Patience Grasshopper.... Patience

Things are starting to come together and the next major hurdle is to lock in a rate.  I attempted to lock in a rate back on August 24^th when NVR was offering 3.875 which was a pretty darn good rate.  Sadly Ryan Homes never responded to requests to confirm a closing date and NVR couldn’t lock me in.  The daily change in rates can cost 10’s of thousands of dollars over the life of the debt.  At one point NVR said I could buy down the rate for 4,000 and be closer to the rate I lost…..costing me an additional 14k……I think not.

Ryan Homes and NVR agreed to give me 1.5 points to buy down the rate to lower it closer to what I tried to lock in.  It hasn’t been close to the rate yet and each day I watch and wait looking for the rates to drop some.  Currently they still have me paying 1k to get back to the rate they failed to lock in.

I have a feeling tomorrow will be a good rate day.  The mortgage rates used by NVR come out daily are based on the rates of the 10 year Treasury note.  I found a direct correlation between the rates offers by NVR and rise or fall of the 10 year Treasury note rate.  Today the 10 year Treasury note dropped almost to the point where it was back in August 24^th.   

Here is the trick, NVR requires you to lock in by 4:30pm.  You can pull up the 10 year Treasury note and determine if the rate is going up or down for the current day.  If the rates drop during the day of the 10 year Treasury note it is likely that NVR rates tomorrow will be better than the rates they gave you today.

Patience is key here.

Our current home has its home inspection this Friday.  It’s been a good house but it’s over 60 years old and I worry something I don’t know may be wrong with it.  I can’t imagine anything serious will come but considering how bad of an experience it has been to sell my house I plan on it not being fun.  I also think a lot of home inspectors include things just to make sure they cover their own butt.  Hopefully nothing serious comes up and the buyer doesn’t over react and argue over things.

The landon is moving along at a slow pace.  We went up this weekend and they only had the first coat of tape up.  All of the corners were untouched.  There isn’t as much to do now since the guts are all covered.  I’m trying to stay focus on the final sale of my house and packing.  Hopefully the garage will get emptied and I can sneak in there and paint it before they lock me out.

We sent our PM some punch list items last week and have not heard from him.  There is totally a copper pipe with no support floating free in the wall.  The plumber removed the support when he put in the vent and didn’t put the support back.  Now that they have drywall up, I’m not sure how they plan to fix it.  They also put my AC compressor rough in on the wrong side of the house.  This is a pretty big issue as we wanted our noisy AC unit to be on the small side of our lot away from our usable yard.  They confirmed this in the Pre-Con meeting.  I am sure this was an oversight and hopefully something they can change.  We found a dent in our garage door that is highly noticeable.  I have a feeling they installed it so there is a door and will fix it, but we wanted to make sure we put it on the list.  Guardian told me they would move a speaker for me and they didn’t so the wire was plastered over.

We are just about 1 month away from closing.

Now for pictures

Moving Along

The last few weeks have been over whelming.  Trying to sell the house and build a new one has demanded all my free time and even caused interruptions in work.  Sorry I have slacked on my blog.  There is good news.

Landon

I haven’t been there since Monday night.  There was a drywall crew in Monday and they had half of the house covered in drywall.  I suspect they finished and are covering the seams with plaster and tape.  The two of us are going up to see it tonight and we are so excited.

It looks like some of my sound proofing was taken down.  I don’t know if it was knocked down and not put back in or removed to get access to something.  From what I can tell, the majority of it is up and remains in the wall. 

We also have a rough date for our closing.  Our original date was the middle of October and our PM said he might be able to get us in one of the last days of the month, but we decided why chance it and told everyone to plan to close on the first week of November.  We hope to close Monday November 2^nd or at the end of that week.

Current Home

We’ve had a few days of hard negotiations but we all agreed on a price.  I’m thankful I am not selling to the young couple and arrogant realtor who went through my stuff and broke one of our third date mementos.  I’m still not very happy with Coldwell Banker and feel they didn’t live up to the expectations they gave to me.  They missed the original list price was 20,000 off and the floor they promised me was breeched and we closed 8k under it.  Closing 8k under the floor for our house is going to hurt when trying to buy a new washer and dryer.  What’s messed up is that a realtor can fail to meet the goal they set, steal your leads from owner open houses, and still not have to reduce her commission under 6%.  This experience has left me hateful of Coldwell Banker and distrusting of all Realtors.  If you are a reader of my blog and plan to sell your house……..shop around for an honest agent.

NVR

Our loan officer has been very difficult to reach.  Everyday I check the average rates on the market which are dropping fast.  I check a few things and all signs point to a continued reduction in the rates.  Rates in October has traditionally been less than September.  I am still trying to lock in at the rate NVR quoted me that Ryan Homes delays caused me to miss.

Stop beck tomorrow….. we’ll have more pictures of the Landon at Drywall phase.

Get'er Done

Another weekend and WOW was it busy.  Our PM’s assistant told me they were going to start drywall on Saturday so I had a lot of things I wanted to do before they did that.  My fiancé was also on a weekend trip with family, and we lowered the price on the house again which triggered a mass viewing Friday night.  Here’s the breakdown:

Landon

Thursday night I installed a pipe from the basement to the attic in case if I ever needed to run any wire or cables to the attic.  I ran it down along side the main air ducts.  It took about 25 feet, and I made sure to cap both ends, shim the pipe to hold it in place, and then spray foam the pipe.  While I was doing this, I noticed they didn’t spray foam the seam of some of their main air ducts.  I also added more foam to them.

I was worried they would start drywall Saturday morning so I got a generator and Friday night I ran lights to the inside of the landon and started sound proofing my laundry room.  Sadly the sound proofing carried is the standard 16” stuff and not the 22” to fit in the Ryan Homes non-loading bearing walls.  This made it hard to install vertically.  It wasn’t until I struggled with the walls for a night I figured horizontal is the way to go for the wrong size.  I arrived at the Landon Saturday morning at 6am hoping to get a room done before the drywall guys showed up.

The drywall guys never showed up so I had the entire weekend to tweak things.  I fully sound proofed the powder room and laundry room.  I also sound proofed the wall between the master bath and master bedroom.  This was a rather slow and itchy process.  I also installed an extra outlet for the tv and an extra one in the garage.  I also installed an extra hose bib on the side of the house where there is bigger yard.  I only installed the rough in pipe through the wall and ran pipe to the area where they have the shut off values.  I decided to wait before I connected it to the mains.

Sunday I insulated the garage the best I could.  I ran out of insulation and didn’t have enough for the corners and one panel between the porch and garage.  A neighbor stopped past and said he wished he did what I am doing because he says his garage pipes freeze each winter.

Spending all this time there working, I got really close to their work.  I found things over looked that I hope they fix.  The master bathroom has a Pex copper fitting that has no support and it swings in the wall.  They installed the garage sink in the wrong spot which was discussed in the pre-drywall meeting and they confirmed it would be moved.  I also showed it to the sales guy this weekend that the paperwork has it moved.  The corner of the wall in the closet in the master bedroom was fixed horribly and I can still see light coming through the crack.  I ended up adding spray foam on it.  Today they start drywall and I hope my insulation remains.

Home Sale

A less than desirable buyer has approached me.  This is the couple who messed with our personal stuff.  So far everything about them has been negative.  We tried to negotiate with them before and they turned away.  Now they want to negotiate and hurry up and get the deal done.  I really hope someone else comes along as I really dislike these people and their agent.

NVR

I came close to locking in a rate Friday, but decided to wait.  From what I can tell with mortgage trends, the rates in October tend to be lower than September.  For the past 8 years October has been lower than September.  I spoke to a great loan officer at PNC who mentioned why the rates are bouncing up and down is because there is still a lot of demand for mortgages.  He said the rates would go down, people would lock in the rate, and demand would push the rate back up.  We seem to be still seeing all those who bought trying to lock in before the fed raised the rates.  I figure I have three weeks to watch and maybe get lucky with a good rate.

Pictures

Garage Insulation I installed

Sound Proofing

Extra Outside Hose Bib

The inside of the extra hose bib

They missed an outlet here

I installed the missing outlet

Hot water pipe with no support

Stud that is about as straight as Elton John

Not going well with Coldwell

It's been rough since the last post and some things haven't been going smooth at all.  The worst is my experience with Coldwell Banker and selling my house.  The Landon is still moving ahead well, but NVR and current home sale is sucking.  Here is the summaries:

NVR/Financing
Last week I received calls from two different managers at NVR/Ryan Homes.  My issue was I tried to lock in a rate and NVR required me to confirm with my PM, but my PM never responded to NVR and myself.  Because NVR couldn't confirm a closing date, they refused to lock in a rate.  The end result was the rate went up which is costing me more.  The first call was a sales manager at Ryan Homes.  He basically told me the PM's cant provide estimated closing dates in hours and it normally takes days for them to update an estimated closing date.  I then got a call from a manager at NVR who threw their Ryan Homes partners under the bus as Ryan Homes didn't respond to the email at all and they caused me to miss the rate.  Neither one of them agreed to take any ownership, but the NVR manager said he would work on this if he could.

It's been days and I haven't heard back from them.  The rates are still at or above 4 and not below 4 which I was trying to lock in.  I really wish Ryan Homes would just buy down my rate to the rate I lost from them not responding to my email and communicating with NVR.

I am still shopping around the rates and found Princeton and Clearview banks who actually do the lending for Ryan Homes and NVR.  They have slightly better options for rate but not as good for upfront costs.

Current Home Sale
The couple who was going to buy the house has totally walked away and not talking to my agent.  This was pretty devastating and I basically sat and cried when I heard the news.  There is one more couple talking to us but they want 14,000 in concessions and discounts.  The end result of this so far has been a total FUCK UP by Coldwell Banker.  I am so frustrated and disappointed with how they are selling my house.  Coldwell Banker didn't do a good job giving me a realistic valuation of my house.  I feel as though they just presented a rosie happy picture to get me to sign with them and when buyers refuse the price, the only solution Coldwell Banker offers is to lower the price.  They should really lower their commission in the same percentage as we lower the price.  I'm exhausted from working my own open houses and I doubt Coldwell Banker can produce someone for Sunday.  This has been horrible and I cant sleep at night because of how bad they priced my house and not having any buyers to buy before we close on the Landon.

The Landon
Everyone has been on site and doing stuff.  The framers came back and started to fix things.  The electricians finished a majority of their work, and the plumbers are nearly finished.  The spray insulation was done yesterday.  I'm being told tomorrow is wall insulation, Friday is inspection, and Saturday is drywall.  Somehow Friday night I need to find time to put in the insulation they dont and install some conduit from the basement to attic.

Here are some pictures

Spray Insulation

Dirty Bathtub

Corner Crack still needs fixed

Plumbing and HVAC

Notice the weird cardboard stuff.....it's a thick plastic sheet they use to path holes

More holes patched with this plastic sheeting

Spin around right round, You spin me right round

What a busy weekend for us in the process of selling our home and buying a Landon.  Here is an update on the three components of this massive project.

Sale of the Current Home

I instructed my agent to set up an open house each Sunday for the month of September.  I figured it would slow down, but we have been getting 7 groups of people coming through each Sunday which normally results in 1 very interested buyer.  Interest in my house is still high and we are the cheapest 3 bedroom house to get into Peters Township.  Again Coldwell Banker failed to produce an agent to sit at my house so we had to do it.  (I’m sure this violates their contract with me as we have worked 4 of the 5 open houses and the majority of interest is from open houses)

A couple who was supposed to put an offer on the house last week came back with family.  The father picked at everything and I think they are getting hung up on stuff and backing out.  As of last night, my Agent hasn’t heard from them.  They did speak to my neighbor who told them the driveway is not an issue for a small car and the stream has never flooded.  They also spent a lot of time at the spot we had some water/termite damage but the house was treated.  They were concerned that section of the basement felt damp. I honestly don’t know many old home basements that don’t have some dampness after a very, very hard rain.  Hopefully they will realize it’s an old house, not perfect, but not a horrible investment.

The open house left me exhausted from walking around in heels.  Each open house costs us money as we have to kennel our dogs.  (I think Coldwell Banker should reimburse me for since their agents aren’t doing them)  I had just changed and sat down to relax when the Agent texted me that a couple who has been in the house already twice wanted in to see it again.  This is a couple who originally said the house was too small but then beat me up on price over a nicer smaller house further away.  I wasn’t thrilled with the idea of leaving my house at 6:30 but figured, we’ll start dinner in a crock pot and give them another 30 minutes in the house……it shouldn’t take long right?  The agent showed pretty much on time.  Her clients did not show up until 7:00.  We drove past a few times because we were hungry, not able to use our home all day and really wanted to spend time as a family.  This buyer, who was in for the third, time stayed for about an hour and left at 8pm.  We promptly went in and unloaded the dogs and checked on things.  We found a lot of our stuff moved.  Apparently while the husband was snooping in the basement and attic with the agent, his wife and daughter were moving our stuff.   They had opened our crock pot and put the cover on the counter top which left a messy ring for us to clean.  They broke one of our pumpkins, and broke a wax hand we made together on one of our first dates.  This couple also opened our dresser drawers, moved jewelry boxes and perfume bottles.  We complained to our agent.  It’s rude for them to be late, but it’s totally unacceptable for them to touch our personal stuff.  This couple has been looking for a home since March and doesn’t realize for what they can afford they can’t get a fancy big like new house.  We included them in with the last counter offer but they passed on the house.

Here we are the middle of September and about 45 days from closing on the Landon.  My stress levels is hitting a new high.

NVR and Mortgages

I’ve decided to press on the loan approval because I figured out I was doing what I could to lock in a rack and NVR/Ryan Homes dropped the ball.  I received a call last week from the regional sales manager and on Friday the regional NVR manager called with our loan officer.   The short of the situation was 1) I was discussing how to lock in a rate with the NVR loan Officer who told me I have to be in the 90 day window 2) I explained we just started framing and should have about 60 days to go so we have a grace window of 30 days 3) I emailed the PM, the NVR Loan Officer, and both sales reps to get the closing date for the NVR loan officer.  I couldn’t lock in a rate because I had no confirmation of a closing date.  NVR and Ryan Homes didn’t communicate so the low rate I was trying to lock in went away.  Now I can buy that rate for 2kto4k which is a new fridge and unacceptable specially when I started a dialog between NVR and Ryan Homes and everyone ignored the email.  The Regional Manager finally saw my point….yeah, it’s my responsibility…..so I emailed all parties……and then communication between NVR and Ryan broke down and I got penalized for it.   He said they will look into what they can do.  This continues to linger on and now I am in a hard position as I need to start the process with another bank as I need 45 days to get a loan, but without my current home until contract, it’s pretty impossible.

Pre-Drywall

Our pre-drywall was rushed and not how it should have been.  Our PM was going on vacation this entire week and wanted to have this meeting before he left so drywall could be going on while he was gone.  Sadly, the house wasn’t even ready and this meeting should have been pushed back.  The electricians were still on site putting in outlets and lights.  The plumbers were doing a water backfill test, and the framers have not been back.  Everything basically got pushed back an entire week.  Our PM said this is how things will most likely happen 1) Electric and plumbers back in to finish/fix/ or move things on Monday 2) Tuesday should be the framers, 3) insulation installed Wednesday, 4) Thursday touch up and 5) Friday is inspection day.  Our PM feels unlikely we will be in the house before the end of October.  He feels first week in November is more realistic at this time.

During the meeting, the first thing I noticed was the garage sink had not been put in the correct place.  It was the first thing we had to sign and place so I found it odd that they had it wrong.  They said it would be moved.  We had cracks in our basement floor which they said happens and they’ll put some silicon in it.  Our PM had the electricians give us extra three way switches on the master bedroom lights/fan.  I am pretty sure he did that because it was confusing which lights we wanted on the three way switch so I think he just put them all on a switch.  We talked about things that still need to happen such as moving the drop down attic ladder so it doesn’t hit the washer/dryer.  There is also some dead space between the master bath and a closet.  We also went over the location of the circuit break box, various shut off values, etc.  We discussed the suggested height of the ground level when it is graded and how our garage floor was lowered so our driveway isn’t as steep.

I've got gas

Captains Log... star date 47634.44

The Landon is making some slow progress considering we have a pre-drywall meeting on Friday.  Last night I checked it late and found more plumbing work but nothing else.  The gas lines had been installed and nicely marked.  The water main was ran between the house and the street.  They still had pipes hanging through the floors.

We are still waiting on the framers to fix things and the electricians to start so insulation can be installed.  That's the point where the pre-drywall meeting takes place.  They have basically 2.5 days before the meeting......doesn't seem like much time.

I know our PM is on vacation next week so anything we notice we have to get to him ASAP.  Tonight I plan to go check the plumbing.  I have noticed that some drain pipes look like they might hang lower than the joist.  This can cause the drywall to bulge and not go on the ceiling level.  Tonight I have a ladder and my level and I will check to make sure none of the 2nd floor drain pipes are lower than the joist.  I'll also double check the plywood for holes, studs for cracks/twists, and the guardian items.

I am a bit on the fence with a home inspector for Friday.  I think pre-drywall is the most important time to use one.  I'm considering asking my father who worked maintenance at a steel plant and knows a great deal on construction to save cash.

Our existing house earned another offer from this past Sunday.  I'm making a pretty good little open house realtor.  We are supposed to get an offer sometime today.  Its another first time home buyer who is moving away from the noise and people of city living.  My agent is helping them with their offer and number.  Hopefully it doesn't include another seller assist that makes for an extremely low ball offer.  I hope to have good news for the blog tomorrow.

As for financing, the rates have gone up and the manager from NVR who was supposed to call me never did.

Here are some updated pictures

Trench with the water line in it

Pile of Sand......I suspect for putting the stone on the house

Gas line and each separate gas line with shut off value.....nicely marked

Laundry room plumbing

Looks like someone cut a hole in the wrong spot

Water pipe from the street inside the house ready for plumbing

Rubba Dub Dub......I got a new Tub

We stopped at the Landon Saturday afternoon.  It was pretty cool as another couple was walking lots with one of the sales staff.  They wanted to buy a Landon so we took them inside ours to check it out.  They seemed cool and would totally fit into the energy of the developing neighborhood.  They left right before the huge storm.  It was loud in the Landon with no drywall or insulation.  It was good hard rain so we walked around and looked for leaks but did not find any.

There was some progress made on Friday.  They started the plumbing and installed adjusted the framing and installed bath tubs.  They started to run drains. water lines, and exhaust pipes.  Guardian also stopped in and marked where everything goes.  The framers did not come back to fix their troubled missed items and the electricians did not start either.  Our PM is on vacation next week, so he is shooting for a pre-drywall Friday which only gives them three days to finish plumbing, electric, framing, and insulation.  To miss Friday would push everything back nearly 2 weeks.  It's very, very close.

The two of us took measurements for sound proofing insulation and garage insulation.  I'll have a busy weekend planned working on the Landon prior to drywall.

We hosted an open house this weekend.  This is the fourth open house we had and the third one we worked.  I'm actually getting the hang of helping potential buyers vision what they can do at the house and all the potential it has.  Like last weekend, we had some really interested parties.  One told my agent they will be submitting an offer Tuesday.  I am praying hard that it is near asking price and doesn't include seller assist which has been killing the prior deals.  It's screwed up that the payment that normally goes to the agent who sells an open house wont go to me and I still have to pay the dam 6% Coldwell Banker commission considering we worked all but one open house.

As for locking in a rate.......no change anywhere.... but I feel good for this week.

A few pics

Here is the plumbing for the upstairs bathroom roughed in.  I have noticed that the sink drains loop around and go up and reconnect to the main drain in two spots.  I have never seen this type of extra plumbing before.  I assume it's for clogs or overflow.  It'll be important to watch out for when hanging TVs on the wall.

Laying Some Pipe

Last night we arrived at the Landon to find the roofing guys were finishing up.  They were working on the morning room roof when I arrived.  Their automatic nail gun echo loudly through the house.

I received a call from the PM yesterday.  While I have been frustrated with NVR and our prior PM, this guy stepped up to the plate and is doing a good job.  He reached out to me to confirm our pre-drywall meeting and a question I had in the email.  I asked if the Laundry room pull down is in the wrong truss as if it is pulled down it will hit the laundry machines.  He said he already noted that and marked it for a fix.  He also asked me abut my electrical.  "Did you want your switch outlets removed to just be outlets?" he asked.  I confirmed, I asked over and over again and had in all of my electrical notes but Ryan Homes wont do it.  I also bought light rough ins because I hate switched outlets.  He said he would talk to the electrician and have it changed per my original request.  WAY TO GO RYAN HOMES!!  It gets better......I mentioned that I think the morning room door opens the wrong way and he confirmed it was.  He said when they moved the door they didn't change the part code.  He already ordered the new door.

Our PM must have spent time in our house inspecting the framing crew's work.  He had orange paint all over the place for things they missed.  Staples that missed the 2x4 in factory construction.  Holes in the exterior trusses where they wrapped chains around it to lift a truss with the skid loader.  He marked the frames that were not plum, arches not installed, and cracked boards that need additional support.  He also prepped the house for electrical.  He marked where all the special electrical additions are going.  The floor had orange paint for the lights.  I suspect electrical is happening today.

I haven't heard anything much from NVR.  I did reach out to some other banks and while I was reluctant to call PNC, they actually were VERY competitive.  They actually came in better than Dollar Banks current quote and said they'll beat anyone else as they want my business.  I am trying to find a way to post my Excel mortgage comp file on the blog for others to use.....it's super cool.

Our current house had an offer on it this week.  Sadly the seller needed all kinds of seller assist.  6% seller assist pulls over 10k off the price plus they asked for a reduction in price.  I prepared a a counter offer that many I consulted with said was really reasonable for a house in the township I am in.  I had my counter offer shared with all parties who issued an offer or came close to an offer.  I'd be shocked if someone doesn't take it because at that price its not the house but their inability to financially afford a house.

Last night's pictures

Laying pipe for the plumbing

The missed corner in the master bedroom

Not sure what these holes are for as I suspect all plumbing is in the floor.

Moving of the attic ladder

Kitchen Layout

Hang a Shingle

Last night I arrived at the Landon at 5:30 and the roofers were still working.  They had most of the front of the house covered in shingle.    They were working in the tricky spot of the valley between the garage roof and the house roof.  They did have tar paper down on the entire roof so the house is protected.  While they are behind in roofing, my PM didn't delay the HVAC subcontractor for fear of rain.  It looked like the HVAC guys installed the furnace and duct work yesterday.  I can see a few vents that still need covered, copper hoses ran for the AC, outside compressor, still need installed.  The framing crew looks like they have not been back and the big gap in the corner of the master bedroom has not been filled.  Still the house is moving forward and pre-drywall is set for Friday Nov 11th at noon.

There has been no change in the NVR saga.  My loan officer knows I am hacked off with them.  My sales manager told her and they are having a manager call me.  I have been shopping around and build an AWESOME spreadsheet to compare various lenders upfront costs and the lifetime cost of debt.  If I can find a way to post the form on my blog I will.......currently it is in Excel.

My home sale is still in negotiation.  I gave a really good counter offer giving some seller assist for letting me live in the house free for 2 months.  Everyone I talk to who works in real estate and construction agree it's a really good deal.  I had my agent share the offer with all parties, so three couples are considering purchase of my house.

Lastly, my fiance is in law school so three nights a week she isn't available to visit the Landon with me.  I am really excited for her to meet me there tonight and see the progress.  Hopefully electrical or plumbing is being installed today.

Now for pictures:

The Looking Glass

I didn't make it to the Landon on Monday as we are baby sitting a friend's dog and she's been very needy.  Plus, I waned to be home when the sales offer came on my house.  Here is an update on all things:

Our house has another offer for it but the buyer has no money for a down payment.  He is asking for 6% assist.  This basically is an additional discount off the asking price and I think is obnoxious.  It really seems like most young couples out there looking have no down payment and think they can haggle the price and then get me to pay all the closing costs which they should cover.  Without the 6% his bank wont lend him more until he sells his other house.  The deal almost ended but I'm pitching an offer where I can live in the house for free and the rent I would have paid is equal to the amount of house discount I am giving.  Seems like a win for everyone.

I have had more frustration with NVR for financing.  I asked my sales rep for help and she looked into it.  Her response was that the NVR loan officer was waiting for me to provide her a firm closing date.  I fired off a nasty email back to her claiming BULLSHIT.  When the rate was 3.875 I was trying to lock in my rate but NVR said they needed to confirm I was in the closing window.  I told her we were framing and should be closed in 60 days roughly.  I then emailed both sales reps, the PM, and the loan officer all in one email noting NVR needs a firm date to lock in my rate.  NO ONE RESPONDED to my email.  NVR changed the rates on the next day.  Now the rate is 4.125 which will be an extra 50 a month or an extra 18,000 for the life of the debt.  After I called BULLSHIT on the sales person saying it was my fault and delay, she responded that a NVR manager would call me over the incident.  Basically I got screwed out of a good rate because two NVR employees couldn't do their jobs.  Lastly on this topic......NVR rates change daily.  Dollar bank locally in Pittsburgh has so much better rates.  The better rate is stable and can save way more than the 7k credit NVR gives.  SHOP AROUND!!!

The Landon is still moving forward buy not getting done what the PM told me he had planed.  The roll roofing should have been installed Monday and they should have start the shingles Tuesday.  Neither were started but shingles were delivered.  Based on the discussion with my PM, they cant do anything internally until the roof is on to protect from rain.  He added he might risk installing the HVAC while there is no rook only if the weather stays dry.  Over the past few days they also delivered the HVAC items for installing today.  I suspect they will be installing HVAC while the roofers are doing their work......today's chance of rain is 30% in the afternoon.

The framing crew started their clean up work.  The made the closets in the master the same size and installed the attic drop down ladder in the laundry room.  They also started patching holes, filling cracks, and removing the 2x4s on the floor in doorways.  Most importantly......they installed the exterior doors and windows.  I am still finding a few items they need to fix, but it's looking better.

Here are the pictures:

Attic Drop Down moved from bedroom to laundry room....question, will it have enough space to pull down with a washer and dryer in the room???

Master Bath framed up

They missed this big gap

They patched this one

Still a big gap in the Ibeam Pocket

Basement framed for HVAC

HVAC Items

Kitchen Island

Replaced Joists and added 2x4s

Morning Room

Example of filling the cracks