November 2021
Texas Hill Country | Homebuilding Industry Publication
DELINEATIONS Premier Hill Country Home Designers
BURNET COUNTY FLOOD NEWS Herb Darling
BUILDING FOR SPECIAL NEEDS Steve Zbranek
Wagner Holak Home Building Stewards
PLAY WHERE YOU BELONG
APPLE ROCK GOLF COURSE | HOLE 10
There is no better time for your family to join the club, create memories and enjoy an abundance of amenities in the secluded Lake & Hill Country. Located in the heart of Texas, The Club at Horseshoe Bay Resort is a sprawling property recognized as a tropical oasis.
FOR MORE DETAILS PLEASE CONTACT MEMBERSHIP AT 830.598.7846 OR MEMBERSHIP@HSBRESORT.COM 2
Building Savvy
SAVVY’S A-LIST A-LIST SAVVY’S Architectural Photography
Air Conditioning Jason Roberts Classic Services AC 210.789.2033 830.358.1499 www.classicairconditioningandwww.jasonroberts.biz heating.com Architecture
Architectural Photographer Delineations Jason Roberts and Associates 830.693.9408 210.789.2033 www.delineations.com www.jasonroberts.biz Banking Building Materials
BMC Hill Country National Bank 512.977.7400 512.756.7363
www.buildwithbmc.com
www.hillcountrynationalbank.com
Guido Companies
Building Materials 210.344.8321
MG Building Materials www.guidoconstruction.com 830.257.2300 www.mgbuildingmaterials.com
Destination Resort
Doors The Club at Horseshoe Bay Resort The Front Door Company 830.598.3917 210.340.3141 www.hsbresort.com www.thefrontdoorco.com
Insulation
Electrician Electrician
Garage Doors Interior Design & Furnishings
Flooring Foam One and Flooring SunnOne Carpets 830.228.5040 210.349.7866 www.sunncarpets.com www.foamoneone.com
Real Estate
Mortgage Company Aligned Mortgage Keller210.874.1630 Williams, River Hill Group 210.844.1542 www.alignedmortgage.com Terry Kemmy
Pest Control Roofing Hollywood-Crawford Accurate Pest Control One Swanky Shop Williamson Roofing 210.494.3434 210.495.0499 830.798.0125 830.798.4371 www.hollywoodcrawford.com www.accuratepest.net
JPIElectric Electric JPI 210.233.6638 210.233.6638
www.jpielectric.com www.jpielectric.com Elevators Home Elevator of Texas Burk Energy Raters 210.340.5702 830.446.2279 www.homeelevator.com Energy Rating
www.oneswankyshop.com
www.williamsonroofing.com
Home Warranties Centricity Hill Country Lighting 727.385.7599
Plumbing Title Diamond Company Plumbing 210.967.6100 Independence Title www.dptexas.com
Lighting
830.257.2425
www.burkenergyraters.com
www.hillcountrylighting.com StrucSure
Fireplace Installations Integrity Fireplace Installations Turn 2 Flooring 210.294.1383
830-624-4450 www.strucsure.com Mortgages
Flooring
First United Mortgage Group
512.560.9550
Insulation Klar Insulation mschepper.firstunitedteam.com 210.296.5499 512.529.7787
www.sunncarpets.com Granite Countertops Accent Granite & Marble
Propane
Cabinetry
830.693.1144
Kohutek Construction
Hill Country Propane Hotchkiss Insurance
www.accentgranite.com
830.997.8621 210.581.0420
Insurance
512.949.7000
512.454.4500
www.independencetitle.com
Roofer Kendall County Roofing 830.331.2650 Window Coverings & Interiors www.kendallcountyroofing.com Custom Creations & Interiors 830.693.8206
Specialty Electronics and Appliances HomeWerks 210.499.5760 www.sanantoniocentralvac.com
www.customcreationsandinteriors.com
www.hiallc.com www.hillcountrypropaneinc.com
Carpentry
Home Technology 210.248.2556 HomeSmart
Painting Lumber and Millwork
Rendi’s Trim Carpentry
325.388.9278
Roddis Painting Lumber Flawless
830.220.1983
www.homesmartanywhere.com
210.226.1426 830.265.0170
Specialty Glass and Mirror B&T Glass 210.656.8507 www.btglassandmirror.com
www.roddislumber.com Luxury Iron Doors and Interiors AMS Group 210.366.0490
Title Company First American Title 817.918.2323 www.firstam.com
DISCLAIMER: Any articles included in this publication and/or opinions
HILL COUNTRY LIGHTING
expressed therein do not necessarily re ect the views of N2 Publishing but remain solely those of the author(s). The paid advertisements contained
within the Building Savvy magazine are not endorsed or recommended by N2 1800-A Broadway, Kerrville, TX 78028
Publishing or the publisher. Therefore, neither N2 Publishing nor the publisher
sales@hillcountryligh�ng.com may be held liable or responsible for business practices of these companies. NOTE: When community events take place, photographers may be present to take photos for that event and they may be used
830 257-2425 in this publication. 4
3
TERRY KEMMY
“ Te r r y i s s o c o rr ei ga itni vael when it comes to advertising properties in i n n o v a t i v e w a y s . We l o v e his creative thinking.”
TERRY KEMMY
Realtor ® terry0372@kw.com 210.844.1542 4
[From The Publisher]
What Will We Be Writing About This Time Next Year? Despite construction revenues increasing in previous years, net profits in the industry remain slim. Inside, our new column Professional Builders Secrets’ helps analyze why this is so, and we’ve provided a QR code you can scan to get a free copy of the Association of Professional Builders’ Professional Builders’ Secrets To Increasing Margins. One of the answers to increasing the bottom line lies in adopting modern construction technologies.
The rising costs of building materials and the declining workforce open the door for technology to change the home building industry as much as it has already impacted so many other industries. All of the technologies discussed in our Savvy Special Report on Construction Technology exist and are in use on job sites worldwide. Many of them will trickle down to the residential segment of the construction industry very soon. Home technology gurus have certainly introduced enough to blow our minds over the past decade, even over the past year! I know, I can hear you saying it: “The more ‘smart’ products we add, the harder it becomes for everyone at home to use and enjoy the home.” Rest assured that clever tech entrepreneurs are at work right now on affordable solutions that make it easy for everyone to
RTC
control everything in their homes. Though things tend to be rather complicated at first, even us old dogs will learn the new tricks, eventually adopting all the things that were once futuristic and are now realities of everyday life.
Rendi's Trim Carpentry
You can give yourself a pat on the back for how far we’ve come when you consider that in 1995, Google wasn’t yet a word and social media was still a decade away. In that year, Newsweek published an article
Excellence in Carpentry & Craftsmanship
titled, “Internet? Bah!” against the idea that a “silly digital blip” (the
Rendi Ornelas, Owner
internet) was going to infiltrate and change our lives.
830.220.1983
It’s hard to believe that we are nearing the end of 2021. Who knows what we’ll be writing about a year from now? I wish you and yours a great holiday season just ahead. Terry Kemmy Publisher 210.844.1542
5
[Burnet County News]
A
by Herb Daring, Director, Burnet County Development Services
s the floodplain administrator in Burnet County’s unincorporated area for the last 25 years, I have seen 3 major (declared) flooding events and countless minor ones. Our office has worked to educate builders, realtors, insurers and homeowners on our many flood prone areas. Our main goal is the protection of life and property in a flood event. When I began this role, I had a “cheese” box handed to me that contained the county’s Flood Insurance Rate Maps (FIRM) which designate our Special Flood Hazard Boundary Areas (SFHA).
Making floodplain determinations involved scaling measurements off the FIRMs and going to a property to physically locate flood boundaries. Digital mapping has eliminated that, thankfully, and now you can call our office, give us your address and we can email you a screenshot of that property with a floodplain overlay. We have evolved. There is a FEMA website where you can do the same thing- just search FEMA flood maps.
Since the beginning, elevations certificates (e-certs) provided by a licensed surveyor, engineer or architect have been required by the National Flood Insurance Program (NFIP) for insurers to “rate” premiums for structures. E-certs provide information such as location (flood zone), lowest and highest adjacent grades, machinery/equipment elevations, flood venting, building type and floor elevations. This information is used to determine the flood insurance premium rate. Homeowners and builders are currently able to take all this information into account and design and build a compliant structure that will receive a preferred rating on flood insurance. Historical data indicates (I am an old guy and I have a lot of this data) that a major flood event has minimal impact on a compliant structure.
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Through the years, flooding has destroyed older homes while
still trying to process this information and gather more information.
newer construction has survived quite well. However, the NFIP has
The rumor mills are running full steam which is why I’m putting what
operated at a deficit as they have utilized a subsidized rate system
I have discovered out there. I would suggest anyone with a flood
rather than an actuarial rate to make flood insurance affordable.
insurance policy to visit with their agent to see how and if Risk Rate
Their thinking apparently was if they had more properties insured,
2.0 is going to affect their policy. Hopefully the impact is minimal.
the subsidized rates would cover the loses. In 2012, the Biggert-
What can you as builders do?
Waters Act was introduced which pushed the rates to a more actuarial cost. Public uproar caused Biggert-Waters to be repealed
The only advise I can give you now is to contact your flood insurance
and the subsidized rates returned but, the NFIP continues a deficit
agent prior to starting construction. Get a quote before proceeding.
operation.
The government does not require you to carry flood insurance
The NFIP is now introducing Risk Rate 2.0, effective as of October 1,
but your lender can and does. Do not let yourself or your client be
2021. I was not aware of this until a local insurance agent reached
surprised by a large premium at closing. Until we know more, keep
out to me about “their new rating system”. In turn, I have sought help
building compliant structures as we know them. Elevating, using
from the state administrative agency for floodplain management, the
flood resistant materials, venting and elevation certificates to certify
Texas Water Development Board, and have yet to receive a response.
these are ways to protect yourself and your client during a flood
My research into Risk Rate 2.0 has been alarming as there is no
event. Find a knowledgeable flood insurance agent to work with so
guidance I can find on how to build a compliant structure under the
there are no surprises during construction and closing.
new rating system.
As for Burnet County, we will continue doing business the way we
It appears an NFIP contractor has created a “geospatial database”
have always done it. A pre-construction elevation determination,
based on flood zones with premiums based on location rather
pre-pour inspection for slab on grade and a finished construction
than elevation and construction methods. There is some variable
e-cert and inspection at completion. I know you are going to have
information that the insurer enters along with a location to generate
questions, I sure do, so reach out to me at
the premium rate in this system. As this software just went online,
hdarling@burnetcountytexas.org and I will do my best to answer
we do NOT have solid numbers yet, but it APPEARS some premiums
them.
could increase as much as five-fold. Please don’t panic as we are
Photo courtesy of Lifestyle by Stadler
Shop Where The Pros Buy San Antonio | Uvalde | Pleasanton | Corpus Christi | Kerrville
Providing ALL Of Your Building Needs 2202 Memorial Blvd, Kerrville, TX 78028 830.257.2300
MGbuildingmaterials.com 7
[Focus Section]
By Beverly Smirnis
Behind the scenes, NAHB’s The 2021 New American Home® (TNAH) the Control4 system does all the heavy lifting to deliver video and audio signals to the desired TVs and speakers. Control4 wallmounted keypads, multi-room audio systems from Triad and Episode offering professional grade sound and nearly invisible aesthetics with in-ceiling and in-wall speakers, and LG OLED ThinQ TVs paired with Control4 Neeo remotes are some of the smart home technologies from various SnapAV brands have been demonstrated in some of the recent show homes built for the National Association of Homebuilders (NAHB)’s International Builders Show. Other SnapAV brands featured in the IBS Show models have included Sunbrite outdoor HD TV and Triad in-ground outdoor speakers, ClareOne security panels and Luma surveillance cameras. Photo courtesy of Jeff Davis Photography.
O
ur title, borrowed from the title of a presentation made at the recent Custom Electronics Design and Installation Association (CEDIA) Expo event,
The Chime Video
aptly describes the all-too-often issues that arise as
Doorbell is the first
consumer demand for smart home technology continues
video doorbell solution
to explode.
designed to leverage all
Oftentimes, the more “smart” products you add, the
of the capabilities of the
harder it becomes for everyone at home to actually use
sophisticated Control4
and enjoy the home. Significant design problems and
OS 3, Control4’s lighting
frustrating user experiences create the desperate need
solutions and the design-
for affordable solutions that make it easy for everyone to
centric NEEO remote
control everything.
line-up.
8
Wall-Smart mounts can be installed into virtually any surface, including drywall and plaster, as well as concrete, brick, wood, marble, glass, and metal to seamlessly integrate tablets, touchscreens, light switches, voice assistants and other networking equipment. Photo, courtesy TYM Homes.
Crestron Home pledges to make the complex simple: The monotonous automatic; the tedious quick. Whatever you want, wherever you are, it’s a tap. The most common systems, such as entertainment, lighting and shading,
Besides selecting the right integration
and security are built directly into the Crestron Home OS. You can easily add
partner and preferred system, it’s
almost any specialized systems or devices that are not already included on the app, such as kitchen appliances, irrigation systems, and weather stations.
important for the home to have the right
Crestron and the Delos Wellness™ platform work in harmony to bring wellness
infrastructure to support--the right
enhancements, such as dawn simulation, circadian rhythm lighting, and air purification, into the home. The simplification solution, according to Brilliant™, is a control and automation
switches and plugs, wiring, WIFI capability, etc.
system that transforms any house into an easy-to-use smart home at an unprecedented price point. Brilliant’s goal is to make it feasible for every builder, even builders of entry-level starter homes, to start selling homes with an integrated system of controls, sensors and devices built directly into the walls. Brilliant’s in-wall touchscreen control system is as simple as swapping out a light switch for a Brilliant touchscreen control panel and adding a couple of complementary smart devices like a smart thermostat, video doorbell, smart lock, smart switches, or a garage opener. Brilliant works with the top smart home products in every category including Alexa, Google Assistant, Apple HomeKit, Ring, Schlage, Kwikset, Honeywell, and Sonos. Brilliant also makes Smart Dimmer Switches and Smart Plugs. Every Brilliant system includes an all-in-one mobile app to control the home from anywhere.
Wireless protocols such as Zigbee, Z-Wave, Wi-Fi and Bluetooth LE have done away with the need to install complex and expensive whole-home electrical systems just to control your smart home system remotely. All you need is a smartphone and a Wi-Fi router. But there are still some key devices you are still going to have to hardwire so you’re your system can communicate with connected heating and air conditioning systems, smart garden sprinklers and irrigation, and the electrical wires running through your ceilings and walls. You’re going to need more than copper
Schneider Electric focuses on addressing the issue that arises due to all
wiring to support fiber internet service benefits, but fiber
the added smart gadgets, homes are on track to become the single-largest
has been complicated and too expensive to install before
consumer of electricity. Its systems are designed to protect the system from
IROVF. It’s “all in one” fiber optic SMART CABLE fits in a ½
surges, while monitoring and increasing efficiency of each and every connected
inch conduit, consolidating all your wires in one. Protected
item. Schneider’s solutions include the Square D Energy Center integrating
in a special sleeve to prevent construction dirt, you just
whole-home surge protection, EV connectivity, a Quik-Connect solar inverter,
pull this cable and you immediately have these features
backup interface module and backup-ready panel. Add Schneider’s Wiser Home
simultaneously: 8K home theater with Dolby, internet fiber
Energy Monitor into the home’s electrical panel and Square D Wiring Devices to
optic speed, loudspeakers, smart home commands, and a
control room lighting and you’ve got a smart system that tracks energy use for
single remote control that controls them.
all electrical devices across the home.
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The National Association of Home Builders (NAHB) named Swidget from PropTech the Technology/Educational Service of the Year at the 2020 Global Innovation Awards. Swidget is a unique, patented design that separates the base device (outlet or switch) from the modular smart control insert so you can easily upgrade your functionality as new technologies emerge or your needs change. Swidget outlets and switches are installed “smart ready” and function just like regular plugs until they are paired with one of many Swidget smart inserts. The modularity and constant innovation make Swidget a winner with the tech, HVAC, and home building industries.
When you are going with wireless control, it’s important to
amenities that deliver convenience, comfort, and efficiency can clash
understand that WiFi mesh is a static system supposed to
with a home’s architectural and interior style. Products from Hide-A-Trim
provide home-wide WiFi coverage through a series of extenders.
and Wall-Smart offer innovative mounting hardware concealing common
But as the demands on the system grow, the response remains
household electronics within wall and ceiling surfaces and are designed
the same and slowdowns and drop-offs occur. Furthermore,
to be compatible with all the leading brand name devices. Hide-A-Trim
while Wi-Fi and Z-Wave are the standard now, tomorrow it’s
perfectly camouflages installed electrical devices offering quick and simple
going to be 5G and Wi-Fi 6. Plume HomePass® is designed
installation for electricians and carpenters. Wall-Smart’s mounts recess
to resolve the issue of today’s homes that are stuck with
into standard stud bays and ceiling joists for a flush appearance can be
yesterday’s WiFi. The HomePass ADAPT system uses AI and
finished with drywall or a low-profile, paintable or material-matchable
machine learning to map WiFi channels and usage around your
bezel. Retrofittable white and black finished bezels are available, too.
home, learning from your connection patterns to distribute WIFi perfectly, at any time. Simply plug in the tri-band SuperPod hardware with WiFi 6, which can replace your router if you choose, and connect to the HomePass app. Since HomePass is cloud-powered, features and updates install automatically.
The bottom line: There’s no cutting corners when designing a ‘smart’ home. Faulty technology that doesn’t work will leave your clients frustrated and regretful and your reputation tarnished. Partner with a
Be aware that technology in the home environment has also
home tech company that knows the importance of a strong foundation
become an open portal for personal and corporate cybercrime.
for any budget and can deliver it with confidence.
Many IoT devices have less sophisticated security mechanisms than the average computer outfitted with a firewall and antivirus software. It’s recommended that you check permissions for apps that control IoT hardware and learn to say “no” to
Beverly Smirnis is the co-founder of Building Savvy magazine and publishes
privileges You may also want to consider placing IoT devices
its flagship Dallas/Fort Worth edition. She and her business partner
on a separate Wi-Fi network or band than the computers and
and husband, Steve Smirnis, have served as judges for the International
hardware in your household.
Builders’ Show Best of IBS Awards and judged numerous homes for builders
Finally, it’s important to have a plan for eliminating “wall acne.” Whether it’s a thermostat, light switch, iPad, surveillance
association parade events across the country. Listen to their Building Savvy Bottom Line podcast on Home Trade Show on iHeartRadio and TV Network.
camera, Wi-Fi access point, or control touchscreen, the same
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11
[From the Trades]
SPRAY FOAM INSULATION CREATES HIGHLY EFFICIENT THERMAL ENVELOPES By Willy Strasner
T
here are any number of things – from construction
methodologies
to
material
finishes - that will enhance the ROI in a new home: granite countertops; three-car garages; livable, open designs; elegant lighting fixtures;
luxurious bathroom layouts; kitchens appointed with highend appliances; durable flooring, cladding and roofing materials; appealing landscaping and more. While all will provide years of pleasure and comfort, they will only be accretive to the investment when the property is conveyed to the next homeowner.
Resources invested in passive design will save money when active systems, like high efficiency mechanical systems and solar, are added later. This is a consequence of correctly sizing the active systems – HAVC mechanical,
Conversely, one strategy will pay back - not only when the property changes hands – but also while living in the home.
solar, etc. - to match the passive efficiency of the structure.
These are the systems and design methodologies related to
Why?
energy efficiency and utility management. When designing
Because, when the passive systems are more efficient, the active systems
a new home, it makes economic sense to focus on passive
will be smaller and less expensive to purchase and to operate over time.
design strategies first:
Additionally, active systems tend to have significantly shorter operational
1.
Structure orientation on the site relative to natural shading and seasonal sun angle
2.
maintenance regimens and will need to be replaced multiple times over the life of the structure, so….
Shading of windows and doors as a function of architectural design
3.
life spans than passive systems even under manufacturers recommended
And especially the thermal envelope efficiency of the conditioned spaces
Money spent on passive design is money well spent. There are several effective building systems in the marketplace, such as structural insulated panels (SIPs) and insulated concrete forms (ICFs). However, spray-in-place polyurethane foam insulation (SPF), used in
12
To be clear, optimal R-value is a critical part of any strategy in all climate zones. But optimal specified performance of the insulating material is not the same as its effective performance. If heat is transferred through an insulating material like a fiberglass batt by air movement, the “effective” R-value is significantly less than the “specified” optimal R-13 value. An R-13 fiberglass batt might “effectively” perform as an R-6 batt in a drafty, poorly sealed stud cavity when the resistance to conduction characteristics of the fiberglass is compromised by the convection of heat through the material by air movement. At a given application thickness, say, that of a standard 2X4 stud wall cavity, SPF has roughly the equivalent R-value as conventional insulation materials such as fiberglass and cellulose - R13 for 3.5 inches of open cell foam and R13 for a 3.5 inches of fiberglass batt. And yet, the superior performance efficiency of SPF is not about R-value; in this instance, it is about the air barrier characteristics of the material. Spray foam is an air barrier; fiberglass, and cellulose are not. Both could be air barriers if the materials were packed into the stud cavity with a two-pound sledgehammer. But this is not the application process on the job site. With conventional insulation materials, air seal must be achieved by means other than the insulation. Superior air seal can be achieved with conventional insulation systems but only with meticulous workmanship and attention to detail before the insulation is installed. The Department of Energy’s Oak Ridge Labs estimates that as much as 40% of energy loss in conventionally insulated structures is a result of air-infiltration. Again, R-value is
conjunction with advanced framing concepts, is probably the most
compromised, if air-seal is not effective.
common and cost-effective building way for constructing optimally efficient thermal envelopes in homes.
How much R-value is required and where should it be in the
You may recall from high school physics class the three ways that heat is
envelope? This varies from one climate zone to the next. The architectural
transferred. Or you may not.
characteristics of the home will also need to be considered.
1.
Conduction: the transfer of heat through solid materials
2.
Convection: the transfer of heat by air movement
3.
Radiation: the transfer of heat by particles or electromagnetic waves
or more than 10 inches of open cell foam. This is an enormous
as with radiant sunlight
cost penalty for the builder/homeowner that can be rectified
The building code “prescribes” hard and fast values for each component in the envelope based on the climate zone. However, the code prescription for spray foam under the roof deck is R38
Energy efficiency strategies are largely a function of managing/mitigating these three phenomena of the natural world.
by an energy rater’s modeling software. A rater’s modeling will be able to decrease the application thickness of the foam to between 6 to 7 inches in most homes in Climate Zones
Most folks get hung up on R-value (resistance to the conduction of heat through solid materials) as being the gold standard of energy efficiency. The more R, the better, right? Well, not so much.
13
2 & 3 because it is a holistic approach that allows for trade offs between the efficiency of the various components in the thermal envelope.
Understand, if you do not use an energy rater’s modeling, the state of Texas says you must build exactly as the code “prescribes,” even in unincorporated areas! In the case of spray foam under the roof deck of an unvented conditioned attic assembly – R38 or 10+ inches of open cell foam - that is a very expensive proposition. That additional cost for prescriptive code compliance will pay for the services of an energy rater’s modeling several times over. Whether in the north or south, every structure needs an air-tight envelope in addition to the optimal R-value performance. And this is what spray foam insulation does very effectively. Again, this does not mean that a very efficient wall or roof assembly cannot be constructed with conventional insulation because it can. However, the workmanship and attention to air-sealing detail must be “meticulous” as described in the design criteria definition for the air-infiltration characteristics of a tight home in Air Conditioning
Since the unvented conditioned attic temperature will never be more
Contractors of America (ACCA) Manual J, 8th Edition; Table 5A,
than 6 to 10 degrees warmer in summer or cooler in winter than the
Default Air. Change Values for Three or Four Exposures.
conditioned space, the mechanical equipment will operate in a much less stressful environment. This will not only enhance the system
In Climate Zone 3, where the code prescribed blower door maximum
efficiency but will extend the performance life of the equipment as
is 3 ACH 50, it is challenging to achieve the requisite air-sealing with
well.
conventional insulation materials in the walls and especially at the ceiling plane/floor of the attic. Many builders are not aware that the
Foam is an industrial adhesive and will effectively stay in place under
building code mandates every new home to be blower door tested,
the roof deck. It is very difficult to match the performance longevity
even in unincorporated areas!
of foam at the underside of the roof deck with other conventional insulation application methodologies.
The builder must meticulously seal each seam in every stud cavity, every penetration through the wall/ceiling assemblies, every seam
When left undisturbed, foam will stay in place for the life of the
in the sheathing in a labor-intensive mechanical process that is too
structure. Interrupting the solar heat load at the roof deck is far
often less than effective. Spray foam accomplishes the R-value and
more efficient than allowing the heat to translate into the attic and
the air-seal in a single pass, even in the most challenging locations
build up as it does on a scorching August afternoon in a hot, vented
such as the truss joist/rim band of a two-story home. Few things
unconditioned attic assembly. The reason that the code “prescribes”
are more frustrating and expensive to correct for the builder than not
R38 in Climate Zones 2 and 3 for insulation installed on the attic
achieving the blower door test number required for Energy Star or
floor of a structure is to manage the extreme heat in a conventionally
another energy path modeling certification.
insulated hot, vented unconditioned attic assembly. But because the foam meets the heat load at the roof deck in an unvented
When I was cutting my teeth in the home building business many
conditioned attic assembly, in most cases, application thickness can
moons ago, the old timers would admonish, “the house needs to
be backed off to a R20 to R26 as determined by an energy rater’s
breathe, young man.” Well, as it turns out, houses do not need to
modeling. This is far more efficient than insulation installed on the
breathe; only plants and animals need to breathe, so...
attic floor of a hot, unconditioned vented attic, so…
Build tight and ventilate right. And use an energy rater.
The unvented conditioned attic assembly is the crown jewel of
An unvented conditioned attic assembly constructed with SPF
residential energy efficiency strategy in the air-conditioning heavy,
applied directly to the underside of the roof deck is the second big
hot-humid Climate Zones of the southern United States.
efficiency strategy that is most easily executed with the unique characteristics of spray foam. About the Author - Willy Strasner is the owner of Foam One-One
This is accomplished by moving the thermal envelop/pressure
Spray Foam Insulation. If you have questions about spray foam
boundary from the floor of the attic to the underside of the roof deck
insulation or need additional information, you may contact him at
and, in doing so, sealing the attic. In the south, mechanical systems
willy@foamoneone.com or visit their web site at
are often located in the attic. By bringing the attic and all the
www.foamoneone.com.
mechanical equipment in the attic - including the ducts - inside the thermal envelope, an enormous energy penalty is negated.
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Teresa Carosella, Owner 513 Main St., Marble Falls, TX
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[Professional Builders’ Secrets] by the Association of Professional Builders (APB)
https://hubs.ly/H0VH1Zm0
HOW A PROFESSIONAL BUILDER PRICES A BUILDING CONTRACT
I
f you are adding a margin to the cost of materials and labor in order to calculate a contract price…then stop right now. Your building company is in serious danger of losing money, especially if you plan on growing.
Where Most Builders Go Wrong Most builders add a nominal markup of say 20% to their cost of sale which gives them a contract
The traditional method of pricing jobs is to apply a margin to the cost of
price to charge the client. When it comes to
sales. The problem with this method is that you are hoping you will make
quoting a larger project, most builders actually
enough profit to cover your overheads and wages—the running costs of
reduce their profit in order to win the job when in
the business. This results in builders making little, or no net profit at the
fact they really need to be increasing the margin
end of the year, despite taking on more work and increasing their revenue.
to cover the additional running costs (overheads
When a building company grows, their net profit margin decreases. Even
and wages).
when they don’t reduce their margin, they can still end up losing money.
It’s the reason why you hear so many builders
How is that possible?
say they were earning more money when they were doing less jobs. It’s also the reason why
Building companies with revenues of less than $6M DO NOT enjoy the same economies of scale as traditional businesses like manufacturing or retailing.
so many building companies run into cash flow problems. And it’s why so many builders end up with nothing to show for decades of hard work. The good news is that there is an easy solution to the problem.
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Building companies need to price their jobs using a net margin
APB is a business coaching service for custom home builders in the
instead of gross margin.When you apply a net margin to a
United States, Australia, New Zealand, and Canada. The organization
project you are guaranteed to make a profit. But when you
provides tested and proven systems for builders to scale and
apply a gross margin to a project, you are simply hoping to
succeed, based on data, experience, and results. Building Savvy’s
make a profit. That’s fine when your revenue is at a consistent
new series of articles and education seminars will glean from APB’s
level, but when workflow increases and additional resources
vast library of coaching curriculum, and the expertise and experience
are taken on, the amount of fixed costs, as a proportion of the
of the APB team. Topics will range from construction business
contract price, also increases.
coaching to sales training, marketing insights and financials coaching. The goal is to share ideas on how to create a systemized
When that happens, you have 3 problems. 1.
You don’t know what your break-even point is.
2.
Although you are increasing your cash reserves, if you are
residential building company to generate more leads, earn more money for your services and deliver a better client experience.
not making a profit then you’re creating a hidden liability that will get bigger and bigger-- a bit like a giant Ponzi scheme. 3.
To learn more, download the Professional Builders’
You’ll probably end up cutting margins in order to win more
Secrets To Increasing Margins.
work, which only compounds the problem and increases the hidden liability in your building company. It’s a bit like the Federal Reserve Bank in the US, only no one will be bailing you out. And you may get prosecuted for trading insolvently. The reason it is so important to grow a building company profitably is because the retained net profit provides the foundations to support a growing business. Without retained net profit you are effectively building a house of cards that will fall over in the next market downturn.
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[Savvy Builder]
Jennifer Dube (l-r), Cody Torres, John Torres, and Cindy Autrey
WAGNER HOLAK CUSTOM HOMES Gro w i n g T h ro u g h Steward s h ip and S er vice
John Torres loves what he does. He puts his heart and soul into each home his team builds, knowing that for many of his homebuyers they will celebrate and experience all facets of life in those homes for many, many years to come. A native of San Antonio, Torres (and many of his family and relatives) grew up in the construction trades. His family has been here for hundreds of years, and some even fought and died in the Battle of the Alamo.
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John’s grandfather, for example, was one of Ray Ellison’s site work
superintendent position he dreamed about years ago as a youngster.
guys, back when Ellison was everywhere. “I remember, as a kid,
John eventually advanced further as a project manager.
working with my dad , moving dirt, site work, and seeing some
Four years ago, with solid experience under his belt and some
important guys rolling around in trucks, in charge of others and I
great business contacts, Torres decided it was time to launch his
knew then that I wanted to run crews in construction.”
own residential construction firm. The name Wagner Holak comes from the maiden names of his wife and his partner’s wife. Torres, a preacher’s son, decided from the start that the founding principles of his company would be on stewardship and service. “We tell our clients up front that this is a stewardship, not a typical ‘money-first’ business. And the biblical concept of stewardship is simply being accountable and responsible for something that doesn’t belong to us. You see, people trust us with their dreams; they trust us with their forever homes; they trust us with where they will experience life in all its glory, both celebrations and sorrows…and we take that responsibility very seriously.” Wagner Holak used to also do remodels, but Torres admitted one day that they weren’t that good at it, and decided to stick with their strength in custom home construction. “I realized as a builder that you just can’t say yes to everything, and be effective.” Torres and his team have several projects
Torres still went to college, pursuing a business management
underway in Belle Oaks, near Bulverde, and build throughout the Hill
degree. But he always knew he would end up in construction. It
Country and San Antonio. Their homes typically range from $600K
was in his blood. Some people are drawn to professions because
to a little over $1 million. They never build the same home twice,
they love fixing things or solving problems, like a mechanic or
each one is totally unique and custom designed for each buyer.
doctor. Some like to impart wisdom, educate others and watch people blossom. For John Torres the undeniable thrill of creating something from nothing … and have that “nothing” turn into someone’s dream and personal sanctuary…was a lure he could not resist or fight. “I’ve always had a passion for creating something out of nothing,” says Torres. “It’s both a blessing and a curse because this is a tough business. And there’s no one tougher on me than me. But I like taking on challenges, and I’m driven by creating something beautiful. I look at every piece of dirt as its own unique entity. Then start to imagine the kind of house that would fit well with the property.” He went to work for a small custom builder in New Braunfels for four years. Then he jumped into the production world for several years, working his way up through the ranks and attaining that
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Wagner Holak has a stellar group of tradesmen, partners and suppliers…many of them have literally grown up with John in the business. Here’s what some of them had to say: “They put their heart into everything they do. These guys work hard to stay on schedule and to get people in their homes on time.” Angie Hicks – Old Republic Title “What separates John is his passion. He is driven by details, quality, high performing homes and has a unique understanding of each homeowner’s needs. He has a keen understanding of the healthy features and amenities that should be a part of each home.” Erik Bernal – Elite Water “Communication is key to us. Very important. When they schedule us to go out and work, the job site is usually ready for our crews. That isn’t always the case with other
Many of their homes feature high ceilings and entryways, full home
builders. We really appreciate their professionalism and
automation and a very high-end air and water filtration system that’s
consideration of our guys.”
extremely effective in eliminating allergens and pollens from the home.
Ramiro Zavala – Wilbert’s Power
Wagner Holak’s unique hybrid design model that allows the homeowner to have control over the things that are most important to them, with
“John is resilient…one of the most resilient people I know.
plenty of flexibility in choices of flooring, countertops, cabinets, electrical
I’ve known him quite a while and have seen his ups and
and plumbing fixtures, and appliances.
downs. And there were times when I thought he was done. He’s been very tenacious in this business and is
The key to Wagner Holak’s growth and success (and also an ongoing challenge) is communication. The building climate that Torres and every other builder in the country face is unprecedented and daunting for
now seeing the fruits of his hard work pay off. We are very proud to be one of his partners and we grow along with him.”
obvious reasons such as supply and labor shortages, and escalating
Will Taylor – Taylor Designer Floors
prices for nearly everything. “They have come into this business full blast. They are
“We all have to continue to reset and redefine expectations,” he adds.
very responsive, very precise and always follow up with
“As an industry we have to do a better job letting our clients know that
their subs and crews. It is a very well-run home building
everything is taking a lot longer than it ever has and to not overpromise
business, and we enjoy working with them because they
on delivery dates or completion dates. Using a tool like Builder Trend
are all down to earth and friendly.”
helps us stay out in front of potential misunderstandings before they snowball into bigger problems and heartaches for our clients. We preach total transparency as the only way to conduct business.”
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Lonnie Abel – Comfort Screens & Glass
Turn 2 Flooring Residential | Commercial | New Build | Renovation Cori Pearce, Owner 512.560.9550 | turn2flooring@gmail.com 3827 RR 620 S, Bee Cave, TX 78738
WILLIAMSON
ROOFING
At Williamson Roofing we want to do everything possible to build long-term relationships with our clients. We are committed to providing our clients with quality workmanship and products. Our goal at Williamson Roofing is to give you a long-lasting final project. We keep an open communication throughout your project to help the process go smoothly. We install metal, tile, shingles, gutters, chimney shrouds, metal wall panels, and custom sheet metal, along with just about anything else made of metal for the outside of your home or out-buildings. If you’re looking for a roofing company that you can trust, let Williamson Roofing be your go-to source. Send us your plans and we will work hard to exceed your expectations no matter how difficult the job.
METAL
TILE
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830.249.7939 Williamsonroofing.com
RICHARD WESTON
830.798.4371 Richard@WilliamsonRoofing.com
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2315 Commerce St, Marble Falls, TX | 830.693.1144 | AccentGranite.com
22
[Savvy Sponsor ]
DELINEATIONS
J
erome Rugen, owner and lead designer of Delineations, Incorporated, chuckles as he says it, but shrugs a little to belie the truth beneath the words. Texas is now home to Jerome, who moved here in 1987 to work in a division of draftsman for a national stone company. Excited to see the industry progress to computer-aided design (CAD), Jerome began
designing houses part-time, then became a founding partner of Delineations to follow his dream of designing custom homes full-time. His company, Delineations, began in 1998 and has designed thousands of homes
“It took over 20
in the Hill Country and beyond. Garnering dozens of awards locally and statewide, Delineations strives to provide a wide range of styles, services, and to incorporate
years to become an
the latest products and technologies for its clients. With an eye toward convenience
overnight success.”
when designing a home for what we all do best at home: LIVING.
details, style, and longevity, Delineations always has the heart of the client in mind
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How they do it
Giving Back
Jerome credits three key aspects of how Delineations does business to its success:
Through the years, Delineations has made it a point
integrity, trust, and relationships. These characteristics overlap and intertwine,
to be involved in local charity projects, often donating
becoming inseparable and forming a foundation that is strong and long-lasting. The
or heavily discounting its services to organizations
integrity shown by the company in all of its dealings, exemplified by accountability,
like Habitat for Humanity, food banks, community
professionalism and great customer service in turn creates an atmosphere of trust
kitchens, mission projects (local and international),
with both clients and contractors. They are confident their needs are met and their
students, and the like. It offers paid internships for
expectations exceeded.
aspiring designers, both high school and college
The staff at Delineations has decades of experience when combined, with diverse backgrounds in construction, CAD-based design, art, administration, various levels of formal education, and a heart for people. All of Delineations’ employees have been with the company for more than five years, with some that have been here almost from the start. Longevity increases trust, and trust is the foundation of a great relationship.
students, and participates in annual Career Day events at the local high school. Delineations has also offered its services to victims of local natural disasters, including floods and wildfires, to help rebuild. Jerome personally encourages his employees to participate in charitable organizations and causes, as well, such as Girl Scouts, Christmas is for Kids,
By far, the “overnight success” of Delineations and Jerome Rugen begins and ends
Project Graduation and many others.
with relationships. Relationships built with both clients and builders are what our business is all about. General contractors in the area know that plans drawn by Delineations come with not only every detail they need to build a beautiful project, but also with stability and a desire to see each project be successful. Jerome makes himself available to answer questions, work through issues that may arise on the jobsite, and find solutions that work. Happy clients make happy builders, and referrals from both are the best kind of advertising.
Recipe for success The longevity and strength of the relationships Jerome builds with clients and contractors also relies on another key aspect: embracing change. The industry is ever evolving, with new products, materials, technologies, procedures and regulatory requirements constantly improving. Our clients
Did you know?
depend on Jerome to stay on top of those changes, to
One of the most common misconceptions about home design is that it is the easiest part of building home. In fact, it is the most detailed part, because everything that goes into a house is on the paper we provide for every trade. The most thoughtful aspects of a home that make it wonderful to live in are created during the design process, and that’s what we do best. Delineations provides custom home design, wide-format printing, structural engineering, interior and exterior design selections services, shop drawings, and planning services. A “one-stop shop” for home design, Delineations also does light commercial projects, and has a sister company that
overcome obstacles, and serve as an expert guide to get through permitting and construction processes. He is a calm, capable presence at the table, often finding workable solutions and steering the project to a successful, creative conclusion. In the end, his desire to see owners in beautiful homes they love to live in is the driving force behind the success of Delineations.
does larger commercial and residential projects by a licensed architect.
If you’re in the market to design a home, give Delineations a call at 830.693.9408, visit their website at www.delineations.com to see some of their work. Also look us up on Facebook (facebook.com/DelineationsInc), Instagram (@delineationsinc), and on Houzz.com.
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Builders | Architects | Home Designers & Clients YOUR RE S IDE NTIAL ENERGY
Serving the Greater San Antonio Area & the
CODE E XPE RTS
Texas Hill Country
RESIDENTIAL DESIGN STRUCTURAL ENGINEERING INTERIOR SELECTIONS WIDEEFORMAT PRINTING
Kevin Burk Owner & Chief Energy Code Consultant
830-446-2279
Brian Burk Chief of Operations & Energy Code Consultant
BurkEnergyRaters.com
830-446-8582
518 MAIN STREET, MARBLE FALLS WWW.DELINEATIONS.COM
info@BurkEnergyRaters.com
830.693.9408
OUR SERVICES DRYWALL CUSTOM TEXTURES VENETIAN PLASTER NEW CONSTRUCTION
25
RESIDENTIAL COMMERCIAL FAUX FINISHES INTERIOR & EXTERIOR PAINTING
[Builder’s Perspective]
BUILDING A DREAM HOME, FOR EVERYONE! By Steve Zbranek
A
s I write this article, we continue to be in the middle of the most unusual home-building environment in my career. The demand for new custom homes has continued to increase while the supply of available
Lot Loans | Interim Construction Loans Commercial & Consumer Loans
subcontractors and building materials has decreased. Our lead times are now months versus weeks on some products, and price increase emails arrive in our inboxes daily. For those of us with the staff and energy, it’s an amazing time to be a custom home builder. For others, it can truly become overwhelming. While we all consider ourselves to be “custom” homebuilders, this might be a good time to examine what “custom” means to our clients. In its most basic definition, it means designing and building a new home, from scratch, on a specific site to meet a family’s needs. Those needs usually include the number of bedrooms, baths, one versus two stories, covered patios, and garage bays, style, etc. While this covers most of the population, there is another group that might feel left out. Those with special needs are becoming more visible in our society and businesses are improving their models daily to accommodate them. As custom builders, most of us can easily adapt a design or floorplan to be wheelchair friendly with wider doors and hallways, roll-in showers, no steps,
512.756.7363 • HillCountryNationalBank.com
and other obvious adjustments. When clients request these
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features in their homes, plan designers and architects can
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include them in a way that is hardly noticeable.
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As custom home builders, we can go a step further and include many of these details in every home. Able-bodied owners will most likely have a friend or a relative visit that will need more accessibility than our clients. Or, something could cause someone in their family to be on crutches or in a wheelchair for a period of time. More today than before people are taking in elderly parents. Remodelers across the country are called to “adjust” homes to accommodate these changed circumstances. As an industry, we can do a better job with our design input for all special needs. Years ago, in San Antonio our firm was one of four approved building companies by the Veterans Administration to accept VA grants to build specially adapted homes for disabled veterans. Under this program, a qualified veteran would receive a grant (sometimes up to $100k) to go towards building a home specifically designed for their particular impairment. We learned so much from these guys (years ago, no ladies then) about what they needed and
challenging. Simple things like lowered light switches raised plugs,
how to help them.
roll-under counters, automatic doors, home automation systems and at least one entry with no steps are a good start. The shelter is a basic
Once we got into it, we adjusted our marketing to welcome
necessity and truthfully, designing and building a custom home to
families with unique home requirements. One of the responses
meet special needs is not difficult. We just need to change our focus
we received was from a family that included parents who could
and work to become better custom builders for everyone.
not hear nor speak. We went from a blank piece of paper to a completed home using their 14-year-old son as a sign language interpreter. This was a remarkable young man and his parents were obviously the best. In the end (before today’s technology) we had a lighting system that would flash one color for the
About the Author - In addition to serving two terms as Chairman of
doorbell, another for their special telephone, and of course red for
the Lake Travis Chamber of Commerce, Steve Zbranek was also the
emergencies. The margin on this home was good and the feeling
Founding Chairman of Leadership Lake Travis, served on the Board of
at the end was one that I remember today, some 500 homes
Directors Lakeway Police Memorial Foundation, and was recognized
later.
as both Business of the Year and Citizen of the Year by the Chamber. A
While we are all busy living and building homes in the new
decorated US Air Force Veteran, Steve is a 42-year Custom Home Builder
“Covid World” this is a great time for some of us to reconsider
in San Antonio, Austin, Horseshoe Bay & the Texas Hill Country. He’s
our building philosophy. Custom automobiles can be designed
a two-time National Master Builder of the Year, was inducted into the
to be safely operated by people without legs. I am a pilot and
Austin Builders “Hall of Honor” and his company Zbranek & Holt Custom
read as often as possible about the latest and greatest things
Homes was recognized three times by the Austin Business Journal
in general aviation. A recent issue of a pilot magazine featured
“Custom Builder of the Year.” Zbranek is also a Past President of both
a Cessna that had reconfigured controls for a pilot without the
the Greater Austin and Greater San Antonio Home Builders Association.
use of his legs. If cars and airplanes can do it, so can we. The
For more information visit www.zhcustomhomes.com.
aging population needs our design help as do the millions of families dealing with some special need that makes their lives
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[Savvy Special Report]
THE 2025
HOME WingtraOne GEN II, a next-generation VTOL drone that offers industrial reliability and mapping versatility with a new oblique camera configuration for high-quality 3D drone mapping data capture.
W
e’ve talked about how technology has changed the way people buy homes and how they live in their homes, now let’s take a look at how the jobsite of the future will look. Technology will change the process of buying land, designing community master plans,
and designing home plans. Technology will change the way homes are constructed and the way construction is documented and accomplished.
Here’s a snapshot of what the future holds: Before the land is purchased for our 2025 Home and the master planned neighborhood goes to the drawing board, a drone is used to fly over the land a developer is considering, sending aerial imagery to a data collection app. During the design process, the use of Building Information Modeling (BIM) software provides space for collaboration. Each design team member can add their piece to the same model --no more multiple versions of a 2D paper drawing. The model evolves immediately as people contribute, streamlining the process and increasing efficiency. BIM also helps with problemsolving in a project’s design and planning stages by automating clash detection. A complete picture of the project is accomplished using virtual reality technology to allow a walk-through of the project before it’s ever built. Job scheduling and budgeting tools are used to reduce expenses and inefficiencies.
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Data collection app users report more than 20 field and administrative hours saved each week and a 50 percent reduction in data entry errors. –DeviceMagic
A data collection app sends information from the field to all collaborators for review analysis and legal documentation. Daily construction reports, safety assessments, quality inspections, timesheets, punch lists – are all completed on mobile devices, submitting and logging data instantly. Data collection workflows are automated, so the next step in the job is scheduled. Submission of one form triggers another form to be sent until a task is completed with
Wearable technologies from
all necessary sign-offs and documentation
VSight include Supported
to prove progress or completion.
Smart Glasses.
Many of the components going into the home are built off-site inside of a factory environment with complete or semi-complete assemblies shipped to the jobsite. On site, Engineering Cementitious
One example of a “modern world” problem is the conflict between
Composite (ECC) or “bendable concrete” uses less cement, while the
drone pilots and regulations designed to protect surveying
small polymer-derived fiber in the mix makes it stronger and more
professionals. The Board of Examiners for Engineers and Surveyors
crack-resistant than traditional concrete. Nanomaterials function as
has taken legal action against drone companies in several instances
a substitute for steel reinforcement in structures and foundations.
across various parts of the country, accusing drone pilots of
A 3D printer onsite extrudes various components—both structural
“surveying without a license.” Surveyors would need Federal Aviation
and aesthetic. Aerogel, a foam-like solid that holds its shape despite
Administration approval to fly drones professionally, and drone
being 99.989 percent air, offers two to four times the insulating
operators would need to pass state licensing exams to produce legal
power of traditional fiberglass or foam insulation. Robotic labor
surveys. It certainly makes sense for partnerships to be developed
includes the Australian Hadrian X, capable of completing brickwork
between drone operators and engineering or surveying firms. Until
on a home within 1 to 3 days, laying 1000+ standard bricks per hour.
these partnerships become more commonplace, legal professionals have advised drone pilots providing real estate data to add disclaimers to any data they supply to say, “their maps are not meant to replace surveys that are often needed for mortgages, title insurance, and land
All of the technology mentioned in this article already exists and is
use applications.”
in use on construction sites already. The question is: Which ones will become mainstream and when? Advancements take time to be adapted and are not without challenges.
The bottom line: Tech has disrupted every industry,
Subcontractors and inspectors use technology to deliver and
so it’s no surprise that the construction industry
document faster and more accurate data. Drones inspect hard-
follows suit.
to-reach places. Wearing smart glasses integrated with a remote assistance platform, a site contractor converts visual data into documents, taking photos and videos. He uses voice commands to do all these things and receives back visual instructions or videos with all the steps that need to be performed to complete the installation or repair he is there to do.
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Specializing in E xceptional Architectural Photography G R A P H I C D E S I G N • C O M M E R C I A L P H OTO G R A P H Y • W E B S I T E D E V E LO P M E N T • V I D E O P R O D U C T I O N
PHOTOGRAPHY • VIDEO PRODUCTION • GRAPHIC DESIGN
Photography & Graphic Design by Jason Roberts has been published in Texas Monthly, Luxury Home Magazine, Cowboys & Indians Magazine, LUXE, The Inspiring Woman Book, San Antonio Woman Magazine, and many other quality periodicals as well as numerous applications for print and electronic media for a wide variety of clients. Contact me for a quote on your next project:
210.789.2033
www.jasonroberts.biz
Featured image: “My Nest San Antonio Team” realtors, Sandra Gonzalez (left) and Debbie Ortiz de la Peña (right). Photographed for the “Latina Woman” book by IWB Productions. 30
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