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Your Dream Team
Arguably the most important decision you’ll make is the architect who will translate your dreams into brick and mortar reality. Here in México, the architect not only designs the home but as a rule builds it and furnishes it. Your architect will be at your side for at least a year, but more probably two. Choose them wisely! Irene and Ron Radwin are about half way through building a new home in Cabo. They suggest you seek out suggestions from people you know in Los Cabos, starting with the person who sold you the lot. “Work with someone you trust,” says Ron, “Use your realtor as a resource.” Your realtor can suggest a number of architects. Meet with each of them and explore the possibilities. It might sound shallow, but one of your priorities in these meetings is to determine if you and the prospective architect are simpático. Yes, you want to find someone who will share your vision. But you also want to find someone who won’t drive you up walls interpreting it. “Getting along with your architect is everything,” explains Sue Murphy, who with husband Ron Velaggia, has built one home in Cabo, added on to another, and just completed a home in U.S. as well. “Having an understanding of what you want from the start is critical,” she adds, “otherwise the process is drawn out as people disagree and costs escalate.” Murphy suggests that if you are shocked by the first set of drawings, switch architects at that point, saying, “Someone is not listening.” Since most of the more successful architects have staff who will handle many of the details, you should ask to meet not only the front man, but the day staff as well.
You should ask any prospective architects about the number of homes he or she has built in the area, and ask for contact information on several past clients. You should certainly check with those clients as a start. Sue Murphy, who has built homes in Santa Fe, New Mexico and in Cabo suggests you are better off checking your prospect out with clients he or she didn’t mention. Your homeowners’ association can provide you with a list of other homes the architect has completed and contact information on the owners. In particular, ask if the job came in close to the budget estimate and on time. Some of our most gifted architects are a bit shaky on estimating skills; you need to know up front if the architect you’re considering is one of them.
Although we have homes and condos for all price ranges and lifestyles here in Cabo, sometimes a buyer throws us a curve ball. Wheel chair accessibility is always a problem; you can count the accessible properties in the state on one hand. Other clients need certain bedroom configurations suitable for young families, or just want something that is theirs alone. No problem: It’s time to build a dream. Luckily for you, here in Los Cabos, dreams are our specialty.
Once you start building, there is no turning back, even if the architect has exceeded your budget. Garry Struthers and his wife, Veronica, built a home in Cabo several years ago and suggest you ask your prospective architect about his inventory of work in progress: how many jobs, at what stage they are, and how many workers. “If he’s got a lot of projects and they’re all in start up, you’re going to have a problem,” he explains. Struthers also believes scheduling is less important than the quality of the architect’s finished work. “You’ll forget the delays after a while, but if something is wrong? That you’re going to have to live with every day.”
Here’s a trick question for your interview with a prospective architect: Ask who will be the DRO for your home. DRO is the acronym for Director Responsible for the Work. This is the person who attests that the construction is sound. Furthermore, he or she is criminally liable for life if the building fails. Most of our architects are certified to be their own DRO and wouldn’t think of letting someone else sign for their projects. If your prospect answers that anyone other than he or she will be DRO for your home, it might indicate a lack of formal training or the intention to cut corners.
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Stop And Smell The Blueprints
Once you’ve found the right architect, the fun begins. Designing your dream home is incredible fun, especially here where the artisans are skilled and labor costs are minimal. However, it’s easy to get carried away. It’s equally easy to rush this step in your enthusiasm and hurry to just get started. There is no such thing as too much planning! Remember also that changes on paper are infinitely cheaper than changes in concrete. The more time and effort you and your team put into planning the house, the smoother the construction process will go, and the happier you will be with the final outcome. “The planning process is relatively painless,” according to Ron Radwin, “if you’ve found someone who understands your ideas. If you’ve communicated effectively, they should be very close on the first try.”
You and your architect will have spent some amount of time exploring your lot. Are you sure you didn’t miss all the special features? You should visit your lot at various times of day, especially sunrise and sunset to be sure you will be positioning your home to take best advantage of the view. Pay particular attention to any prevailing breezes; you’ll want to capture them to make the most of indoor/outdoor living and to keep cooling costs in check.
Most will be building in a gated community where there can be construction “guidelines.” Don’t let the name mislead you: These are rules and will be enforced. You and your architect should read them before you start drawing up your plans. If you have concerns, the members of most Architectural Review Committees (ARCs) are eager to answer any questions during the planning phase rather than have un-approvable plans submitted. These rules may dictate the exterior finishes, as well as restrict the height and square footage of your home. Also bear in mind, city regulations demand that the footprint of your home consume no more than 60% of your lot. Patios, pools and sidewalks are not included in the calculation, only air-conditioned space. If your lot is small, this may force you to build a two or three story building.
Once you’ve approved your plans, your ARC and the city have their turn. The permitting process is usually quite simple and rapid, providing you planned properly. City permits are quite reasonable; your homeowners’ association may require you to post refundable or nonrefundable bonds. Finally, it’s time to break ground.
Zero Hour: The First Shovel
Make no mistake: Once the earth starts to move, there is no turning back. So ready or not, here they come. And know that most HOAs impose fines if work is interrupted. The building process is actually quite anti-climactic after the hands-on planning process. Thanks to digital cameras, your architect/builder will be able to keep you up to date on your progress. You will have worked out a payment plan with your architect, agreeing in advance that only certain milestones trigger additional funding. It is important not to give payments ahead of progress.
There are three types of construction commonly used in Los Cabos: concrete block, Tripanel and, less commonly, brick. Even very high-end residences here are most often built of concrete block with stucco overlay. Tripanel is a faster form of construction in which the home is framed with Styrofoam panels, and then concrete is sprayed over them. This type of building offers some advantages in terms of insulation and is often a faster method. It does require some planning and even then surprises can occur, according to Brian and Marisol Partridge. Both long time residents of Baja, they planned their Tripanel construction carefully, but a freak early-season storm completely demolished one story of their new home in Loreto. The Styrofoam panels are not storm-secure until the concrete has been applied and allowed to dry. Builders using this system assert that once set the walls are equally as strong as concrete block. Less commonly, but more traditionally, brick may be used in place of concrete block. A few builders are experimenting with energy efficient interlocking foam bricks as well. Because the DRO, who should be the builder, faces a lifetime of accountability for the structural integrity of the dwelling, architects and builders in Baja are slow to adopt new or novel building techniques. No matter which method you choose, your walls can, under extreme circumstances, shoot out of the ground with amazing speed. Pouring the roof of the home is a major event. In almost every case, the roof will consist of thick foam blocks wired into place with a temporary plywood sub-roof support. A cement pump is then brought in and yards and yards of cement are poured over the blocks. It’s a long and stressful day for the workers, as the entire roof section must be poured in a single day. The coordination of cement trucks to keep the goo flowing and evenly distributed is a tricky undertaking. The completion of the roof is a great accomplishment for the workers, and likely a major milestone in your payment schedules. It is also the point at which work seems to grind to a painfully slow pace.
Up to this point work will likely have gone on without your involvement; after all, they are simply putting up rough walls following the blueprints. Your architect will likely ask you to make a working trip to Cabo at about the half way point to start making decisions on the finishes. “Keeping track of long distance building is a matter of follow-up,” explains Ron Radwin, “but in this case it’s also a good excuse to come to Cabo every few months, which should be a plus since you like it here well enough to be building a home.” The concrete block construction will begin to be plastered with several layers of concrete plaster, the consistency finer with each layer. The texture of the final layer is a decision you will make; your builder will likely have several sample patches put up on one wall for your selection. You will also be selecting flooring, countertops, sinks and other finish elements. Yes, your contract specified marble floors. There is, however, an almost infinite selection of marble colors and types. You’ll be asked to pick exactly which one from a number of samples. You’ll be picking out all these options and may be surprised when the master carpenter starts measuring you! After all, he has to build the counters to the exact personal specification. Your counters will be at your waist height, not the national average. Told you these were custom homes! Struthers suggests bringing in your interior designer at this point, as he or she can often be very helpful in picking out colors and textures to add richness to the final project. “And don’t scrimp on the cabinets,” he warns, “Custom homes deserve custom cabinetry, and in our climate it’s important to use solid wood.” Bring your checkbook; this is another milestone in your payment plan as the builder will be purchasing the materials.
Work begins to slow exponentially at this point. A cynic would say because the architect has begun work on other projects; a more kindly observer would point out that we are now dealing with detail work involving more skilled laborers. This is when the relationship between client and architect often becomes strained. It is also the point at which cost overruns become most common. Keep a sharp eye out for changes in scope, or change-orders. You’ll see at this point how your careful planning comes into play. Cha-ching! Every time you change your mind about the placement of a light fixture, a switch plate or a drain you run up the bill and lengthen the time before you’re in your dream home. Think twice before calling for changes. “Commit yourself to what you signed off on in the planning phase so you do not incur delays and extra costs once construction is underway,” suggests Murphy.
At Long, Long Last!
Yes, indeed, the day will come when your home is finally ready. Even if, as in the case of my husband and me, the home comes in on schedule, you’ll feel as if you’ve been waiting forever. Depending on the architect you’ve chosen, you will have a number of surprises when you move in. Most of our better architects have a reputation to protect and will have thoroughly previewed the home to be sure every detail is perfect. They never catch all the little issues; you will be making a punch list. The better your architect the shorter the list, but you will have one. Most builders here guarantee their work for at least one year. Some of the higher end architects insist on a lifetime management contract to ensure their work is properly maintained.
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Two final details cannot be overlooked: the Manifestation of Construction and the Social Security release. Your trust and the city records indicate that you own a lot. You need to update both with what is called the Manifestation of Construction, which shows construction is complete and puts a value on the house. Make sure it truly reflects what you paid as it will be your basis for capital gains tax if you sell. Failure to manifest on a timely basis will result in penalties. Your builder should also close out your project with the Social Security authorities, and provide you with the documentation. Keep it safe; it is not unheard of for workers to claim injury years after the home has been occupied.
With those details handled, you’re finally finished. Was it worthwhile? Bob and I built our home here, as have many of my clients. Yes, it is quite simply one of the most rewarding experiences you’ll ever have. Stressful at times, certainly, as it would be anywhere. According to Murphy, the challenges between building here and in the States are identical, stating, “Builders are the same the world over!” “Have patience!” adds Struthers, “That’s the best advice I have.” Beyond those challenges, there is no substitute for having your dream fulfilled.
Carol Billups is Broker/Owner of Realty Executives Los Cabos, on the main street of Cabo San Lucas between Amerimed Hospital and Lenny’s Deli.
By Carol Billups
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Cabo San Lucas, Baja California Sur, Mexico - Last Revision - 03 October, 2008 - fap
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