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Q: How long does it
take to build?
- A. Most custom homes take 4-6 months to complete. Larger homes
obviously take longer.
Q. What is the
framing time?
- A. Framing a custom home takes from 2 weeks to a month to complete.
This depends on how complex the home is, and the number of levels.
2nd and 3rd story homes may take longer.
Q. Is the home
totally finished (turn key)?
- A. Yes. I specialize in turn-key construction projects. I can
take a raw piece of land and not only build the house, but clear
the lot, hook up utilities, build the drive and walkways. Many
hill country properties need utilities and wells drilled. I can
do all of that.
Q. Do you offer
a warranty? If so, how long?
- A. LANTARA BUILDERS has a 1-2-10 warranty on all of its new
homes. All workmanship and defects are covered for the first year,
the major components such as wiring, duct work, and plumbing are
covered for 2 years. Years 3-10 are structural warranties that
ensure the integrity of the foundation and major framing components
will not fail. This warranty does not cost extra, it is included
on all new homes.
Q. Do you
do landscaping?
- A. We offer a landscaping allowance in the estimate if the owner
desires. This allows the owner to roll the cost of landscaping
into their mortgage.
Q. Are you licensed
as a contractor?
- A. Lance Lackey and Lantara Builders and registered with the
State of Texas' Residential Construction Commission. The registration
number is 2321. Other registered builders can be looked up at
TRCC.gov.
- In addition to the state registration Lance Lackey and Lantara
Builders are licensed and bonded in: New Braunfels, Garden Ridge,
Universal City, Schertz, and San Antonio.
Q. Do you do construction
site cleanup?
- A. We have scheduled clean up times of the construction site.
In addition, the home is final cleaned prior to closing.
Q. Can the
site already be cleared or do you have to do that?
- A. I can clear the site and do any site preparation that is
necessary for construction. This includes the well, septic, utility
lines, and roads.
Q. What is the
cost to get the lot ready?
- A. This depends on the needs of the lot. Lots inside the city
need very little site work. They already have utilities available.
Hill country lots have a variety of needs for construction, and
the price varies accordingly.
Q. What is
the cost of the septic system?
- A. Most full aerobic septic systems that are required in the
Hill country cost between $7500 and $8000.
Q.
What do you include standard in your homes?
- A. Every custom home is unique. The items that I include as
standard in my pricing are: engineered foundation, Kytec-plumbing
system, custom front door, hand made custom cabinets, Silestone/stone
countertops in kitchen, tile in wet areas, monterrey textured
walls, 12 SEER heat pump ac systems, Low 'E' insulated double
pane windows, R-13 wall insulation and R-38 attic insulation,
Tech-Shield roof decking, 30 year dimensional ELK shingles, Overhead
garage doors with openers and remotes, Moen faucets.
- These specifications are modified to fit the customer's needs,
but these are what I consider to be standard features.
Q. What is
the first step in getting financing for a new home?
- A. I have several banks and mortgage lenders that I work very
closely with. If you do not already have financing, I would have
you sit down and interview up to 3 lenders. They will need information
such as W-2's, pay stubs, savings and checking information, and
a current tax return. They can take that information to generate
a pre-qualification letter.
Q. How long
does it take to pre-qualify?
- A. Some pre-qualifications can be done the same day. Others
can take up to a week to verify information.
Q. Do you
finance people facing prior bankruptcy?
- A. I have relationships with lenders that specialize in people
with less than perfect credit. If people are honest and up front
about their situation, almost everyone can qualify for a loan.
Q. Can
I roll my land payment into the home loan?
- A. Yes. If you already have a loan on your lot, that loan can
be paid off within the construction loan. Then when construction
is complete, your mortgage can be used for the land and home combined.
Q. What
if I have a pre-existing mortgage?
- A. There are ways to finance a new home so the construction
can begin, while you sell your existing home. Each situation is
unique, but I have had customers do this successfully several
times a year.
Q. Is there
a down payment required?
- A. I work closely with you and your lender to determine the
amount of money required as a down payment. I do not charge a
set amount, and in some cases none at all. Any money you have
invested in a lot ahead of time, is credited to you as equity
for the new home.
Q. My construction
loan has been approved for 6 months, what would happen if the house
is not ready by then?
- A. In the event that a construction loan comes due before construction
is complete, there is an extension clause in the loan. There are
very few circumstances where this would happen.
Q. Do you accept
VA home loans?
- A. Yes. I am approved as a VA builder, and have also built under
the GREENBUILDER program with a Texas Vet loan.
Q. Can I
make modifications to the current plans?
- A. Yes. Any plan of ours can be modified to fit the customer's
needs.
Q. Can you build from
the plan I have?
- A. Yes. I will bid a plan from one of ours or yours.
Q. Do you have any
model homes?
- A. No. I prefer to show homes under construction to potential
customers rather than a finished model.
Q. Do you build duplex
or multi-family homes?
- A. Yes. I also an licensed to build commercial projects.
Q. Do you have
spec homes?
- A. Occasionally I will build a for-sale home.
Q. Who
provides the land the house is built on?
- A. Most of our projects are built on land or lots that the customer
has purchased. I will help you find a suitable lot or land if
you do not have one.
Q. Do you have
land to sell?
- A. NO. I do not own or develop my own land.
Q. Does
the land have to be in a subdivision?
- A. NO. Building on raw land is something that I enjoy doing.
Q. What are your
flooring options?
- A. Carpet, Wood, Tile, Slate, Laminate, and Stained concrete
floors are the most popular.
Q. Are gutters
standard?
- A. Yes. I gutter the front of the house, as well as the entrance
to the garage.
Q. Do you offer
heat pumps?
- A. Yes. 12 SEER heat pump systems are standard.
Q. Do you offer swimming
pools?
- A. Yes. I will build a swimming pool, hot tub, lap pool, pond,
or waterfall with the home. I will also provide stub outs for
water, electricity, etc for future additions if desired.
Q. Do you offer
metal roofing, if so, what is the price difference?
- A. Yes. Metal roofs are very popular in our region. The type,
weight and color determine the cost. A general rule of thumb is
3 times the cost of a composite shingle roof. I also build clay
tile, cement tile and metal tile roofs.
Q. What type
of insulation do you use?
- A. Our insulation package includes: poly-seal for all penetrations,
R-13 fiberglass in the walls, R-22 fiberglass in vaulted ceilings,
and R-38 fiberglass in the ceilings.
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