions. .
210.495.0499 • AccuratePest.net
Reduce potential exposure to combustion gases by installing
RESIDENTIAL & COMMERCIAL
direct- or power-vented gas- and oil-fired equipment, properly vented
28
Custom Countertop Fabrication and Manufacturing
Kitchen & Bath Countertops Granite l Quartz l Marble Solid Surface l Laminate Since 1976 VenetianCountertops.com 13310 Western Oak | Helotes 210.695.3505 Clint Berny, President CSR1@venetiancountertops.com
STAY WARM THIS WINTER WITH THE HEATING SPECIALISTS AT CLIMATE CONTROL
HEATING & COOLING SPECIALISTS
Serving San Antonio & Surrounding Areas for Over 50 Years In San Antonio, TX around Bexar County and across Central Texas, no name’s more trusted in the heating and air conditioning business.
Get a FREE Estimate RESIDENTIAL AIR CONDITIONING & HEATING | COMMERCIAL NEW CONSTRUCTION | DUCT SEALING | DUCT REPLACEMENT ATTIC INSULATION
Friendly Office Staff Operated After Hours Service
10211 SOMMERS DRIVE, SAN ANTONIO, TEXAS 78217 | 210-344-6266 | CLIMATECONTROL-SA.COM
29
Photo courtesy of Mike Hollaway Custom Homes
Shop Where The Pros Buy San Antonio | Uvalde | Pleasanton | Corpus Christi | Kerrville
Providing ALL Of Your Building Needs 9501 New Laredo Hwy 210.623.4770
MGbuildingmaterials.com
ARCHITECTURAL & COMMERCIAL PHOTOGRAPHY • VIDEO PRODUCTION • GRAPHIC DESIGN Photography & Graphic Design by Jason Roberts has been published in Texas Monthly,Texas NHome Magazine, Luxury Home Magazine, Cowboys & Indians Magazine, LUXE, The Inspiring Woman Book, San Antonio Woman Magazine, and many other quality periodicals as well as numerous applications for print and electronic media for a wide variety of clients. Custom Home Image photographed for Burdick Custom Homes In The Dominion
“Not just taking photos...but Creating Images”
210.789.2033
email: jr@jasonroberts.biz www.jasonroberts.biz
Specializing in High Quality Creative Solutions for Builders, Interior Designers, Remodelers & Related Construction Oriented Businesses
30
ANNOUNCEMENT Building Savvy is coming to
H I L L COU NTRY 1. Monthly Trade Magazine 2. Reaches residential builders, remodelers, architects, and designers 3. Educational articles by industry experts 4. Updates on the latest trends 5. Feature stories on well-known builders in the area
Don’t miss out! Find out more today about how your business can be featured in the new Building Savvy Hill Country or if you want your products and services in front of the top builders, remodelers, designers, or architects!
terry@buildingsavvy.com or 210.844.1542
Presort Standard Us Postage Paid Great Falls, MT Permit# 128
Advertise in
Contact us for more
INFORMATION at
buildingsavvysa@gmail.com or
210.844.1542