WELCOME

1. WELCOME Getting Smart About Home Modifications A Webinar Series Sponsored by the Wisconsin Department of Health Services Webinar #3 WHO WILL HELP WITH Dave Porterfield, Movin’ Out, Inc. Tom Hirsch, Architect Sam Breidenbach, TDS Custom Construction

2. Please let us know who you are • Go to the “ASK” button in the upper left quadrant of your screen. Click on it and it will open a dialogue box. • Type in where you are listening from and how many people are listening from the same computer. • Questions can be asked in the same way and you may ask questions as you think of them, at any time during the presentation. We’ll generally answer questions at the end of the presentation unless there is something specific we need to clarify.

3. WHO WILL HELP?Determining Who You Need on Your Project Team Getting Smart About Home Modifications Session 3

4. PRESENTERS • Dave Porterfield – developer • Tom Hirsch – architect • Sam Breidenbach - contractor

5. Webinar Goals Establish a basic understanding of: • Steps in planning and carrying out a rehabilitation project • Potential project team members

6. Project Steps 1. Identify the accessibility problems to be overcome 2. Define a preliminary scope of the project • This will help in determining who else needs to be included in the project

7. Project Steps • Establish a preliminary budget (your best guess) Sources of Funding • Medicaid waiver (or family care budgeted funding) • COP high cost • Individual or family resources • State and local government funds • Private and foundation funds • Agencies such as Movin’ Out, CAP offices, rural development, Independent Living Centers, etc.

8. Project Steps • Make an initial judgment as to whether or not the project is feasible • Is there sufficient capacity, both staff and money? • Make a cost benefit analysis (is this worth doing?)

9. Project Steps 5. Identify who you need on your team to carry out this particular project.

10. Potential Team Members • Design professional • Contractor • Human Services professional • Home Inspector • Engineer (environmental, structural, geotechnical) • Lawyer - more-

11. Potential Team Members • Accountant • Lender(s)/ Funders • Appraiser • Surveyor • Public approval bodies (building permits, zoning, etc.) • Public and non-profit housing agencies (for funding, technical assistance and contracting)

12. Design Professional’s Role • Licensed design professionals – in Wisconsin Architects and Professional Engineers • 1 & 2 family dwellings as well as small multi-family buildings do not require a licensed designer; but adhering to state building code is required and is always determined to be the owner’s responsibility.

13. A Designer on the Team If you decide that you want to add a designer to the team, the time to do so is as soon as an obstacle to independent living is identified.

14. Scope of the Designer’s Work • The most important qualification of a designer isEXPERIENCE. An architect can have a wealth of experience that informs the issues such as • is the structure sound? • what options are available for adaptation? • can the structure be economically rehabbed?

15. Scope of the Designer’s Work • An architect can help to • define options, • communicate the desired outcome, • provide plans and specifications, • obtain permits, • hire trades people, and • monitor for quality and progress.

16. Design Service Costs • Costs can often be paid for with public or private funds as a component of the rehab project • Some of Wisconsin’s Centers for Independent Living have staff with design expertise that will not charge for their services • Some architects are willing to do pro-bono or reduced-fee work

17. Services Provided by General Contractor • Initial consultation and preliminary budgeting • Design • Project development • Full service remodeling/construction • On-going maintenance and service

18. Initial Consultation & Preliminary Budgeting • Listen to client’s needs and provide practical solutions prior to entering into design or construction contract. • Determine client’s expectations; Can we meet them? • Discuss entire process, design fees, and scheduling. • Provide early budgeting using historical job cost data from other similar projects. • Educate client on the “house as a system” approach.

19. Design • Create conceptual design developed by “in-house designer”or outside designer. (If owner prefers working with outside designer, stress the importance of having qualified contractor working together early in the process before final drawings are produced. A nominal retainer fee is appropriate.) • Compare conceptual design with preliminary budget. • Develop final “working drawings” combining all elements of Project Development; prepare for final pricing and permitting.

20. Project Development • Project development is interdependent with design. • Feasibility analysis- • Structural concerns • Building and zoning code compliance • Mechanical, electrical, and plumbing system design (more)

21. Project Development • Home performance evaluations through Focus on Energy™ (“House as a System”) • Green Building and sustainability focus • Site walkthrough with “trade allies” • Generate fixed price construction contract with pricing from vendors and subcontractors

22. How to Identify a Reputable Contractor • Do they have a website • Are they affiliated with a builder’s association? • Are staff certified through industry specific training programs? • Check several references

23. Reference Check Questions • Were they respectful of home and property? • Do they have a presence in the neighborhood? • Did they provide and adhere to a schedule? • Did they communicate well? • Did the original contract price radically change without “reasonable cause?” • Would you hire them again?

24. Project Dynamics(what it takes for a smooth running project) • Mutual trust and respect • Setting and meeting expectations • Open line of communication • Well written contract, project specifications and detailed drawings • Making 100% of product decisions prior to starting construction “An allowance is merely a delayed decision.” • Timeline schedule (regularly updated); one for design and one for construction. • When things go wrong (and they will), immediate action from both parties is essential.

25. Aspects of a “Job from Hell” • Substantial investment in a design that can’t be built for stated budget because of inadequate site analysis or research. • “Bidding Out” a project without working drawings, using limited information and expecting an “apples and apples” comparison between competing contractors. • Being fooled by the price of the “lowest bidder” only to find that the final cost at the end of the project is equal to or greater than the original price of the more reputable contractor; and it takes 50% more time to complete. • Poorly written contracts. • Being too anxious to start construction before all “ducks are in a row.” • Poor or no dust control. • Disappearing contractors!

26. Who Will Help? • There are lots of people with expertise who can make a rehab project go smoothly. • Learn who they are in your community. • Share information and skills. • Start your project only after everyone on the team agrees to the plan.

27. CONTINUINGWEBINAR SCHEDULE TUESDAYS 10:00 am – 11:00 am • November 3: Quality & Accountability (Developing and Signing Contracts) • November 10: Zoning, Permits, Codes • November 17: Building a Ramp

28. Getting Smart About Home ModificationsRe-runs • Power point presentations are located at www.movin-out.org Click on ‘learn more’ in the first paragraph of the home page which will lead you to the power point presentations. • The webinar itself can be replayed by going to the DHS webcast catalogue at http://media1.wi.gov/dhfs/catalog/ Once there you can search for the presentation you want by name, date or presenter.