TRIAD GROUP'S HISTORICAL RENOVATION IN FORT MYERS

DRYWALL & STUCCO

Since our last update lots of progress has been made on Triad Group's historical renovation project in Seminole Park.  The plumbing, electric, HVAC, and low voltage is completely installed as is all of the insulation.  The walls have newly finished drywall and trim is now being installed.  The trim was carefully selected by the owners to replicate the style of the period when the home was originally built.  The home will feature crown molding, 9" baseboards, 6" door casing, jamb and casing of all windows, solid core raised panel doors and bead board on select ceilings.  To maximize the architectural impact of trim such as this it is important that it be finished properly.  Triad Group will apply a procedure of priming, sanding, and finish coating that will result in a furniture finish.

 Newly Finished Walls Waiting for Trim

We have also been working on the outside of the structure over the past month.  Part of the job included new stucco on the entire outside of the home.

 Preparing For New Stucco

The new stucco made a dramatic difference to the outside of the home.  After months of working on the infrastructure of the building to maximize the homes functionality and to modernize it, you can now start to see the finished product and how much real progress has been made on this very challenging project.

New Stucco

At this point the stucco is curing, once the proper PH is attained the structure will be ready for paint.  Next time we will have pictures of interior trim in place and painting being done.  When the exterior painting is complete we will proceed to finish the roof, put the decks in place and landscape.  We will keep you updated with photos as we progress.

Triad Group is a state certified general contractor located in Fort Myers, Florida.  We have been building in Southwest Florida since 1981 and are family owned and operated.  

For more information please visit our website at  

triadgroupgc.com

  or give us a call at 

239-267-1212

OR

877-652-6114

Triad Group's Historic Renovation, Seminole Park, Fort Myers, FL

NEW WINDOWS INSTALLED!

This week the focus has been on windows.  As you can see the old windows were in a sad state of repair, not energy efficient nor impact resistant.  In addition several different styles of windows were added after the original house was built.  Regular Florida awnings as well as arch top, neither of which go with the early 20's traditional style of the house.  We have removed the old windows, and prepared the openings to accept the new impact resistant, energy efficient windows.  The new windows are much the same style as were used when the home was originally built.

OLD WINDOWS

OLD AWNING & ARCH TOP WINDOWS

As is often the case in remodeling, what you think exists doesn't so you have to be knowledgeable and flexible to be successful in this business.  When the windows were removed the existing condition was not as the engineer had perceived but with a little thought our GC, Mike Peters, was able to suggest some alternatives resulting in additional framing around the window openings but none the less an acceptable solution for the engineer.  Projects such as these require a high level of construction knowledge to be successful, Mike has been building since 1977 and has an engineering degree from Northwestern University so creative solutions to structural construction problems come naturally.

Once the openings were framed and wrapped the new windows were ordered and are now installed.  The new windows are insulated, low E, impact resistant aluminum products from PGT.  Architecturally they look much like the original windows.

NEW PGT ENERGY EFFICIENT, IMPACT RESISTANT WINDOWS INSTALLED

ALL OF THE NEW WINDOWS ARE IN KEEPING WITH THE ORIGINAL STYLE--NO MORE ARCH TOPS OR AWNINGS!

This is a challenging and exciting project.  The before and after will be dramatic.  We hope you will join us on this project, we will be updating the blog as the project progresses.

Triad Group is a state certified general contractor located in Fort Myers, Florida.  We have been building in Southwest Florida since 1981 and are family owned and operated.  

For more information please visit our website at  

triadgroupgc.com

  or give us a call at 

239-267-1212

OR

877-652-6114

THE TRIAD GROUP'S HISTORICAL RENOVATION, SEMINOLE PARK, FORT MYERS, FLORIDA

WHERE'S THE ROOF?

As the work proceeds on The Triad Group's historical renovation in the City of Fort Myers Seminole Park historic district we are now in the process of replacing the roof.  At some point there was an attic fire in the house so the entire roof had to be removed and replaced with all new trusses, blocking, decking and of course the finished roof which will be a mill finished metal roof.

The home was originally built in the early 1920's, construction methods have changed dramatically since then.  It takes knowledge, experience and a certain amount of creativity to be sure the new roof is installed properly to meet or exceed all of todays current codes.  The Triad Group has that experience and knowledge as our GC, Mike Peters, is also an engineer, graduating from Northwestern University, and he's been building in Fort Myers and the Southwest Florida area for over 35 years.  Brian Peters, the construction superintendent on this job is a licensed building contractor and has been working in construction over 15 years.  At Triad our licensed contractors are experienced and actively work on our jobs.

As the job moves forward we will be completing the mechanicals, to include all new electric, plumbing, a new energy efficient air conditioning system and preparing for drywall.  We are also in the process of designing the new kitchen.

The Triad Group is a state certified general contractor located in Fort Myers, Florida.  We have been building in Southwest Florida since 1981 and are family owned and operated.  

For more information please visit our website at  

triadgroupgc.com

  or give us a call at 

239-267-1212

OR

877-652-6114

THE TRIAD GROUP'S HISTORICAL RENOVATION, SEMINOLE PARK, FORT MYERS, FLORIDA

NEW WINDOWS INSTALLED!

This week the focus has been on windows.  As you can see the old windows were in a sad state of repair, not energy efficient nor impact resistant.  In addition several different styles of windows were added after the original house was built.  Regular Florida awnings as well as arch top, neither of which go with the early 20's traditional style of the house.  We have removed the old windows, and prepared the openings to accept the new impact resistant, energy efficient windows.  The new windows are much the same style as were used when the home was originally built.

OLD WINDOWS

OLD AWNING & ARCH TOP WINDOWS

As is often the case in remodeling, what you think exists doesn't so you have to be knowledgeable and flexible to be successful in this business.  When the windows were removed the existing condition was not as the engineer had perceived but with a little thought our GC, Mike Peters, was able to suggest some alternatives resulting in additional framing around the window openings but none the less an acceptable solution for the engineer.  Projects such as these require a high level of construction knowledge to be successful, Mike has been building since 1977 and has an engineering degree from Northwestern University so creative solutions to structural construction problems come naturally.

Once the openings were framed and wrapped the new windows were ordered and are now installed.  The new windows are insulated, low E, impact resistant aluminum products from PGT.  Architecturally they look much like the original windows.

NEW PGT ENERGY EFFICIENT, IMPACT RESISTANT WINDOWS INSTALLED

ALL OF THE NEW WINDOWS ARE IN KEEPING WITH THE ORIGINAL STYLE--NO MORE ARCH TOPS OR AWNINGS!

This is a challenging and exciting project.  The before and after will be dramatic.  We hope you will join us on this project, we will be updating the blog as the project progresses.

Triad Group is a state certified general contractor located in Fort Myers, Florida.  We have been building in Southwest Florida since 1981 and are family owned and operated.  

For more information please visit our website at  

triadgroupgc.com

  or give us a call at 

239-267-1212

OR

877-652-6114

THE TRIAD GROUP'S HISTORICAL RENOVATION, SEMINOLE PARK, FORT MYERS, FLORIDA

Remember this blog post from January 18, 2013??  We completed this project the end of June, 2013.  This stately old home has now been restored to it's original splendor by The Triad Group.  The project took approximately 6 months to complete.  Stay tuned for a new blog post showing all of the after pictures.

The Triad Group has restored many old and historic homes and is ready to embark on it's new historic restoration located in the City of Ft. Myers on Gasparilla Drive.  Stay tuned for updates as we move forward.

The Triad Group has been awarded the contract for the historical renovation on this historic home located in Seminole Park, City of Fort Myers, Florida.  The home was originally built in 1924/1925 and ranked as one of the larger and more stately homes in Fort Myers.  The home has had several owners over the years including Dickie Smothers (of The Smothers Brothers) and his wife.  

This once stately and beautiful home fell into disrepair over the years.  The Triad Group Team is proud to be the contractor chosen to renovate this home and get it back to it's original grand state.  The owners  and their architect, Gerry Yurk, went through an extensive review process with the city's historical committee insuring that the outside elevations will represent what was originally constructed.  Windows, doors, and other architectural details were painstakingly reviewed and designed to reinstate the house to it's original design.

Some of the exterior work will include a new metal roof, impact resistant windows and doors of similar design to the originals.  The original front door will remain and be refurbished (this door is on a historical register of front doors in Ft. Myers).  All of the arch top windows that were added over the years will be removed and replaced with windows more in keeping with the original design.

The project will include extensive interior renovation as well, including reconfiguration of rooms to make the house function like a new modern home built in the 21st century, while still maintaining the character of the 1920's original design.

Master Bedroom and Bath as it currently exists

Kitchen as it currently exists

A new kitchen and totally renovated bathrooms will be part of the project.  A new Grand Stairway will also compliment the foyer.

This is a challenging and exciting project.  The before and after will be dramatic.  We hope you will join us on this project, we will be updating the blog as the project progresses.

The Triad Group is a state certified general contractor located in Fort Myers, Florida.  We have been building in Southwest Florida since 1981 and are family owned and operated.  

For more information please visit our website at  

triadgroupgc.com

  or give us a call at 

239-267-1212.

GETTING YOUR MONEY TOGETHER TO DO THE DEAL!

SOURCES OF FUNDING

Once the decision is made to build or buy existing you must get your funding together.  Funds can come from several sources including selling your existing home, personal savings, and getting a bank loan.  In today’s market CASH IS KING!  The more cash you have to put in the deal the better your chances are of getting the deal done.  

Getting enough from the sale of your existing home may be a challenge. With today’s lower property values many homeowners find themselves upside down or not able to get enough from the sale of their existing home to make buying or building a possibility.  If you do have equity in your home this is the perfect source of funds to buy your new home.  With today’s tough lending standards it is important to have a good supply of cash and/or equity to make either buying or building a reality.

Getting a bank loan is much more difficult today.  In an effort to control the lending industry and not have a repeat of what happened during the building boom the government has placed stringent regulations on lenders.  In addition, lenders have experienced massive mortgage defaults over the past several years and are not taking any risk with new loans.  The zero down deals are gone. Banks today are requiring 20% or more equity in a conventional loan situation.  If the property you are purchasing is in an economically challenged area (most of Florida) the bank may require that you have more than 20% equity.  The more cash or other equity (owning your own lot) you have when you go to the bank for a loan the better chance you will have of being approved.

ONE MORE THING

Don’t forget to shop for your money just like you are shopping for your new home.  If you have a banking relationship make that your first call but don’t let it be your last.  Check out the other lending institutions in your area to be sure you are getting the best deal.  This extra step could literally save you thousands of dollars.  Interest rates and points may be your first priority when comparing lenders but be sure to compare closing costs as well.  Many lenders add hundreds of dollars in “junk fees” at closing.  Don’t fall for that.  Lenders are required to give you a closing estimate so be sure to compare each lender’s deal carefully.

COMING NEXT TIME

If you can qualify for financing and have enough cash or equity to get the deal done there is one more challenge, the appraisal.
Marla Peters is a licensed Florida Certified Building Contractor and Florida Certified Public Accountant, she is Vice President of The Triad Group, Inc. a general contractor building in SW Florida since 1981.

BUILD OR BUY? -- From a builders perspective

Many are faced with this decision.  Should I buy an existing home that requires remodeling or go for a brand new home with a full warranty, the latest in technology and never lived in?  Most would probably opt for building new if given the choice.  Either way there are challenges to overcome to make either choice a reality.

THE BIGGEST BANG FOR YOUR BUCK

It is a great time to build a new home.  The price of new construction hasn't been this low in many years and is down by 50% to 60% from 2005 levels.  The cost of land has also gone down dramatically since 2005.  Building new is affordable and can be a reality.  The deals are there to buy new construction, but don’t wait as prices will creep up over the coming months.  We are being notified by suppliers on a daily basis of price increases, from drywall to shingles everything seems to be going up.  In addition, we have seen little to no reduction in soft costs such as permitting, impact fees, and other governmental fees and requirements.  

I also think we have seen the lowest pricing on existing homes.  Many areas are seeing an upward trend in pricing.  Currently there aren't as many foreclosures on the market and the ones the banks do put on the market are being listed at much higher prices than they were a year or two ago.  In many areas supply of existing homes in certain price ranges is very low.  The simple concept of supply and demand applies; strong demand with low supply results in higher prices.  The other consideration when buying existing is the amount of money you must invest to remodel, modernize, or clean up the home you are buying.  Just remember the purchase price may be low but the house may not be move in ready requiring a remodeling process that takes time, energy, and MORE money.

The bottom line is it is a GREAT TIME TO BUY!  Prices are low and I don't think they will get any lower.  Interest rates are low and all the talk is they will only go higher.  Fully investigate your options, do not assume that new construction will not be as big a bang for your buck as buying existing.  Most importantly, DO NOT WAIT, if you do you may miss the opportunity of a lifetime.

Next time--Sources of funding and the appraisal process.

Marla Peters is a licensed Florida Certified Building Contractor and Florida Certified Public Accountant, she is Vice President of The Triad Group, Inc. a general contractor building in SW Florida since 1981.