San Antonio Building Savvy January 2022 by TKCommunications

January 2022

San Antonio’s Homebuilding Industry Publication

The Savvy Builder Year in Review

Some of the Best in the Business

Customer Review Rating

Photo by Fossum Studios

EXCEEDING INDUSTRY STANDARDS FIVE-STAR RATED OWNER SUPERVISED AWARD WINNING POOLS DECADES OF EXCELLENCE

Infinity Pools of Texas brings 40+ years of experience designing and building luxury, innovative in-ground swimming pools, water features, and landscape arrangements for discerning commercial and private clients from Cordillera Ranch to New Braunfels.

OWNERS - BRIAN & TOMMY MOON

• Free field measurements & estimates • Framed & frameless shower enclosures • Butted windows • Custom vanity mirrors & wall mirrors for home & commercial gyms • Broken & fogged window replacement

B&T GLASS AND MIRROR, INC. 210.429.8545 | BTGlassandMirror.com

Building Savvy

SAVVY’S A-LIST A-LIST SAVVY’S Air Conditioning Architectural Photographer Classic Services AC Jason Roberts And Associates 830.358.1499 210.789.2033 www.classicairconditioningandwww.jasonroberts.biz heating.com Builder Financing

Architectural Photographer AmCap Home Loans Jason Roberts and Associates 210.422.2114 210.789.2033 www.jasonroberts.biz Building Materials Guido Companies

Building Materials 210.344.8321 BMC www.guidoco.com 512.977.7400 www.buildwithbmc.com MG Building Materials 210.623.4770

Guido Companies 210.344.8321 Doors www.guidoconstruction.com

Doors Drywall The Front Door Company R. Hernandez Drywall 210.340.3141 210.733.6437 www.thefrontdoorco.com

Flooring Flooring Sunn Carpets and Flooring Sunn Carpets and Flooring 210.349.7866 210.349.7866 www.sunncarpets.com

Mortgage Pool Builder Company

Electrician Electrician Balcones Creek Electric JPI Electric 210.368.6057 210.233.6638 www.jpielectric.com

Garage Doors Garage Doors Hollywood-Crawford Hollywood-Crawford 210.494.3434 210.494.3434 www.hollywoodcrawford.com

Pest Control Accurate Pest Control Plumbing 210.495.0499 Diamond Plumbing www.accuratepest.net

Wilbert’s Power

www.hollywoodcrawford.com

210.392.2517 Elevators www.wilbertspower.com Home Elevator of Texas 210.340.5702 Elevators www.homeelevator.com

Home Warranties Centricity Granite Countertops 727.385.7599

Home Elevator of Texas

StrucSure https://venetiancountertops.com 830-624-4450 www.strucsure.com

Venetian Marble & Granite 210.695.3505

210.340.5702 Fireplace Installations Integrity Fireplace Installations www.homeelevator.com 210.294.1383

The Front Door Company

Fireplace Installations

210.340.3141

Integrity Fireplace Installations

www.thefrontdoorco.com

www.sunncarpets.com

Home Warranties

Insulation StrucSure Klar Insulation 830-624-4450 210.296.5499

Insurance Insulation Hotchkiss Insurance Klar Insulation 210.581.0420 210.296.5499 www.hiallc.com

25 Years in Business • Specialize in level 5 finish 210.248.2556

www.infinitypoolstx.com

210.967.6100

www.dptexas.com

Plumbing Diamond Plumbing 210.967.6100 Roofer www.dptexas.com Kendall County Roofing 830.331.2650

Roofer Kendall County Roofing 830.331.2650 www.kendallcountyroofing.com Smart Home Technology www.kendallcountyroofing.com

JPI Electric

www.strucsure.com

210.294.1383

Aligned Mortgage 210.874.1630 210.460.1580 www.alignedmortgage.com Infinity Pools of Texas

Lumber and Millwork Foam One-One Roddis Lumber 830.228.5040 210.226.1426 www.roddislumber.com

Specialty Electronics and Appliances www.jpielectric.com HomeWerks 210.499.5760 www.sanantoniocentralvac.com Specialty Electronics and Appliances 210.233.6638

HomeWerks

Specialty Glass and Mirror B&T Glass www.sanantoniocentralvac.com 210.656.8507 www.btglassandmirror.com 210.499.5760

Insurance

Specialty Glass and Mirror

HotchkissIron Insurance Luxury Doors and 210.581.0420 Interiors www.hiallc.com AMS Group 210.366.0490

B&T Glass

Title Company First American Title 210.656.8507 817.918.2323 www.btglassandmirror.com www.firstam.com

Lumber and Millwork Roddis Lumber 210.226.1426 www.roddislumber.com Luxury Iron Doors and Interiors AMS Group 210.366.0490

Serving Bexar County and Nearby Areas

DISCLAIMER: Any articles included in this publication and/or opinions 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 Publishing or the publisher. Therefore, neither N2 Publishing nor the publisher

R . H E R N A N D E Z D RY WA L L 210-733-6437 | Ralph Hernandez, Owner

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 in this publication.

4 4

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

[From The Publisher]

2022 RESOLUTIONS: COMMUNICATE, UNDERSTAND AND MOTIVATE

Industry experts remind builders to explain your norms and processes, ask questions to understand and connect with your clients and prospects, charge for quotes, embrace technology and keep up with the trends.

2022 calls for a continued influx of migration to

others, they may be willing to listen and learn

our great state. That means a lot of the homes

from you, too! It is our mission to be your eyes

we build and sell will house Texas newcomers.

and ears to keep you SAVVY about what’s hot,

This month’s Focus Section article on foundations

what’s not, what’s changed and what stayed the

may serve as a handy reference point of

same.

discussion! Feel free to share a copy of it if you find yourself getting 101 questions from that L.A.

Lastly, please enjoy a look back on some of the

transplant. There’s also the fact that some of us

best builders in the Texas Hill Country. I wish

hail from a different generation than those we’re

each of you a very happy and prosperous New

doing business with. Your ability to communicate,

Year!

understand and motivate is the key to your survival. This applies whether you are dealing with your buyers, the young buck in charge at the lumberyard or the engineering firm’s latest hire just out of college. Terry Kemmy

Embrace the differences and keep your mind

Publisher

open! If you’re willing to learn a thing or two from

210.844.1542

[Industry News]

By Jim Leonard President, Greenboro Homes

$150 MILLION NEW BOND UNDER CONSIDERATION In May of 2021, voters approved a charter amendment to allow

StrucSure_BuildingSavvy_Jan2022.pdf

12/13/21

bond dollars to be spent directly on affordable housing. Prior

7:24 AM

to the amendment, bond money in San Antonio could only be used for infrastructure improvements or public works projects to help make housing projects shovel ready. In the 2017 bond, $20 Million was approved but a sticking point was that no money could be spent directly on housing. This amendment changes that so that the city could be an active partner in building projects. Now a new bond allocation is being considered by citizen groups for a record $150 Million. If the community group, made up of private citizens representing districts across town vote to approve the package, it will go before voters in May of 2022. The total package will include construction and preservation of C

apartments and single-family homes, as well as establishing San

Antonio’s first land bank. A land bank allows the city to purchase

property and hold it in a “Land Bank” for future use to be used for

CMY

affordable housing projects.

It is estimated that San Antonio has a housing shortage of 47,000 units and that 96,000 people in the city are “cost burdened”. This means that their current home takes more than 30% of their monthly income to afford. When housing payments exceed this level, it takes away money to be used for other basic needs such as utilities, food, and clothing. Of the 96,000 burdened families, 80% earn below 60% of the Area Median Income or $44,460 annually as defined by HUD for a family of four. Forty-seven percent of families earn less than 60% AMI, or $22,230 annually for a family of four.

The 2017 bond program allocated $20 Million of the then record $850

would build homes in a certain price range to promote what

million total bond package. Funds were used for drainage, street

could be done at affordable prices. But the last affordable

improvements, the construction of the Land Bridge spanning Wurzbach

parade was in 2011. Prices began climbing and many

Parkway and providing access to the entire Hardberger Park that was

builders looked to do more expensive projects. In 2011, the

bisected by the highway, and city parks improvements. Of the $20

cap on pricing to be considered affordable was $110,000

million allocated for affordable housing, to date $18.8 million has been

for a single-family home. Today that cap is at $225,000, or

issued for projects that have provided 592 below market units across

more than double what it was just ten years ago. The city

the city.

had a complete toolbox to aid builders in selling the homes such as down payment assistance, rebates to builders,

2021 has been a year that has had many challenges that affect affordability across the city. We still are dealing with choke points in the supply chain and lack of materials has caused price spikes across the housing spectrum. The median price of a home now exceeds $300,000 in San Antonio, an all-time record. Demand continues to be strong and pricing will inevitably continue to climb, making it nearly impossible

waivers of building permit fees and SAWS impact fees. Several proposals in the 2022 housing bond will expand on these incentives, perhaps increasing the down payment assistance, providing financing to builders and other means to promote builders developing more units.

for many young families to be able to enter the housing market and

Citizen meetings will continue through December. In

purchase their first home. Passing of the housing bond creates the

January and February, city council will take up each bond

opportunity for them to be able to own a home.

category and approve the final draft that will appear on ballots to be voted on next May. The needs in our city are

The city has been incentivizing builders for years to build affordable homes. The city and the Greater San Antonio Builders Association used to come together for an Affordable Homes Parade of Homes. The city would practically donate land in its surplus inventory supply and builders

I N C R E ASE D

CO M F O R T

I M P R OV E D

E N E R GY

great and should be considered by voters. No one in our city should be denied access to safe, affordable housing before we can consider ourselves a model city.

E F F I C I E N CY

U P DAT E D

C U R B

A P P E A L

V I S I T G U I D O C O . C O M T O S C H E D U L E Y O U R F R E E R E P L A C E M E N T E VA L U AT I O N

[Focus Section]

IT TAKES A TEAM: SOLID FOUNDATIONS REQUIRE CARE TAKEN AT EVERY STAGE By Beverly Smirnis

ore than merely functioning to hold the house above ground, a well-built

foundation keeps out moisture, insulates, and resists movement of the earth around it. Exercising care at every stage of the process — design, preparing the subgrade, placing, finishing, and curing— can help prevent failures or costly repairs down the road.

The first step in designing the foundation is to get a geotechnical investigations and report completed by a geotechnical engineer to analyze the composition of the soil. Both lab tests and field testing are necessary to ensure that everything within your ground is going to provide a solid foundation. Strong soil does not expand or contract excessively when exposed to moisture, and it has a good density, which means it won’t greatly compact or settle after construction is complete. Weak soil may expand or contract 10 percent or more due to the moisture content. It may also be loose and prone to erosion, or it may show a tendency to significantly compress when put under pressure. Soils loaded with clay or organic matter hold water like a sponge, increasing the risk of foundation cracks when the soil freezes and expands. Dry soil caused by drought conditions is an enemy, too.

The slab foundations most commonly used in Texas are

too wet will vary with soil types, but it doesn’t have to look muddy to

comprised of a sturdy footing and a vapor-proofed reinforced

be too wet. The concrete form should be filled in one go to avoid a

concrete pad that sits on a bed of compacted crushed stone.

“cold joint” between different layers of concrete. Concrete must cure

Chemical or water injections as well as moisture conditioning

slowly to reach its proper strength and that means keeping it damp for

testing and inspection may be recommended to reduce or

at least three days which may involve wrapping it in plastic, misting it

eliminate the ability of the soil beneath the foundation to shrink or

with water and other techniques. Rushing the cure can also lead to a

swell as the water content changes. Alternatively, the geotechnical

foundation failure.

engineer may specify foundation piers to get to the bedrock or

New technologies include “super plasticizers,” a chemical that makes

stiffer more solid soil below.

it possible to pour a mix that flows almost like water while retaining

Soils with different bearing capacity across the area of the slab

structural integrity; like water on a lake, the liquidity of the super

and improper compaction of the subgrade are the most common

plasticized concrete helps it automatically set level. Lightweight

causes of subgrade settlement. Prepping the site with proper

foundation forms made of high-density polyethylene fabric flex

grading to prevent erosion and address drainage is another vital

to conform easily to sloping and uneven sites, which simplifies

step. Experts recommend that ideally the ground should drop one

excavation. The fabric stays in place as a built-in, damp-proofing

inch for every one foot that you move away from the house for

membrane and the bulging sides of the finished footings help divert

the first 5-to-10 feet around your house. The site should also be

water away from the foundation.

checked for uniform bearing capacity of the subgrade.

Your engineer of record will specify the ideal foundation design

Most homesites will require some degree of fill dirt. For the

and construction phase observations to be incorporated into the

backfill, it is vital to use nonporous soils. But even the best

foundation construction but assuring the long-term performance of

of fill dirt is not typically compacted as well as Mother Nature

the foundation structure doesn’t stop after the foundation is poured.

does it. Un-compacted fill dirt can compress over time leading

Educate your homebuyers about landscaping best practices. Provide

to settlement. Soil should be compacted in lifts, ideally about

guidelines or even follow up with an email or text during extreme

six inches at a time. A compaction test will be expressed as a

weather events. A reminder to keep the ground moist during times of

percentage at optimal moisture content. 95% compaction means

drought, or to monitor and manage drainage during the rainy season,

that the soil on the construction site has been compacted to 95%

shows that you care.

of the maximum density achieved in the lab. Retaining walls may

Even when using the best practices, there is no magic formula to

also be required to hold the fill dirt.

ensure against all potential foundation issues. In Texas, many builders

Timing of the pour is everything. Sometimes, weather conditions

partner with a third-party new home warranty company to provide

can cause difficulties with grading and drainage causing the site

an express written warranty as part of the building contract. The

to get too wet before compaction can take place. What constitutes

standard for third-party warranties is a 10-year term on structural components which includes the foundation system and footings. At closing the new home warranty transfers to the homeowner and most are transferable to a new owner. Remember that many Texas homebuyers are newcomers to our state. Helping them understand your preventative processes and procedures for building foundations can ease their fears and concerns. It’s also important to set their expectations with regard to a normal amount of settling after move-in and their responsibilities in maintaining their home’s structural integrity. Communication is the key!

Beverly Smirnis is the co-founder of Building Savvy magazine and publishes its flagship Dallas/Fort Worth edition. She and her business partner and husband, Steve Smirnis, co-host the Building Savvy Bottom Line podcast now heard on multiple channels. They have served as judges for the International Builders’ Show Best of IBS Awards and judged numerous homes for builders association parade events across the country.

[Savvy Special Report]

THE NATIONAL KITCHEN & BATH ASSOCIATION (NKBA) RELEASES ITS 2022 DESIGN TRENDS REPORT

aspects of both kitchen and primary bathroom design, forecasts the styles, features, materials and innovations expected to be most popular over the next two to three years. The current study finds that the COVID-19 pandemic has

‘‘

We’ve seen the pandemic have an effect across all sectors in our society and we’re now starting to see how the change in human behaviors is shifting the way we design our homes,” said Bill Darcy, Chief Executive Officer, National Kitchen & Bath Association. “Consumers are more eager to embrace new technologies, innovative ways to provide

‘‘

The 2022 study, a deep dive into all

accelerated consumer interest in and

multi-functional options to maximize their space to fit any occasion and are opting

adoption of key trends in their homes

for surfaces and designs that make it easier to clean, as well as address health and

such as integration of smart technology,

wellness.

multi-functional spaces, and natural and nature-based designs.

Smart technology has long been a promised integration into the

expect nature-inspired colors to grow in prominence, notably greens

home and will only continue to rise in popularity among consumers.

and blues. For fixtures, the trend is toward more matte and brushed

COVID-19 made people conscious of high-contact surface points,

finishes in black, stainless, nickel and pewter. Additionally, designers

so homeowners increasingly turned to hands-free and voice-

see increased natural light with large high-performance windows and

activated technology to reduce the spread of diseases. In fact,

doors for outdoor access becoming more prominent, as homeowners

devices offering touchless technology have become the breakout

continue to create outdoor living, dining and cooking areas outside the

stars within the kitchen and bath space, making consumers’ lives

home.

easier and helping to decrease high contact surface areas.

“Besides the pandemic, another rising factor in the design trends

Yet, while there was buzz around the involvement of technology in

we are seeing for 2022 and beyond is the growth of the millennial

2021, the market remains largely untapped as only 30% of kitchen

and gen X customer base, as these homeowners are now reaching

projects and 21% of bathroom designs included some type of

the point in their lives where they are increasingly working with

integrated appliances.

designers to create their ideal homes as opposed to attempting to do

In addition to smart technology, 58% of designers predict spaces that serve multiple functions will becoming increasingly popular in 2022 and beyond. New millennial homeowners are looking to

it themselves,” continues Darcy. “These homeowners expect a certain style and flair for their homes, while also showcasing a different vision for what they feel their home should bring to their life. For example, maximize their kitchen space with islands that serve as a meal

they are requiring both a space for work, as well as, an escape –

prepping area, a work station and a dining table, as well as a place

leading to designs that are both relaxing and reinvigorating.”

to entertain guests. Furthermore, younger consumers are looking to

While boomers continue to be a large part of designers’ customer

include laundry facilities inside their bathrooms; maximizing space

base, the demographics are shifting toward a younger audience that is

while freeing up room elsewhere in the home for different activites.

increasingly driving future trends. While gen X remains the biggest age

With work from home and flexible work days gaining traction in

group, with 49% of the design projects customized for them, designers

the national workforce, the ability to customize the home space

note a 6% increase in work on behalf of millennials. This has resulted in

for specific needs will only continue to grow in importance for

a shift in how designers do business as millennials, who are more apt

homeowners.

to conduct meetings virtually, are almost 10% more likely to want to do the entire project virtually.

In that same vein, millennials are leading the increase in natural and contemporary designs, especially within the kitchen and bath. Moving away from white and gray as primary colors, designers

[Professional Builders’ Secrets]

from the Association of Professional Builders

Are you spending your time and money quoting jobs for free?

our own time has a value, so even if you are not paying an estimator then there

is still a cost associated with every quote you produce. Builders that charge for quotes are eight times more likely to win a job as opposed to those who do not. While the easy option may appear to be “just do it” or “quote and hope,” the reality is that you’re probably wasting your time. And if you think you can’t charge to quote a job… think again, because in this article we’ll explain exactly

But before we start, let’s get clear on one thing.... An estimate is not a quote. An estimate is exactly that--an estimation of what a job might cost. It’s an indication based on your experience. The accuracy will depend on the systems you use and the experience you have. But it’s not something you should spend hours on. And you certainly don’t want to waste a minute of your time even looking at a plan unless you have qualified the prospect beforehand. But when you have a qualified prospect, and you’ve taken a look at their plans and given them an initial ballpark estimate, then it’s time to move in for the sale… and charge for a quote. All the details of what you should include in the quote and the price you should charge will be covered in a future article. The point here is, if your prospect doesn’t want to pay for your services, it simply means they either do not see value in what you are offering, or they are a price-checker and have no intention of building with you. So get rid of them fast!

how members of the Association

If that leaves you with only one or two jobs to quote, it clearly shows the problem is with your

of Professional Builders are doing it

marketing and sales process. Instead of complaining about losing jobs on price, start working

every week.

on your business and put yourself in a position to win jobs at a decent margin.

Basically, when you are presented with 10 prospects who all want a free quote, you have two options:

This Is Your Big Opportunity, So Ask More Questions. Every question is a strand that connects you to your prospect. The more strands you have, the stronger the connection. So keep the communication flowing! Question everything you see on the plans and document the

Option 1

answers so that they appear on the contract proposal you create for them.

is to do them all badly. You only have a limited amount of

There are many software tools that are excellent for communicating and

time which is not enough to take each and every one of these

recording this information pre-contract. By the time you present your

opportunities through to contract. Communication is delayed,

contract proposal, you have a very detailed custom quote that cannot be

quoting is rushed, items get missed and your margin suffers.

matched by any other builder, especially if they are doing all this work for free.

Option 2 is a process we call “‘racking the shotgun.” Qualify each and every prospect before volunteering your time for free. For those prospects that qualify, set their expectations about what will be done as part of an estimate and what happens next as part of the quoting process. Be clear with them and get their buy-in by asking this question directly: “Are you prepared to spend the cost to get your job professionally quoted so that we can produce a

Remember, if you are struggling to charge for quotes then you are probably attracting the wrong audience or you are not demonstrating value. The best way to convey value is to be unique, so spend some time reviewing your Unique Selling Proposition. You cannot deal with everyone that asks for a free estimate so ‘rack the shotgun’ and identify the hottest prospects. When you follow this process you’ll be signing contracts at much higher margins than you ever thought were possible. This is just a small part of the sales process for builders. Scan here to

fixed price contract for you?” If they’re not sure, ask them to come back when they are. Put them back into your builders CRM system to be nurtured over time until they are ready. For the rest who are ready, you can give 100 percent. When they know that you have their full attention, they’ll stop running around trying to get seven different builders to quote their job. They’ll be waiting on you, and you only. They have shown a commitment to you, now it’s up to you to over deliver and wow them with your communication and professionalism. This is critical because people will give you their attention before they give you their money. So if you are going to hit them up for a $700,000 contract in a few months’ time, you’d better start interacting with them on a regular basis now.

download the complete process. This article is supplied, courtesy of the Association of Professional Builders (APB), a business coaching service for custom home builders in the United States, Australia, New Zealand, and Canada. APB provides tested and proven systems for builders to scale and succeed, based on data, experience, and results. Building Savvy’s new series of articles and education seminars will glean from APB’s vast library of coaching curriculum, and the expertise and experience of the APB team. Topics will range from construction business coaching to sales training, marketing insights and financials coaching. The goal is to share ideas on how to create a systemized residential building company to generate more leads, earn more money for your services and deliver a better client experience.

Home Elevator of Texas Travel Effortlessly from Floor to Floor Serving central and south Texas with locations in San Antonio, Houston and Austin.

866.269.9192 HomeElevatorofSanAntonio.com info@HomeElevator.com 15

2 0 2 1 S av v y B u i lde r

IN REVIEW

Last year had its challenges for all of us, including these builders and designers. Here’s a quick look back at some of those featured in Building Savvy.

Chris Castro (l-r), Rudy Rodriguez, Ken Castro and Ryan Castro

KC Custom Homes

“My brother-in-law Rudy, with a career in architecture, had

Ask any of the tradesmen who work with KC Custom Homes

recently moved back home from California and had continued

to list one thing that stands out with them nearly all point out how seamless the company’s key personnel work together…

providing architectural services in the area,” explains Castro. “I had always enjoyed constructing small projects and the

almost as if they were a well-organized, cohesive family.

opportunity of taking on a larger project – like building our

Well, that’s because this is exactly who they are. Meet Ken

conversations about starting a design build company. With his

Castro and his family – brother-in-law Rudy Rodriguez, and

architectural talent and my passion to build and our first client

sons Ryan and Chris. For over two decades, KC Custom

(my family) we started our company.”

own house – was very exciting. Rudy and I had several

Homes has specialized in the design and construction of high-end custom homes, with their highest concentration of

Ken and Rudy’s partnership quickly blossomed in the custom

homes built in Wilson, Guadalupe, and Comal counties.

home building trade and after a few years it was decision time.

Castro spent over 20 years in the transportation industry. As

Castro added, “we took a leap of faith into our new career.

he was being relocated himself back to his hometown area,

Looking back on the decision 25 years ago, it was the best

Castro needed to find his family a new home.

career decision I ever made.”

“I found myself a little overwhelmed juggling two careers,”

LLB Interiors, Lara Miller As a young art student in college, Lara Miller dreamed

She eventually outgrew her studio again, brought on more

of getting a teaching degree and working with future

designers and started working with design interns from the Texas

artists and designers. Then one day 34 years ago,

State University, St. Mary’s University and St. Philips College.

while accompanying her mom to an interior design

“I installed not only wallpaper for my builders but also all their

appointment, everything changed. Lara’s mom was

flooring over the years. I would have anywhere from 300-600

getting a custom home built in a new neighborhood (at

houses a year with now handling 20 plus builders, all their clients,

the time) called Shavano Creek. The builder offered an

spec homes, model homes and Parade of Homes houses. It was a

interior designer to assist with the selection process,

crazy time, but thankfully my staff and interiors were the best.”

which at the time was not a common practice at all. “I had no idea my destiny would be this type of business,” says Miller. “I had an eye for color and rearranged my room constantly when I was a child and that is why I ended up there with my mom sitting in on a select meeting. The light went on right there for me, and I knew immediately I wanted to work as an interior designer.”

Deron Stadler (l-r), Nathan Murphy and Ryan Murphy

Evolutionary Homes Evolutionary Homes was founded in 2015 by brothers Nathan and Ryan Murphey. Deron Stadler joined the partnership in early 2016 and between the three partners, they have over 50 years’ experience building residential custom homes and commercial construction. The three Lara Miller

partners started the business out of a desire to make the custom home building process easier, less stressful and more transparent for homeowners by combining personalized project management with technology. They

In her 30-plus years as an interior designer she has seen

readily admit they aren’t interested in becoming the biggest

her industry grow and change and adapt to the economic

home builder, but simply the best home builder.

climate in ways she never would have imagined. There were very few big showrooms; limited countertop and flooring choices; no social media; pre-cell phone days meant using pagers, etc. “I have since grown my company and created detailed

Nathan Murphey

Excel spreadsheets that included select packages

Nathan worked as a Project Manager for a large custom home builder

and programs and specific timelines that I have seen implemented by other fellow designers. My first retail store front and builder design showroom started out at 1100-square-feet and within a year grew to three times that size, with several new designers on board! ”

in San Antonio from 2004 thru 2015. He played an integral role in the success of that builder and throughout the years has maintained a work in progress inventory of $6,000,000 – $10,000,000 at any given time.

Deron Stadler Deron graduated with a bachelor’s degree in Construction Management from Brigham Young University in 1995. From 2001 thru 2004 he managed the construction department for a large custom home builder in San Antonio. In 2005 Deron and his brother started a new custom home company which focused on building custom homes in the San Antonio and surrounding areas. At the end of 2014, Deron sold his ownership in the company, and in 2015 partnered with Nathan and Ryan Murphey to start Evolutionary Homes.

Ryan Murphey Ryan retired from serving as the Vice President of Facilities & Data Center Operations of Peer 1 Hosting in 2015 after 11 years of service. While working in this capacity, Ryan was responsible for a $75M annual budget to build and maintain data centers and offices for the company in North America and Europe.

KM Designs, Kimberly Mockert, CPBD

Kimberly Mockert

Kimberly Mockert has been at her craft – designing homes – for more than two decades and has worked with dozens of seasoned, successful home builders. She started KM Designs in 2003 and over the years has garnered multiple Summit Awards, and a national Silver Award from NAHB. Most recently she was awarded Best Floor Plan at the 2021 GSABA Parade of Homes for her Ashton Custom Homes design. That home also was awarded two ARDA’s (American Residential Design Awards from AIBD) for model home and published design. A Certified Professional Building Designer (CPBD), Mockert adheres to the guidelines and best practices of the organization while maintaining her certification. Her team at KM Designs believes every house is a home, no matter the size and every project is given the same care for detail. Their success stems from their ability to listen to the clients’ wants and needs and turn these aspirations into well-designed dream homes. Mockert is the current sitting President of the National Council of Building Designer Certification (NCBDC), a member of American Institute of Building Design (AIBD) and the Texas Institute of Building Design (TIBD). And of course she is a member of GSABA, TAB and NAHB. Gary and Jill Bourn

Bourn Custom Homes Bourn Custom Homes started with a dream — a dream of creating beautiful spaces for families to build memories to last a lifetime. Inspired by achieving their own dream of building a “forever home” for their family, Gary and Jill Bourn created Bourn Custom Homes to help others achieve their dreams. About 10 years ago they started looking into building their own custom home, but quickly got discouraged because none of the builders they interviewed would accommodate all of their “must haves.” Jill, an English teacher, grew up with a mom who had a real flair for home interiors and design. And both of her grandpas were old school craftsmen who were meticulous about the quality of each of their homes and renovation projects. In a very real sense, Jill’s upbringing and strong sense of family and home called her into the building profession and away from the classroom. Gary came around a little slower. A project manager at a large insurance company, Gary was sharpening his skills as someone who could lead a diversified group of support staff. And he was fine with this good paying job with benefits… until he was furloughed. Ken Wickens (l-r), Randi McCrary, Ashley Fenter and Bonnie Wickens

“Even though neither of us had any experience in homebuilding, I knew we could do this,” says Jill. “I really believe our faith led us to take this huge jump into

Journey Homes

completely new careers. When Gary lost his job we knew

From the moment they purchased their lake house on Canyon Lake

then that we being called to be builders.”

20 years ago, Journey Homes founders Ken and Bonnie Wickens have dreamed of moving their family to the Hill Country. So many memories

Three years ago they went ahead and had architectural

were created over two decades of lakeside summers, holidays and

plans finalized for their dream home. As they were selected

birthdays that they knew they would eventually lay down roots here.

into the 2021 GSABA Parade of Homes the couple decided to pull the trigger on making the parade home their home.

The Wickens’ arrived with over 45 years of experience in real estate, home building and land development. For over 25 years, they owned

It’s hasn’t been an easy road for the Bourns in breathing

and operated a very successful home building company in the

life into a new building enterprise, as most builders can

Houston area, building over 2500 homes and office buildings.

readily relate to. But it all came together, full circle on the announcement night in Belle Oaks, just prior to the opening

In less than three years Journey Homes has created something

of the 2021 Parade of Homes show. Bourn Custom Homes

very special … a very diverse, flexible and reputable family building

won four awards: •

Best interior design

•

Best water feature

•

Best outdoor living space

•

Judges Choice for Best in Show

enterprise. They first started out building four spec homes, priced between $380K and $450K. But like their website states.. “we design homes that are built for whatever stage of life you’re in.” Depending on the communities they are developing and building in they’ll work with first-time homebuyers, or clients with slightly larger budgets for semicustoms, to those wanting a luxury home (like their award-winning Estate Series entry in the recent GSABA 2021 Parade of Homes).

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Wagner Holak Custom Homes 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. John’s grandfather, for example, was one of Ray Ellison’s site work guys, back when Ellison was everywhere. “I remember, as a kid, working with my dad , moving dirt, site work, and seeing some important guys rolling around in trucks, in charge of others and I knew then that I wanted to run Adam Smith, left, Josh Niemietz

crews in construction.” Torres still went to college, pursuing a business management degree.

Everview Homes Everview Homes aspires to be respected as the builderof-choice for families seeking to invest in a home that best fits their lifestyle and reflects who they are as individuals. They strive to create healthy, efficient, and low maintenance homes that enrich, enhance and simplify their homebuyers’ lives. Their award-winning

But he always knew he would end up in construction. It was in his blood. Some people are drawn to professions because they love fixing things or solving problems, like a mechanic or 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.

home in the recent GSABA 2021 Parade of Homes was

“I’ve always had a passion for creating something out of nothing,” says

no exception. They won the Parade award for Best

Torres. “It’s both a blessing and a curse because this is a tough business.

Master Suite and Master Bath.

And there’s no one tougher on me than me. But I like taking on challenges,

Ten years ago, Everview Homes began building homes ranging between 1,200 and 2,000 square feet in Northeast San Antonio and quickly progressed into

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.”

the semi-custom and custom market. Today, Everview continues to build beautiful homes including production, semi-custom, custom, multifamily, and duplex homes in Spring Branch, Blanco, Horseshoe Bay, New Braunfels, Hondo, Seguin, Selma, and San Antonio. A quick look at their website will provide a list of standard features in their homes that are often upgrades or extras with other builders. Most notably, are a few signature Everview features such as 14-20-foot ceiling heights (foyer, family room, dining); 10-foot plates and ceiling treatments throughout; and 8-foot doors throughout first floor. Everview’s parade home in Belle Oaks drew rave reviews for these and many other unique features: stately curb appeal, 20-foot ceilings; butler’s pantry, hidden safe

Jennifer Dube (l-r), Cody Torres, John Torres and Cindy Autry

room, wine room and the most incredible master suite in the parade.

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www.jasonroberts.biz Featured image photographed for LLB Interiors at the 2021 Parade of Homes in Belle Oaks. Custom Home Builder: Evolutionary Homes 22

VE Luxury Homes VE Luxury Homes, led by Dean and Sherry Buescher, recently took top honors with the Greater New Braunfels Home Builders Association’s Parade of Homes. Their entry was their personal home in Vintage Estates, and they received the Parade of Homes Grand Award 2020, along with 7 other first and second place recognitions. But the story of Dean’s success and rise as one of the top South Texas builders starts several years ago. Like many men in this business, he grew up learning about building homes from his father. Howard Buescher, who recently passed away, was a decorated World War II Navy veteran; raised a family of seven children; was quite a successful

Sherry and Dean Buescher

entrepreneur; and was married to the love of his life, Dean’s mother Mercedes, for 73 years. Howard moved from Pittsburgh to Florida to retire in the 80s, but his children eagerly talked him into starting a

I left and went out on my own, I was the Regional President and a

family home building enterprise. Dad relented and the construction

member of the Board of Directors for the second largest, privately

business was off and running.

held home building company in the nation.”

“My father started in the home building business in 1962,” says Dean. “I

Buescher was always aware of market trends and construction

grew up watching him on job sites and learned how he interacted with

industry developments. He knew the Hill Country would be a strong

customers and employees. My summer jobs during high school and

residential market and convinced the owners of Vintage Estates

college were basically to learn the trade. Dad believed that you start at

Homes that New Braunfels was the ideal spot. In 2014, Buescher

the bottom! So I began sweeping out houses and graduated to working

became Division President of Vintage Estate Homes there and he

with the trades in framing, plumbing, electrical, lumber yard and trim

managed all operations of the expansion from conception through

shop. After college, I got my builders license and real estate license

completion. Under his guidance and leadership, this division has

in Florida and started selling for our family-owned company. Before

quickly become a thriving business.

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[Savvy Finance]

IN TEXAS, RESOLVING DISPUTED TAXES JUST GOT EASIER

ust getting a case to district court efficiently and affordably has been a massive headache in the past for Texas taxpayers disputing their state and local tax (SALT) bills or refund amounts. Two

new Texas laws help ease this by removing a “payto-play” barrier and shortening the winding road to

By Steven Bankler, CPA

HB 2080 establishes a new type of taxpayer protest suit that does not require prior payment of the amount in protest. It’s an attempt to “ease the burden on taxpayers and ensure that all Texans, regardless of means, are able to access the taxpayer suit processes.” However, the taxpayer must still pay the redetermination amount not disputed, and the Comptroller may still assert liens on the taxpayer’s assets as the process plays out.

resolution.

SB 903’s Direct Path HB 2080’s Removal of “Pay-to-Play” :

SB 903 allows those claiming a denied refund the choice to bypass an

Until now (effective September 1, 2021), a taxpayer

administrative hearing process and proceed directly to district court. That extra

disputing a SALT determination needed to pay the

step was a hearing before the State Office of Administrative Hearings (SOAH).

disputed amounts before challenging them in district

According to the Texas Taxpayers and Research Association, administrative

court. Many considered this pre-payment a “pay-

hearings on contested tax issues were once conducted within the Comptroller’s

to-play” tactic, which dances dangerously close to

Office (the same office you’re suing when you contest your SALT taxes in court).

a violation of the Texas Constitution’s open courts

Many saw this as a blatant conflict of interest. So, in 2007, SOAH was assigned

agreement.

the hearings instead, “to give taxpayers access to a more independent forum.”

However, a TTARA study found that taxpayers prevail outright in only 5% of SOAH decisions, and the state wins outright 85% of the time. The findings indicated that administrative hearing decisions might not be as independent as they could be. With such a low level of success for taxpayers, the process is viewed by many as an unnecessary and costly step in a journey that would most likely end up in court anyway. So, as of September 1, 2021, you can choose your path early in the refund dispute process: try to resolve the dispute through an administrative hearing or waive that right and proceed directly to district court. That direct path may include a conference to clarify your claim, but several individual factors should go into deciding whether to proceed one way or another in either of these scenarios. Both involve suing the Comptroller—represented by the Texas

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[Builder’s Perspective]

BECOMING

“COVID ADJUSTED”

n 2020 during the fall and winter many builders were starting new homes for clients they had been

By Steve Zbranek

working with since spring or earlier. The market for custom homes seemed stronger than most of us

Co-Owner, Zbranek &

could remember and pricing new homes for a year end, or first quarter start dominated much of our

Holt Custom Homes

time. During the design and pre-start phase, we explained to clients how our production system would work for their project and used examples of our past performance to reassure them that their homes would follow a similar path to completion.

And, the phone kept ringing. I remember

And, as the free-market system prevailed it gave birth to new

telling my wife “In 2017 when the phone

companies offering job site sanitation stations (to an industry that

stopped ringing (for many of us) we

heretofore was completely satisfied with porta cans). Bi-lingual signs

didn’t just wake up stupid one day. Now,

were required with “Covid Cautions” and there were new inspections

the phone never stops ringing and none

for compliance. Many asked…how much worse can it get?

of us woke up this much smarter.” It was

Well, before the supply chain issue surfaced with our vendors,

like Builder Christmas, until it wasn’t.

worker shortage quickly spread within all of the businesses we rely

2021 marked my 43rd year in the Home

on to keep our building machines rolling…surveyors, inspectors, city

Building Industry. Until that year I jokingly told

staffing, sub-contract workers, appraisers, title companies, mortgage

clients and less senior builders that “I had seen

companies, banks, etc. It became very obvious how important

it all.” Well, someone moved a chess piece in

human resources were to building new homes on a predictable

the game of homebuilding and caught us all

schedule. Offices were closed for days, and short staffed after that.

off guard. The first sign of trouble came from

I remember being told by an electrician that they were four weeks

positive covid tests, creating new job site rules

out, if no-one else calls in sick between now and then. Just as we

and city mandated job site lock downs. The

were dealing with these challenges, lumber started to imitate Tesla

solution for this was to regulate how many

stock and rose to prices never before seen. This one hurt. Not just

workers could be on a job at the same time.

the vendors and builders, but also the clients.

Using the show must go on mentality some of us took the hit, some

compliance officer wrote us up for the violation, even after hearing

split it with clients and some passed it on depending upon their

the story. We elected to appear in court and plead our case. The

contractual status. What a mess! I heard stories of builders pouring

judge and prosecutor were sympathetic. They cancelled the fine,

slabs and walking the jobs because the client refused to pay for the

reduced the court cost to $10 and we left with a six-month probation.

lumber. Others poured foundations and purposely stopped, waiting

However, even after the city was presented with the circumstances

for lumber prices to decline. Then to add insult to injury, when we

and the court’s decision, they elected to retain our $ 1,700 permit

agreed to pay whatever the number was, the distributors couldn’t get

deposit for violating the C of O code.

the materials without long lead times, if then. On one of our large jobs

While our industry struggles to operate in this “New Normal,” we need

the engineer missed a load calculation under a second-floor stoned

to encourage our city leaders to watch the news and help us when it

fireplace. Normally a phone call and the problem was fixed quickly.

makes sense. Every good builder wants to comply and I’m certainly

The three additional LVL’s we needed took nearly a month to arrive.

not asking for a break to those who don’t. However, in the two cases

Every builder who lived it could write this article, probably some with

listed above (and I suspect many others) we could use some leniency

even more colorful stories. As the year progressed the lead times

for items and situations outside of our control. I encourage builders

for things like windows, appliances, plumbing and lighting fixtures

and HBA’s around the state to reach out and help with suggestions so

contributed to us missing delivery deadlines, and budgets. As bad

cities can maintain their rules while adjusting when warranted.

as this was for everyone in our industry, it was the hardest on those

Today we are telling the new buyers what to expect, as far as we

clients whose homes started at the beginning of the year.

know, today. We are learning to build homes with new rules, in a

Every smart business owner knows that setting realistic expectations

market that continues to supply us with willing buyers. Our jobs were

in the beginning is the key to successful, and less stressful projects.

always challenging and we accepted those challenges. Now, the best

In the fall of 2020, we told clients what we thought, and we were

we can offer is to stay current, help each other when we can, ask the

all wrong. It was not our fault, but that wouldn’t get us out of this

cities to work with us, and work hard for happy clients as we continue

one. Since the media kept COVID as the lead story every night our

to become “COVID Adjusted.”

clients were made aware of the world that we are currently living (and building) in. In our business most of the buyers were understanding and patient. A couple were not and they often sucked the energy out of an otherwise adjusted running operation. Lucky for us, the best clients gave us the inspiration we needed to do our jobs and adjust to the changing circumstances. As I write this, sadly, COVID is still with us. Construction labor is still a challenge for custom home builders and it continues to be a sellers’ market on labor costs. While the number of infections has thankfully decreased substantially, the quarantine time is still 10 days for someone who is exposed. Our material lead times continue to be measured in months versus weeks and shortages are the norm. Some of us were building when mortgage interest rates were 10% or higher. We adjusted and still sold homes. Today’s adjustment needs to involve everyone in the new home construction process. This includes local municipalities with high energy level code enforcement officers. One of our jobs was “red tagged” for a week due to a full dumpster. The dumpster company had four drivers out on COVID and told us that they were doing the best that they could. On another occasion we were a month behind on a closing for a widow and her family. She called and said that her furniture delivery could not be put off any longer and that the delivery company was going to set the furniture in the home or leave it on the lawn. She was frantic so our project manager asked them to place the furniture in the home, away from the walls so the building inspector could still complete his inspection. We had not yet received our Certificate of Occupancy and told the client that she could not occupy the home. The code

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[Savvy Trucks & Toys]

A TRUCK FOR EVERY DRIVER, EVERY BUDGET By Beverly & Steve Smirnis

« Ford’s research shows 40% of F-150 owners take their vehicles off-road. The Tremor stands ready for rock-climbing. »

ord has been the truck sales leader in the

5.0L V8 engine. Starting with an MSRP of $43,804, it had a little over

U.S. for decades. Still, competition keeps

$11K in upgrades for a total sticker price of $57,540.

Ford engineers always at the drawing board.

Off-road vehicles are a hot segment where even the legendary F-150

There’s something for any type of truck

Raptor now has a viable contender. Yes, a new Raptor R is coming

owner across a wide range of budgets thanks

this year but for a different kind of off-roader, the introduction of the

to Ford’s vast range of configurations.

F-150 Tremor® was first. Raptor is inspired by desert racers, and

The F-150, all-new in 2021, offers six engine choices, ranging from the

although capable of rock crawling, it is primarily tuned to go fast over

standard 290-horsepower, 3.3-liter V-6 to a torque-rich turbo-diesel on

any type of terrain. The F-150 Tremor® combines capability to tow

up to a 400-hp, 5.0-liter V-8. A new addition is a 430-hp, turbo 3.5-liter

10,900 pounds and a payload rating of 1,885 pounds with true off-

V-6 gas-electric hybrid. Then choose from six trim levels and regular,

road prowess. This one is the rock-climber with upgraded suspension

SuperCab (extended) and SuperCrew (crew cab) configurations. Our

and driveline hardware, increased suspension travel, approach,

tester was the XLT (one step up from the base) SuperCrew with the

breakover, and departure angles plus standard rear locking differential

and available front Torsen limited-slip differential. In addition to standard Hill Descent Control, Tremor also features available new off-road technologies such as enhanced Trail Control, Trail One-Pedal Drive and Trail Turn Assist. All versions feature a F-150 Raptor-style bash plate, off-road running boards, a unique hood and grille with Active Orange highlights and unique trim and technology packages. All F-150 Tremor models are configured as SuperCrew cab with a 5.5-foot box, four-wheel drive, and the Ford 3.5L EcoBoost V6 engine. Our tester was the mid-level which added just over $6K to the MSRP of $49,505. With trailer tow package, the Torsen differential, Pro Power OnBoard power generator, Co-Pilot 360 Assist and a few other add-ons, it was priced at $63K. A new Ford Ranger is due for the 2023 model year, poised to compete with the Chevy Colorado, Toyota Tacoma and all-new 2022 Nissan Frontier mid-sizers, but first to launch in the category

Who are the other contenders

Which vehicle was named

of what we’d term “unconventional trucks” was the 2022 Maverick,

in the mid-size and compact

2022 Truck of Texas? Which

an affordably priced unibody construction compact pickup with a

truck segment?

truck won both Off-Road

standard hybrid drivetrain good for 40 mpg in the city, yet still with

Vehicle of the Year and Luxury

an impressive payload capacity of 1,500 pounds and standard

Pickup Truck of Texas?

towing capacity of 2,000 pounds or optional 4,000-pound upgrade. Ford says it hopes that the economical Maverick won’t just be a customer’s first truck – they’re going after brand newcomers. The 2022 Ford Maverick Lariat comes with a 2.5-liter hybrid engine. But our tester had the optional 2.0-liter EcoBoost gas-only engine which is the only way to get all-wheel drive. The gas engine with the 4X4 and just a few option upgrades was $30K

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« Ford marketers want the Maverick not just to be a buyer’s first truck; they hope for it to be their first Ford vehicle. »

Beverly & Steve Smirnis are members of the Texas Auto Writers Association and the Texas Motor Press Association, reviewing vehicles and casting their votes at driving events where the Truck of Texas, Car of Texas and Off-Road Truck of Texas are some of the titles awarded

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