San Antonio Building Savvy November 2021

November 2021

San Antonio’s Homebuilding Industry Publication

FINDING A REPUTABLE TAX PREPARER Steven Bankler

AMCAP HOME LOANS Scott Thomas

WAGNER HOLAK Home Building Stewards

HOME TECHNOLOGY Finding Solutions That Simplify

PHOTO BY JASON ROBERTS

Customer Review Rating

EXCEEDING INDUSTRY STANDARDS FIVE-STAR RATED OWNER SUPERVISED AWARD WINNING POOLS DECADES OF EXCELLENCE

Infinity Pools of Texas brings 40+ years of experience designing and building luxury, innovative in-ground swimming pools, water features, and landscape arrangements for discriminating clientele from Cordillera Ranch to New Braunfels.

CONTACT US TO DISCUSS YOUR CUSTOM PROJECT! INFINITYPOOLSTX.COM | (210) 460-1580 2

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

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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 Builder Financing

Architectural Photographer AmCap Home Loans Jason Roberts and Associates 210.422.2114 210.789.2033 www.jasonroberts.biz Building Materials Guido Companies

Building Materials 210.344.8321 BMC www.guidoco.com 512.977.7400

www.buildwithbmc.com MG Building Materials 210.623.4770

Guido Companies 210.344.8321 Doors www.guidoconstruction.com The Front Door Company

Doors Drywall The Front Door Company R. Hernandez Drywall 210.340.3141 210.733.6437 www.thefrontdoorco.com

Flooring Flooring Sunn Carpets and Flooring Sunn Carpets and Flooring 210.349.7866 210.349.7866 www.sunncarpets.com

Mortgage Pool Builder Company

Electrician Electrician Balcones Creek Electric JPI Electric 210.368.6057 210.233.6638 www.jpielectric.com

Garage Doors Hollywood-Crawford Garage Doors 210.494.3434 Hollywood-Crawford www.hollywoodcrawford.com 210.494.3434

Pest Control Accurate Pest Control Plumbing 210.495.0499 Diamond Plumbing www.accuratepest.net

210.233.6638 Elevators www.jpielectric.com Home Elevator of Texas 210.340.5702 Elevators www.homeelevator.com

www.hollywoodcrawford.com

Home Warranties Centricity Granite Countertops 727.385.7599

Home Elevator of Texas

StrucSure 210.695.3505 830-624-4450 https://venetiancountertops.com www.strucsure.com

www.sunncarpets.com

JPI Electric

Venetian Marble & Granite

210.340.5702 Fireplace Installations Integrity Fireplace Installations www.homeelevator.com 210.294.1383

Home Warranties Insulation

Fireplace Installations

210.340.3141

Integrity Fireplace Installations

www.thefrontdoorco.com

210.294.1383

StrucSure Klar Insulation 830-624-4450 210.296.5499 www.strucsure.com

210.248.2556

www.infinitypoolstx.com

210.967.6100

www.dptexas.com Plumbing

Diamond Plumbing 210.967.6100 Roofer www.dptexas.com Kendall County Roofing 830.331.2650 Roofer

Kendall County Roofing www.kendallcountyroofing.com 830.331.2650 www.kendallcountyroofing.com Specialty Electronics and Appliances

Insurance Hotchkiss Insurance Insulation 210.581.0420 Klar Insulation www.hiallc.com

25 Years in Business • Specialize in level 5 finish

Aligned Mortgage 210.874.1630 210.460.1580 www.alignedmortgage.com Infinity Pools of Texas

Specialty Electronics and Appliances 210.499.5760 HomeWerks www.sanantoniocentralvac.com 210.499.5760 www.sanantoniocentralvac.com HomeWerks

210.296.5499

Specialty Glass andand Mirror Specialty Glass Mirror

Lumber and Millwork Roddis Lumber Insurance 210.226.1426 Hotchkiss Insurance www.roddislumber.com

B&T B&TGlass Glass

210.581.0420

Luxury Iron Doors and www.hiallc.com Interiors AMS Group Roddis Lumber 210.366.0490

210.656.8507 210.656.8507 www.btglassandmirror.com www.btglassandmirror.com Title Company First American Title 817.918.2323 www.firstam.com

210.226.1426

www.roddislumber.com

Luxury Iron Doors and Interiors AMS Group 210.366.0490 DISCLAIMER: Any articles included in this publication and/or opinions expressed therein do not necessarily re ect the views of N2 Publishing but

Serving Bexar County and Nearby Areas

remain solely those of the author(s). The paid advertisements contained within the Building Savvy magazine are not endorsed or recommended by N2 Publishing or the publisher. Therefore, neither N2 Publishing nor the publisher

R . H E R N A N D E Z D RY WA L L 210-733-6437 | Ralph Hernandez, Owner

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

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[From The Publisher]

What Will We Be Writing About This Time Next Year?

Despite construction revenues increasing in previous years, net profits in the industry remain slim. Inside, our new column Professional Builders Secrets’ helps analyze why this is so, and we’ve provided a QR code you can scan to get a free copy of the Association of Professional Builders’ Professional Builders’ Secrets To Increasing Margins. One of the answers to increasing the bottom line lies in adopting modern construction technologies.

The rising costs of building materials and the

You can give yourself a pat on the back for how

declining workforce open the door for technology

far we’ve come when you consider that in 1995,

to change the home building industry as much as

Google wasn’t yet a word and social media was

it has already impacted so many other industries.

still a decade away. In that year, Newsweek

All of the technologies discussed in our Savvy

published an article titled, “Internet? Bah!”

Special Report on Construction Technology exist

against the idea that a “silly digital blip” (the

and are in use on job sites worldwide. Many of

internet) was going to infiltrate and change our

them will trickle down to the residential segment

lives.

of the construction industry very soon.

It’s hard to believe that we are nearing the end

Home technology gurus have certainly introduced

of 2021. Who knows what we’ll be writing about

enough to blow our minds over the past decade,

a year from now? I wish you and yours a great

even over the past year! I know, I can hear you

holiday season just ahead.

saying it: “The more ‘smart’ products we add, the harder it becomes for everyone at home to use and enjoy the home.” Rest assured that clever tech entrepreneurs are at work right now

Terry Kemmy

on affordable solutions that make it easy for

Publisher

everyone to control everything in their homes.

210.844.1542

Though things tend to be rather complicated at first, even us old dogs will learn the new tricks, eventually adopting all the things that were once futuristic and are now realities of everyday life.

7

[Focus Section]

By Beverly Smirnis

Behind the scenes, NAHB’s The 2021 New American Home® (TNAH) the Control4 system does all the heavy lifting to deliver video and audio signals to the desired TVs and speakers. Control4 wallmounted keypads, multi-room audio systems from Triad and Episode offering professional grade sound and nearly invisible aesthetics with in-ceiling and in-wall speakers, and LG OLED ThinQ TVs paired with Control4 Neeo remotes are some of the smart home technologies from various SnapAV brands have been demonstrated in some of the recent show homes built for the National Association of Homebuilders (NAHB)’s International Builders Show. Other SnapAV brands featured in the IBS Show models have included Sunbrite outdoor HD TV and Triad in-ground outdoor speakers, ClareOne security panels and Luma surveillance cameras. Photo courtesy of Jeff Davis Photography.

O

ur title, borrowed from the title of a presentation made at the recent Custom Electronics Design and Installation Association (CEDIA) Expo event,

The Chime Video

aptly describes the all-too-often issues that arise as

Doorbell is the first

consumer demand for smart home technology continues

video doorbell solution

to explode.

designed to leverage all

Oftentimes, the more “smart” products you add, the

of the capabilities of the

harder it becomes for everyone at home to actually use

sophisticated Control4

and enjoy the home. Significant design problems and

OS 3, Control4’s lighting

frustrating user experiences create the desperate need

solutions and the design-

for affordable solutions that make it easy for everyone to

centric NEEO remote

control everything.

line-up.

8

Wall-Smart mounts can be installed into virtually any surface, including drywall and plaster, as well as concrete, brick, wood, marble, glass, and metal to seamlessly integrate tablets, touchscreens, light switches, voice assistants and other networking equipment. Photo, courtesy TYM Homes.

Crestron Home pledges to make the complex simple: The monotonous automatic; the tedious quick. Whatever you want, wherever you are, it’s a tap.

The most common systems, such as entertainment, lighting and shading,

Besides selecting the right integration

and security are built directly into the Crestron Home OS. You can easily add

partner and preferred system, it’s

almost any specialized systems or devices that are not already included on the app, such as kitchen appliances, irrigation systems, and weather stations.

important for the home to have the right

Crestron and the Delos Wellness™ platform work in harmony to bring wellness

infrastructure to support--the right

enhancements, such as dawn simulation, circadian rhythm lighting, and air purification, into the home.

The simplification solution, according to Brilliant™, is a control and automation

switches and plugs, wiring, WIFI capability, etc.

system that transforms any house into an easy-to-use smart home at an unprecedented price point. Brilliant’s goal is to make it feasible for every builder, even builders of entry-level starter homes, to start selling homes with an integrated system of controls, sensors and devices built directly into the walls. Brilliant’s in-wall touchscreen control system is as simple as swapping out a light switch for a Brilliant touchscreen control panel and adding a couple of complementary smart devices like a smart thermostat, video doorbell, smart lock, smart switches, or a garage opener. Brilliant works with the top smart home products in every category including Alexa, Google Assistant, Apple HomeKit, Ring, Schlage, Kwikset, Honeywell, and Sonos. Brilliant also makes Smart Dimmer Switches and Smart Plugs. Every Brilliant system includes an all-in-one mobile app to control the home from anywhere.

Wireless protocols such as Zigbee, Z-Wave, Wi-Fi and Bluetooth LE have done away with the need to install complex and expensive whole-home electrical systems just to control your smart home system remotely. All you need is a smartphone and a Wi-Fi router. But there are still some key devices you are still going to have to hardwire so you’re your system can communicate with connected heating and air conditioning systems, smart garden sprinklers and irrigation, and the electrical wires running through your ceilings and walls. You’re going to need more than copper

Schneider Electric focuses on addressing the issue that arises due to all

wiring to support fiber internet service benefits, but fiber

the added smart gadgets, homes are on track to become the single-largest

has been complicated and too expensive to install before

consumer of electricity. Its systems are designed to protect the system from

IROVF. It’s “all in one” fiber optic SMART CABLE fits in a ½

surges, while monitoring and increasing efficiency of each and every connected

inch conduit, consolidating all your wires in one. Protected

item. Schneider’s solutions include the Square D Energy Center integrating

in a special sleeve to prevent construction dirt, you just

whole-home surge protection, EV connectivity, a Quik-Connect solar inverter,

pull this cable and you immediately have these features

backup interface module and backup-ready panel. Add Schneider’s Wiser Home

simultaneously: 8K home theater with Dolby, internet fiber

Energy Monitor into the home’s electrical panel and Square D Wiring Devices to

optic speed, loudspeakers, smart home commands, and a

control room lighting and you’ve got a smart system that tracks energy use for

single remote control that controls them.

all electrical devices across the home.

9

The National Association of Home Builders (NAHB) named Swidget from PropTech the Technology/Educational Service of the Year at the 2020 Global Innovation Awards. Swidget is a unique, patented design that separates the base device (outlet or switch) from the modular smart control insert so you can easily upgrade your functionality as new technologies emerge or your needs change. Swidget outlets and switches are installed “smart ready” and function just like regular plugs until they are paired with one of many Swidget smart inserts.

The modularity and constant innovation make Swidget a winner with the tech, HVAC, and home building industries.

When you are going with wireless control, it’s important to

amenities that deliver convenience, comfort, and efficiency can clash

understand that WiFi mesh is a static system supposed to

with a home’s architectural and interior style. Products from Hide-A-Trim

provide home-wide WiFi coverage through a series of extenders.

and Wall-Smart offer innovative mounting hardware concealing common

But as the demands on the system grow, the response remains

household electronics within wall and ceiling surfaces and are designed

the same and slowdowns and drop-offs occur. Furthermore,

to be compatible with all the leading brand name devices. Hide-A-Trim

while Wi-Fi and Z-Wave are the standard now, tomorrow it’s

perfectly camouflages installed electrical devices offering quick and simple

going to be 5G and Wi-Fi 6. Plume HomePass® is designed

installation for electricians and carpenters. Wall-Smart’s mounts recess

to resolve the issue of today’s homes that are stuck with

into standard stud bays and ceiling joists for a flush appearance can be

yesterday’s WiFi. The HomePass ADAPT system uses AI and

finished with drywall or a low-profile, paintable or material-matchable

machine learning to map WiFi channels and usage around your

bezel. Retrofittable white and black finished bezels are available, too.

home, learning from your connection patterns to distribute WIFi perfectly, at any time. Simply plug in the tri-band SuperPod hardware with WiFi 6, which can replace your router if you choose, and connect to the HomePass app. Since HomePass is cloud-powered, features and updates install automatically.

The bottom line: There’s no cutting corners when designing a ‘smart’ home. Faulty technology that doesn’t work will leave your clients frustrated and regretful and your reputation tarnished. Partner with a

Be aware that technology in the home environment has also

home tech company that knows the importance of a strong foundation

become an open portal for personal and corporate cybercrime.

for any budget and can deliver it with confidence.

Many IoT devices have less sophisticated security mechanisms than the average computer outfitted with a firewall and antivirus software. It’s recommended that you check permissions for apps that control IoT hardware and learn to say “no” to

Beverly Smirnis is the co-founder of Building Savvy magazine and publishes

privileges You may also want to consider placing IoT devices

its flagship Dallas/Fort Worth edition. She and her business partner

on a separate Wi-Fi network or band than the computers and

and husband, Steve Smirnis, have served as judges for the International

hardware in your household.

Builders’ Show Best of IBS Awards and judged numerous homes for builders

Finally, it’s important to have a plan for eliminating “wall acne.”

Whether it’s a thermostat, light switch, iPad, surveillance

association parade events across the country. Listen to their Building Savvy Bottom Line podcast on Home Trade Show on iHeartRadio and TV Network.

camera, Wi-Fi access point, or control touchscreen, the same

10

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[Savvy Special Report]

THE 2025

HOME WingtraOne GEN II, a next-generation VTOL drone that offers industrial reliability and mapping versatility with a new oblique camera configuration for high-quality 3D drone mapping data capture.

W

e’ve talked about how technology has changed the way people buy homes and how they live in their homes, now let’s take a look at how the jobsite of the future will look.

Technology will change the process of buying land, designing community master plans,

and designing home plans. Technology will change the way homes are constructed and the way construction is documented and accomplished.

Here’s a snapshot of what the future holds: Before the land is purchased for our 2025 Home and the master planned neighborhood goes to the drawing board, a drone is used to fly over the land a developer is considering, sending aerial imagery to a data collection app.

During the design process, the use of Building Information Modeling (BIM) software provides space for collaboration. Each design team member can add their piece to the same model --no more multiple versions of a 2D paper drawing. The model evolves immediately as people contribute, streamlining the process and increasing efficiency. BIM also helps with problemsolving in a project’s design and planning stages by automating clash detection. A complete picture of the project is accomplished using virtual reality technology to allow a walk-through of the project before it’s ever built. Job scheduling and budgeting tools are used to reduce expenses and inefficiencies.

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Data collection app users report more than 20 field and administrative hours saved each week and a 50 percent reduction in data entry errors. –DeviceMagic

A data collection app sends information from the field to all collaborators for review analysis and legal documentation. Daily construction reports, safety assessments, quality inspections, timesheets, punch lists – are all completed on mobile devices, submitting and logging data instantly.

Data collection workflows are automated, so the next step in the job is scheduled.

Submission of one form triggers another form to be sent until a task is completed with

Wearable technologies from

all necessary sign-offs and documentation

VSight include Supported

to prove progress or completion.

Smart Glasses.

Many of the components going into the home are built off-site inside of a factory environment with complete or semi-complete assemblies shipped to the jobsite. On site, Engineering Cementitious

One example of a “modern world” problem is the conflict between

Composite (ECC) or “bendable concrete” uses less cement, while the

drone pilots and regulations designed to protect surveying

small polymer-derived fiber in the mix makes it stronger and more

professionals. The Board of Examiners for Engineers and Surveyors

crack-resistant than traditional concrete. Nanomaterials function as

has taken legal action against drone companies in several instances

a substitute for steel reinforcement in structures and foundations.

across various parts of the country, accusing drone pilots of

A 3D printer onsite extrudes various components—both structural

“surveying without a license.” Surveyors would need Federal Aviation

and aesthetic. Aerogel, a foam-like solid that holds its shape despite

Administration approval to fly drones professionally, and drone

being 99.989 percent air, offers two to four times the insulating

operators would need to pass state licensing exams to produce legal

power of traditional fiberglass or foam insulation. Robotic labor

surveys. It certainly makes sense for partnerships to be developed

includes the Australian Hadrian X, capable of completing brickwork

between drone operators and engineering or surveying firms. Until

on a home within 1 to 3 days, laying 1000+ standard bricks per hour.

these partnerships become more commonplace, legal professionals have advised drone pilots providing real estate data to add disclaimers to any data they supply to say, “their maps are not meant to replace surveys that are often needed for mortgages, title insurance, and land

All of the technology mentioned in this article already exists and is

use applications.”

in use on construction sites already. The question is: Which ones will become mainstream and when? Advancements take time to be adapted and are not without challenges.

The bottom line: Tech has disrupted every industry,

Subcontractors and inspectors use technology to deliver and

so it’s no surprise that the construction industry

document faster and more accurate data. Drones inspect hard-

follows suit.

to-reach places. Wearing smart glasses integrated with a remote assistance platform, a site contractor converts visual data into documents, taking photos and videos. He uses voice commands to do all these things and receives back visual instructions or videos with all the steps that need to be performed to complete the installation or repair he is there to do.

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[From the Trades]

SPRAY FOAM INSULATION CREATES HIGHLY EFFICIENT THERMAL ENVELOPES

By Willy Strasner

T

here are any number of things – from construction

methodologies

to

material

finishes - that will enhance the ROI in a new home: granite countertops; three-car garages; livable, open designs; elegant lighting fixtures;

luxurious bathroom layouts; kitchens appointed with highend appliances; durable flooring, cladding and roofing materials; appealing landscaping and more. While all will provide years of pleasure and comfort, they will only be accretive to the investment when the property is conveyed to the next homeowner.

Resources invested in passive design will save money when active systems, like high efficiency mechanical systems and solar, are added later. This is a consequence of correctly sizing the active systems – HAVC mechanical,

Conversely, one strategy will pay back - not only when the property changes hands – but also while living in the home.

solar, etc. - to match the passive efficiency of the structure.

These are the systems and design methodologies related to

Why?

energy efficiency and utility management. When designing

Because, when the passive systems are more efficient, the active systems

a new home, it makes economic sense to focus on passive

will be smaller and less expensive to purchase and to operate over time.

design strategies first:

Additionally, active systems tend to have significantly shorter operational

1.

Structure orientation on the site relative to natural shading and seasonal sun angle

2.

maintenance regimens and will need to be replaced multiple times over the life of the structure, so….

Shading of windows and doors as a function of architectural design

3.

life spans than passive systems even under manufacturers recommended

And especially the thermal envelope efficiency of the conditioned spaces

Money spent on passive design is money well spent.

There are several effective building systems in the marketplace, such as structural insulated panels (SIPs) and insulated concrete forms (ICFs).

However, spray-in-place polyurethane foam insulation (SPF), used in

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To be clear, optimal R-value is a critical part of any strategy in all climate zones. But optimal specified performance of the insulating material is not the same as its effective performance.

If heat is transferred through an insulating material like a fiberglass batt by air movement, the “effective” R-value is significantly less than the “specified” optimal R-13 value. An R-13 fiberglass batt might “effectively” perform as an R-6 batt in a drafty, poorly sealed stud cavity when the resistance to conduction characteristics of the fiberglass is compromised by the convection of heat through the material by air movement.

At a given application thickness, say, that of a standard 2X4 stud wall cavity, SPF has roughly the equivalent R-value as conventional insulation materials such as fiberglass and cellulose - R13 for 3.5 inches of open cell foam and R13 for a 3.5 inches of fiberglass batt. And yet, the superior performance efficiency of SPF is not about R-value; in this instance, it is about the air barrier characteristics of the material.

Spray foam is an air barrier; fiberglass, and cellulose are not.

Both could be air barriers if the materials were packed into the stud cavity with a two-pound sledgehammer. But this is not the application process on the job site. With conventional insulation materials, air seal must be achieved by means other than the insulation. Superior air seal can be achieved with conventional insulation systems but only with meticulous workmanship and attention to detail before the insulation is installed.

The Department of Energy’s Oak Ridge Labs estimates that as much as 40% of energy loss in conventionally insulated structures is a result of air-infiltration. Again, R-value is

conjunction with advanced framing concepts, is probably the most

compromised, if air-seal is not effective.

common and cost-effective building way for constructing optimally efficient thermal envelopes in homes.

How much R-value is required and where should it be in the

You may recall from high school physics class the three ways that heat is

envelope?

This varies from one climate zone to the next. The architectural

transferred. Or you may not.

characteristics of the home will also need to be considered.

1.

Conduction: the transfer of heat through solid materials

2.

Convection: the transfer of heat by air movement

3.

Radiation: the transfer of heat by particles or electromagnetic waves

or more than 10 inches of open cell foam. This is an enormous

as with radiant sunlight

cost penalty for the builder/homeowner that can be rectified

The building code “prescribes” hard and fast values for each component in the envelope based on the climate zone. However, the code prescription for spray foam under the roof deck is R38

Energy efficiency strategies are largely a function of managing/mitigating these three phenomena of the natural world.

by an energy rater’s modeling software. A rater’s modeling will be able to decrease the application thickness of the foam to between 6 to 7 inches in most homes in Climate Zones

Most folks get hung up on R-value (resistance to the conduction of heat through solid materials) as being the gold standard of energy efficiency.

The more R, the better, right? Well, not so much.

15

2 & 3 because it is a holistic approach that allows for trade offs between the efficiency of the various components in the thermal envelope.

Understand, if you do not use an energy rater’s modeling, the state of Texas says you must build exactly as the code “prescribes,” even in unincorporated areas! In the case of spray foam under the roof deck of an unvented conditioned attic assembly – R38 or 10+ inches of open cell foam - that is a very expensive proposition. That additional cost for prescriptive code compliance will pay for the services of an energy rater’s modeling several times over.

Whether in the north or south, every structure needs an air-tight envelope in addition to the optimal R-value performance. And this is what spray foam insulation does very effectively. Again, this does not mean that a very efficient wall or roof assembly cannot be constructed with conventional insulation because it can. However, the workmanship and attention to air-sealing detail must be “meticulous” as described in the design criteria definition for the air-infiltration characteristics of a tight home in Air Conditioning

Since the unvented conditioned attic temperature will never be more

Contractors of America (ACCA) Manual J, 8th Edition; Table 5A,

than 6 to 10 degrees warmer in summer or cooler in winter than the

Default Air. Change Values for Three or Four Exposures.

conditioned space, the mechanical equipment will operate in a much less stressful environment. This will not only enhance the system

In Climate Zone 3, where the code prescribed blower door maximum

efficiency but will extend the performance life of the equipment as

is 3 ACH 50, it is challenging to achieve the requisite air-sealing with

well.

conventional insulation materials in the walls and especially at the ceiling plane/floor of the attic. Many builders are not aware that the

Foam is an industrial adhesive and will effectively stay in place under

building code mandates every new home to be blower door tested,

the roof deck. It is very difficult to match the performance longevity

even in unincorporated areas!

of foam at the underside of the roof deck with other conventional insulation application methodologies.

The builder must meticulously seal each seam in every stud cavity, every penetration through the wall/ceiling assemblies, every seam

When left undisturbed, foam will stay in place for the life of the

in the sheathing in a labor-intensive mechanical process that is too

structure. Interrupting the solar heat load at the roof deck is far

often less than effective. Spray foam accomplishes the R-value and

more efficient than allowing the heat to translate into the attic and

the air-seal in a single pass, even in the most challenging locations

build up as it does on a scorching August afternoon in a hot, vented

such as the truss joist/rim band of a two-story home. Few things

unconditioned attic assembly. The reason that the code “prescribes”

are more frustrating and expensive to correct for the builder than not

R38 in Climate Zones 2 and 3 for insulation installed on the attic

achieving the blower door test number required for Energy Star or

floor of a structure is to manage the extreme heat in a conventionally

another energy path modeling certification.

insulated hot, vented unconditioned attic assembly. But because the foam meets the heat load at the roof deck in an unvented

When I was cutting my teeth in the home building business many

conditioned attic assembly, in most cases, application thickness can

moons ago, the old timers would admonish, “the house needs to

be backed off to a R20 to R26 as determined by an energy rater’s

breathe, young man.” Well, as it turns out, houses do not need to

modeling. This is far more efficient than insulation installed on the

breathe; only plants and animals need to breathe, so...

attic floor of a hot, unconditioned vented attic, so…

Build tight and ventilate right. And use an energy rater.

The unvented conditioned attic assembly is the crown jewel of

An unvented conditioned attic assembly constructed with SPF

residential energy efficiency strategy in the air-conditioning heavy,

applied directly to the underside of the roof deck is the second big

hot-humid Climate Zones of the southern United States.

efficiency strategy that is most easily executed with the unique characteristics of spray foam.

About the Author - Willy Strasner is the owner of Foam One-One

This is accomplished by moving the thermal envelop/pressure

Spray Foam Insulation. If you have questions about spray foam

boundary from the floor of the attic to the underside of the roof deck

insulation or need additional information, you may contact him at

and, in doing so, sealing the attic. In the south, mechanical systems

willy@foamoneone.com or visit their web site at

are often located in the attic. By bringing the attic and all the

www.foamoneone.com.

mechanical equipment in the attic - including the ducts - inside the thermal envelope, an enormous energy penalty is negated.

16

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www.WilbertsPower.com

[Savvy Builder]

Jennifer Dube (l-r), Cody Torres, John Torres, and Cindy Autrey

WAGNER HOLAK CUSTOM HOMES Gro w i n g T h ro u g h Steward s h ip and S er vice

John Torres loves what he does. He puts his heart and soul into each home his team builds, knowing that for many of his homebuyers they will celebrate and experience all facets of life in those homes for many, many years to come.

A native of San Antonio, Torres (and many of his family and relatives) grew up in the construction trades. His family has been here for hundreds of years, and some even fought and died in the Battle of the Alamo.

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John’s grandfather, for example, was one of Ray Ellison’s site work

superintendent position he dreamed about years ago as a youngster.

guys, back when Ellison was everywhere. “I remember, as a kid,

John eventually advanced further as a project manager.

working with my dad , moving dirt, site work, and seeing some

Four years ago, with solid experience under his belt and some

important guys rolling around in trucks, in charge of others and I

great business contacts, Torres decided it was time to launch his

knew then that I wanted to run crews in construction.”

own residential construction firm. The name Wagner Holak comes from the maiden names of his wife and his partner’s wife. Torres, a preacher’s son, decided from the start that the founding principles of his company would be on stewardship and service.

“We tell our clients up front that this is a stewardship, not a typical ‘money-first’ business. And the biblical concept of stewardship is simply being accountable and responsible for something that doesn’t belong to us. You see, people trust us with their dreams; they trust us with their forever homes; they trust us with where they will experience life in all its glory, both celebrations and sorrows…and we take that responsibility very seriously.”

Wagner Holak used to also do remodels, but Torres admitted one day that they weren’t that good at it, and decided to stick with their strength in custom home construction.

“I realized as a builder that you just can’t say yes to everything, and be effective.”

Torres and his team have several projects

Torres still went to college, pursuing a business management

underway in Belle Oaks, near Bulverde, and build throughout the Hill

degree. But he always knew he would end up in construction. It

Country and San Antonio. Their homes typically range from $600K

was in his blood. Some people are drawn to professions because

to a little over $1 million. They never build the same home twice,

they love fixing things or solving problems, like a mechanic or

each one is totally unique and custom designed for each buyer.

doctor. Some like to impart wisdom, educate others and watch people blossom. For John Torres the undeniable thrill of creating something from nothing … and have that “nothing” turn into someone’s dream and personal sanctuary…was a lure he could not resist or fight.

“I’ve always had a passion for creating something out of nothing,” says Torres. “It’s both a blessing and a curse because this is a tough business. And there’s no one tougher on me than me. But I like taking on challenges, and I’m driven by creating something beautiful. I look at every piece of dirt as its own unique entity.

Then start to imagine the kind of house that would fit well with the property.”

He went to work for a small custom builder in New Braunfels for four years. Then he jumped into the production world for several years, working his way up through the ranks and attaining that

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Wagner Holak has a stellar group of tradesmen, partners and suppliers…many of them have literally grown up with John in the business.

Here’s what some of them had to say: “They put their heart into everything they do. These guys work hard to stay on schedule and to get people in their homes on time.”

Angie Hicks – Old Republic Title “What separates John is his passion. He is driven by details, quality, high performing homes and has a unique understanding of each homeowner’s needs. He has a keen understanding of the healthy features and amenities that should be a part of each home.”

Erik Bernal – Elite Water “Communication is key to us. Very important. When they schedule us to go out and work, the job site is usually ready for our crews. That isn’t always the case with other

Many of their homes feature high ceilings and entryways, full home

builders. We really appreciate their professionalism and

automation and a very high-end air and water filtration system that’s

consideration of our guys.”

extremely effective in eliminating allergens and pollens from the home.

Ramiro Zavala – Wilbert’s Power

Wagner Holak’s unique hybrid design model that allows the homeowner to have control over the things that are most important to them, with

“John is resilient…one of the most resilient people I know.

plenty of flexibility in choices of flooring, countertops, cabinets, electrical

I’ve known him quite a while and have seen his ups and

and plumbing fixtures, and appliances.

downs. And there were times when I thought he was done. He’s been very tenacious in this business and is

The key to Wagner Holak’s growth and success (and also an ongoing challenge) is communication. The building climate that Torres and every other builder in the country face is unprecedented and daunting for

now seeing the fruits of his hard work pay off. We are very proud to be one of his partners and we grow along with him.”

obvious reasons such as supply and labor shortages, and escalating

Will Taylor – Taylor Designer Floors

prices for nearly everything.

“They have come into this business full blast. They are

“We all have to continue to reset and redefine expectations,” he adds.

very responsive, very precise and always follow up with

“As an industry we have to do a better job letting our clients know that

their subs and crews. It is a very well-run home building

everything is taking a lot longer than it ever has and to not overpromise

business, and we enjoy working with them because they

on delivery dates or completion dates. Using a tool like Builder Trend

are all down to earth and friendly.”

helps us stay out in front of potential misunderstandings before they snowball into bigger problems and heartaches for our clients. We preach total transparency as the only way to conduct business.”

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[Professional Builders’ Secrets] by the Association of Professional Builders (APB)

https://hubs.ly/H0VH1Zm0

HOW A PROFESSIONAL BUILDER PRICES A BUILDING CONTRACT

I

f you are adding a margin to the cost of materials and labor in order to calculate a contract price…then stop right now. Your building company is in serious danger of losing money, especially if you plan on growing.

Where Most Builders Go Wrong Most builders add a nominal markup of say 20% to their cost of sale which gives them a contract

The traditional method of pricing jobs is to apply a margin to the cost of

price to charge the client. When it comes to

sales. The problem with this method is that you are hoping you will make

quoting a larger project, most builders actually

enough profit to cover your overheads and wages—the running costs of

reduce their profit in order to win the job when in

the business. This results in builders making little, or no net profit at the

fact they really need to be increasing the margin

end of the year, despite taking on more work and increasing their revenue.

to cover the additional running costs (overheads

When a building company grows, their net profit margin decreases. Even

and wages).

when they don’t reduce their margin, they can still end up losing money.

It’s the reason why you hear so many builders

How is that possible?

say they were earning more money when they were doing less jobs. It’s also the reason why

Building companies with revenues of less than $6M DO NOT enjoy the same economies of scale as traditional businesses like manufacturing or retailing.

so many building companies run into cash flow problems. And it’s why so many builders end up with nothing to show for decades of hard work.

The good news is that there is an easy solution to the problem.

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Building companies need to price their jobs using a net margin

APB is a business coaching service for custom home builders in the

instead of gross margin.When you apply a net margin to a

United States, Australia, New Zealand, and Canada. The organization

project you are guaranteed to make a profit. But when you

provides tested and proven systems for builders to scale and

apply a gross margin to a project, you are simply hoping to

succeed, based on data, experience, and results. Building Savvy’s

make a profit. That’s fine when your revenue is at a consistent

new series of articles and education seminars will glean from APB’s

level, but when workflow increases and additional resources

vast library of coaching curriculum, and the expertise and experience

are taken on, the amount of fixed costs, as a proportion of the

of the APB team. Topics will range from construction business

contract price, also increases.

coaching to sales training, marketing insights and financials coaching. The goal is to share ideas on how to create a systemized

When that happens, you have 3 problems.

1.

You don’t know what your break-even point is.

2.

Although you are increasing your cash reserves, if you are

residential building company to generate more leads, earn more money for your services and deliver a better client experience.

not making a profit then you’re creating a hidden liability that will get bigger and bigger-- a bit like a giant Ponzi scheme.

3.

To learn more, download the Professional Builders’

You’ll probably end up cutting margins in order to win more

Secrets To Increasing Margins.

work, which only compounds the problem and increases the hidden liability in your building company.

It’s a bit like the Federal Reserve Bank in the US, only no one will be bailing you out. And you may get prosecuted for trading insolvently.

The reason it is so important to grow a building company profitably is because the retained net profit provides the foundations to support a growing business. Without retained net profit you are effectively building a house of cards that will fall over in the next market downturn.

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[Savvy Finance]

FINDING A REPUTABLE TAX PREPARER

H

ow do you know you’re working with a legitimate tax preparer? The answer isn’t as cut-and-dry as it should be. However,

To find the best tax preparer for you, consider looking for: »

a PTIN, search the IRS Directory of Federal Tax Return Preparers with

working with an unscrupulous or incompetent tax

Credentials and Select Qualifications. If the tax preparer doesn’t appear on

preparer could cost you more than tax dollars. You

the list, ask them about it (it’s not mandatory but being listed proves that

could incur huge penalties and interest or even jail

they’re dedicated to continuing education and professional standards).

time.

but bipartisan lawmakers want to bring back federal

»

search the Texas State Board of Public Accountancy’s database. The

mandate minimum competency standards with

search will also turn up any disciplinary actions against the CPA.

registration, testing, and continued education. Believe these efforts for regulation. Those already adhering to top professional and ethical standards understand the importance of rooting out tax preparers who do more harm than good.

In the meantime, what’s the best way to choose a tax

Clues that the tax preparer is who they say they are. If they claim to be a CPA, for instance, verify their license online. For Texas CPAs, you can

power to regulate paid tax return preparers and

it or not, most reputable tax professionals support

An active preparer tax identification number (PTIN). Paid preparers must sign returns and include their PTIN on the return they file. To cross-check

it’s essential to determine because

Tax preparers are federally unregulated currently,

By Steven Bankler, CPA

»

Warning signs. For example, being asked to sign a blank return. You need to ensure you agree with what’s being claimed (the IRS will scrutinize your innocence once you sign your return), that your information (not your tax preparer’s) is provided for refunds, and that the preparer has signed and included their PTIN. For more warning signs directly from the IRS, search “IRS choosing a tax professional” online.

preparer? First, understand the difference between a Certified Public Accountant (CPA) and other tax preparers. Business owners and high-net-worth

Don’t be distracted by slick marketing, confusing titles, or well-known names

individuals often choose to work with CPAs because

when choosing a tax preparer. Instead, do your research and be sure that they

they’re licensed by their state or territory’s board of

are as wise and as ethical as they say they are.

accountancy and hold a degree in accounting. They can also represent their clients to the IRS on matters including audits, payments/collection issues, and appeals (so if something goes wrong, you’re not on your own).

Steven Bankler has more than 44 years of experience in the accounting industry. Steven’s expertise lies in consulting, planning, tax, asset

In contrast, unlicensed tax preparers aren’t regulated

protection, and exit strategy services for closely held businesses. He

like CPAs, licensed tax attorneys, or IRS-sanctioned

also provides litigation support (both as a testifying expert witness

enrolled agents are. They have limited representation

and a consulting expert), business negotiations, and estate planning.

rights and currently have no federal standards to

Visit www.bankler.com for additional tax strategy tips and to learn more

meet when it comes to knowing and adhering to tax

about Steven Bankler, CPA, Ltd.

laws.

25

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26

[Savvy Sponsor ]

AMCAP HOME LOANS Hello builder friends and partners!

L

et me start by asking you a quick question. If a lender could make your life easier and more lucrative, would you work with them? I know the answer may seem obvious, but realistically ask yourself, “What value have my current work relationships brought to my career?” If the sole purpose of working with a lender

is because they bring tacos or doughnuts to your office once a week, then maybe it is time to align with someone else. I get it, those doughnuts are delicious but are they going to improve your career? If not, that begs the question, what will?

by Scott Thomas

Over the last couple of years, the real estate market exploded leaving many potential homeowners feeling as though they had been through war. Finding the home of your dreams suddenly became more like sifting through the rubble after the blast. Gone are the days when homes would sit for months on end trying to find a buyer. In today’s market, it is not uncommon to see 10-20 offers on a home that has been listed for 24 hours. In fact, we have seen quite a few homes that have sold for tens of thousands of dollars over the asking price. This concept felt uncomfortable to buyers. Many who have had the lifelong goal of homeownership were now starting to see this as unattainable.

“I don’t want to go upside down the day I sign for my home.”

“I can’t win against these cash offers.”

“The only houses that are left are ugly, old or need repairs.”

“We would have to sell our house and move out to be able to afford new construction.”

In our industry, I truly believe we are not “salespeople,” we are problem solvers. If you can help your clients gain some confidence in what they’re doing, we can change their lives. The solution is to identify the red lights in their mind and turn them into green lights.

When it comes to new construction, your average borrower, realtor or lender can be ill-equipped to take on a new build. That is why it is imperative that you align yourself with the right team. Before you add a lender to your list of preferred lenders or let a realtor stick their sign in your yard, I would ask a few questions. Does this person know what separates us from other builders? Is this person familiar with our specifications? Are they adding value to my company? What are my must-haves from any lender or realtor I work with?

We are never going to elevate our businesses until we find answers to the following questions: * What do our clients want and need? * How do we generate more traffic for our businesses? * How do we create a lasting impression and facilitate life-long relationships?

At AmCap Home Loans we have developed a standard of care and consistency based on years of experience. We have found that the key to success is in the customer’s experience. Through talking to our clients and partners about their wants and needs, our team has developed a set list of nonnegotiables in the way we operate. For example:

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- Communication, communication, communication! I think we can

loan funds. We also make it a point to attend each and every one of our

all agree, there is nothing that can be more off-putting to a client than

closings.

having representation that never answers the phone or leaves them in the dark for weeks on end. We do this by offering a weekly update to all parties involved in the transaction. This goes out in addition to any of the communication we do by phone. We have found that an informed buyer is a happy buyer.

- Honesty. If there is ever an issue that comes up while working on a

Our aim is to be your One-Stop-Shop. To our clients, this means that for anything they need from foundation to shingles no ask is too big or too small. If there is a service or loan program we don’t have in-house, we know someone who does. We only work with the best of the best who uphold our level of excellence so your clients will always be in good hands.

file, we are the “Bell-Ringers.” By this, I mean we do not hide from problems because that only leads to bigger problems down the line. Also, we do not hand out Pre-Approvals without doing our due diligence to ensure that the borrower will make it to the closing table. We never want to give our clients false hope and have them crushed when the deal falls through. Closing is not the time for surprises. Don’t let the power of emotion interfere with the basics of closing on a loan.

- Consistency. We have a consistent loan flow and a veteran team in place to ensure that every transaction operates like a well-oiled machine. This allows us to reliably close with the fewest touches possible. We do our best to fight the battles for our clients behind the scenes so that the transaction is as effortless as possible.

As a builder, how could working with a reputable lender who is

About the Author - Scott Thomas was a cryptologist in the intelligence division of the U.S. Army during the Cold War. Immediately following, he started in the financial banking world and as his love for this field grew, he transitioned into mortgage lending. With over 20 years in the industry, Scott’s level of excellence has been recognized by the Wall Street Journal. With his passion for veterans and his heart for service, he now runs several businesses that support our local community through charitable acts. He surrounds himself with a team of professionals whose main goal is helping others achieve their goals. https://www.myamcap.com/rocksolid ; 210.422.2114; sthomas@myamcap.com

passionate about customer service make your life easier? In addition to our fundamental values, we want to offer overwhelming value to you when you choose to partner with us. To do so, we have developed a core curriculum of classes designed to get clients in front of you.

We have found that the main reason borrowers have reservations when going the new construction route is a lack of knowledge. Some borrowers have preconceived notions that building would be far too expensive or difficult to accomplish.

We have developed a core curriculum of over 26 classes that

Visit our website to see what’s on sale.

are designed to break down the process brick by brick. We have partnered with professionals all across the industry to offer their expertise to help bridge the gap to some of their questions. These topics cover everything from design to completion, from spray foam insulation to choosing a lot. If we can break it down into manageable bite-sized pieces, we have seen borrowers get excited and ready to pull the trigger in very short succession.

As a partner of ours, we can feature you as one of our preferred builders and will know your company inside and out. These classes have been invaluable, not only to our clients but also to the seasoned veterans in our industry. Real estate is an evolving industry so we are always trying to get better than we were yesterday.

Lastly, one of our goals is to not only have a successful transaction but create life-long relationships. We are not a company that prefers

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[Builder’s Perspective]

BUILDING A DREAM HOME, FOR EVERYONE!

By Steve Zbranek

A

StrucSure_BuildingSavvy_Nov2021.pdf

s I write this article, we continue to be in the middle of the most unusual home-building environment in my career. The demand for new custom homes has continued to increase while the supply of available

subcontractors and building materials has decreased. Our lead times are now months versus weeks on some products, and price increase emails arrive in our inboxes daily. For those of us with the staff and energy, it’s an amazing time to be a custom home builder. For others, it can truly become overwhelming.

While we all consider ourselves to be “custom” homebuilders, this might be a good time to examine what “custom” means to our clients. In its most basic definition, it means designing and building a new home, from scratch, on a specific site to meet a family’s needs. Those needs usually include the number of

C

M

Y

CM

MY

CY

CMY

K

bedrooms, baths, one versus two stories, covered patios, and garage bays, style, etc.

While this covers most of the population, there is another group that might feel left out. Those with special needs are becoming more visible in our society and businesses are improving their models daily to accommodate them. As custom builders, most of us can easily adapt a design or floorplan to be wheelchair friendly with wider doors and hallways, roll-in showers, no steps, and other obvious adjustments. When clients request these features in their homes, plan designers and architects can include them in a way that is hardly noticeable.

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1

9/14/21

11:23 AM

As custom home builders, we can go a step further and include many of these details in every home. Able-bodied owners will most likely have a friend or a relative visit that will need more accessibility than our clients. Or, something could cause someone in their family to be on crutches or in a wheelchair for a period of time. More today than before people are taking in elderly parents.

Remodelers across the country are called to “adjust” homes to accommodate these changed circumstances.

As an industry, we can do a better job with our design input for all special needs. Years ago, in San Antonio our firm was one of four approved building companies by the Veterans Administration to accept VA grants to build specially adapted homes for disabled veterans. Under this program, a qualified veteran would receive a grant (sometimes up to $100k) to go towards building a home specifically designed for their particular impairment. We learned so much from these guys (years ago, no ladies then) about what they needed and

challenging. Simple things like lowered light switches raised plugs,

how to help them.

roll-under counters, automatic doors, home automation systems and at least one entry with no steps are a good start. The shelter is a basic

Once we got into it, we adjusted our marketing to welcome

necessity and truthfully, designing and building a custom home to

families with unique home requirements. One of the responses

meet special needs is not difficult. We just need to change our focus

we received was from a family that included parents who could

and work to become better custom builders for everyone.

not hear nor speak. We went from a blank piece of paper to a completed home using their 14-year-old son as a sign language interpreter. This was a remarkable young man and his parents were obviously the best. In the end (before today’s technology) we had a lighting system that would flash one color for the

About the Author - In addition to serving two terms as Chairman of

doorbell, another for their special telephone, and of course red for

the Lake Travis Chamber of Commerce, Steve Zbranek was also the

emergencies. The margin on this home was good and the feeling

Founding Chairman of Leadership Lake Travis, served on the Board of

at the end was one that I remember today, some 500 homes

Directors Lakeway Police Memorial Foundation, and was recognized

later.

as both Business of the Year and Citizen of the Year by the Chamber. A

While we are all busy living and building homes in the new

decorated US Air Force Veteran, Steve is a 42-year Custom Home Builder

“Covid World” this is a great time for some of us to reconsider

in San Antonio, Austin, Horseshoe Bay & the Texas Hill Country. He’s

our building philosophy. Custom automobiles can be designed

a two-time National Master Builder of the Year, was inducted into the

to be safely operated by people without legs. I am a pilot and

Austin Builders “Hall of Honor” and his company Zbranek & Holt Custom

read as often as possible about the latest and greatest things

Homes was recognized three times by the Austin Business Journal

in general aviation. A recent issue of a pilot magazine featured

“Custom Builder of the Year.” Zbranek is also a Past President of both

a Cessna that had reconfigured controls for a pilot without the

the Greater Austin and Greater San Antonio Home Builders Association.

use of his legs. If cars and airplanes can do it, so can we. The

For more information visit www.zhcustomhomes.com.

aging population needs our design help as do the millions of families dealing with some special need that makes their lives

31

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