Ryan Homes Sales Rep
Q: What are the dimensions of our lot and what are the build-able dimensions?
A: Roughly 75 x 135 with buildable of 55 x 85
Q: I’m assuming that, whatever the house model, it will be centered left-to-right in the lot? Is that correct?
A: Yes
Q: How far back will the house be built from the street?
A: 20” is the setback
Q: Are there color options for bathroom marble besides white? (Without upgrading to granite).
A: No, white is the only color.
Q: Is the garage door opener extra? (it looks this way on the pricing sheet)?
A: Yes, I believe it’s $495 for an opener with 2 remotes
Q: Can we choose wall paint colors, or does the house come white and it’s up to us to paint after the fact?
A: No. Ryan Homes builds with a basic neutral color (cool platinum); trim will be super white
Q: If we wanted to do an appliances brand other than GE, is there a way to choose “no appliances” from the get go (and save on the base cost)? We’ve heard about buyers selling the standard appliances and upgrading to what they want, but this seems unnecessary.
A: Unfortunately, we can’t receive a Certificate of Occupancy without installing appliances and we only offer GE.
Q: Is flooring done by Ryan or is this contracted out? And if so, to whom? Is there a way we can look at options and pricing on a website or PDF document?
A: RiteRug is the flooring company. The showroom person will call you to schedule a time for your selections and send you some options via email.
Q: What is the standard attic (scuttle?) access? I envision standard access is a small square hole you’d climb up through with a ladder. We were talking about getting the upgraded “ladder access” and finished flooring in the attic (which I imagine as a larger rectangle access port?). What does this ladder look like? (I’ve seen really poorly engineered wooden ones, and I’ve seen nicer wooden or even metal stairs).
A: Yes, the standard access is just the opening. The attic storage option comes with a very solid wooden ladder that comes down. We have some very large project managers that bounce on them without any concern of breaking or falling.
Q: Looking at the incentives package, what exactly is included in the “gourmet kitchen package”? We ‘think’ it’s kitchen faucet fixtures upgrade, granite countertop kitchen upgrade, and kitchen gourmet island.
A: That is correct.
Q: What does “kitchen faucet fixtures upgrade” mean?
A: The upgrade level fixtures made of stainless steel.
Q: The wiring package incentive includes security wiring that we probably aren’t interested in. Can this transfer to a different wiring option?
A: I don’t think so, but if you ask the wiring showroom representative, he’ll be able to answer that.
Q: Is the Ravenna the widest model?
A: Yes
Q: Is there a garbage disposal included?
A: Yes
Q: How much did you say it would cost to put an outside gas line for the grill?
A: $500
Q: What does 'enhanced landscaping' include?
A: It refers to an upgraded package of bushes, mulch bed and flowers. You’ll already be getting some trees planted on your lot and Ryan Homes is the only builder that provides you with FULL sod (front, sides and back).
Flooring Rep with Rite Rug
Q: Is there a backsplash option for the kitchen?
A: Yes, Kitchen backsplashes run in levels as well. Normally people do a B or C. B is about $1300 and C is $1600.
Q: Can you tell me about the mid-level carper pad (e.g. weight)?
A: The included pad is 5lb’s. The upgraded pad is 8lb’s which is going to be firmer and help to hold up the life of the carpet to ensure its not getting smooshed into your underlayment floor. This also helps with keeping seams in large rooms together and reducing noise from upstairs.
Q: What are financing options? We would rather not roll into the loan if we have an alternate option.
A: This is all done thru Ryan Homes so that would be a Stephan question. Anything done here is done as a Change Order that I then send to Ryan Homes and I think from there you guys decide whether you want to roll it in or pay out of pocket.
Q: Can we do vinyl floor with tile walls in (e.g.) the secondary bath, or does it all need to be the same? If we did tiling, can we do level A on the floor, and B on the walls?
A: The tiling works like a package, so if we did A it would be A on the floor and wall, it cannot be broken up. You already have “ceramic surround” for your secondary baths so this means what is included is the 6x6’s (your choice of white or almond) on the wall of your shower/tub area, and then vinyl is included on the floor (the 6 standard colors). We can keep the 6x6’s on the wall and go with an upgraded vinyl here though.
Q: If we found a vinyl option we really loved that didn’t happen to belong to “station square” would it take an act of congress to use it?
A: Unfortunately yes it would be an act of congress, we can do non-standards but it has to be with Ryan’s line up. Send me some pictures of what you’re in love with and maybe I can come up with some ideas of what is similar but still falls under their line up…
Preconstruction Meeting Questions for PM
Q. Will the community have sidewalks?
A. Yes this community will have sidewalks in front of the houses, additionally there will be a concrete walking trail through the community in some of the more wooded areas behind some houses.
Q. Will the windows have screens?
A. Yes, all windows have screens including the morning room doors which will have a sliding screen.
Q. We want to verify that the morning room will have a french door setup instead of sliding doors, is this correct?
A. That is correct, the morning room will have a french door look, though only one of the doors will open. The screen however will be sliding.
Q. Will the bathrooms have exhaust fans?
A. Yes all of the bathrooms will have exhaust fans including the powder room.
Q. Where will the attic access be, and can it be in the laundry room so it is hidden away from view?
A. They will try to accommodate us and put the attic access in the laundry room, if unable then it will be in one of the bedrooms (not Master).
Q. How much of the attic will have flooring for storage?
A. They are going to floor as much of the attic as possible, should be able to do the majority of the sq footage.
Q. Is there shelving in the laundry room?
A. Wire shelving across the top of the washer/dryer area
Q. What is the shelving like in closets?
A. Wire shelving in all closets and pantry.
Q. Will we have an individual mailbox or a community mail area?
A. Individual mailbox with house number on it.
Q. What size refrigerator should we buy?
A. At this time the PM asked us to wait on this until he is able to verify space under cabinets etc. He said he'd let us know as soon as he could.
Q. What are the measurements of the windows?
A. He asked us to hold off on this one a little as well, until he is certain of trim size etc then he will give us measurements of each window.
Q. Will any light switches have dimmers?
A. They will not
Q. What outside lights are standard?
A. One on each side of garage, front porch light, back door (morning room) light and one outside the garage service door.
Q. Are we able to move the garage service door from the front of the garage to the back so it can be behind the fence line?
A. Yes, they are moving the door to the back
Q. We want to verify that the walls and ceiling will be smooth, is that correct?
A. Yes, no textured walls or celings
Q. Are the granite countertops sealed?
A. The granite for counter tops is sealed, the granite around the fireplace is not. The PM recommended sealing the granite and tile grout when you change your clocks (so twice a year). He stated he will go over care and maintenance of everything with us as we draw closer to closing.
Q. We've heard that when building a new house there can be a real difference in quality when building 2-3 houses vs say 15 houses at once (as is being done in Fishers Cove).
A. Our PM said that one reason he has enjoyed working for Ryan homes is that they seem to have figured this out. They have enough crews for the houses so they aren't stretch too thin or aren't having one house sit for a while not being worked on while others are.
Additional Questions for PM
Q. Can you please clarify the HVAC situation? You mentioned that the 3 story model has 2 separate AC units while the 2 story (like our house) has one system that is dual-zone, correct? In other words, separate duct work and a two thermostats (one upstairs and one down)? Please clarify. The MSS described the HVAC as “zone 2” so we’ve been under the impression the home was zoned from the get-go.
A. As for your HVAC unit, it is single zoned with one thermostat. With that said, there are two separate runs for the upstairs and downstairs. This does come equipped with a damper system. The damper system allows you to manually direct airflow to the upstairs and downstairs according to your comfort; this is something that I will demonstrate to you at our walkthrough.
NVR Settlement Services (NVRSS)
Q. Can you please specify what additional coverage we would get from the enhanced title insurance vs basic title insurance.
A. Both policies of owner's title insurance are a onetime purchase and there are not future renewal costs like most insurance products. The title insurance will protect the owner as long as they have an interest in the property and would protect the owner should and issue arise that occurred prior to their acquisition, but surface after they sold the property.
The purchase of the basic owner's title insurance policy will provide protections against errors within the chain of title fraud, forgery, invalid powers of attorney and undisclosed heirs. Upgrading to the enhanced owner's title insurance policy will provide all these coverages with some additional added coverages and I wanted to point out the two that are the most significant. Those two additional coverages are affirmative mechanics lien coverage and value added protection. Affirmative mechanic's lien coverage provides protection in the event a contractor subcontractor who performed labor or provided materials during the build process was to not be paid and file a lien against the home. If that was to occur the title insurer would bare the financial costs of having the issue resolved. Value added protection provides that the policy amount automatically increases by 10% per year for 5 years, up to 150% over the original sale price. With basic owner's title policy the policy amount will remain at the sale price of the home.
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