Going with third party contractors in new homes (Irvine pacific ).
- Thread starter Tribune
- Start date
NEW -> Contingent Buyer Assistance Program
From my experience, there were no price reductions. They will put in all the standard flooring, paint, etc. for safety and other reasons. I had to rip out all the standard stuff after the closing date to install our upgrades with the third party contractors. The microwave, stove, dishwasher and gas range are standards with upgrade options. Refrigerator, washer, and dryer are options.
The pluming warranty is for 1 year, but it will be voided for the areas where you put in your upgraded tiles in the bathrooms. However, if you have IP pluming contractor come in to inspect and put back the toilet and give you a clearance after your third party flooring is installed then you are ok. Your warranty with them will be valid.
You have to pay $75 to have IP pluming contractor come out and they will charge you extra to put back the toilets, etc. I didn't bother because my third party flooring contractors were reputable and the warranty was only for 1 year anyways.
I say plan for a budget and stick with it. It is very easy to get overbudget at the design center. When picking out the upgrades, I recommend to select the options that would be difficult to replace later (i.e. whole house insulation, electrical, canned lights etc.). The refrigerator and washer/dryer are overpriced at the design center, so this definitely is better to go 3rd party. But when you decide to go third party to upgrade after closing, make sure to hire a reputable contractor.
Yes, you can easily go over budget just like I did. Add some contingency cushion to your budget. One thing about refrigerator, make sure to do your measurement if you want a clean look with a perfect fit. The depth of the cabinets are pretty shallow. I forgot to measure and My refrigerator sticks out a little, but not too bad. Clean look = less space for your refrigerator in the kitchen and would need a 2nd refrigerator in the garage if you have a family.
If you have any questions about the design center, third party contract work, and landscaping process, msg me as I am in Mendocino as well=)
I have a IPac home, and I was told that i would void my warranty as well. but that was not the case when i "messed up the plumbing with third party contractors". I went with a third party flooring people for my flooring, regular and bathrooms, and when they were done the place was a mess. So i had them hire cleaners... and the stupid cleaners threw rags down the toilet... among other things such as turning the a/c down to 40 degrees causing a "circuit breaker" type thing on the unit for activate and breaking the pole that hung shower curtains (i didn't have curtains yet).. that's my one advice.. be there when anyone does work to your house.. i was only there to let them in and to lock up.
.. in any case, one toilet clogged for no apparent reason i called the warranty people.. first thing they found when they pulled the toilet off was that the rubber "washer" thingy was too small and that the seal wasn't good (floor installer's fault)... in any case after finding the rags with a scope and lots of heavy machinery to pull it out... cause it was really deep, second floor bathroom... they fixed everything put in a better seal on the floor which connected to the toilet and i was charged... nothing. it's been almost 3 years now and everything is fine... so luckily no long term damage and the plumbers the warranty people called on were good.
not sure if i just got lucky but hope that helps.
I think both flooring and appliances are pretty safe buys through 3rd party contractors. Only concern would be bathroom floors.
Just have them do the bathrooms (toilet mostly). The rest you can do outside.
I agree with IC, the design center is way expensive, just find a good 3rd party contractor and if you really want I heard, not sure from who, but if you hire the same plumbers as the builder's to remove the toilet and have them put it back after the flooring is in the warranty is still valid.
J
jmoney74
Guest
Who is the builder? I'm in the process right now. Just did the upgrade for the kitchen countertops... The rest was through their design center. Got a quote for 22K for tile bath, carpet, and engineered wood flooring. Pretty steep. I'm probably going to a third party. The builder will just give you the standard package and you get no credit.
Irvine pacific @ Mendocino.
They told us if you do it with third party 1) you will void your pluming warranty 2) loan compny might not agree to close it without flooring so you have to have some flooring to close the loan first then rip them out for new flooring.
What about appliances? any price reduction?
They told us if you do it with third party 1) you will void your pluming warranty 2) loan compny might not agree to close it without flooring so you have to have some flooring to close the loan first then rip them out for new flooring.
What about appliances? any price reduction?
J
jmoney74
Guest
I'm going through lennar but its my understanding that you get the standard no matter what. They never want to sacrafice their sales price.
Tribune said:
From my experience, there were no price reductions. They will put in all the standard flooring, paint, etc. for safety and other reasons. I had to rip out all the standard stuff after the closing date to install our upgrades with the third party contractors. The microwave, stove, dishwasher and gas range are standards with upgrade options. Refrigerator, washer, and dryer are options.
The pluming warranty is for 1 year, but it will be voided for the areas where you put in your upgraded tiles in the bathrooms. However, if you have IP pluming contractor come in to inspect and put back the toilet and give you a clearance after your third party flooring is installed then you are ok. Your warranty with them will be valid.
You have to pay $75 to have IP pluming contractor come out and they will charge you extra to put back the toilets, etc. I didn't bother because my third party flooring contractors were reputable and the warranty was only for 1 year anyways.
Tribune said:
I say plan for a budget and stick with it. It is very easy to get overbudget at the design center. When picking out the upgrades, I recommend to select the options that would be difficult to replace later (i.e. whole house insulation, electrical, canned lights etc.). The refrigerator and washer/dryer are overpriced at the design center, so this definitely is better to go 3rd party. But when you decide to go third party to upgrade after closing, make sure to hire a reputable contractor.
CV resident said:
Yes, you can easily go over budget just like I did. Add some contingency cushion to your budget. One thing about refrigerator, make sure to do your measurement if you want a clean look with a perfect fit. The depth of the cabinets are pretty shallow. I forgot to measure and My refrigerator sticks out a little, but not too bad. Clean look = less space for your refrigerator in the kitchen and would need a 2nd refrigerator in the garage if you have a family.
If you have any questions about the design center, third party contract work, and landscaping process, msg me as I am in Mendocino as well=)
J
jmoney74
Guest
I went to the design center (Vintage Designs who Lennar contracts). Looking to do tile in the baths, engineered wood on the first floor, and then carpet for the rest. 2160 sq ft home. Came out to 22K! Sounds really high. I got some pricing on the actual material... seems like they are charging a lot for the labor.
villiagepeople
New member
Tribune said:
I have a IPac home, and I was told that i would void my warranty as well. but that was not the case when i "messed up the plumbing with third party contractors". I went with a third party flooring people for my flooring, regular and bathrooms, and when they were done the place was a mess. So i had them hire cleaners... and the stupid cleaners threw rags down the toilet... among other things such as turning the a/c down to 40 degrees causing a "circuit breaker" type thing on the unit for activate and breaking the pole that hung shower curtains (i didn't have curtains yet).. that's my one advice.. be there when anyone does work to your house.. i was only there to let them in and to lock up.
.. in any case, one toilet clogged for no apparent reason i called the warranty people.. first thing they found when they pulled the toilet off was that the rubber "washer" thingy was too small and that the seal wasn't good (floor installer's fault)... in any case after finding the rags with a scope and lots of heavy machinery to pull it out... cause it was really deep, second floor bathroom... they fixed everything put in a better seal on the floor which connected to the toilet and i was charged... nothing. it's been almost 3 years now and everything is fine... so luckily no long term damage and the plumbers the warranty people called on were good.
not sure if i just got lucky but hope that helps.
J
jmoney74
Guest
Looking more and more that I will use the design center for my bathrooms at least. Just don't want that to get sketchy.
Irvinecommuter
New member
Tribune said:
I think both flooring and appliances are pretty safe buys through 3rd party contractors. Only concern would be bathroom floors.
Irvinecommuter
New member
jmoney74 said:
Just have them do the bathrooms (toilet mostly). The rest you can do outside.
villiagepeople
New member
Irvinecommuter said:
I agree with IC, the design center is way expensive, just find a good 3rd party contractor and if you really want I heard, not sure from who, but if you hire the same plumbers as the builder's to remove the toilet and have them put it back after the flooring is in the warranty is still valid.