Unprecedented Price Increases are Roiling the Home Building Market - Here’s What We’re Doing About It

Featured in Delaware Today: A Custom Rehoboth Beach Home Built Around Natural Light

Wed, 15 Jul 2026 16:06:45 GMT

A light-flooded Rehoboth Beach house built by Turnstone Custom Homes is not typical of the town—and that’s deliberate.

Published: July 15, 2026

One of our Rehoboth Beach builds was recently featured in Delaware Today, in an article titled "This Custom Rehoboth Beach Home Embraces Natural Light." The piece highlights a project our team is genuinely proud of, and it gave us a good excuse to talk through the thinking behind it.

Most homes in Rehoboth Beach follow the traditional shingle-style approach: small, discreet windows that prioritize privacy over openness. For this client, we took the opposite direction. The result is a home that stands out in the neighborhood, and for good reason.

Designing Around Light, Not Around Privacy

The brief for this project was clear from the start: bring in as much natural light as possible. Rather than treat that as a minor design preference, our team built the entire back of the house around it. The great room, kitchen, and breakfast area were laid out specifically to maximize sun exposure throughout the day, rather than defaulting to the smaller window openings typical of the area.

That decision shaped everything downstream, from window placement and sizing to how the interior spaces flow into each other. When natural light is the priority, the whole floor plan has to support it.

The Team Behind the Build

This project came together through close collaboration between our design and construction teams. Designer Erik Kampmann led the vision for how light and layout would work together, while project manager Mike Reynolds oversaw execution on site. COO Harvey Ryan was involved throughout, helping keep the project aligned with the client's goals from concept to completion.

The Result

At nearly 2,500 square feet of finished space, the home delivers a modern, light-filled interior that departs from what's typical in Rehoboth Beach, without sacrificing the coastal character clients in this area expect. It's a good example of what's possible when a build starts with a clear priority and every decision supports it.

Read the Full Feature

Delaware Today's full write-up includes more photos and detail on the design choices behind this home. Read the article here.

If you're planning a custom build in coastal Delaware and want a home designed around how you actually want to live in it, get in touch with our team to start the conversation.

Hidden Problems in Renovations

Tue, 05 May 2026 15:51:44 GMT

What We Find Inside the Walls: The Hidden Conditions That Change Many Coastal Renovations

Published: May 20, 2026

Nobody budgets for what they can't see. That's the central problem when renovating a home near the water.

We've been building and renovating in coastal Delaware since 2004. When we open up a wall, pull up a floor, or strip a roof on a beach-area home, we are rarely surprised by what we find — but our clients often are. Not because they weren't warned, but because the reality of it hits differently when you're standing in your own home watching the scope change in real time. Or realize you’ve been living with active mold for years.

This is what we routinely find, and what every homeowner considering a coastal renovation needs to understand going in.

Rot. Almost Always Rot.

Water infiltration in a coastal home is not exceptional. It's the baseline. Generally for homes over 15 years old, the question isn't whether there's moisture damage — it's how much, and where.

On exterior renovation projects, we almost always pull back siding, trim, or sheathing to find wood that has been quietly rotting for years. Sometimes for decades. The north and east facing walls are always the worst. Coastal homes take punishment from wind-driven rain, salt air, and high humidity that inland homes simply don't experience. Flashing details that were marginal fifteen years ago have been failing slowly ever since. Caulk joints that dried out and cracked let water in behind the surface where it had nowhere to go and nothing to slow it down.

When we find rot, we remove it completely and replace it with materials and methods that can actually survive the environment. That costs more than the original scope anticipated. It always does. But the alternative — covering it back up — is how a $25,000 renovation problem becomes a $200,000 structural problem five years later.

Inadequate Structure

On a recent major renovation, we discovered that the floor joists were missing bearing points — not a Code issue that developed over time, but a deficiency that appears to have been there from original construction. Also, the joists and the porch ceiling were undersized The home had been standing and occupied for decades. It wasn't falling down. But it was softer than it should have been underfoot and was not going to get better with

age. Our clients (smartly) decided to have us reinforce the floor joists and connections. The client hadn't planned for that. Nobody plans for that. It not only costs money – it can add weeks to the project timeline.

Coastal homes built before modern code enforcement — and there are a lot of them in Sussex County — sometimes have structural shortcuts that were acceptable at the time or simply got through inspection. Undersized beams, inadequate connections, missing hardware. None of it shows from the outside.

Active Mold

Rot and mold travel together. Where you find one, you usually find the other.

Active mold behind exterior cladding, inside wall cavities, and under roofing is common in coastal renovations — particularly in homes that have experienced any kind of envelope failure, even minor. A slow leak at a window. A flashing detail that let water track down a stud bay. Years of condensation in a wall assembly that wasn't designed for the coastal climate it ended up in.

Mold remediation is regulated work. You can't just scrub it down and keep moving. The scope, the containment requirements, and the documentation add cost and time that weren't in the original estimate. When we find active mold, we bring in a qualified remediator, and construction pauses until the clearance report comes back clean.

Asbestos and Other Legacy Materials

We took up the carpet in a Dewey Beach condo we're currently renovating and found asbestos floor tiles underneath.

This happens. Homes built before 1980 frequently contain asbestos in floor tiles, ceiling tiles, pipe insulation, joint compound, and textured coatings. The material isn't dangerous when it's intact and undisturbed — it becomes a problem when renovation work disturbs it. At that point, work stops. A licensed abatement contractor comes in. The material is tested, contained, and removed to regulatory standard.

Lead paint is a similar story in older homes. Lead in supply plumbing isn't gone from the coastal Delaware housing stock either. These aren't exotic findings — they're standard legacy materials in the coastal housing inventory, and any honest contractor will tell you to build contingency for them on any pre-1980 renovation.

Outdated or Undersized Electrical and Mechanical Systems

Older coastal homes were built for different use patterns. Many were seasonal beach cottages that became year-round residences over time. The electrical systems weren't designed for modern loads — EV chargers, high-draw kitchen appliances, whole-house HVAC, and the rest. A service panel that was adequate for a summer cottage is often inadequate for a fully renovated primary residence.

Same with HVAC. Duct systems that were installed for an unconditioned vacation home sometimes don't translate to a conditioned, insulated, year-round residence without significant modification. In coastal homes, ductwork in unconditioned crawl spaces — common in this area — is a source of ongoing efficiency loss and moisture problems.

We try to identify these issues during our preconstruction process before contracts are signed. But some of it only becomes visible once walls are open.

What This Means for Your Budget

Every reputable contractor uses an allowance or contingency line in renovation estimates for unforeseen conditions. At Turnstone, we build this into our contracts explicitly and discuss it with every client upfront — not buried in the fine print, but on the table as part of the honest conversation about what coastal renovation entails.

The contingency isn't padding. It's a reasonable acknowledgment that a building that's been standing for twenty or forty years near saltwater has a history we can't fully know until we're inside it.

What we can do — and do on every project — is minimize surprises through thorough preconstruction investigation: examining the structure before we price it, asking questions about the home's history, and building a scope that anticipates the conditions we're likely to find rather than assuming the best case.

A homeowner who understands this going in is a better partner through the process. When something gets discovered mid-project, they're not blindsided — they've already thought through the "what if" with us, and they know we're handling it the right way rather than the expedient way.

That's the standard we hold ourselves to. It's also why our clients refer us to their friends.

Ready to talk through what a renovation near the water actually involves? Schedule time with Harvey for a free feasibility assessment.

What to Look for Before You Buy a Vacant Lot in Coastal Delaware

Mon, 20 Apr 2026 18:21:18 GMT

Every year, buyers fall in love with a piece of land before anyone has told them what they can actually build on it.

Published: April 20, 2026

The lot looks right. The neighborhood feels right. The price seems fair. And then, somewhere between the purchase agreement and the building permit, reality arrives — a wetland buffer that cuts the buildable area in half, a flood zone designation that adds $100,000 to the foundation, a setback that pushes the house where the view isn’t.

We’ve been building in coastal Delaware since 2004. Before a client signs a purchase agreement on a vacant lot, we offer a pre-purchase feasibility assessment — a structured look at what a property can realistically become. This is what that process covers.

Jurisdiction First

Coastal Sussex County isn’t one regulatory environment. It’s several, sometimes layered on top of each other on the same parcel.

A lot inside a municipality — Lewes, Rehoboth Beach, Bethany Beach, Dewey Beach, Milton — is governed by that town’s zoning code. A lot in unincorporated Sussex County falls under county zoning. Some properties sit in special overlay districts or fall under the jurisdiction of a homeowner’s association with its own architectural standards on top of everything else.

The first thing we do is establish exactly who has authority over the lot and what framework applies. That determines every number that follows — setbacks, height limits, lot coverage, allowable uses, approval process. Getting this wrong early is how projects end up in front of a zoning board of appeals when they should be under construction.

Zoning: What the Rules Allow

Once we know the jurisdiction, we pull the applicable zoning classifications and map the constraints onto the parcel.

Setbacks define the no-build zone around the perimeter of the lot — front, rear, and sides. In many coastal Sussex communities, side yard setbacks run five to ten feet per side. Front and rear setbacks vary more widely. On narrow lots, which are common in older beachside neighborhoods, setbacks can significantly compress the buildable envelope. What looks like a generously sized lot on paper can have a surprisingly small area where you can actually put a house. Corner lots can be most problematic.

Lot coverage ratios cap how much of the lot surface can be covered by impervious structures — the building footprint, covered porches, driveways, and in some jurisdictions, patios and decking. A typical coverage limit in municipalities in coastal Sussex County runs 40% to 50% of total lot area, though this varies. Buyers who plan to maximize the home square footage and also want a large driveway, detached garage, and covered outdoor living areas sometimes find that coverage, not setbacks, is the binding constraint.

Building height limits matter more on coastal lots than most buyers expect — not because the limits are unusually low, but because the combination of flood elevation requirements and height restrictions can compress the available design space significantly. A 35-foot height limit sounds generous until the finished first floor has to start at elevation 10, the home is three stories, and every foot of that height limit is being used.

Floor area ratio (FAR), where it applies, caps the total finished square footage relative to lot size regardless of footprint. Not every jurisdiction uses FAR, but in some municipalities it’s the controlling constraint on square footage rather than setbacks or coverage.

Flood Zone Designation

This is the most consequential variable in coastal Delaware land evaluation, and it’s the one that surprises buyers most often.

FEMA flood zone maps divide the coast into risk categories. AE zones have an established Base Flood Elevation (BFE) - a specific elevation above which finished living space must be built. VE zones carry additional velocity and wave action requirements and typically require pile construction. X zones are outside the mapped floodplain and have no BFE requirement, though that designation can change when maps are updated.

The practical effect of an AE or VE designation is that the home must be elevated. The finished first floor — or in some designs, the lowest enclosed area - has to meet or exceed the BFE, and most lenders and insurance carriers want an additional foot or two of freeboard above that number. This means foundations are taller, entry stairs are longer, and the grading around the house must transition from grade up to the elevated first floor in a way that looks intentional rather than awkward. Some municipalities are more stringent than the FEMA in certain situations, like proximity to the bay or ocean, sometimes changing a designation from AE to VE.

Site work costs in a flood zone are meaningfully higher than on a dry lot. Pilings, elevated foundations, compacted fill, flood vents or flood-proofed garage space, and the landscaping required to make the elevation look natural — that package typically adds meaningful cost above what the same home would cost on a comparable non-flood lot.

We pull the FEMA FIRM map for every lot we evaluate. If the property straddles a zone boundary, which happens on larger parcels near the water, we identify exactly which portion of the buildable area is in which zone. That boundary can determine where on the lot the house goes.

Wetlands and DNREC Buffers

Wetland jurisdiction in coastal Delaware adds another layer of constraint that doesn’t show up clearly on a survey or a zoning map.

DNREC’s Wetlands and Subaqueous Lands section regulates impacts to tidal and non-tidal wetlands under state law. Required setbacks from wetland boundaries apply on top of whatever the county or municipality requires. Wetlands don’t always look like wetlands - a lot that appears dry and grassy can contain jurisdictional wetland areas, particularly near the inland bays or in low-lying areas that hold seasonal water.

On lots where we see potential wetland conditions, we identify the approximate wetland boundary during our site walk. If the buildable area is tight, a formal wetland delineation by a qualified consultant is money well spent. A delineation error discovered after purchase doesn’t have a clean resolution.

Tree Removal and Vegetation

This is a factor buyers frequently underestimate, and in certain communities it can materially affect site planning and cost.

Several municipalities in coastal Delaware - Lewes and Rehoboth Beach among them - have tree preservation ordinances that restrict the removal of trees above a certain trunk diameter. The threshold, the approval process, and the mitigation requirements vary by town, but in general: large, established trees on the lot are not automatically removable simply because you own the property. Removal may require a permit, a certified arborist’s assessment, and in some cases, replacement planting.

This matters for site planning because trees that can’t be removed become fixed constraints around which the home, driveway, and utilities have to be designed. It also matters for budget - mitigation requirements and the cost of protecting root zones during construction can be significant on heavily wooded lots.

In communities governed by HOAs or architectural review committees, vegetation requirements sometimes go further, mandating preservation of mature trees, buffer plantings along property lines, or minimum landscaping standards after construction. We review any CC&Rs and HOA design guidelines as part of our lot evaluation.

Trees that can’t be removed are a design constraint. Trees that can be removed are a budget line item. Either way, they need to be identified before the site plan is drawn.

HOA and Architectural Review Requirements

Coastal Delaware communities run the full spectrum here - from unincorporated county lots with no HOA oversight to communities with detailed design guidelines covering exterior materials, roofline profiles, color palettes, garage orientation, fence heights, outbuilding placement, and impervious surface limits that are stricter than county code.

Architectural review approval in HOA communities adds time and uncertainty to the preconstruction process - sometimes a few weeks, sometimes several months depending on the organization and how contentious the design is. Some communities require approval before a building permit is issued. Some require separate approvals at schematic, design development, and construction document stages.

None of this is fatal to a project. But it shapes the design process and the timeline, and buyers should know what they’re signing up for before they close.

What Can You See From Here?

This may be the most underappreciated part of a vacant lot evaluation, and it’s where we invest time that most buyers wouldn’t think of asking for.

A vacant lot offers no obvious indication of what the views will be from a finished home. The lot is at grade. The surrounding trees, rooflines, and vegetation read differently from ground level than they will from eight feet, or fourteen feet, or the second floor of a completed house. Buyers are making a substantial financial commitment based largely on imagination.

We take that uncertainty out of the equation.

For lots where views are relevant, we bring in a drone to simulate the perspective from each likely finished floor elevation. That typically means three or four passes: at grade, at eight to ten feet representing an elevated first floor, at sixteen to eighteen feet representing a second floor living area, and sometimes higher on a three-story design.

The resulting footage shows the client exactly what they’ll see from the main living level, from the primary suite, from a rooftop deck or third-floor porch if that’s part of the vision. How much of the water is visible and from which rooms. Which trees are in the sightline and whether they’ll obstruct or frame the view. Whether the neighbor’s roofline clears or blocks the horizon. How the view changes as you move up each floor.

We’ve had clients who were on the fence about a lot make their decision on the spot after seeing drone footage from the second-floor elevation. We’ve also had clients walk away from a lot they were excited about once they saw that the view they were counting on was blocked from every meaningful vantage point.

Neither outcome is bad. Both are better than finding out after closing.

The drone work also helps with early design decisions. Once we know where the views are and from what elevation they open up, we can start thinking about which rooms belong on which level, where large glazing makes sense, and how to orient the home on the lot to capture what’s there while managing solar exposure and prevailing winds.

“If You Don’t Own Your Views, You’re Renting Them”

Once we’ve established potential views, the work is not done. The next step is to consider what can be built between you and your potential views. It’s best to operate under the assumption that all lots and structures between you and your potential water views will eventually be built out to maximize their views. Which means that your coveted water view can be turned into a view of the side of another person’s home, and there’s nothing you can do about it. We recently worked with repeat clients who purchased and renovated the adjoining home to the east of their luxury home in Indian Beach. They operate the renovated home as a rental property – but their main consideration was conserving their ocean views - forever.

Utilities and Infrastructure

Vacant lots in coastal Delaware are not uniformly served. Some have public water and sewer available at the road. Others require a private well and septic system, which adds cost, adds lot area requirements for the drainfield, adds regulatory approvals from the DNREC, and can affect where on the lot the house and any outbuildings can go.

We confirm utility availability early. Public sewer and water simplify the site plan considerably. Well and septic is manageable but needs to be factored into the site plan from the beginning, not retrofitted once the home design is underway.

Electrical and gas service, internet infrastructure, and stormwater management requirements round out the infrastructure checklist. Stormwater management is increasingly scrutinized in Sussex County - impervious surface runoff calculations are sometimes required even for individual residential lots, depending on jurisdiction and total impervious area.

Putting It Together: The Preliminary Site Plan

After working through the constraints — zoning setbacks, lot coverage, flood zone, wetlands, tree preservation, HOA, utilities — we map the buildable envelope and sketch a preliminary site plan showing where a home of the proposed size can actually sit on the lot.

This isn’t a construction document. It’s a planning tool. It answers the question that every land buyer should get answered before closing: given everything that applies to this parcel, does the home I want fit?

Sometimes it fits with room to spare. Sometimes it fits but the design must work around a constraint that wasn’t obvious. Sometimes it doesn’t fit, and the buyer has avoided a very expensive mistake.

Before You Sign

Vacant land in coastal Delaware represents genuine opportunity. The market is undersupplied, good lots are scarce, and the buyers who move confidently are usually the ones who did their homework before the purchase agreement.

Our pre-purchase feasibility assessment can help you avoid a big mistake. We’ll walk the lot, pull the applicable regulations, commission the drone, sketch the site plan, and give you a straight answer about what the property can realistically become - including what you’d see from the higher floors.

In some cases, it may make sense to make your purchase offer contingent upon completion of this type of assessment with favorable results. A qualified real estate attorney should be involved in drafting a contingent offer.

You don't have to be ready to select a builder to benefit from this assessment. The deliverable is yours -- a documented analysis of what the property can become, the constraints that apply, and what a realistic home on that lot would cost to build. If you choose to build with us, the fee is credited to your contract. If you don't, you still have a professional due diligence document that informs your purchase decision and gives any builder you engage a head start.

Schedule time with Harvey to get started.

What You Need to Know About Permitting a Custom Home or Renovation at the Delaware Beaches

Thu, 16 Apr 2026 14:53:35 GMT

Published: April

One of the most common questions we get from people who are serious about building a new custom home at the Delaware beaches is some version of "how long is this going to take?" The answer has a lot to do with something most people never consider going in: the permitting process often isn't a single event. It's a chain of approvals, and each link waits on the one before it.

County vs. Town — Why It's Not the Same Process

If your lot is in unincorporated Sussex County, you're working with the Sussex County Building Department. The process is standardized, the requirements are documented, and while it takes time, it's generally predictable. You know what to submit, you submit it, and the clock starts ticking.

If your lot is within one of the incorporated municipalities — Rehoboth Beach, Bethany Beach, South Bethany, Lewes, Dewey Beach, Ocean View, Fenwick Island etc. — you're in fundamentally different territory. Each town operates its own building department with its own requirements, its own people, its own processes, and its own culture. What moves smoothly in one town can generate rounds of comments and resubmissions in the next, for reasons that are sometimes hard to anticipate even with experience. This isn't a criticism of how the towns operate — they're doing their jobs, and most of the requirements exist for legitimate reasons. But if you've never built in one of these municipalities before, the learning curve is real, and the cost of that learning curve shows up in your schedule.

The Chain of Predecessor Approvals

What surprises most people isn't any single requirement — it's the sequence. Before you can apply for a building permit in most jurisdictions, you need approved, engineered plans. Before the engineer can stamp the plans, the design has to be essentially complete. Before the design can be complete, the site conditions have to be fully documented — survey, flood zone determination, topography. So, what looks like one process is actually several, and each one depends on the previous one being finished.

Layered on top of that are agency approvals that operate entirely outside the building department's control. The Sussex Conservation District requires approval of your erosion and sediment control plan before you can file for a county building permit — and the Conservation District doesn't turn around on the same timeline as the permit office. They physically inspect the property, and your erosion and sediment controls must be in place before they will issue approval. That approval has to be in hand — on a cleared lot — before you can proceed to the county. If your site involves tidal wetlands or falls within DNREC's coastal construction zone, you need a DNREC approval letter that's independent of anything the building department is doing. You can't rush it, and you can't substitute for it.

Fenwick Island takes this further than most. Before you can apply for anything — county or town — you must first obtain a preliminary clearance directly from the town, to get it, you submit your plans, site plan/survey, and an L-Cert to the town’s reviewer. He reviews the package and issues a one-page clearance document. Only after you have that can you apply to Sussex County. And only after the county approves, does the application go back to Fenwick for the town’s final permit. That's three distinct predecessor steps before a single shovel goes in the ground. Fenwick also prohibits pile driving from June 1 through August 31 — which means if you miss a permitting window, you may be waiting not just for a permit but for a season. Same for Dewey and Rehoboth.

Lewes works similarly: a City of Lewes permit is required before you can apply for a Sussex County permit, and the county permit must be in place before work can commence. In Bethany Beach, the building permit itself won't be issued until you've provided proof that certified letters were mailed to every property owner within 200 feet of your site notifying them of the pile driving — a predecessor that has to happen before the permit, not before construction.

What Gets Reviewed, and by Whom

In Rehoboth Beach, the review process is sequential within the city itself. Building review runs first, followed by the arborist conducting both an initial and a final tree review at separate points in the process. The initial tree proposal is submitted simultaneously with the building permit application — they run side by side, but each reviewer works their own queue independently. When the building reviewer gets to your file, they go through the project completely before sending back any corrections needed. If they come back with a comment on your energy compliance calculations, you fix it and resubmit — but you don’t start from scratch. Your resubmission goes into a resubmissions pile, and when they work through to your file in that queue, they review the corrections. You’re not penalized to the back of the original line, but you’re not reviewed immediately either. The one exception to this dynamic is the tree review. Because the arborist’s final sign-off can come at the end of the process, the building permit will not be released until the tree portion is also complete — even if everything else has cleared. Changes could still be requested based on the tree review.

The character of each municipality's review also varies in ways that are hard to fully describe until you've been through it. Some reviewers flag things that others don't. Some jurisdictions will call you to work through an issue; others send written comments and wait for a resubmission. Some checklist items that seem straightforward turn out to require a conversation to resolve. The only way to navigate this consistently is to have been through it enough times to know what each office is actually looking for, not just what the checklist says.

The Flood Zone Calculation That Can Reset Everything

If you're renovating an existing home rather than building new, there's a federal threshold that can fundamentally change the scope of what you're permitted to do. Under FEMA's Substantial Improvement rule, if your renovation costs 50 percent or more of the structure's pre-improvement market value, the building must be brought up to current floodplain standards — which in most beach communities means elevating the structure on pilings. This applies regardless of which jurisdiction you're in, because every municipality at the Delaware beaches participates in the National Flood Insurance Program and enforces the rule as a condition of that participation.

The calculation uses structure value only, not land value. At the Delaware beaches, where land carries the majority of a property's assessed worth, the structure value can be surprisingly low relative to the sale price. A renovation that feels modest relative to what the property cost can cross the threshold when measured against what the structure alone is worth. We run this calculation during our Table of Restrictions process, before design begins, because if it triggers, the entire project scope changes.

What This Means for Your Project

Delays in permitting can impact not only schedule but also cost, particularly when seasonal restrictions or resubmissions are involved. A builder who knows these jurisdictions — who has relationships with the people doing the reviews, understands the unwritten preferences of each office, and has built the predecessor sequence into the project timeline from the start — will get to groundbreaking faster and with fewer surprises than one who is figuring it out as they go.

At Turnstone, we treat the permit process as something that starts in preconstruction, not after design. We document jurisdictional requirements and known exposures in a Table of Restrictions at the beginning of every engagement, start long-lead predecessor approvals as early as possible, and draw on years of experience with each of the municipalities where we build. If you're planning to build or significantly renovate at the Delaware beaches, the time to start that conversation is before the design is complete. By then, some of those predecessor clocks should already be running.

You're Not Here. Your Home Is Being Built. Here's How That Works.

Fri, 10 Apr 2026 17:16:45 GMT

Many of our clients don't live in Delaware full-time. They're in Northern Virginia, outside Philadelphia, in the DC suburbs — somewhere a few hours away — and they're building or renovating a home they plan to retire to, or use as a beach getaway, or eventually make permanent. They're serious buyers who've done their research. And nearly all of them ask us the same question early on: how do I stay on top of a construction project when I can't just drive by?

It's a fair question. Construction is complicated. Things move fast some weeks and barely at all during others. Details get decided in real time on the job site. If you're not local, it can feel like you're flying blind.

We've built our process specifically to handle this — and we've been doing it long enough that out-of-state clients are the norm for us, not the exception.

Here's what that actually looks like.

One person owns your project. Not a department.

From the day you sign your construction contract, you have a dedicated project manager whose job is to know every detail of your build. Not someone who hands you off to a scheduler and a site supervisor and a customer service rep. One person who can answer your questions, explain what's happening, and tell you what's coming next.

That single point of accountability matters more when you're remote. You shouldn't have to track down three people to find out why the framing inspection got pushed.

When changes come up, they stay in-house.

There's another advantage to the design-build model that matters especially when you're not local: when changes come up during construction — and some always do — we handle them in-house. There's no loop back to an outside architect, no waiting on a third party to redline drawings and reissue documents. Our design and construction teams are the same team, so field adjustments get resolved quickly without the delays that a fragmented process almost always creates.

You'll know what's happening before you ask.

We use JobTread as our project management platform, which gives you real-time visibility into your schedule, daily logs, and job site photos. You can see what the crew did on Tuesday without waiting for a Friday email.

We also build a communication rhythm into every project — not because clients demand it, but because gaps in communication are where anxiety grows. Regular updates, proactive heads-up on decisions that are coming, and a project manager who picks up the phone.

The big decisions happen before we break ground.

Out-of-state clients sometimes worry about being ambushed by choices during construction — tile, fixtures, cabinet hardware — at a time when they can't easily get here. We solve that upstream. Our goal during preconstruction is to lock down as many decisions as possible before construction starts — working through selections in a logical sequence so you're making choices at the right time, not getting buried in a flood of decisions all at once. By the time we break ground, the plan is specific enough that surprises are rare.

When you do come down, it counts.

We schedule site visits around your travel — milestone walkthroughs at framing, rough-ins, and pre-drywall, when there's actually something meaningful to see and decisions to confirm. These aren't check-the-box tours. They're structured reviews with your project manager walking you through what's been built and what's coming next.

Most of our clients find that two or three well-timed visits, combined with the day-to-day visibility JobTread provides, is plenty. You won't feel like you need to be here every weekend.

We know coastal Delaware. That's not a small thing.

Building at the Delaware beaches has layers that don't exist elsewhere — FEMA flood zones, AE and VE zone elevation requirements, Sussex County permitting, HOA architectural approvals, salt-air material selection, high-wind construction standards. If you're working with a builder who's figuring these things out on your project, you'll feel the friction.

We've been building here for over 20 years. We know the inspectors, the permit timelines, the HOA review processes in the communities we work in most. That institutional knowledge protects your project from delays that have nothing to do with the quality of the work.

The short version

Building from out of state doesn't have to mean managing from a distance. With the right process — and a builder who's set up for it — you can have full visibility, clean communication, and a finished home that's exactly what you planned for, without having to be on-site every week to make it happen.

If you're in the early stages of thinking through a custom build or major renovation at the Delaware beaches, we're glad to talk through what a project like yours would look like. There's no commitment involved — just a conversation.

What It Really Costs to Build a Custom Home in Coastal Delaware

Tue, 07 Apr 2026 18:46:30 GMT

Understanding the factors that shape the investment in a dream home near the beach

Published: April 7, 2026

Building a custom home in Coastal Delaware is exciting, but one of the first questions homeowners ask is also the hardest to answer with a single number: what does it really cost?

The honest answer is that custom home pricing depends on far more than square footage alone. In beach and bay communities across Sussex County, the final investment is shaped by the home’s size, design complexity, site conditions, finish level, and the specific construction requirements that come with building near the coast.

Companies like Turnstone Custom Homes specialize in helping homeowners navigate these variables with a design-build approach that aligns vision, budget, and construction from the very beginning.

Hear from a Homeowner:

Why “Cost Per Square Foot” Doesn’t Tell the Whole Story

For many homeowners, the biggest mistake is assuming that “cost per square foot” tells the whole story. It can be a helpful starting point, but it rarely captures the full picture. Two homes with the same square footage can have very different budgets depending on ceiling heights, window packages, outdoor living areas, structural engineering, custom millwork, and the complexity of the lot itself.

That said, homeowners still want a general sense of the numbers. Our experience has been that lot owners envisioning a truly custom home in Coastal Delaware should plan on spending between $350 and $700 per square foot, exclusive of land, design and engineering fees, and taxes and fees imposed by state, county, municipal, and HOA authorities. Of course, you can easily spend more if you really want to make a statement. A fairly typical home Turnstone recently completed in Rehoboth Beach came in around $385 per square foot. Given today’s input prices (which can change quickly) a good starting point for many projects is roughly $400 per square foot, with the final price depending on how elaborate the design becomes and the selections ultimately made .

A true custom home isn’t built from a preset menu of options. Instead, it is tailored to the homeowner’s lifestyle and vision, which means every project is unique.

To see examples of how different design choices come together in real homes, explore the Showcase Galleries

Coastal Delaware Comes With Unique Building Requirements

In Coastal Delaware, location matters in a very real way. A homesite in Lewes, Rehoboth Beach, Bethany Beach, Fenwick Island, or one of the inland bay communities may come with flood zone requirements, drainage considerations, setback limitations, HOA design guidelines, or added engineering demands. Those factors can directly affect foundation design, elevation strategy, permitting, and overall construction cost.

The site itself is often one of the biggest variables. A straightforward build on a clear, accessible lot is very different from building on a property with poor soils, tight access, mature trees, demolition needs, or flood-related constraints. Homeowners are sometimes surprised to learn how much site work, utility coordination, grading, and foundation preparation can influence the budget before the home even starts to take shape above ground.

Design Choices That Influence Cost

Design decisions also have a major impact. A true custom home is not priced like a production home with a short menu of standard options. Layout changes, larger spans, expansive glass, custom kitchens, detailed trim, luxury baths, specialty materials, and integrated indoor-outdoor spaces all add cost. So do the performance details that matter in a coast/al environment, including better moisture protection, more durable exterior materials, and assemblies designed to hold up well against humidity, wind, and salt air.

That coastal durability piece is important. In this region, homeowners are not just investing in how a home looks on move-in day. They are investing in how it performs over time. Materials and construction methods that make sense near the water may cost more upfront, but they often help reduce maintenance issues and premature wear later. https://www.tchde.com/renovations-and-remodeling

A Custom Home Is Ultimately a Collaboration

Another major cost factor is timing. Labor markets, material pricing, and product lead times can all influence the final number. Custom homes require careful coordination among design, estimating, engineering, permitting, and construction teams. When selections are made early and the scope is clearly defined, budgeting tends to be more accurate and the process tends to run more smoothly.

This is one reason many homeowners benefit from working with a design-build firm. When design, budgeting, and construction are managed together, the home can be shaped around real budget expectations from the beginning. That helps reduce the disconnect that sometimes happens when homeowners fall in love with a design before understanding what it will take to build it.

Start the Conversation

For homeowners planning a custom home in Coastal Delaware, the most useful early step is not chasing a generic online estimate. It is having a real feasibility conversation about the property, priorities, timeline, and level of finish. A thoughtful builder can help identify the factors that will drive cost, flag site-specific challenges, and bring clarity to what is realistic for the investment. Schedule Free Assessment

In the end, building a custom home here is about more than price alone. It is about aligning budget, design, location, and long-term performance. The right process gives homeowners a clearer understanding of where their money is going and why, so they can make confident decisions from the start.

Turnstone Custom Homes of Rehoboth Beach Awarded Best of Houzz 2026

Tue, 10 Feb 2026 17:43:59 GMT

Turnstone Custom Homes of Rehoboth Beach Awarded Best of Houzz 2026 Powered by Houzz Pro

Published: February 10, 2026

Best of Houzz - Powered by Houzz Pro awards highlight innovation among home design and construction professionals

REHOBOTH BEACH, USA , February 10, 2026 – Turnstone Custom Homes of Rehoboth Beach has won a “Best of Houzz - Powered by Houzz Pro” award for Customer Service on Houzz ®, the leading all-in-one software platform for construction and design. The custom home builder with over 20 years of experience was chosen by the millions of homeowners that comprise the Houzz community from among more than 3 million active home building, remodeling and design industry professionals.

Best of Houzz is awarded annually in four categories:

D esign:

Honors professionals whose work was the most popular among the Houzz community.
Customer Service: Honors professionals for their overall rating on Houzz and positive client reviews for projects completed in 2025.
Innovator : Honors professionals who win Best of Houzz Service, manage their projects with Houzz Pro software and are Houzz Pro Certified to provide a best-in-class client experience.
Photography : Honors architecture and interior design photographers whose images were most popular among the Houzz community.

“Best of Houzz 2026” badges appear on winners’ profiles as a sign of their commitment to excellence. These badges help the more than 70 million homeowners and home design enthusiasts on Houzz to identify popular and top-rated home professionals for their projects.

“The Best of Houzz awards are a symbol of trust for homeowners when they are choosing professionals for their projects,” said Liza Hausman, vice president of Industry Marketing for Houzz. “This year’s winners showcase outstanding creativity and service, with many embracing Houzz Pro software to support top-tier project execution. We’re honored to celebrate their success.”

You can see more work from Turnstone Custom Homes on Houzz at https://www.houzz.com/professionals/home-builders/turnstone-custom-homes-pfvwus-pf~721908258.

About Turnstone Custom Homes

Since opening in 2004, Turnstone Custom Homes has grown from a local trim installation company to the Premier Custom Home Builder in Coastal Delaware. From Broadkill to Fenwick Island, our homes and quality glisten along the Atlantic Ocean and Delaware Bay.

Turnstone Custom Homes has built over 200 custom homes and major renovations. No two are the same. Each project has a unique storyline, with a different cast of characters. But the enduring constant is the commitment of Turnstone’s owners and management to do right by our clients, to earn the trust (and hopefully the friendship) of each owner for which we have the privilege of working.

That is our mission.

About Houzz

Houzz, the leading platform for construction and design, empowers industry professionals and homeowners with the tools they need to make every project a success. The company’s cloud-based, AI-powered project management and design software, Houzz Pro (houzz.com/pro), helps pros win projects, collaborate with clients and teams, and run their businesses efficiently and profitably. Houzz Pro also provides pros and their clients with 24/7 access to project information, 3D visualizations and financial tools. Using Houzz, people can find ideas and inspiration, hire professionals and buy products. The Houzz platform is used by more than 3 million construction and design industry professionals and over 70 million homeowners and home design enthusiasts around the world. Houzz and Houzz Pro are available on the web and as top-rated mobile apps. For more information, visit houzz.com .

Can I Purchase My Own Materials to Save Money on My Project?

Tue, 02 Sep 2025 18:46:59 GMT

This is a question we receive occasionally from clients who are looking for ways to reduce their budget.

Published: September 2, 2025

We refer to these situations as OPM (Owner Purchased Materials) requests, although the same concepts apply to owner selected trade partners. The short answer is – possibly, but probably not. But wait you may ask – I thought you took pride in being a flexible custom builder who allows clients to do whatever they want? We do, but for the reasons outlined below, it is rarely in your best interest.

You’re not going to save money on our margins by purchasing materials directly. We need to retain our margins, regardless of who’s paying the supplier or trade partner. The complexity of coordinating procurement, delivery, integration with other elements, installation, and warranty remains the same—even when materials are purchased directly by the client. In fact, there’s more complexity for us, and more risk. If that seems one-sided to you, think about it this way – theoretically you could procure ALL the materials for your project. If we didn’t maintain our margins, we would be building your home for free.
You will probably be required to sign a waiver releasing us from any liability or warranty claims with respect to the materials or work. This will ALWAYS be the case when you are looking to source materials from foreign or obscure vendors. Here’s why – we have long-term working relationships with our suppliers and trade partners. We get their best pricing, trust their materials and their work, and have leverage over them to correct anything that goes wrong. We typically don’t have that trust, experience, or leverage with suppliers of materials purchased by our clients or with subcontractors we never work with.

At Turnstone, we take pride in our flexibility, and there are exceptions to the general rule.

You want to include materials that you already own.

o We will allow clients to introduce materials that they already own to their projects. But, for the reasons outlined above, we will still apply our margin to what we would have paid for those materials.

You can procure materials or services for less than we can.

o In the rare event that you’re able to procure the exact same materials or trade work at a lower cost than we can—typically due to a special relationship—you may do so under OPM. However, we must still retain our margins and cannot provide a warranty on those materials or workmanship. In this case, your savings would be limited to the difference between your procurement cost and ours, plus the margin we apply to that difference.

You install the materials after the project has been completed and paid in full.

o Once our scope of work is complete, and we are paid in full, it’s your home and you can do what you want with it! But you won’t be able to come back to us to, for example, fix a dishwasher you purchased that doesn’t fit well in the opening or doesn’t have all the necessary plumbing and electrical connections.

In short, while OPM requests may seem like a simple way to cut costs, the reality is that they often introduce more risk, complexity, and liability than they’re worth. At Turnstone, our goal is always to protect your investment, ensure a smooth building process, and stand behind the finished product with confidence. That’s why, in most cases, it makes sense to let us manage procurement and trade relationships on your behalf—so you can focus on enjoying the homebuilding experience and, ultimately, the home itself.

The Homeowner's Emotional Roller Coaster

Fri, 15 Aug 2025 15:27:02 GMT

If you go to almost any builder's conference, you're likely to see this chart or something like it.

Published: August 15, 2025

Builders love to share it with their new clients because it is a fairly accurate depiction of the highs and lows most clients experience in the custom home design and building process.

At the beginning of the design phase excitement runs high. Clients are scouring home renderings and pictures to discover the style elements they really like. There is not much hard work involved and the emotional reward of envisioning a dream home is tangible.

After working drawings are complete everything seems to come to a halt as the builder gathers bids and works on a final estimate. A low point is reached when the client has been forced to make a seemingly unending stream of design decisions while final bids often add up to more than the client had hoped for.

Once the contract is signed and work begins, spirits usually soar. Seeing the home take shape is thrilling! “Wow, we’re already under roof after just six weeks! Surely, we can go ahead and plan our housewarming party for, say, four months from now, right?” Well… Maybe not so fast.

As mechanical system installation begins it appears that progress has come to a grinding halt. Also, the builder is pushing hard for those final selection decisions. The realization that the further changes may be impossible (or at least very expensive) creates added pressure.

By the time the drywall is going up decision fatigue is starting to set in. The client has been at this for many months since they first met the builder and the love affair has cooled as the builder has had to say “no” or “yes, but it will cost you” many times. This is usually the bottom of the emotional roller coaster.

As the finish work begins in earnest the mood begins to pick up. The decisions are behind them, and now clients can watch everything come together into a cohesive whole. Sure, we’ll have to reschedule the party, but at least we see the light at the end of the tunnel.

The final stage of punch out seems to take way too long but the mood is still rising as attention is refocused on furnishings and housewares. The party RSVPs are coming in every day.

At Turnstone we are sensitive to the fact that most clients will go through some version of the emotional rollercoaster. We ride that roller coaster with you – we’ve done it hundreds of times. Our clearly defined processes and construction management system are designed to keep you engaged, informed and aligned with daily schedule updates, job logs and photos. We know that an informed client who knows exactly what is coming is less susceptible to those emotional highs and lows!

Building is Not a Game of Poker

homes@fix8media.com (Admin Homes) — Wed, 30 Jul 2025 05:46:59 GMT

Building is Not a Game of Poker - Why you Should Share Your REAL Budget

To Renovate or Build New – Deciding the Future of Your Home

Wed, 14 May 2025 15:34:13 GMT

Should I renovate my home or tear it down and build new? While the answer is straightforward for many, it’s often more complex, requiring careful consideration and judgment.

Published: August 15, 2025

At Turnstone, located at the Delaware beaches where land values continue to soar, we encounter this decision frequently. If your cozy beach cottage is sitting on a multi-million-dollar parcel of land, you may be rethinking its future. And as grander homes sprout up around you, the choice becomes even more pressing. But before you call for the wrecking ball, there are compelling reasons to consider renovation.

We gathered insights from our team of seasoned professionals to highlight the key factors that should guide your decision. Remember, every situation is unique, and blanket advice won’t always apply.

Note: If your heart is set on preserving the history or character of your older home, this post may not be for you. A solid foundation and good bones are a renovator's dream, and we'd be thrilled to help bring your restoration to life.

Step One: Your Wish List

Start by dreaming big. What do you truly want in your home? Make a list of "wants," "needs," and "must-haves" without worrying about practicality just yet. This exercise will help clarify your priorities, and from there, Turnstone can provide a rough estimate for both renovating and building new. This way, you’ll know what financial ballpark you’re playing in. We can also help estimate the timeline for each option.

When Renovation Might Be Right for You

Thinking about preserving your home? Here are some factors to consider that favor renovation:

- Your home has a solid foundation and structure, saving you significant costs.

- The size of your existing footprint suits your needs.

- You prefer to upgrade in stages to manage costs or lifestyle disruptions.

- You’re on a tight schedule—renovations tend to be quicker.

- You don’t plan to drastically alter your home’s structure.

- Your home has non-conforming setbacks or lot coverage issues that would be restricted under new building codes.

- Less than half of the home requires renovation.

- You’re comfortable living through the renovation or have alternative accommodations.

- Structural elements like air quality, HVAC systems, or energy efficiency aren’t major concerns.

- The combined lot and rebuilding costs would far exceed the market value of your new home.

Of course, in some cases, the decision is more about practicality. If the cost of demolition is sky-high or lumber and steel prices are through the roof, renovation may be the more affordable choice.

When Building New is the Best Option

Sometimes, starting from scratch is the clear winning strategy. Here are a few reasons you might decide to build a brand-new home:

- You crave modern amenities like open floor plans, high ceilings, large closets, and energy efficiency.

- Your current foundation is nearing the end of its life or won’t support additional floors.

- Meeting new building codes for safety and efficiency would require extensive upgrades.

- You want a maintenance-free lifestyle for years to come.

- Aging-in-place features are important to you, and it’s easier to incorporate them in a new build.

- You’re passionate about maximizing energy efficiency.

- Newer homes often have lower insurance costs, especially near the coast.

- You want a floor plan that better suits your needs, or your current layout feels outdated.

- Hazardous materials like asbestos or lead paint are present in your home.

- Your lot is in a flood zone. For homes in flood zones that don’t meet current elevation requirements, FEMA might restrict how much you can spend on renovations without meeting strict new standards. If you’re concerned about sea level rise and want to elevate your home on pilings, building new is almost always the better option.

- The potential market value of a new home is much higher than a renovated one.

- Your existing floor plan is radically different from what you envision.

- You want to “build up” to capture views or gain more square footage.

- You need certainty in your budget—renovations can be unpredictable, with a higher likelihood of unexpected costs.

- Your mechanical systems are aging. Building new not only allows for a fresh start with modern designs and technologies, but it also lets you reset the clock on costly repairs and system replacements.

Other Key Considerations

Before diving into renovation or new construction, ask yourself these important questions:

- Can you live in your home while it's being renovated? Renovations can be noisy, dirty, and disruptive. Workers will be coming in and out constantly. Is that stress you’re willing to take on?

- Do you have an HOA that governs building regulations? It’s worth getting their input early on to understand what they allow in terms of renovations, demolition, and new construction.

- Are you considering converting a garage to living space? Talk to a realtor first - losing a garage can negatively impact your home’s resale value.

- Don’t forget about the finishing touches. A new or renovated home often cries out for new furniture, which can add significant costs to your project.

The Bottom Line

Most of our clients who own older homes on high-value lots ultimately choose to tear down and build new. While the teardown route means you’re committed to starting fresh, it also resets the clock on repairs and system replacements, giving you peace of mind for years. Plus, should you ever decide to sell, a modern home will likely fetch a higher market value.

At Turnstone, we’re here to help you navigate this important decision, whether you decide to renovate or build new. Let’s Build Together to bring your dream home to life—whatever shape that takes.

Navigating the Delaware & Sussex County Improvement Tax: What You Need to Know

Wed, 14 May 2025 14:54:08 GMT

(Caveat: This blog provides Turnstone Custom Homes' understanding of the relevant State and County "Improvement Tax" Code sections and Sussex County's current practices as of May 2025. Always consult with an attorney to evaluate your specific exposure to this tax .)

Published: May 14, 2025

If you have recently purchased real property in Sussex County, Delaware, and are planning to build a new home or undertake a significant renovation, you might encounter a tax that often surprises new landowners: the “Improvement Tax”.

While commonly referred to as the Improvement Tax, this levy is actually an extension of the Realty Transfer Tax (RTT), which is typically assessed when you buy or sell real property. The Improvement Tax kicks in when you sign a contract for construction on land, or renovation to buildings, that you've owned for less than a year.

Why Does This Tax Exist? Closing a Perceived Loophole

The Improvement Tax was initially established to address a perceived loophole in the RTT system. The logic was that someone buying a vacant lot and quickly building a new home (or performing a major overhaul) shouldn't pay less transfer tax than someone who purchases a completed home.

Before the Improvement Tax was enacted, developers could reduce their exposure to transfer tax (and the buyer’s exposure) by selling a lot to a buyer and subsequently entering into a separate construction contract. The substance of the transaction is very similar to the sale of a finished home but with a lower tax burden for the developer and the buyer. The goal of the Improvement Tax was to eliminate that loophole.

However, there is one key difference: When purchasing a completed home, the RTT is typically split between the buyer and seller. In contrast, a buyer undertaking new construction on their recently acquired lot or home bears the entire burden of the Improvement Tax.

How the Improvement Tax Works in Sussex County

While the framework for the transfer tax originates at the State level, Sussex County plays a crucial role in its implementation when it comes to improvements made within one year of the initial purchase of the property. The trigger for assessing the Improvement Tax is usually the submission of a "document" to the County.

Sussex County defines a "document" to include a contract for home construction or major renovation. The County becomes aware of these contracts when a builder or homeowner applies for a building permit. The bottom line is this: in Sussex County, you generally cannot obtain a building permit (or a Certificate of Occupancy) until the Improvement Tax has been paid.

Notably, the Sussex County share of the Improvement Tax does not apply when the property is located in a municipality.

Understanding the Tax Rate

The Improvement Tax involves both State and County components:

The State of Delaware assesses a tax of 2% on the amount of the construction contract, after deducting a $10,000 exclusion.

Sussex County also assesses a tax of 1.5% on the total construction contract amount. Importantly, you'll need to pay the County portion and show proof that the State portion has been paid before the County will issue your building permit.

Therefore, the combined effective tax rate is slightly less than 3.5% of your total construction cost, and this entire amount is the responsibility of the homeowner.

How the Improvement Tax Applies to Renovations

The rules also cover significant renovations on recently purchased property.

State Code: Defines a taxable renovation as one where the cost of the renovation contract (signed within one year of property purchase) exceeds 50% of the value of the property transferred.

County Code: Contains similar language but refers to 50% of the value of the land transferred.

Important Note: The County Code's reference to "the value of the land transferred" is potentially a drafting error. We believe the correct interpretation should align with the State Code (50% of the value of the entire property) and we confirmed that interpretation with Sussex County in 2025. If this provision applies to your situation, it's especially critical to consult with your attorney for clarification.

Recertifying Construction Costs

Be aware that the actual costs of your construction project may be reviewed when you apply for your Certificate of Occupancy. If there's a difference between your initial construction contract amount and the final cost of the project, you may be responsible for paying additional tax on the increased amount. This recertification is accomplished by filing a second Delaware Form RTT-BPA. On Page 2, Line 3(d) you can deduct the RTT previously paid “on the same construction”. You SHOULD NOT deduct the RTT you paid on the initial purchase of the property on Line 3(d).

Strategies for Potentially Avoiding the Tax

The most straightforward way to avoid the Improvement Tax is to wait until one year has passed since you purchased the property before signing a construction contract and applying for permits.

However, this strategy comes with its own set of risks:

Increased Construction Costs: The price of building materials and labor can fluctuate significantly over a year. Waiting could lead to higher overall construction costs, potentially wiping out any savings from avoiding the tax. Builders typically cannot guarantee their bids for extended periods due to the volatility of commodity prices.

Lost Usage or Rental Income: Especially relevant in the resort market, delaying construction could mean missing an entire summer season of potential personal enjoyment or valuable rental income. In some cases, proceeding with construction immediately and renting out the property for a few summer weeks will generate enough revenue to offset the cost of the Improvement Tax.

Lower Capital Gains Tax Basis: If you choose to pay the Improvement Tax and get started right away, the tax paid will increase your tax basis in the property and may reduce any eventual capital gains tax you will owe on the resale of the improved property.

How Turnstone Can Help

At Turnstone Custom Homes, we understand the complexities of the Improvement Tax. One of the first questions we ask new prospects is, "How long have you owned your property?" If you've owned it for less than a year, we will proactively discuss your options, explain the implications of the Improvement Tax, and help you make an informed decision about the timing of your building permit application.

Don't let the Improvement Tax catch you off guard. Contact Turnstone Custom Homes today to discuss your building plans and ensure a smooth and informed construction process .

____________________________________________________________________________________

Relevant Sussex County Code Sections as of 3/31/2025

Note – the reader of this blog post is responsible for determining if the Code(s) copied below have since been amended.

Documents; issuance of building permits and certificates of occupancy; building. [103-18 (I)(1) Added 12-2-2008 by Ord. No. 2007]

Notwithstanding the foregoing provisions of this section, there shall be included in the definition of "document" for the purposes of this article any contract or other agreement or undertaking for the construction of all or a part of a building, all or a portion of which contract, agreement or undertaking (or any amendment to the foregoing) is entered into, where labor or materials are supplied, either prior to the date of the transfer of the land on which the building is to be constructed or within one year from the date of the transfer of the land to the grantee. (2)

The County shall not issue a building permit for any such building unless and until the person or persons (including corporations, other associations or entities) requesting such permit shall demonstrate in whatever form may be specified and required by the County Director of Finance, including at the Director's discretion, a form of affidavit certifying that:

(a)

No transfer as described in this section has occurred within the preceding year; or

(b)

No portion of the contract for construction for which the permit is being requested was entered into and no materials or labor with respect to the building have been provided within one year of the date on which the land was transferred; or

(c)

The required amount of the County realty transfer tax on the document, as defined in this article, has been paid.

[103-18 (I)(4) Added 12-2-2008 by Ord. No. 2007]

A building" for the purposes of this article shall mean any structure having a roof supported by columns or walls which structure is intended for supporting or sheltering any use or occupancy and shall not include any alteration of or addition to any existing building where the cost of said alteration or addition is less than 50% of the value of the land transferred.

Relevant State of Delaware Code Sections as of 3/31/2025

Delaware Code Title 30

CHAPTER 54. REALTY TRANSFER TAX

Subchapter I. Realty Transfer Tax

(9)a. Notwithstanding paragraph (1) of this section, there shall be included in the definition of “document” for purposes of this chapter any contract or other agreement or undertaking for the construction of all or a part of any building, except for 1 or more buildings of which 85% or more of the total square footage was constructed for the purpose of manufacturing, as defined in § 2701 of this title, all or a portion of which contract, agreement, or undertaking (or any amendment to the foregoing) is entered into, or labor or materials are supplied, either prior to the date of the transfer of the land on which the building is to be constructed or within 1 year from the date of the transfer to the grantee.

b. No jurisdiction in this State shall issue a building permit for any such building unless and until the person or persons (including corporations or other associations) requesting such permit shall demonstrate in whatever form may be specified by the Director of Revenue, including at the Director's discretion, a form of affidavit, that:

1. No transfer as described in this section has occurred within the preceding year;

2. No portion of the contract for construction for which the permit is being requested was entered into and no materials or labor with respect to the building have been provided within 1 year of the date on which the property was transferred; or

3. There has been paid a realty transfer tax on the document as defined in this paragraph.

b. A jurisdiction in this State may not issue a building permit for a building unless the person or persons (including corporations or other associations) requesting the permit demonstrates in whatever form may be specified by the Director of Revenue, including at the Director’s discretion, a form of affidavit, that 1 of the following applies:

1. A transfer as described in this section has not occurred within the preceding year.

2. A portion of the contract for construction for which the permit is being requested was not entered into, and materials or labor with respect to the building have not been provided, within 1 year of the date on which the property was transferred.

3. There has been paid a realty transfer tax on the document, as defined in this paragraph (9)b.3.

4. The grantee of the property, or an entity that is part of an enterprise with common ownership or common direction and control with the grantee of the property, is or will be licensed as a manufacturer under Chapter 27 of this title.

c. In addition, no jurisdiction in this State shall issue a certificate of occupancy relative to any building on which a tax is provided by this subsection unless and until the owner recertifies the actual cost of the building and pays any additional tax due as a result of such recertification.

d. A “building” for purposes of this paragraph (9)d. shall mean any structure having a roof supported by columns or walls which structure is intended for supporting or sheltering any use or occupancy but shall not include any alteration of or addition to an existing building where the cost of said alteration or addition is less than 50% of the value of the property transferred.

e. A “transfer” for purposes of this paragraph (9)e. shall include any transfer made by a “document” as described in this section, other than this paragraph (9)e., and shall not include any transaction excluded from the definition of “document” under the provisions of paragraphs (1)a.-u. of this section.

Turnstone Custom Homes of Rehoboth Beach Awarded Best of Houzz 2025

Tue, 18 Feb 2025 15:15:22 GMT

Annual award celebrates the top-rated and most admired home remodeling and design professionals across the global Houzz community

Published: February 18, 2025

REHOBOTH BEACH, USA , February 18, 2025 – Turnstone Custom Homes of Rehoboth Beach, DE has won a “Best of Houzz” award for Customer Service on Houzz ®, the leading platform for home remodeling and design, empowering industry professionals and their clients with all-in-one project management and design software. The 20-year-old custom home building company was chosen by the millions of homeowners that comprise the Houzz community from among more than 3 million active home building, remodeling and design industry professionals.

Best of Houzz is awarded annually in four categories:

● Design: Honors professionals whose work was the most popular among the Houzz community.

● Customer Service: Honors professionals for their overall rating on Houzz and positive client reviews for projects completed in 2024.

● Innovator: Honors professionals who win Best of Houzz Service, manage their projects with Houzz Pro software and are Houzz Pro Certified to provide a best-in-class client experience.

● Photography: Honors architecture and interior design photographers whose images were most popular among the Houzz community.

“Best of Houzz 2025” badges appear on winners’ profiles as a sign of their commitment to excellence. These badges help the more than 70 million homeowners and home design enthusiasts on Houzz to identify popular and top-rated home professionals for their projects.

"This is an awesome team accomplishment!" -- Dave Eppes, President

“Best of Houzz award winners exemplify the highest levels of design, quality and customer satisfaction among residential construction and design professionals,” said Liza Hausman, vice president of Industry Marketing for Houzz. “This year, we’re excited to introduce a new category that celebrates pros using our award-winning software, Houzz Pro, to help deliver a standout experience to their clients. We congratulate this year’s winners and look forward to seeing their continued success.”

You can see more of Turnstone Custom Homes’ work on Houzz here .

About Turnstone Custom Homes

About Houzz

Houzz, the leading platform for home building, remodeling and design, empowers industry professionals and homeowners with the tools they need to make every project a success. The company’s cloud-based, AI-powered project management and design software, Houzz Pro ( houzz.com/pro ), helps pros win projects, collaborate with clients and teams, and run their businesses efficiently and profitably. Houzz Pro also provides their clients with 24/7 access to project information, 3D visualizations and financial tools. Using Houzz, people can find ideas and inspiration, hire professionals and buy products. The Houzz platform is used by more than 3 million construction and design industry professionals and over 70 million homeowners and home design enthusiasts around the world. Houzz and Houzz Pro are available on the web and as top-rated mobile apps. For more information, visit houzz.com .

How COVID Impacted Custom Home Builders

Wed, 03 Jul 2024 16:54:53 GMT

COVID had a devastating impact on home builders

Published: July 3, 2024

Great construction projects come from great planning, and from choreographing a dizzying array of thousands of people, products and processes. That planning and choreography were rendered impossible by COVID and the world’s policy responses to the virus.

Here is how our operations team summarized the various challenges encountered across different phases of construction and with different materials and trades. These challenges include delays in obtaining permits, utility connections, escalating material costs, labor shortages, and disruptions in supply chains due to various factors such as natural disasters and pandemic-related issues. The most impactful disruptions for Turnstone and our clients were in the area of cabinetry since most of our Pennsylvania-based suppliers were shut down.

Each section outlines specific issues faced within different categories such as concrete, steel, framing, trusses, insulation, roofing, exterior finishes, windows, appliances, cabinets, HVAC, and electrical work. The delays and cost increases mentioned underscore the widespread impact these challenges had on the construction process, affecting timelines, costs, and overall project management. Further, these issues were interconnected, where delays in one area rippled through and impacted other aspects of the construction project. This comprehensive overview provides valuable insights into the complexities and challenges Turnstone faced during this period.

General Conditions

Missed Employee Time/Remote Working: Remote work and absences affected our team, trade partners, and suppliers.
Project Manager Burnout - PMs faced long hours and incredible stress with no predictability regarding the items detailed below.

Permits

County and Municipal Permits: Permitting times increased significantly. Standard wait times were 3-4 months in Rehoboth and 6 weeks for county reviews, with some permits taking up to 5 months.

Utilities

Sewer/Water/Electrical Connections: Connections faced severe and unpredictable delays.

Concrete

Price Increases: Prices have steadily risen due to increases in steel and labor costs since the beginning of COVID-19.

Steel

Price Increases: Similar price increases due to steel and labor costs.

Framing

Material and Labor Costs: Costs for framing materials increased by over 400%. The labor pool was also affected.

Trusses

Price Increases: Truss prices rose by 80-100% due to material costs.

Stair and Railing

Lumber Price Increases: All lumber items were impacted by the rising lumber index.

Interior Trim

Lumber Price Increases: Similarly affected by the rising lumber index.

Gutters

Aluminum Price Increases: Prices increased significantly, partially due to hurricanes in Florida.

Insulation

Availability and Cost Issues: Insulation was nearly unavailable and costly due to two chemical plant destructions in Texas.

Roofing

Product Availability and Price Increases: Limited production led to sharp price increases, especially for metal roofing.

Exterior Finishes

Material Shortages: Plants running on limited capacity caused shortages and price increases in wood siding, aluminum, vinyl, and PVC products.

Windows

Lead Times and Price Increases: Limited operating capacity led to long lead times (up to 12 months) for some Andersen window products.

Garage Doors

Lead Times: Expected lead times extended to 12 months.

Wood Flooring

Price and Manpower Issues: Prices increased moderately, but manpower was significantly affected.

Painting

Scarcity and Price Increases: Occasional scarcity led to price increases.

Appliances

Availability and Delivery Issues: Plant shutdowns, material shortages, and shipping challenges made availability and delivery dates totally unpredictable. Builders were hoarding cheap appliances to put in homes in order to get certificates of occupancy.

Cabinets

Our biggest challenge - Production, Quality Control and Cost Issues: Pennsylvania cabinet factory shutdowns caused production delays and cost increases. When cabinets eventually shipped, they often arrived damaged or not as ordered. Which meant the whole cycle had to start over.

HVAC

Equipment Shortages: Sporadic shortages of certain condensers were unpredictable.

Electric

Supply Issues: Monthly shortages and indefinite backorders affected wire, devices, panels, buses, and breakers, causing massive delays.

Any delay in one trade partner's work impacted all other areas of the project.

Big News From Turnstone

Kim@tchde.com (Kim Harding) — Wed, 25 May 2022 16:38:58 GMT

A Message from our CEO, Harvey Ryan:

I’ve spent the last 18 years building a successful custom home building and renovation business. In that time, I’ve learned that ups and downs are inevitable, and only those willing to put in the time and dedication will reach their goals. In addition to putting in the time, creating repeatable processes and procedures has contributed immensely to our success.

One of the biggest developments in the history of our company was the move to become a custom cabinet dealer. We made this leap three years ago and it has been a big win both for us and our customers. Thanks to the experience and knowledge that had been built over the previous 15 years, we were able to get this operation up and running quickly and meet our customer’s needs almost immediately.

We made this move because we (correctly) anticipated increased demand for kitchen and bath renovation projects. That demand has continued to grow, and it has been our pleasure to become a full-service, turn-key renovation company that homeowners can trust to bring their ideas to life. We’ve managed to grow this part of the business with the same morals and ethical values that have guided Turnstone Custom Homes to where it is today.

Up until now we have been focused on incorporating our cabinets lines on large renovation and new construction projects. Today I am pleased to announce that Turnstone Kitchen and Bath is now accepting kitchen and bath renovation projects of all sizes. Also, we now offer stand-alone cabinet distribution for builders, remodelers and homeowners who want to purchase our products but do not require installation services. If you are a local builder or remodeler in need of quality custom cabinetry at a reasonable price, feel free to reach out to Turnstone Kitchen and Bath right away to learn more.

We look forward to the opportunity to serve your upcoming kitchen and bath renovation projects.

All the best!

Harvey

P.S. — We are proud to be a finalist for Coastal Style Magazine's “Best of Coastal Style 2022” in two categories. Between May 1st and May 31st, we humbly ask that you follow the link below to place your vote for Turnstone Custom Homes.

2022 Kitchen Trends

Kim@tchde.com (Kim Harding) — Thu, 28 Apr 2022 13:07:12 GMT

Kitchens are the heart of the home where memories are made around food and good conversation. Kitchens deserve to be the centerpiece of every home and the design trends for 2022 will help turn your kitchen into a timeless classic for years to come.

Check out the article here

Turnstone Named Finalist for Best of Coastal Style 2022

Kim@tchde.com (Kim Harding) — Fri, 22 Apr 2022 15:44:02 GMT

Turnstone Custom Homes is a finalist in both the Best Home Builder and Best Home Remodeler categories for Coastal Style Magazine's Best of Coastal Style 2022!

We are both thrilled and honored to be a finalist in both categories. Thank you to all who nominated us! We are incredibly excited for the next round of voting.

Turnstone Wins Best of Houzz 2022

Kim@tchde.com (Kim Harding) — Fri, 22 Apr 2022 15:32:24 GMT

Turnstone Wins Best of Houzz 2022

For the 4th year in a row and 7th time overall, Turnstone Custom Homes has won Best of Houzz Service for 2022.

Turnstone Recognized in 2021 Rehoboth Cottage and Town Awards

Kim@tchde.com (Kim Harding) — Thu, 13 Jan 2022 19:51:50 GMT

Turnstone was recently recognized by the 2021 Rehoboth Cottage and Town Awards for two properties; The Modern Hickman and The Poolvue !

Check out the Article Here

Our Renovation Code of Conduct

Kim@tchde.com (Kim Harding) — Wed, 22 Dec 2021 14:31:48 GMT

The following summarizes how Turnstone expects Project Managers to conduct themselves during a renovation project.

Be empathetic. Having strangers tearing your home apart is extremely stressful. Understand that the homeowner’s goal is to get you out of their home as quickly as possible, consistent with quality workmanship. This aligns with our goal of completing the project promptly to keep job schedules intact and protect project margins.

Don’t leave the homeowner waiting and wondering. Nothing is more frustrating than not knowing when workers will be in your home. Always assume the homeowner has planned their day around you or the trade contractors. Make sure the homeowner knows the expected start and finish times each day and communicate daily to either reconfirm or notify of changes to the schedule beyond our control. Most importantly, be there when you say you’re going to be! If you say you’re breaking for lunch the homeowner assumes you will be back in an hour.

Homeowners do not make a distinction between our performance and the performance of our trade partners – it’s all the same thing to them and they expect us to manage the trades. Confirm trade contractors’ arrival schedule the evening before.

Most people understand that things happen, and people are sometimes late. In those cases, let the homeowner know immediately so they can adjust their plans.

Over-communicate. Renovations are inherently unpredictable. It is impossible to over-communicate what is going on, problems uncovered and proposed solutions, schedules and progress reports. Daily job logs are essential, communicating in words and pictures what was achieved and what will happen next. Document all important discussions and share that documentation with the homeowner through the construction management portal.

Assume the homeowner is busy. Get to the point. If the homeowner is feeling chatty, they’ll let you know.

Respect the Owner’s property . The work area should be cleared of the owner’s possessions and furniture. Help the homeowner relocate possessions to a safe area if necessary. Never allow Turnstone personnel or trade partners to enter spaces that are not included in the scope of work unless absolutely required to complete the scope of work.

Never lie . Always tell the whole truth – especially if we’ve made a mistake. Once the homeowner stops trusting your word, you will never regain their trust.

Don’t “manage” your client. The Project Manager is responsible to make sure the homeowner knows the whole truth. Don’t spoon feed or spin information. Be a straight shooter, even when that is uncomfortable for you or the homeowner. If you think the homeowner is being unreasonable, ask your supervisor to intervene immediately to clear the air, reach consensus and reset realistic expectations.

Require decisiveness. Notify your supervisor immediately if homeowner inattention or indecision is threatening the project schedule. It will be uncomfortable to confront the issue, but the homeowner will thank you when the project is done on schedule.

The homeowner’s business is nobody else’s business. You will learn a lot about the homeowner and their family during the renovation. Respect the homeowner’s privacy and keep sensitive information to yourself.

Clean up. Leave at least 15 minutes at the end of each day to organize materials and clean up construction debris and check the driveway and street for nails and screws. Demand the same of our trade partners.

Don’t forget the neighbors. The homeowners can tolerate a lot of disruption because they get a beautifully renovated new home at the end of the project. The neighbors just get the disruption. Introduce yourself to the surrounding neighbors early on and give them your cell phone number. Set realistic expectations and let them know you are aware that the project will inconvenience them. Some neighbors will never be satisfied but that doesn’t mean you shouldn’t try. If a neighbor becomes belligerent, disengage and schedule a meeting with your supervisor and the homeowner to discuss the situation.

Conclusion. If you follow these rules consistently the homeowner will become your friend and partner in the project. Ignore these rules and your relationship with the homeowner will quickly deteriorate, making the entire process miserable for you and them.

Aging in Place Checklist for Your Home

Kim@tchde.com (Kim Harding) — Mon, 09 Aug 2021 18:10:11 GMT

Have you ever wanted a quick reference for aging-in-place issues? Are you wondering how to incorporate some aesthetically pleasing designs into your projects? If so, the Aging-In-Pace Checklist might be suited to your needs.

The checklist below contains features, suggested by The National Association of Homebuilders, that you may want to consider for your next construction or renovation project. It also provides a quick reference for various aging-in-place issues.

Exterior

Low maintenance exterior (vinyl, brick)
Low maintenance plants and shrubs
Deck, patio or balcony surfaces no more than ½ inch below interior floor level

Overall Floor Plan

Main living on a single story, including a full bath
No steps between rooms/areas on the same level
5 ft. by 5 ft. clear turn space in living area, kitchen, a bedroom and a bathroom

Hallways

Minimum of 36-inches wide, wider is preferred
Well lit

Entry

Accessible path of travel to the home
At least one no-step entry with a cover
Sensor light at exterior no-step entry focusing on the front door lock
There needs to be 32-inches of clear width, with includes a 36-inch door
Non-slip flooring in the foyer
Entry door sidelight or high/low peep hole viewer; sidelight should provide both privacy and safety
Doorbell in accessible location
Surface to place packages when opening the door

Thresholds

Flush preferable
Exterior ½ inch maximum with a bevel
Interior maximum of a quarter inch

Interior Doors

There needs to be 32-inches of clear width, which requires a 36-inch door
Levered door handles

Windows

Plenty of windows for natural light
Lowered windows or taller windows with lower sill height
Low maintenance exterior and interior finishes
Easy to operate hardware

Garage or Carport

Covered carports and boarding spaces
Wider than average carports to accommodate lifts on vans
Door heights may need to be nine feet to accommodate some raised roof vans
If code requires floor to be several inches below entrance to house for fume protection, can slope entire floor from front to back to eliminate need for ramp or step

2021 Renovation Trends

Kim@tchde.com (Kim Harding) — Wed, 24 Mar 2021 19:01:16 GMT

2021 Renovation Trends

After spending most of 2020 at home, it's no wonder so many new home improvement trends are popping up. In this article, Architectural Digest reveals seven renovation trends to watch out for in 2021.

Check out the trends here .

Kiplinger Touts Delaware's Tax Advantages.

Kim@tchde.com (Kim Harding) — Wed, 24 Mar 2021 18:58:20 GMT

Kiplinger Touts Delaware's Tax Advantages.

T he respected Kiplinger Washington Editors have again ranked Delaware among the most tax-friendly states for retirees. In fact, this year, we're #1! And, again, their analysis does not take into account the fact that Sussex County real estate taxes are below the state average.

Check out the Kiplinger Report Here

Our New Web Site Goes Live and the Results Are In

Kim@tchde.com (Kim Harding) — Wed, 24 Mar 2021 18:55:02 GMT

Over the last several months my colleagues Kim and Dave have been working tirelessly on a much-needed refresh of our website. Our website hosting company reached out to us last fall announcing they had revamped their technology and wanted us to be among the first to take advantage of its ease of use. Technology is really moving fast in this area, and they showed us how they could make it radically easier to maintain an update the site with fresh content on a regular basis.

In studying our options, it became clear that modern websites are designed to accommodate users who like to scroll down through the site, stopping along the way to click on interesting topics. These sites have a wonderful flow and a sleek appearance, but sometimes they can be difficult to navigate, especially for a site with as much content as ours has. That’s why we also included a scaled-down, unobtrusive traditional menu structure to make it easier for those who prefer to navigate menus as well as for returning users looking to revisit content they discovered through scrolling.

We are thrilled with the outcome and hope you will find the new website inspiring, informative and easy to navigate.

Unprecedented Price Increases are Roiling the Home Building Market - Here’s What We’re Doing About It

homes@fix8media.com (Admin Homes) — Wed, 24 Mar 2021 18:51:57 GMT

Barely a day goes by that one of our estimators doesn’t come into my office to tell me about another price increase. Last week it was foam insulation prices. The historic freeze in Texas, and accompanying power outages, took many petrochemical plants offline. Bringing these plants back up is a complicated process that will take time. These plants produce key feedstocks for the manufacturing of spray foam insulation, among other building materials.

We all know about lumber prices – the most widely-quoted index of lumber prices is up 189% since his time last year. Contrary to popular understanding we have plenty of lumber – it is sawmill capacity that is still struggling to meet demand after the COVID related shutdowns and the unexpected increase in remodeling activity.

Rising oil prices impact a lot more than the price to gas up our trucks. Oil is a basic ingredient in asphalt shingles and all vinyl products.

It has literally been a perfect storm, like nothing we have ever seen in our 17-year history. So, how have we responded? No local builder is able to simply absorb the kind of price increases we are seeing now and remain viable. But we do follow these principles during times of rapidly escalating prices:

· Communicate! - In times like these our main priority is to be good communicators. No one likes to hear about price increases, but even worse is hearing about a price increase with no time to react. When we are forced to pass on a price escalation, we have that difficult conversation right away. We work hard to find viable alternatives and will search for other areas where we can take offsetting dollars out of the budget.

· Relate - We are fortunate to have worked with most our key suppliers for many years. While they can’t defy the laws of supply and demand they can be sure that Turnstone is getting the best availability and pricing they are able to offer.

· Shop – Yes, we default to our trusted long-term suppliers during times of stress, but we still are out there shopping every day – both for price and availability.

· Flex – Almost as important as price is availability of key materials. Our production schedules are finely tuned, choregraphed dances of dozens of trade partners and suppliers. If a key component is delayed it can bring the entire job to a grinding halt. If we can’t get an insulation inspection there is very little work that can be done to the project. But there are other areas where we can modify the order of steps to keep progress happening and lessen the impact on the delivery date.

· Innovate – We are currently studying the use of alternative building systems that may make sense for some clients. For example, we have a lot of experience building with Insulated Concrete Forms (ICF) with address both the lumber and spray foam insulation price increases and supply constraints. If one of these alternatives makes sense for a client, we will discuss the options with them.

Yes, there are tough conversations taking place regarding material price increases. That is happening throughout the industry. No matter what happens in the industry, Turnstone will move heaven and earth to address any challenges for our clients.

Current events at Turnstone and interesting blogs about construction, maintenance and other home related topics.

homes@fix8media.com (Admin Homes) — Fri, 18 Dec 2020 08:26:38 GMT

2020 has been a year most would like to forget. While it has been challenging on so many levels, this year has been a true testament to the collaboration, work ethic, dedication and professionalism of our people. As of this writing, our Team and their families are healthy. I'm proud of how they managed to work every day through a global pandemic and remain healthy and laser focused.

As I shared in my May 2020 blog , we were more prepared than we knew to work through the pandemic. Coming into 2020, we invested countless hours improving and training our construction management and communication systems and policies. As a result, we are stronger by every measure.

Thankfully, we were never shut down. However, some of our key suppliers were. Several of our trade partners were impacted, making it harder to keep jobs on schedule. This created some tough times (and frayed nerves) for us and some clients. But for the most part those clients were very understanding, and I appreciate that.

In 2020 we added some top-notch construction professionals from around the region to the Turnstone Team. Today, I will compare my Team favorably to anyone in our market. I can't tell you how fulfilling it is to come into work every day to collaborate with these remarkable people.

The impact of our investments in hiring, training and systems is directly reflected in unprecedented client satisfaction levels for projects completed in 2020. In the last few weeks, we have received some of the most heartfelt and complimentary client reviews in our 17-year history. As one client succinctly put it, “The Turnstone team went out of their way to ensure we were aligned, aware, happy and confident every step of the way.” We recently received a letter from a client’s neighbor, thanking us for being “the most courteous home builder” to have worked in his neighborhood since he moved here in 2004. We are building beautiful homes and making many new friends along the way!

Entering 2021, we are poised for our fastest growth in many years and we are prepared to manage it responsibly. We are competing successfully at the highest levels of custom home building. Our long-term relationship with one of the largest building material suppliers in the region allows us to easily navigate price increases and material shortages with minimal impact to our clients. Our custom cabinet lines also allow our company to pass on quality and savings in new homes and renovations.

In short, while 2020 was a struggle at times, it brought out the best in our people.

Like everyone else, I am looking forward to a return to normalcy where face to face meetings do not include masks and where I can shake my client’s hands!

August 2020 Newsletter

homes@fix8media.com (Admin Homes) — Mon, 31 Aug 2020 08:32:43 GMT

Check out our Newsletter here

Careful Planning is the Key to Your New Home Office

homes@fix8media.com (Admin Homes) — Thu, 20 Aug 2020 08:39:24 GMT

Careful planning is the key to getting a home office environment where you can be truly productive

The COVID 19 pandemic has accelerated the long-term trend toward acceptance of remote work as a viable option for businesses and their employees. After working remotely for several months many of our clients realize that they could be just as productive at home but need more than just a laptop at the dining room table to have a sustainable and productive work environment. A recent blog post by Castle Homes of Brentwood, TN contains many great suggestions for setting up a functional home office. This blog post is inspired by their article.

Research firm Global Workplace Analytics figured in 2019 that there were 4.3 million telecommuters in the US, or about 3.2% of the workforce. Now, with even more individuals and companies seeing this as a viable solution, those same researchers project that up to 30% of us will be working at home at least part time by the end of next year.

More and more prospective clients are listing the home office as a “must have” for their new custom home in Delaware. A new custom home is a chance to create an office that's functional, useful, even life-affirming—a space you will look forward to stepping into each morning, a space where you can feel like a CEO even if you aren't one.

The home office space can also perform multiple roles. Besides hosting your day job, it can offer the kids a quiet nook for doing school projects. It can even be laid out to double as a guest room.

What makes a great workspace is very personal. An interior designer can help create an aesthetic that makes you more productive, organized and efficient than would ever be possible in a corporate cubicle. But you will be more likely to gain that productivity if you work with your builder to create an infrastructure that supports it.

For instance, while most people understand the importance of natural lighting, not all light is the same. North-facing windows provide diffuse light, while light from the east, south or west will vary by time of day. There's no right or wrong when it comes to window placement, but it's a good idea to consider natural light when planning the office.

Privacy and quiet are also critical, especially if you will be spending much of your day on phone or video conferences. Using fiberglass insulation in the office walls is an inexpensive, moderately effective way to mitigate external distractions and interruptions. If you need more effective sound control, there are numerous options that are limited only by your budget. Soundproof doors are another important consideration. Some people opt for a soundproof door with a side window panel to give them noise attenuation without the feeling of being isolated from the rest of the home.

Again, your budget will be your main constraint in soundproofing. Theoretically your office can be as quiet as a professional sound studio if that makes sense for you.

Sealing off your office from the noises in your home will make adequate ventilation even more important. Bringing in fresh air and reducing carbon dioxide goes a long way toward keeping you alert. If you expect to spend long hours at your desk with the door closed, think about running dedicated supply and return ventilation ducts to the office, which is easy to do in new construction.

Obviously, you will need plenty of electrical outlet and it's best to place them to minimize exposed cords. That means planning the location of your desk as well as of items like printers, scanners, floor lamps and TVs. You will also want to decide where you want to charge devices like phones, tablets and wireless headsets. You can place electrical or USB outlets in a cabinet or drawer—some outlets are specifically made for in-drawer installation. One other suggestion – a stand up desk is the new “must have” in office furniture. We strongly suggest a motorized desk so you can easily switch from sitting to standing. A floor outlet to power the desk and peripherals will create a professional, uncluttered look and avoid the hazards of exposed extension cords.

The office will also need data connections for the TV and computer. When it comes to Wi-Fi, if the router will be in another part of the house, then running data wire to the office for a wireless access point will boost the signal. If you work with sensitive data, you should consider a hardwired ethernet connection in the office. Some people also like having stereo speakers in walls or ceilings.

It can be helpful to collaborate with an interior designer and your builder on the office floor plan to make sure it can accommodate all the features you want. For instance, if you want to hang some favorite artwork on the wall, they can help you decide where to put it before locating those outlets and built-ins. And if you plan on doing a lot of video meetings, they can help you create a backdrop that reinforces what you want people to think about you, whether it's a wall of books or a painting that makes a bold statement.

Nothing will impact your home office productivity more than a well thought out office environment. Turnstone is here to help you plan an office that will enhance your work and your life.

We Were More Prepared for This Than We Thought!

homes@fix8media.com (Admin Homes) — Tue, 26 May 2020 08:49:18 GMT

I’ve received numerous compliments lately on how prepared we seem to be for the challenges of the pandemic. Several clients with projects either in design or underway have commented on how we haven’t missed a beat. I would love to tell you that I planned for a moment like this, but that would be a stretch. What is true is that we have learned a lot working with clients who live far away from their new home construction project. Those lessons, and the systems we have adopted for working with remote clients, are serving us very well during this challenge. We owe this to our talented, dedicated staff, who relentlessly follow procedures, and to our online construction management/communications portal. The two together combine to make the perfect home building experience.

Our preparation to bridge the communication gap between our staff and our clients began several years ago. We realized that building a superior home was only part of our job. If our construction process left our client in the dark, it didn’t matter how well we built homes; we would still have an unhappy client. The more we grew, the more difficult communication became. Our solution had to be one that brought all conversations together in one place where our clients, team members and trade partners could view them in an organized fashion. It took a while, but once we found the right technology solution, we dove in with both feet, and it’s been an enormous success. Our clients view their schedule, selections, options, photos, construction log and project finances all in one place. They can ask questions, make selections, approve change orders and chat with our team or trades from their email, computer, tablet, or phone. Nothing gets missed. Endlessly searching emails for comments or digging through files to find selections is over - everything about our projects is in one place and accessible to our customers, staff, and trade partners. Through our online portal, our clients have direct contact with our vendors and trade partners with the click of a button, so understanding products and details is at their fingertips. Our clients see a scaled-down version of the exact schedule that our Project Managers use to run their projects, which provides total transparency as to where they are with their project schedule. Even before Covid-19, our team provided our clients with weekly, if not daily, job logs and photographs of their projects and conducted many meetings and site walkthroughs online, so overcoming social distancing challenges has been easy. 

We are also using Microsoft Teams to keep our team feeling cohesive and to ease collaboration while we are working from home. The features of Teams make collaborating so much easier – I suspect I will still use Teams extensively even when we are all back in the office!

Our Seven Easy Steps to a New Custom Home and our communication portal make building a Turnstone Custom Home simple, whether you are local or live far away. Of course, when this is all over, we will still take a good old face-to-face meeting over a computer screen any day! I really miss current and past clients just dropping in to say “Hi”, or surprising our staff with donuts. Hopefully, it won’t be long until we can re-open the office to visitors. Until then the years we have spent honing our online processes and our technological prowess will continue to pay off in ways we never could have imagined.

Sincerely,

Harvey Ryan, CEO

Rooftop Pool Installation

homes@fix8media.com (Admin Homes) — Tue, 26 May 2020 08:43:08 GMT

Watch the Turnstone Team install this swimming pool on to the roof of one of our beautiful custom homes in Dewey Beach, Delaware.

Click here for the three minute video.

Click here for the thirty-nine second video.

March 2020 Newsletter

homes@fix8media.com (Admin Homes) — Mon, 16 Mar 2020 08:52:54 GMT

Click here to read our Newsletter for March 2020.

Caribbean Lagoons Without The Caribbean

homes@fix8media.com (Admin Homes) — Mon, 09 Mar 2020 08:55:26 GMT

Imagine relaxing by crystal blue water on a white sandy beach with the palm trees swaying in the wind, without leaving home. A company called Crystal Lagoons has teamed with a number of developers to bring Caribbean Resorts amenities to inland communities. Could a Delaware farm field transform into a resort. Read the article and decide for yourself.

Read the article here.

A Post for Pet Lovers

homes@fix8media.com (Admin Homes) — Thu, 05 Mar 2020 09:04:16 GMT

When designing a custom home, we take everything into consideration from the foundation to the shingles. But what if we also took into consideration our pets? As it turns out, there are a number of high-end amenities which can be added to custom homes that make both our lives and our furry friends’ lives luxurious. Some of these amenities include dog washes, dog friendly landscaping, and pet friendly paint and flooring.

Dog Washes: Nobody likes sand, dirt, or mud being tracked all over the house; especially when our pooch decides to roll all over the clean furniture. And when it’s time to bathe them, sometimes they escape from the bathroom or shake all the excess water off and get the entire bathroom soaked. A great way to help alleviate this is to build a dog wash. Here, you will have everything you need to clean your dog as well as including features to keep them from escaping and getting the rest of the house dirty or wet. Check out some ideas here .

Dog Friendly Landscaping: Some dogs are perfectly content relaxing inside the house all day. Other dogs are full of energy and need to run around outside. For dogs who need the latter, there are numerous considerations to look into such as non-toxic plants and mulches, shade, and fencing. There Are even options to create an obstacle course for dogs. Check out some more ideas here .

Pet Friendly Paint: Choosing a paint color is always fun but pet owners have more to consider than just color. Pet owners should consider non-toxic paint options and colors and sheens to diminish the appearance of dings and smudges. Find out how to make the best paint decisions here .

Pet Friendly Flooring: Trying to choose the right flooring for you can be quite tricky; especially for pet owners. The inevitable accidents make some flooring choices better than others. For example, Cortec is luxury vinyl plank that is waterproof and looks like high end hardwood floors. Check out some pet friendly flooring options here .

This article from LA Homes has some amazing tips for keeping your home safe for your pets. Click here to read the article.

Designing and building a custom home is an exciting time. When you put in the best finishes for you, your family, and your pets, your home will not only be beautiful; it will stand the test of time.

February Newsletter 2020

homes@fix8media.com (Admin Homes) — Fri, 14 Feb 2020 09:09:40 GMT

Click here to read our February 2020 Newsletter

Turnstone Design Recognized in Houzz Article

homes@fix8media.com (Admin Homes) — Wed, 12 Feb 2020 09:20:32 GMT

We at Turnstone are beyond excited to have one of our kitchen designs be recognized for it's creative use of space. Our corner kitchen cabinet in this design really made the design one of a kind. Granted, these particular corner cabinets are a bit pricey and not for the price conscious. However, the design and article demonstrates all the possibilities of how to save space in your kitchen without sacrificing on design and quality.

Read the article here

What Inspectors Look For and What We Do

homes@fix8media.com (Admin Homes) — Tue, 04 Feb 2020 09:39:28 GMT

If you’re building a new home in Sussex County, Delaware your home will be subject to numerous government inspections along the way. The Sussex County Building Department conducts inspections at various points during construction. The cities of Rehoboth Beach, Lewes, Bethany Beach and others have their own inspections regimes.

Typical inspections for new residential construction include footers, foundation walls, framing, plumbing and electrical, energy efficiency and final inspections. Turnstone considers the governmental inspection requirements as just a starting point – for most categories we go much further than the standards require.

This blog summarizes what the inspectors look for and a few of the extra steps we take to make sure your new home in Delaware meets and exceeds your quality expectations.

Footing Inspection

Inspectors are looking for adequate soil conditions to support the structure and proper sizing, depth and steel reinforcement for the footers.
Turnstone relies on our experience to know when soil testing and/or hydrology reports are justified before the foundation is designed.

Foundation wall inspection

Inspectors are looking for sizing and spacing of rebar that joins walls to footings. This ensures lateral shear strength.

Sill plate inspection (required by some municipalities). 

Inspectors are looking for proper flashing and insect barriers as well as ensuring the sill plate is properly fastened to the foundation.

Plumbing rough in inspection. 

Plumbers are required to pressurize all water lines to demonstrate that the pipes will not leak. Tubs are also filled with water to demonstrate the drainpipes are watertight. Venting is inspected to verify sewer gases cannot accumulate creating an explosion hazard.

Electrical rough in inspection. 

The inspector verifies wiring is installed to industry standards, looking for properly fastened wiring, that wire insulation is not compromised, panel is landed safely and that there are no splices in wiring that could cause potential hazards after walls are enclosed.

Duct blast inspection (optional in most municipalities). 

HVAC ducts are pressurized to detect any leaks that could lead to less efficient heating and cooling.

Framing inspection 

The inspector verifies that all mechanical, electrical and plumbing inspections have passed. The inspector also evaluates the framing of the residence to ensure structural code requirements are met and the framing agrees with engineered plans that were submitted with the building permit application. Hold-down fasteners (hurricane straps, corner tie downs, etc.) are also inspected. Floor-to-floor penetrations are inspected to ensure they are properly sealed with smoke/fire retardant materials as required by code.  Finally, the inspector confirms that the house has been properly air sealed to limit exterior air infiltration.

House wrap inspection. 

This is u sually done at the same time as the framing inspection; the inspector is making sure a weatherproof envelope with proper window and door flashing has been provided before siding may commence.

Energy inspection:

The energy efficiency inspection occurs right before drywall. The inspector visually verifies that minimum R values have been met.
While energy codes are set to be stricter in the upcoming years, Turnstone routinely holds our trade partners to a higher standard than the current codes. This is achieved in a number of ways including:
Framing techniques - we take the extra step of framing our headers and corners in such a way as to allow for insulation to be applied where many other builders do not.
Our insulation standard is 4.5” of open cell foam in all exterior walls in lieu of cheaper batt insulation
We require sound attenuation insulation in all bathroom and bedroom walls for privacy.
Conditioned crawl spaces are another Turnstone standard - by forcing air into the crawl spaces and isolating the exterior walls, we achieve positive pressure that decreases the risk of mold and mildew.
We also exceed the minimum SEER (efficiency rating for HVAC systems) requirements as one of our building standards.

Final plumbing inspection. 

The inspector verifies that all required water shut offs are in place, fixtures don’t leak, and hot water is present.

Final electrical inspection. 

The inspector tests the function of GFI’s (ground fault indicators, required around sinks and exterior application), ensures that egress pathways are adequately lit, confirms all face plates for switching and outlets are in place and the main electrical panel is safely installed and labeled.

Blower door test.

Independent inspection agencies are hired to tent the front door of a house with a device equipped with a fan and measuring device to detect any air loss (through windows, doors or other, improperly sealed penetrations) that could lead to inefficient heating and air conditioning.

Final building inspection. 

Performed by a county or municipality inspector, the final inspection ensures that all other inspections have been performed and have met or exceeded standards. Safety is the biggest concern at this time, including:
making sure hazardous areas have appropriate safeguards in place (railings around stairs and decks to code)
smoke detectors are in place and working properly
fire doors and assemblies are in place and functioning properly, right down to making sure anti-tilt devices are installed on ranges so that hot contents on top of a stove couldn’t potentially fall on an unsuspecting homeowner when opening their oven
At this time, the grade around a property is inspected to eliminate the risk of water damage or undermining of foundations.
Final surveys are reviewed to ensure the house:
is situated on the property as submitted
there are no encroachments on allowable building restriction lines, maximum building height, lot coverage restrictions
applicable flood zone requirements are met

Prior to the final inspection, Turnstone conducts a completion inspection comprised of several hundred steps – here are just a few examples:

confirm tops and bottoms of doors have been painted
test doors and windows to ensure all are working and sealing properly
appliances are glistening, and
obviously much, much more.

Governmental inspection regimes are important safeguards against shoddy building practice. At Turnstone they are just a small part of a quality control system designed to ensure many years of worry-free home ownership for every client.

What Type of Client Are You?

homes@fix8media.com (Admin Homes) — Mon, 25 Nov 2019 10:29:20 GMT

Successful builders are choosy about the people they work with. Here's why.

It is no secret that not all Delaware homebuilders enjoy an exemplary reputation. But if you go to a builder’s conference you might be surprised to find that the feeling is sometimes mutual! The best business relationships are those where everyone has high standards, both for themselves and for the other parties. This is certainly the case when building a new custom home—a complex, expensive and emotion-laden effort in which the homeowner and builder must collaborate closely for months. Successful outcomes demand mutual trust and confidence.

A smart homeowner will be picky when shopping for a builder and will take the time needed to make the right choice. But it also works the other way. If the builder is a real pro, they will also be evaluating whether the prospective client is a good fit for them, and that's ultimately to your benefit.

Why might a builder choose not to do business with someone? The most tangible reasons are money (the price range the builder works in doesn't match the homeowner's budget) and geography (the home is outside the builder's market area). But intangibles also play a role.

For example, an obsession with “cost per square foot” is a warning sign for a true custom homebuilder. That may be a legitimate metric when comparing similar tract homes from competing builders in the same market, but it's often not that relevant for custom projects.

If you already have a design, it's fair to ask the builder for a rough ballpark—you want to know, for instance, whether construction will be closer to $600,000 or $700,000. Final costs always depend on details, however. A fixation on making the project meet a “cost per-square-foot” that you found on Google will be a red flag, and a sign that it may not be a happy relationship.

Another potential problem is a reluctance to make firm choices. That includes making all necessary design decisions and product selections by the builder's deadlines. Foot dragging by the homeowner will create scheduling conflicts, cost the builder money and put pressure on the relationship.

Then there are quality standards. Professional builders are successful in large part because they do high quality work, and they prefer to work for clients who have high expectations. At the same time, builders usually follow defined quality standards. A running joke among builders is that engineers make the worst clients. They are trained to accept only very small tolerances. That is a great idea for manufacturing an airplane, or even building cabinetry, but creates unnecessary cost during the rough framing stage of a new home.

Interior paint is another example. The quality benchmark of the Painting and Decorating Contractors of America states that you shouldn't be able to see a blemish on the wall under normal light conditions from a certain distance, and most good painters try to exceed that. A builder will try to get a sense of whether a prospective client is likely to scrutinize the paint job with a magnifying glass and be impossible to satisfy.

Successful builders seek out clients whose approach is collaborative rather than adversarial. In fact, both parties should look for reasons they can trust one another.

The tone of this business relationship affects more than the homeowner and builder: it also rolls down to employees and trade contractors. That's one of the biggest reasons pros are choosy about who they work with. The supply of skilled labor isn't enough to meet demand, so it's easy for a worker to leave for another company. And since most contractors pay similar wages, the choice usually comes down to job satisfaction. The best employees and trade partners prefer to work with builders who are fair-minded and loyal, and who provide a positive work environment. In other words, good contractor/client relationships make it easier to retain high-quality workers. And that's very good for the homeowner.

So, don’t be offended if a builder asks a few questions about what makes you tick. They are just trying to find out if both parties will be able to work together successfully. At Turnstone, a successful project is beautiful, high quality, on time, on budget and reasonably profitable for us. Most importantly, both parties complete the process as friends!

This article is inspired by a blog post from Castle Homes of Brentwood , TN

Understand Flood Risk in Sussex County, Delaware

homes@fix8media.com (Admin Homes) — Mon, 25 Nov 2019 10:01:51 GMT

FloodIQ.com Website Offers a Fascinating Glimpse into Your Home’s Flood Risk

Plug your address into this app and visualize your home’s flood risk up to 15 years into the future.

If you live near the water in Sussex County Delaware, the prospect of flooding is always on your radar screen. A new website called FloodIQ.com provides the user the opportunity to input their street address and then play with scenarios to get a better sense of their flood risk over time, and under different storm scenarios. Regardless of how you feel about the appropriate policy responses to climate change, you will find the FloodIQ application interesting. FloodIQ visualizes your risk of sea level rise flooding today and up to 15 years in the future. It is a web-based application created by the tech non-profit First Street Foundation.

According to their website, First Street Foundation leverages the latest scientific methods and models. Its team of best in class researchers quantify the total flood risk for every home in America, today and well into the future, and its software engineers and communicators make this information available to the public.

World-renowned scientists from Columbia University, Fathom, the Massachusetts Institute of Technology, Rhodium Group, Rutgers University, the University of California–Berkeley, and the University of Bristol have partnered with tech nonprofit First Street Foundation to calculate the past, current, and future flood risk of every property in America. Recent historic flooding in the Midwest, along with multiple hurricanes throughout the 2018 season, destroyed thousands of homes classified as low risk by the Federal Emergency Management Agency (FEMA). This highlights the need for complete, up-to-date, publicly available flood risk data that takes rising sea levels and increasing atmospheric and sea surface temperatures into account.

Give the FloodIQ.com website a try – you will definitely find it interesting.

Turnstone Recognized as One of the Best Custom Home Builders in Delaware

homes@fix8media.com (Admin Homes) — Mon, 25 Nov 2019 09:55:00 GMT

In October 2019, Home Builder Digest recognized Turnstone as one of the best custom home builders in Delaware. Their glowing review of Turnstone is absolutely amazing.

Read the article here .

The Perfect Roof Deck Surface – Pedestal Mounted Pavers

homes@fix8media.com (Admin Homes) — Mon, 23 Sep 2019 10:49:53 GMT

The Perfect Roof Deck Surface – Pedestal Mounted Pavers

We were recently asked to renovate a large roof deck for a customer. The flat roof was leaking due to inadequate sloping and degradation of the surface. We fixed the slope problem by installing tapered rigid insulation panels and installed a new EPDM membrane. These steps fixed the ponding and leaking problems but also created a sloped surface instead of the client’s preferred flat surface. The exposed membrane would be subject to degradation over time as well as damage from furniture, etc. The look was very “industrial”. After searching far and wide for a viable solution we found what turned out to be the PERFECT solution, and our client is beyond thrilled with the outcome.

The solution we identified is manufactured by a company called TileTech Paver System. The company manufactures porcelain paver tiles mounted on corner pedestals intended to “float” over an existing roof or deck surface. The corner pedestals are infinitely adjustable, allowing the installer to create a perfectly flat surface, even if the underlying surface is irregular or sloped. The pedestals include spacers which create a narrow gap between each paver. Rainwater runs through this gap and onto the underlying roof membrane. Because the pavers float on the pedestals, there is no need for any grout, and installation is relatively quick and easy. The pavers can easily be removed to provide access to the space below.

The result delighted our client, who remarked that the roof deck now looks like a high-end hotel roof deck in a fancy resort.

There are many advantages to these porcelain pavers. The pavers are:

Beautiful and available in several finishes including faux wood plank, stone, slate, travertine, seashell and many more
Light enough that structural reinforcement is generally not required, but heavy enough to resist uplift from strong winds
Completely non-porous – they will not stain or require sealing
Extremely abrasion and scratch resistant
Anti-slip
Cool to the touch (even in the hot summer sun)
Infinitely adjustable pedestal systems allow for perfectly flat application over irregular surfaces
Versatile and relatively inexpensive to install
Easy to remove or replace
For a higher gap between the membrane and the pavers PVC pipe can be cut to extend the height of the pedestals

The manufacturer’s website states that these pavers are ideal for both major commercial and residential projects alike and suitable for roof decks, rooftop terraces, balconies, plazas, walkways and pool deck areas.

Give us a call to learn if this system can work for your application.

Below are pictures that show how the system works:

Here is a closeup of one of the several pedestal varieties.

Here is a roof deck being installed over a membrane. In this installation PVC is being cut to the desired lengths to create the correct height for each pedestal.

The Top 10 Home Features Baby Boomers Want and Don't Want

homes@fix8media.com (Admin Homes) — Mon, 23 Sep 2019 10:41:20 GMT

The Baby Boomer Generation is one of America's largest generational populations and have very specific wants and desires. In 2019, The National Association of Home Builders updated their survey on "What Buyers Really Want" based on 3,996 home buyers.

Click here to read the article.

Trend Alert: Mixed Metals

homes@fix8media.com (Admin Homes) — Mon, 23 Sep 2019 10:35:40 GMT

The most popular kitchen design trend of 2019 is mixing different metals together as accents. This article from Pure Wow offers new ideas to try in your kitchen. Click here to read the article.

ICF Construction: What you need to know

homes@fix8media.com (Admin Homes) — Mon, 23 Sep 2019 10:32:14 GMT

ICF materials are taking beach towns by storm. Check out this article by Common Sense Home to know the pros and cons about building a home utilizing ICF construction. Click here to read the article.

Is It Time to Reconsider Dewey Beach?

homes@fix8media.com (Admin Homes) — Wed, 21 Aug 2019 11:09:28 GMT

By Dave Eppes

Local Realtors will tell you that there has always been a price premium for Rehoboth Beach when compared to Dewey Beach. The main reason is Dewey’s reputation as a party town. I have owned homes in Dewey Beach since 1988, so I feel as if I know a thing or two about life in Dewey Beach.

Thinking back, the “Party Town” reputation was richly deserved. In the early years I am quite sure I was part of the problem. The beach was an open keg party on weekends. My friends and I would partake on the beach all day, close a local bar and then head to Grottos to end our night. I’m sure we disturbed more than our share of neighbors! Thankfully, drinking on the beach during the summer season was outlawed in the 80’s, and my liver is forever grateful.

After marrying and having children of my own, I decided to become part of the solution to making Dewey Beach a more family friendly environment by supporting local law enforcement initiatives. I was lucky – as I grew up, Dewey Beach was growing up with me. I was recently chatting with one local business owner and we had both noticed the same thing this season – Dewey Beach is crawling with children and families! Not just on weekdays, but all week long. In the ocean block of McKinley Street, where I live, owner-occupants and family rentals dominate. Most of us know each other and it is very much a neighborhood feel. It is very comforting to see how our town has transitioned and continues to do so. Turnstone has recently built new homes on Hayden, Chicago, St. Louis, Bayard and Cullen streets.

Don’t get me wrong – Turnstone loves building in Rehoboth, Lewes and Bethany and we have no doubt that these quieter communities will remain the preferred option for most buyers. But Dewey Beach is growing in popularity. For someone considering a home at the beach it is probably time to reconsider Dewey Beach. Here are the main reasons why this town should remain on your radar:

BUILDING RESTRICTIONS

Rehoboth Beach has made a concerted effort to foster its small-town charm and dissuade construction of “McMansions”. The result has been significant restrictions on what you can build on a standard 50 X 100 lot. Rehoboth is also attempting to maintain and enhance its tree canopy resulting in extensive restrictions on removing trees. While Dewey does have a floor area ratio restriction it is much more generous than in Rehoboth. The biggest house you can build today on a standard Rehoboth lot is about 2,800 square feet. That’s plenty for most people, but large families often want more. In Dewey that same lot can support between 4,500 to 6,000 square feet of living space depending on the lot’s zoning. Dewey is also more generous about how big your driveway can be which is a big deal when you are entertaining family and friends. One downside is Dewey does charge a steep building permit fee equal to 3% of building cost.

THE REHOBOTH BAY

Dewey’s motto is “A Way of Life”, but it is really two ways of life – one on sand and one on the water. The Rehoboth Bay is always alive with boats, jet skis, paddle boards, kayaks, kite boarders, sailboats and so one. Regretfully my family did not discover the boating life until about 10 years ago. Now it is a staple of our summer weekends. Having the ocean, bay and marinas all an easy walk from any location in Dewey Beach is a luxury that is hard to replicate. Although it’s called the Rehoboth Bay, there are no public marinas in Rehoboth from which you can access the bay. Dewey features two large marinas where boat owners can lease slips on an annual basis. If you’re a boat owner, or think you may want to be someday, you should consider Dewey Beach for your new home.

DEWEY BEACH IS KID FRIENDLY

Unlike Rehoboth, Dewey Beach allows beach bonfires (permit required) and kids love bonfires! I can’t even count all the fires we had when my kids were growing up. Eating s’mores, listening to the Beach Boys and throwing/wearing glow sticks are forever ingrained in their childhood memories. On Monday nights the town shows a kid movie on the beach at Dagsworthy Street. Dewey is generally more lenient about throwing footballs and Frisbees than the other resort towns although this is at the discretion of the lifeguards. The town recently issued a permit for a putt-putt course to be constructed on Route 1. Skim board camps and sailing lessons are all within walking distance. And of course, kids love boating and tubing. Oh, and when your kids get a little older they will visit you often because twenty and thirty somethings all want to be in Dewey for the nightlife!

DEWEY BEACH IS PET FRIENDLY

Every day at 5:00 pm the lifeguards blow their whistles signifying the end of their shift. I’ve never actually witnessed it, but I wouldn’t be surprised if there are some “Dewey dogs” who are conditioned to grab their leashes when they hear those whistles. Within 30 minutes there is a big dog party on the beach! Dogs are allowed on the beach year-round, but only before 9:30 and after 5:30 in the summer season. They do not have to be on a leash but must be “under your control”.

Rehoboth and Bethany forbid dogs on the beach at any time during the summer season. Your four-legged friend will be very happy that you chose Dewey Beach!

THE RESTAURANT SCENE

Dewey has plenty of easily walkable dining options. Although Two Seas is the only true fine dining available, there are several great options for more casual fare with more popping up every year. Best crab cakes in Delaware – Woody’s. Great food with a healthy flair – Gary’s. Oysters and a martini – Starboard Raw. Best burgers at the beach – Hammerheads. Hawaiian themed fare with live music – Nalu. I could go on and on. Let’s be honest though - Dewey will probably never have the breadth of fine dining options that Rehoboth can offer. But thanks to Uber and Lyft you can be walking in the door of any Rehoboth restaurant within fifteen minutes, and never have to jump behind the wheel and worry about the parking hassles of Rehoboth Beach.

THE MUSIC SCENE

Even though I’m an old creaker now, I still enjoy live music. The ability to walk over to the Cork, Rudder or Starboard and catch a set on a whim is a major feature for me. The Bottle & Cork Jam Session on Saturday afternoons is an all ages affair and still a social phenomenon. Same with Love Seed at the Rudder on Thursday nights, Wednesday nights at the Starboard and Sunday Funday at North Beach. As I write this there is a line around the block to see the country act Aaron Lewis at the Bottle & Cork. Aside from great music, some of the venues are located on the best real estate in Sussex County. Great tunes, a refreshing cocktail, breathtaking sunsets, a cool bay breeze and a seat overlooking the Rehoboth Bay is something that Rehoboth will never be able to offer!

THE BOARDWALK

Ocean block residents generally agree that not having a boardwalk is a net positive. If we want the boardwalk, we’ll jump on the Jolly Trolley or grab an Uber to Rehoboth. But not having the crowds, parking hassles, noise and smells of the boardwalk thrust upon us every day is something we can happily accept.

CAN’T DECIDE BETWEEN DEWEY AND REHOBOTH – SPLIT THE DIFFERENCE!

The northern third of Dewey is often referred to as Rehoboth by the Sea. With no commercial zoning, this area has a totally different feel. It is quieter and more reminiscent of the quintessential beach neighborhood. Walk or bike south and you are quickly in Dewey, head north and you’re in downtown Rehoboth in no time. Most of the lots in Rehoboth by the Sea are on leased land, but the availability of very long-term leases makes building a new home there a viable option.

SUMMING IT ALL UP

Rehoboth, Lewes and Bethany are wonderful beach towns, each with their own unique character and offerings. But, for a significant subset of beach buyers, Dewey might just be where you will be happiest. It’s definitely worth exploring! Call me if you would like to learn more about this special place I call home. 302-227-8876

Advantages of Mitsubishi Ductless Heating and Cooling Systems

homes@fix8media.com (Admin Homes) — Tue, 20 Aug 2019 11:20:43 GMT

Guest blog courtesy of Marc Frey of SchagrinGAS Heating & Air Conditioning

Most people have heard of ductless heating and cooling systems, and they have probably seen these linear indoor devices installed high on walls in homes, restaurants or office buildings. But do you really know the benefits of these systems?

Flexible: Mitsubishi ductless systems give installers, contractors and homeowners flexibility when deciding on how to heat and cool a home. The most popular installations are comprised of a small outdoor unit and one or more indoor units mounted on the wall (Wall Mount), flush in the ceiling (Ceiling-recessed Cassette) or sitting on the floor (Floor-mounted). The latest technology will allow us to connect that small outdoor unit to an air handler (Multi-position ducted). This is a perfect solution during a new construction project to heat and cool larger zones or the entire floor. The ducted air handler system also gives us another option when replacing a traditional style HVAC in a home.

Saves Money: One of the biggest reasons why homeowners install a Mitsubishi ductless system is the overall operation cost. Mitsubishi’s Inverter – driven compressor technology automatically adjusts to the changing conditions in a home to deliver ideal comfort very efficiently. This is different from conventional systems, which will start and stop repetitively, wasting energy. The availability of multi-zone outdoor units allows us to give homeowners the option to create zones in their homes, which means you no longer need to heat or cool a room that is not occupied. Summertime cooling bills can be cut by up to 40% when cooling a home with a Mitsubishi HVAC system.

Improves Indoor Air Quality (IAQ): Mitsubishi ductless units will give you healthier air in your home. If allergies and asthma are problems in your home, a ductless system can help. Ductless systems offer multi-stage filtration that can drastically reduce dust, bacteria, pollen, allergens and other particles in the air. The Inverter technology on a ducted system (traditional metal duct-work throughout the home) with the help of a MERV 11 or MERV 16 can also provide healthier air in a home. The various speeds of the compressor allow for longer run times. When air is constantly moving in the home, it allows these particles to be pulled back through your return duct and trapped by your filter. SchagrinGAS Heating and Air installs MERV 11 filters at each ducted unit as a standard. MERV 11 and MERV 16 filters typically need to be changed twice per year and can be done during your bi-annual prevented maintenance visit.

Reduces Building Footprint: SchagrinGAS Heating and Air has also found the “footprint” to be a huge benefit during a new construction process. Builders, architects and homeowners are looking to maximize the square footage of their homes, but sometimes must deal with setback issues. The Mitsubishi outdoor unit are only 13” deep, so they can easily be installed on the side or back yard without worrying about protrude into city or town setbacks. Mitsubishi ductless (no duct-work) indoor units can be installed on the wall, ceiling or floor, eliminating duct-work and bulkheads throughout the home.

Once your SchagrinGAS Heating and Air Mitsubishi ductless or ducted system is registered by one of our associates, your warranty automatically goes from 10 years on parts and the compressor to 12 years. Need more information on Mitsubishi products? Please feel free to call SchagrinGAS at (302) 644-7700 or email mfrey@schagringas.com.

July 2019 Newsletter

homes@fix8media.com (Admin Homes) — Sat, 13 Jul 2019 11:26:52 GMT

Turnstone has some exciting stuff going on. Click here to learn more.

What Do People Learn When Building a Home?

homes@fix8media.com (Admin Homes) — Wed, 10 Jul 2019 07:24:53 GMT

For many people, building a custom home is a process that involves several ups and downs spread out over a year or more. We thought this blogger provided a very thoughtful and fair explanation of what she learned from her home building process, which include the following:

Know what you are getting into
Hire the right people
Consider hiring a designer
Think about cabinet and furniture placement early on in the design phase
Plan, plan, and plan some more
Things look worse before they get better
You’ll make mistakes
Communicate everything and don’t assume anything
Be kind to everyone involved in your building process
Listen to professionals but know when to trust your gut

Her input is extremely valuable to anyone considering building or in the process of building a new home and I highly recommend reading this article.

Click here to read the article .

Smart Supply Choices

homes@fix8media.com (Admin Homes) — Wed, 10 Jul 2019 07:18:35 GMT

When it comes to ordering supplies, builders tend to order from trusted, local distributors for various reasons such as cost and quality. In addition, the relationship a builder forms with their supplier can lead to faster turnaround times and much better service after the sale.

Click here to read the article.

May 2019 Newsletter

homes@fix8media.com (Admin Homes) — Sat, 04 May 2019 07:26:39 GMT

Check out our Newsletter for May 2019

Turnstone Custom Homes of Rehoboth Beach, DE Marks Fifteen Years in Business

homes@fix8media.com (Admin Homes) — Thu, 02 May 2019 08:04:02 GMT

For immediate release

Turnstone Custom Homes of Rehoboth Beach, DE

Marks Fifteen Years in Business

Founded in April 2014, Turnstone is a Delaware Custom Home Builder and Renovator Serving Coastal Delaware

Rehoboth Beach, DE, April 30, 2019

Turnstone Custom Homes is celebrating fifteen years in business as a custom home builder in Delaware. Harvey Ryan, Turnstone’s CEO, co-founded the company in 2004, starting out doing contract trim work for national builders. He began building a few custom homes for friends, often working days, nights and weekends in a business dominated by competitors that had been in business for decades. Working from a dingy, second floor office in a nondescript industrial building Ryan would try to steer prospective client meetings to the job site so they wouldn’t have to see the office. “We tried to earn the business of prospects by convincing them of our honesty and sincerity – that’s really all we had to offer back then, said Ryan. “We made many mistakes but made sure that our mistakes did not hurt our clients and that we grew from every one of them.”

He wore many hats back in those days, including sales, production, procurement, hiring, breaking up fistfights on job sites, accounting, insurance, crawling in the mud to fix broken equipment and responding to burglar alarms. “Today I’m surrounded by a team of highly qualified people who I respect and enjoy”, Ryan commented. Ryan’s partners are Erin Bagnatori who runs the company’s operations and Dave Eppes, who oversees finance. Turnstone employs 15 people and over 100 subcontract workers and builds between 15 – 20 custom homes and renovations in a typical year from their design center located on Route 1 in Rehoboth Beach.

When asked for the secret of Turnstone’s success, Ryan offered one word, “perseverance”. According to Small Business Trends.com, the five-year survival rate for home builders is 36.4%, the lowest of any industry. The housing crash of 2008 – 2009 claimed many victims. “We survived the crash, and the experience made us stronger. Although business today is better than ever, I will never forget the lessons of the crash, and know we must always be prepared for the next downturn”, said Ryan.

Basically, Turnstone is a custom manufacturer that creates its product outdoors, never builds the same thing twice and has almost no repeat business (most people only build one custom home in their lives). “What could possibly go wrong?”, Ryan quipped. “Our business runs on trust, but is it realistic for a person we just met me to trust us to successfully execute the most important purchase of their lives? No. In fact, many people come into the process in a defensive mode because they’ve heard many horror stories about builders. We’ve learned that sending trust signals early in the process is crucial. Staying in business for 15 years is one of the strongest trust signals we can possibly send”, he stated.

“With over 150 custom homes and renovations under my belt I have learned that the most important thing I can do for our prospective clients, and our team, is to clearly explain the economics, tradeoffs and commitment of building a custom home, and to counsel prospects that don’t seem like a good fit toward another builder”, Ryan shared.

What do the next 15 years hold?

“I’m most excited about how much the clients love our construction management portal”, said Bagnatori. He believes the system has transformed the business and led to the highest level of client satisfaction ever. “It’s always more fun working with happy clients”, Bagnatori quipped. It is not unusual for 100 or more schedule updates, client choices, job logs, photos or messages to be shared between clients, the Turnstone team and the trade partners in any given day. “Everyone has a system”, said Bagnatori, “but fully integrating it into everything you do is very hard work and requires perseverance and relentless training”. Bagnatori also shared that his cadre of project managers has never been stronger.

Ryan is most enthusiastic about the design/build process. “Although we are certainly happy to work with outside architects and designers, most of our clients have opted for our in-house design capabilities”, said Ryan, adding “there are just so many advantages to using one company to design and build your custom home”. He is also excited about the prospects for the kitchen renovation capabilities announced last year.

“More than anything else I look forward to turning many more client relationships into long-term friendships”, Ryan concluded.

For more information go to www.tchde.com or c all 302-227-8876.

March 2019 Newsletter

homes@fix8media.com (Admin Homes) — Fri, 22 Mar 2019 08:13:14 GMT

Check out our Newsletter for March 2019

Turnstone Enters into Relationship with West Coast Builder

homes@fix8media.com (Admin Homes) — Sat, 16 Feb 2019 08:24:32 GMT

Turnstone Custom Homes has entered into an agreement to share resources and ideas with Lewis Builders of Carmel, CA.

The companies both provide design/build services in coastal resort markets and share a commitment to staying on the cutting edge of trends affecting the custom home building industry. They are similar in size and growth trajectory and also use the same construction management software.

“John Lewis was a presenter at CoCon 2018 conference in San Diego. His presentation was so compelling, and I knew I wanted to get to know more about John and his company”, said Turnstone Chairman Dave Eppes.

After sharing ideas among the two management teams, the owners agreed to formalize their information sharing partnership. The initial topic for sharing was information about sales models and contractual terms. The companies will expand the sharing to include utilization of the construction management software, processes and policies and sharing blog post content and newsletters.

“You can learn so much just by talking to progressive home builders from across the country. We all face the same challenges and cooperation is a win-win for everyone”, said Turnstone CEO Harvey Ryan.

Please visit Lewis Builders website at https://lewisbuilder.com

February 2019 Newsletter

homes@fix8media.com (Admin Homes) — Fri, 08 Feb 2019 08:26:10 GMT

Check our our Newsletter for February 2019

Kiplinger Again Ranks Delaware as a Tax-Friendly State for Retirees

homes@fix8media.com (Admin Homes) — Mon, 28 Jan 2019 08:41:42 GMT

The analysts at Kiplinger have again ranked Delaware as a tax-friendly state for retirees. As happy as we are with this ranking, it doesn’t tell the full story for Sussex County residents. Among the ranking factors is the level of real estate taxes, which Kiplinger averages at the state level. But that doesn’t do justice to Sussex County, which has far lower real estate taxes than the state average.

According to Kiplinger, the real estate tax is $1,274 tax on the median Delaware home value of $233,100. But, according to SmartAsset, the tax on that property would be only $762 in Sussex County. With this adjustment made, we believe coastal Delaware would join Florida and Georgia as the most tax-friendly states on the Atlantic Ocean for retirees.

How do surrounding states fare?

Least Tax Friendly – Maryland and Connecticut
Not Tax Friendly – New York
Mixed – New Jersey
Tax Friendly – Delaware and Virginia
Most Tax Friendly – Pennsylvania

For details on the rankings, go to:
https://www.kiplinger.com/tool/retirement/T055-S001-state-by-state-guide-to-taxes-on-retirees/

Doors or Drawers: Which is Best for Your New Kitchen Base Cabinets?

homes@fix8media.com (Admin Homes) — Mon, 28 Jan 2019 08:36:37 GMT

One of the best things about a total kitchen renovation/expansion is gaining more room for all the latest gadgets and gizmos that no longer fit into the typical foodie’s outdated kitchen.

Yes, it’s great to create an open floor plan and a more spacious kitchen, but another important objective of most kitchen renovations is creating more storage space.

Kitchen design has come a long way, and there is no shortage of specialty cabinet types available to maximize space. One question you will need to answer – is it better to use standard cabinets with pull out shelves or deep drawers in your base cabinets?

Many people are choosing deep drawers for at least some of their base cabinets. In general, deep drawers offer maximum use of space and are better for organizing cookware, dishes, and pots and pans. Fully opened drawers give total visibility to everything in the space – no dark corners to hide things. Most drawers have one centered handle, allowing for easy one-handed opening and closing. Drawers in base cabinets are also ideal for heavier items like cookware and dishes. Drawers can be outfitted a peg system to keep dishes, mugs, and other items organized.

Which option is best for your new kitchen? If you are trying to update an existing kitchen with additional storage options, pull out shelves may be the best solution as they can be easily added to existing cabinets. For a complete kitchen renovation, you have complete flexibility to design your storage in the way that suits you best, including using deep drawers to maximize storage and usability.

Contact Harvey to learn more about Turnstone’s kitchen renovation capabilities.

December 2018 Newsletter

homes@fix8media.com (Admin Homes) — Sat, 22 Dec 2018 08:43:31 GMT

Check out our Newsletter for December 2018!

Erik Kampmann Wins Design Award

homes@fix8media.com (Admin Homes) — Tue, 18 Dec 2018 08:49:58 GMT

Erik Kampmann Wins Design Award

Our congratulations to Erik Kampmann, Turnstone’s Design Director, who was recently honored at the USA Property Awards for his Ovcharenko Custom Home project in Bethany Beach.

(Note - This home was designed by Erik before he joined Turnstone and was built by another builder).

Erik designed the home to pay homage to the World War II watch towers that dot the Delaware coastline. He competed against professionals across the U.S. and the Americas. The competition was judged by an independent panel of 80 industry experts. Erik won the Architecture Single Residence category and, to top it off, he was also presented with the 5-Star Best Architecture Single Residence award by the judging panel.

“I cannot tell you how awesome it feels to see a dream become a reality, creating a singular home for amazing clients, and to be recognized internationally for it,” said Kampmann. “I keep looking at my awards and thinking, hey, those are mine!”

Erik joined Turnstone in May 2017 and has been very busy designing new homes for our clients, the vast majority of whom rely on Turnstone to both design and build their new homes.

Here are two homes designed by Erik that are currently under construction by Turnstone.

November 2018 Newsletter

homes@fix8media.com (Admin Homes) — Wed, 21 Nov 2018 08:52:58 GMT

Read the Turnstone Custom Homes November Newsletter Here

Turnstone builds ICF homes like this on that survived Hurricane Michael

homes@fix8media.com (Admin Homes) — Sun, 18 Nov 2018 08:59:22 GMT

Insulated Concrete Form (ICF) Homes by Turnstone

The images of the devastation in the Florida Panhandle from Hurricane Michael and the tragic wildfires in CA prompted us to revisit our Insulated Concrete Form (ICF) construction offerings. When we first began building ICF homes, we assumed that people building high-end custom homes on or near the shore would strongly consider this option. Frankly, the adoption rate has been underwhelming. To date we have constructed four ICF homes, two of which are not even that close to the shore (homeowners love the energy efficiency, mold resistance and noise suppression features of ICF too).

This New York Times article “Among the Ruins of Mexico Beach Stands One House, Built ‘for the Big One’

tells the story of the homeowner who built the ICF home made famous in this picture.

Estimates vary about the additional cost of ICF construction. Our experience has been that homeowners should expect to spend about 20-25% more for an ICF home. Do not make the mistake of asking a homebuilder in Delaware who lacks ICF experience to construct your ICF home! Specialized training is required as well as experience dealing with the installation of mechanical systems in an ICF home.

The most ambitious ICF home in this area was built by Turnstone at 34 Collins Ave . in North Indian Beach. This 7,000 square-foot home garnered national recognition, and was featured in Delaware Today magazine.

So, could it happen here? Probably not. Hurricanes almost never make direct landfall in Delaware due to the concave shape of the middle Atlantic states. Hurricane Sandy was only a category two storm when it skimmed past the area, yet it devastated parts of the Jersey shore. A much more common threat to our area is the powerful nor’easter’s that regularly affect the mid-Atlantic. The infamous 1962 storm is the most destructive storm in the memory of anyone alive today.

The ocean meets the bay in Dewey Beach - March 1962

So, no, it’s not likely that Delaware will ever be directly impacted by a Category 4 hurricane like the one that leveled Mexico Beach in Florida. But as super storm Sandy and the 1962 nor’easter have shown, catastrophic damage can occur here.

And homes anywhere can be impacted by fast-moving fires as was demonstrated in the March 2018 fire north of Dewey Beach. The fire resistance of ICF construction could have made a real difference for these homeowners.

If you're interested in building an ICF home we can arrange for you to tour our ICF home in North Indian Beach.

Turnstone Accepting Kitchen Renovation Projects

homes@fix8media.com (Admin Homes) — Sat, 17 Nov 2018 09:08:14 GMT

Turnstone is Now Accepting Kitchen Renovation Projects!

Custom Home Builder in Delaware now installing custom kitchens

We’re pleased to announce that we are now accepting kitchen renovation projects. Our experience installing unique custom kitchens in the 150+ homes we have built since our founding in 2004 is now available for customers seeking high-end kitchen renovations. Here’s the really exciting news – we are now purchasing our cabinetry directly from the manufacturer. This direct buying power allows us to decrease your cost without sacrificing quality. Our direct buying initiative also allows us to control the entire process, eliminating communication errors. Each cabinet order is designed and processed using sophisticated software that allows our designers to coordinate with the manufacturer on every detail. We control when the cabinets are ordered and when they are delivered.

We offer three tiers of cabinetry to meet all budgets. Regardless of your budget, you can rest assured we only install high-quality cabinets, manufactured for many years of worry-free use (all our cabinets come with a 10-year warranty).

Our better and best options can be painted in any Sherwin Williams color at no additional cost. By using Sherwin Williams paint colors, our interior painted moldings can be color matched to our cabinets, creating a consistent color scheme throughout the house.

We can design cabinets in non-standard sizes or shapes with a minimal up-charge. All of our cabinets are available in custom sizes, down to 1/8” increments in height and width, to minimize the use of fillers and maximize your usable cabinet space.

Our laundry and vanity cabinets feature ¾” furniture board rather than the 3/8” most companies use.

Our cabinets are treated like fine furniture – delivered wrapped in furniture blankets, not in boxes, eliminating the possibility of damage during shipment.

Most homebuilders in Delaware do not offer these services due to the specialized expertise required. View some of the gorgeous custom kitchens we have installed in our new homes here.

To learn more about our kitchen renovation services, please schedule an appointment with Harvey here .

September 2018 Newsletter

homes@fix8media.com (Admin Homes) — Sat, 22 Sep 2018 09:12:40 GMT

Check out our newsletter for September 2018.

Seasonality in Resort Custom Homebuilding - How We Manage It

homes@fix8media.com (Admin Homes) — Mon, 17 Sep 2018 09:18:39 GMT

Seasonality in Resort Custom Homebuilding - How We Manage It

It’s a fact of life in coastal Sussex County Delaware - construction activity near the coast slows in the summer months. Most municipalities have restrictions on pile-driving during the summer months and some communities and HOA’s forbid any construction activity at all.

Even if they are permitted to build during the summer, many clients prefer to wait until September, particularly if they are demolishing an old family cottage. It is understandable that folks want to use their old home for one last summer before tearing it down and starting anew.

These factors result in a lot of homes starts every September. Almost invariably, our clients are hoping to have their new home completed in time for the next summer.

Our job would be easier if we could just start (and deliver) one to three new custom homes each month. But that is not going to happen, and we must adapt to the reality of working in resort communities. Here is how we deal with it:

First, we limit the number of new homes we can start in any given month. It would not be fair to our clients, our team or our trade partners to overstress the system by trying to start too many homes at the same time. One tool we use to manage our starts is a Construction Start Slot Reservation Contract. This short contract is not a binding commitment to use Turnstone, but it is a tangible sign of seriousness on the part of the homeowner. The contract requires a small deposit that is fully refundable if the homeowner changes their mind far enough in advance for us to react. Not unexpectedly, we are already close to filling our September 2019 starting slots. The only way to create more slots is to hire and fully train additional Project Managers, which is a decision we are continually assessing.

Next, we use sophisticated software to manage the schedules for all our projects. Shortly before we break ground, we establish a “baseline” schedule, which is our educated guess as to how the project will proceed. A system of predecessors ensures that the construction steps detailed in the schedule happen in the correct order. The predecessors also create the critical path for the project. By linking clients’ decision deadlines to key milestones on the critical path, we ensure that we get the decisions we need to keep the project moving according to the schedule.

Our Project Managers update the schedule each day, adjusting the actual completion dates of 100+ steps along the critical path. They can tell exactly where they stand relative to the baseline schedule for each task. Throughout the process, our clients have real-time visibility to the top-level schedule milestones and the projected completion date. Also, select trade partners can access this system to coordinate their schedules with ours.

In the custom home building business, “stuff” happens. Over the course of a project, it is almost inevitable that something will occur that moves the project schedule beyond the projected completion date in the baseline schedule. When this happens, we task our Project Managers to create a detailed plan to get the job back on schedule. If necessary, we will use an “all hands on deck” surge to get a tardy project back to the original timeline, but only if doing so does not sacrifice quality.

Does this mean we always meet our original projection? Of course not. Even if we were perfect (we’re not), there are too many variables beyond our control to be able to make that commitment so many months in advance. Any builder who tells you to the contrary is not building a truly custom home. What it does mean is that our project managers are aware, every day, where they stand relative to the baseline schedule. And our clients are too.

We would be happy to let prospective clients test drive the system. Just give us a call to set up a no-obligation demonstration.

A Well-Designed Bonus or Flex Room Can Make Your New Home More Versatile

homes@fix8media.com (Admin Homes) — Fri, 07 Sep 2018 09:27:29 GMT

A Well-Designed Bonus or Flex Room Can Make Your New Home More Versatile

More and more, new custom home clients are requesting that we design in a flexible space that can adapt over time as their needs and interests change.

When designing a bonus room, it is best to think of all the potential uses and design the space to check off as many boxes as may be relevant to you as your family and interests evolve. Before you decide where to place your bonus room, think about the space itself. Do you need proximity to the bathroom? Should it be easily accessible to guests? Do you need a quiet place for work, relaxation or hobbies? Are there creative and flexible furniture options that can add greater utility to your flex room?

Common uses of a bonus room include:

A combination room - With a few flexible furniture pieces you can create a multipurpose room you can create a space that transitions with your short-term needs. For example, your home office could also double as a guestroom with the right furnishings
A home office - with the proliferation of “gig economy” jobs, even retirees are finding it is easy to generate extra income while working out of the home. A well-designed and quiet home office area is a huge help.
A playroom or game room - whether you have young children, teenagers, grandchildren or just like having a space to shoot a game of pool with your friends, a game room can make your home a gathering spot.
An extra bedroom - Downsizing is great, but sometimes we need the flexibility to create a space for children, aging parents or other relatives to move in.
An additional living room, den or lounge space – it’s great to have a second spot where people can gather to watch a movie, play video games or listen to music.
A home theater - fewer people are opting for a dedicated home theater these days, rather they are designing theater quality A/V into a multipurpose room.
A home gym
A “man cave” or “she cave” - many couples find that having a comfortable getaway space makes growing old together more comfortable.
A home library

For maximum flexibility, the best place for a bonus or flex room is on the ground floor, as far away as possible from the central gathering area of the home (usually the kitchen/great room) and close to a full or partial bathroom.

Our designers can help you incorporate a space that provides the most possible options as your situation changes.

July 2018 Newsletter

homes@fix8media.com (Admin Homes) — Mon, 16 Jul 2018 09:29:11 GMT

Check out our newsletter for July 2018.

805 King Charles - Rehoboth - $2,495,000 -

homes@fix8media.com (Admin Homes) — Tue, 03 Jul 2018 09:33:30 GMT

805 King Charles - Move In Now

5 beds 6 baths 2,463 sqft
NEW CONSTRUCTION
$2,495,000

Exquisite location, just one block to the sand, surf and boardwalk in South Rehoboth! Wonderful opportunity to be in by Summer of 2018! This Turnstone Custom Home features a stunning open floorplan with 5BR, 5.5BA, wide plank hardwood floors and tile throughout, a gourmet kitchen with a spacious island and commercial grade appliance package, 10 foot ceilings, dual laundry facilities, and detailed woodwork and finishes. The property's welcoming front porch, rear deck and patio, heated pool and outside shower are ideal for summer fun and entertaining too! A discerning buyer will find that this property leaves little to be desired.

Thinking About Repainting? – Read This First

homes@fix8media.com (Admin Homes) — Fri, 29 Jun 2018 09:38:20 GMT

Thinking About Repainting? – Read This First

A great finish doesn't come cheap, but it can make or break the look of a custom home.

We recently wrapped up a renovation on a very expensive home in Dewey Beach. When it came time to gather quotes for the painting, we gave the homeowner two options. The first was the painter we use for most of our new custom homes. The second was a painter who specializes in repainting existing luxury homes.

Professional builders vet all subcontractors using the same criteria. All our trade partners are reputable companies with a track record of satisfied customers. They all have adequate insurance coverage. And because we supply them with steady work, they tend to show up on time and offer fair pricing. Our regular painter does a fine job on our new homes, but painting a new home is a vastly simpler proposition than repainting an existing luxury home. Older homes always have imperfections caused by settlement, nail pops and damage from everyday use. This particular home also had damage from old water intrusions affecting large picture windows and a challenging situation involving painting the wall behind a fixed glass stair panel that was less than an inch from the wall. We wanted our client to understand both options.

In this case, the homeowner chose the repainting specialist, even though their quote was almost three times as much as the new home painting expert. How can one painter be so much more expensive? Well, if you saw the number of hours and amount of expertise they put into preparing the surfaces before a drop of paint was applied, you would understand.

Homeowners expect plumbers and electricians to be expensive, but are often surprised by the prices charged by high-end, professional painters. But the painter in question regularly turns down work because his services are in such high demand.

Although people tend to see painting as intuitive work, there's a vast difference in appearance and durability between a do-it-yourself finish and one applied by a pro. A finicky paint job will produce lasting results that make your home pop.

High-end painters get these results by paying attention to details that most homeowners and casual painters miss. Really good painters—the kind of people whose work meets the quality demands of an expensive luxury home— are nothing short of obsessive. They spend tremendous amounts of time preparing surfaces, following a process that includes sanding, masking, caulking and filling, then priming, sanding, and caulking and filling again before they lift a brush. The final appearance has as much to do with all this prep work as it does with the paint.

When it comes to paint, pros stick to products that have proven themselves over years in the field, and they have the experience to know which ones work best where. They understand the differences in sheen and coverage between different products. They also know how to mix paints, what additives to use, how to make crisp lines at edges and intersections, and how to create an even look over multiple surfaces. They invest in high-quality tools. There are many choices in rollers, brushes and spraying equipment, and it takes experience to learn which ones will provide the desired result, whether that's a traditional brushed finish or one with a glass-like sheen.

The final finish is one area where you definitely get what you pay for. The payoff for all this work is a finish that looks great and stands the test of time.

If you are considering repainting and would like a couple of references for painters we are happy to provide them.

Meet the Maestro - The Role of Turnstone Project Managers

homes@fix8media.com (Admin Homes) — Thu, 14 Jun 2018 09:42:38 GMT

Meet the Maestro - The Role of Turnstone Project Managers

Project Managers are the unsung heroes of the residential construction business. Many homeowners don't fully appreciate the skills these pros bring to the table, or how crucial they are to our business success and our clients’ satisfaction.

While the builder creates the business processes and sets the quality standards needed to build a custom home, someone must make sure the processes are followed, and the standards achieved. This requires hand-on, on-site supervision of our employees and trade partners, day in and day out. The job demands an experienced professional with technical expertise, creativity and strong problem solving and interpersonal skills

A good PM is a blend of engineer and orchestra conductor, with a bit of psychologist thrown in.

The PM needs a thorough knowledge of home elements and systems, how each relates to the others, and how to ensure that everything gets assembled in a way that satisfies the relevant building codes and our quality standards.

The many thousands of things the PM needs to understand and manage include big issues like how concrete cures, how structures handle wind loads and how hardwood floors respond to humidity swings. They also understand details like how to frame stairs, so the rise and run are correct after the finished flooring has been installed, and the newel post at the landing meets the adjacent treads in the exact way the designer specified.

The PM uses this knowledge (and our construction management system) to create a plan to complete each task on schedule. But Murphy’s Law is always lurking around construction sites, and the PM must be ready to adjust those tasks when the unexpected happens--whether that's a five-day rain storm or an incorrect cabinet delivery that shows up the day before it's supposed to be installed.

The best PM's have an ability to orchestrate the wide range of personalities needed to get all this done. Many of our trade partners are independent business people who are always in strong demand. Consistent success with them requires a leader who can maintain a culture of teamwork, where everyone takes pride in a great result, and where each trusts the others to do their part. The PM's skills in scheduling, problem solving and communicating can be the difference between a project staying on schedule or stalling.

That's why Turnstone is very picky about the people they hire for this role: most PMs qualify for the job through years, sometimes decades, of experience over a wide range of projects. The project manager is a seasoned industry professional who commands a good salary and earns every dime of it.

It should be no surprise that the best PMs seek positions at well-run companies that offer the opportunity for professional growth. The company that can attract this caliber of manager passes the benefits on to customers--one of the many advantages of doing business with a professional builder like Turnstone Custom Homes.

This blog post was inspired by a post by Castle Homes of Tennessee.

June 2018 Newsletter

homes@fix8media.com (Admin Homes) — Fri, 08 Jun 2018 09:44:24 GMT

Check out our newsletter for June 2018.

How We Make Sure Your New Home is Perfect

homes@fix8media.com (Admin Homes) — Wed, 25 Apr 2018 09:52:09 GMT

How We Make Sure Your New Home is Perfect

Our Project Completion Checklist was developed internally based on the collective decades of hands-on experience of our senior management team and master craftsmen. The checklist, which we complete prior to the final customer walk-through, contains more than 300 items. It is organized by room, which facilitates an efficient inspection by our Vice President of Operations, Erin Bagnatori. We are constantly refining and improving the checklist.

We consider the checklist to be highly proprietary and will not include it in full here, but these are some examples of checklist items:

Flooring clean and undamaged
All breakers labeled appropriately
All registers cleaned and painted black in wall cavity
Driveways, porches and decks pressure washed
All GFI outlets tested
Windows working smoothly
All switch and outlet plates clean and level with no paint
Crawl space clean - no standing water or trash

We could go on and on, but you get the idea…

Quality control and attention to details are crucial parts of the total customer experience at Turnstone Custom Homes. Our Project Completion Checklist is just one way we ensure that your new custom home experience is a delightful one. If you would like to learn more about the Checklist please visit our office for no obligation consultation.

Controlling Project Costs

homes@fix8media.com (Admin Homes) — Mon, 23 Apr 2018 09:59:26 GMT

A new custom home is a partnership between the homeowner and the builder

This blog post was inspired by a post by Castle Homes of Brentwood, TN

Successfully managing a home construction budget requires a partnership between the builder and the homeowners.

Controlling costs is a responsibility that a professional builder takes very seriously. We understand that your overall satisfaction requires that there are no budget surprises. Cost-control strategies that we employ include value-engineering the structure, writing clear product and trade specifications, and managing the construction in the most efficient manner possible.

But the builder is just half the equation: a new home is a partnership between the builder and owner, and there are things the owner needs to do to keep the project on budget. Most of these have to do with decision-making.

Homeowners usually understand the importance of making timely decisions and minimizing changes once the project starts but may lack a framework for making those decisions. The following concepts are essential if your project is to be on time and on budget.

Complete the creative process before breaking ground.

Many people have difficulty imagining how a finished space will look, so they postpone some design decisions until after the house has been framed. Unfortunately, this can mean reframing certain spaces. Building something twice costs at least twice as much as building it once. If you have trouble envisioning spaces let us know early in the design process. Great tools like 3D design software and physical models are available to help you get a better grasp on how your completed rooms will look and feel.

Complete the creative process before breaking ground.

Changes always add cost, even if the substitute products are comparably priced. For example, choosing a different tub for the master bath could involve administrative charges for ordering the new tub, canceling the original order, or returning the original tub. The change could also delay the drywall while the builder waits for the new tub to arrive. That could easily throw off the rest of the construction schedule.

Understand that every item has a cost

Unless you build homes for a living it is difficult to appreciate the web of interconnections between seemingly unrelated elements of the new home. Clients are often surprised by the cascading effect that one “small change” can have on other construction elements, and on the construction schedule. We are happy to explain these cost drivers, but we can’t make them go away.

Embrace multiple choices.

Rather than settling on a particular product, we can help you select good, better, and best options for most product category. If the budget numbers start growing, it may help to substitute that top-of-the-line appliance package for something less expensive that still works with the rest of the decor. Defining these options ahead of time makes the process a lot more efficient.

Leave plenty of lead time.

One of the most common friction points between a custom builder and the homeowner revolves around the owner’s inability to make timely selection decisions. From the owner’s perspective it often doesn’t make sense that they would need to select an item weeks or even months before they will be installed.

Experience has taught us that the more time between the product selections and when those products will be installed, the better. That way, an unexpected delay from the product distributor or shipment of the wrong product, or a defective product won’t hold up the job. Also, we know that correct framing and mechanical rough-ins often require that selections be made many weeks in advance.

The ability to efficiently procure, inspect and plan for the installation of selected items makes all the difference between a project that runs smoothly (on time and on budget) vs. a job that is over budget and behind schedule. When the project goes off schedule, unbudgeted costs begin to pile up. Time is money when it comes to the project schedule and budget.

The above guidelines provide a proven framework for controlling project costs. Following them will reduce stress and help ensure a more satisfying project.

April 2018 Newsletter

homes@fix8media.com (Admin Homes) — Mon, 16 Apr 2018 10:01:09 GMT

Check out our newsletter for April 2018.

Friends and Neighbors Incentive

homes@fix8media.com (Admin Homes) — Thu, 12 Apr 2018 10:03:02 GMT

Check out our Summer 2018 incentive for friends and neighbors

Beautiful New Home on the Water in Selbyville, DE Available for Immediate Move In

homes@fix8media.com (Admin Homes) — Sat, 07 Apr 2018 10:06:53 GMT

Beautiful New Home on the Water in Selbyville, DE Available for Immediate Move In

Ask about POSSIBLE Boat Slip!

See the details here

Interview Questions to Ask a Custom Builder in Delaware

homes@fix8media.com (Admin Homes) — Wed, 21 Mar 2018 10:32:45 GMT

Can I see a copy of your business license?

The answer should always be yes. Make sure that the license has not expired. If the builder does not have a business license, move on. They are only dabbling in construction.

Do you carry general liability and workers compensation insurance, and will there be a builder’s risk policy covering my job?

Lack of proper insurance coverages is a deal breaker. The builder should be able to produce proof of insurance quickly. If in doubt, request that an insurance certificate be issued directly by the insurer for your review.

Have you ever operated under a different name, declared bankruptcy, been sued or sued anyone before? Explain.

Even some responsible builders were caught up in the housing crash of 2008 – 2009. But, builders with a history of name changes, bankruptcies and litigation are a huge red flag.

How long have you been in business? Is this your full-time occupation? Did you begin your career as a carpenter or in another field?

You can glean a lot from this question alone. Some remodeling contractors have full-time jobs in completely different fields and attempt to handle the business side of home remodeling with no understanding of quality craftsmanship or an appreciation of carpentry. They get by with hiring subs to run the jobs while they “check in” occasionally. Also, stay away from people who started recently. No general contractor should attempt to run a residential construction firm unless they have 15+ years of experience in the field, preferably with a background in carpentry.

Have you ever operated under a different name, declared bankruptcy, been sued or sued anyone before? Explain.

The builder should provide you with a copy of the firm’s warranty in writing. Reputable builders value their reputations and will often fix problems that arise after the expiration of the warranty.

Do you provide customers with written lien waivers

Once the job is completed, you should be entitled to receive a legal document from your contractor stating that you have paid him in full, and that he waives his right to place a mechanics lien on your property (this should include lien releases from sub-contractors, too).

Who runs your back office?

If the owner of the company is wearing too many hats, job supervision will often take a backseat. It’s okay to ask to see the company’s organizational chart. Who is responsible for accounting and human resources functions? Estimating? Sales? Operations? If the owner is trying to do it all, you should look elsewhere.

Do you handle the permitting process and inspections from the affected jurisdictions or do we have to coordinate that?

Your general contractor should handle this. Period. You are not responsible for pulling permits or dealing with the town’s building inspector.

Do you have a list of Client References? Do you also have a list of trade partners, vendors and architects and designers that have partnered with you that I can call?

Past clients are the most appropriate people to talk to. Ask them very candid and specific questions. Ask about the quality of work, budget, timeliness, cleanliness, safety, level of professionalism and if their goals and expectations were met. Also check businesses that partner with the builder. Make sure the contractor is in good standing with their trade partners and vendors, and able to collaborate successfully with design and architectural firms.

Have you done a project comparable to mine? What were the biggest challenges?

Experience and expertise really count in this field. No two custom projects are ever the same. What matters is whether the builder can handle complex issues, and if he has the competence to successfully complete your project. Ask about a specific concern you have and assess whether the builder’s response reassured you or caused further anxiety.

Who is on-site managing my project on a daily basis, and who is ultimately responsible for my job?

The correct answer is that the owners are ultimately responsible for your project. But, custom home building requires daily hands-on attention from a qualified project manager or supervisor who is not distracted by all the other responsibilities of running a business. Ask about the experience levels of the builder’s project managers and supervisors. If the builder cannot attract and retain experienced managers, they will be challenged to complete your job successfully.

How do you communicate with your customers? How often and by what method?

If a builder cannot describe how they use a robust construction management system every day, it likely means that your project will be managed with disorganized scraps of paper strewn across the dashboard of somebody’s pickup truck.

Describe a typical work day and how you maintain a clean and safe job site?

For a remodeling project, ask about everything from arrival and departure times to the specific steps they take to ensure cleanliness, safety and security in your home during a remodel. Also ask about how they protect your home during a renovation.

For new home construction, you (and your neighbors) should be assured that the job site is kept clean and organized at all times.

How many other projects will you be running concurrently with my project?

You want to be sure your builder is responsive to your needs and doesn’t put your project on the back-burner. The number of projects he can run simultaneously depends on how effective his firm is and how they’ve met deadlines previously. There are limits to the number of projects that any project manager or supervisor can manage at one time. Note – project managers can handle more work if the jobs are in a geographically compact area.

How do you stay current and on top of trends?

New and better products are constantly being developed in home building. Your contractor needs to actively stay on top of product introductions, service innovations and industry trends by doing several of the following on a regular basis: being a member of National and Local Home Builders Associations, attending conferences, taking continuing education classes, reading trade magazines, subscribing to industry newsletters, meeting with sales reps and networking with industry professionals.

Keep in mind these questions are just a starting point for discussion. Don’t be shy. Continue to ask specific in-depth questions until you obtain a comfort level that the builder can successfully handle your project.

Topics: Interview Questions to Ask a Homebuilder, questions for a builder or contractor, questions for a general contractor, interview questions for builder or contractor, what to ask a builder or general contractor

This blog post was adapted from a post by Donatelli Builders of Downers Grove, IL

March 2019 Newsletter

homes@fix8media.com (Admin Homes) — Mon, 19 Mar 2018 10:50:55 GMT

Check out our newsletter for March 2018.

February 2018 Newsletter

homes@fix8media.com (Admin Homes) — Mon, 19 Feb 2018 10:52:50 GMT

Check out our newsletter for February 2018 featuring our "Best of 2017".

January 2018 Newsletter

homes@fix8media.com (Admin Homes) — Sat, 13 Jan 2018 10:54:25 GMT

Check out our newsletter for January 2018.

Building a Custom Home is an Exercise in Effective Communication

homes@fix8media.com (Admin Homes) — Mon, 08 Jan 2018 10:59:28 GMT

Construction Management Software is Important to our Clients

I recently attended a user conference for the construction management software (CMS) that we use at Turnstone. OK, I can already feel your eyes glazing over, wondering, “Why should I care?”. The answer may surprise you. Please bear with me for a minute while I explain.

Building a production home is mainly a manufacturing exercise, rooted in logistics and repetition. Building a custom home is a completely different animal. Think about it. You are building a home that’s never been built before, for a client who has probably never been through the process, with hundreds of choices to be made among millions of products. A fully custom home starts as a blank slate, with few restrictions and infinite choices. That is why, more than anything else,

Building a custom home is an exercise in effective communication.

Most builders have a CMS loaded somewhere in their office. It seems easy enough. Download the software, skim the user manual, create user accounts and passwords, roll it out to the team and clients and then hope that everyone will use it. Well, they won’t. I know, because that’s what I did in our first couple of attempts to implement a CMS.

Soon, you discover that the program that looks so good on paper has serious limitations or just doesn’t fit with the way you work. Your team gives the program a try and then promptly reverts to their customary ways as soon as they get too busy.

I learned the hard way that the CMS must be thoroughly ingrained in the culture of your company or it will wither on the vine. That requires a commitment of time, money, training and pure persistence that few local builders can muster. We’re not totally there, but we’re close.

The benefits for our clients are myriad. Used properly, the CMS becomes the central repository for all conversations, options and decisions. This includes the project schedule, the budget, change order approvals, materials selections, meeting notes, etc. Because designing, permitting and constructing a custom home can sometimes extend over 12 months, it is far too easy for details to be buried in a mountain of data. Our system is infinitely filterable and searchable, allowing our clients to quickly pull needles from the haystack, even regarding decisions made months earlier. Once they become familiar with the system, our clients feel empowered, informed and in control.

So, what did I take away from the conference? Mainly that Turnstone’s CMS implementation is quite advanced compared to most of the 140 companies represented at the conference. While I learned a lot, I also spent a fair amount of time teaching. In breakout sessions, and impromptu discussions, I was approached by many attendees asking for details about how we successfully implemented the program.

I came away from my trip a little weary, but energized and excited to close the remaining gaps in our implementation of our CMS. I used the flight home to organize my notes and have started training the team on what I learned.

Building a quality home is not enough anymore. To survive and prosper in this fast-moving world, every business must create and nurture a sustainable competitive advantage. At Turnstone, our construction management software is a big part of that advantage.

Year-End Letter to "Team Turnstone"

homes@fix8media.com (Admin Homes) — Tue, 05 Dec 2017 11:06:10 GMT

Harvey's Year End Letter to "Team Turnstone"

Reflections on the Business Side of Life

(This letter to Team Turnstone was written by Harvey Ryan)

As the year draws to a close, I find myself reflecting on what this year has meant to Turnstone, and to me as a business owner, husband and father. I co-founded Turnstone in 2004, working predominantly as a trim contractor for national builders in the area. We began building a few custom homes for friends, working days, nights and weekends trying to break into a business with firmly established competitors, many of whom had been in business for decades. We were working out of a dingy, second floor office in a nondescript industrial building. I laugh now, recalling how I would try to steer prospective client meetings to the job site, hoping to avoid having them see the office. We tried to earn the trust of prospective clients by convincing them of our honesty and sincerity – that’s all we had to sell back then.

Having never worked for a custom homebuilder, my learning curve was very steep. I am pretty sure I made every business mistake in the book in those early days, but never allowed my mistakes to affect the quality of our finished product. Our early clients loved their houses, even if they didn’t always love the process. And they trusted us.

I wore many hats back in those days. Sales, production, procurement, hiring, breaking up fistfights on job sites, accounting, insurance, crawling in the mud to fix broken equipment, office supplies, responding to burglar alarms – you get the idea. When we brought in a partner with financial expertise in 2008, his first demand was that I never be allowed to touch the accounting again! Today I’m surrounded by a team of really qualified people who I respect and enjoy.

The housing crash of 2008 – 2009 claimed many victims in our industry. We survived, and the experience made us stronger. Although business today is stronger than ever, I will never forget the lessons of the crash, and know I must always be prepared for the next downturn.

Building custom homes is a really complex business. Each project is unique, and each customer brings their own experiences, expectations and quirks to the process. In the early days, I would promise prospects that I could make their dreams come true, even if their expectations (or budget) were unrealistic. And I would deliver on that promise, often losing money along the way. With over 100 custom homes and renovations under my belt, and my once lush head of hair much thinner and grayer, I have learned that the most important thing I can do for our prospects, our team, and my own sanity is to clearly explain the economics, tradeoffs and commitment of building a custom home, and to counsel prospects that don’t seem like a good fit toward another builder.

Now more than ever, I love coming to work every day. Success is energizing! I am so proud of what we have achieved, and how bright the future looks.

I love having the freedom to work with clients who value what we are doing, and having the time to get to know them – to really listen to their goals and dreams. I love watching the light bulb go off when they realize we know what we’re talking about and have tremendous value to add to their new home project.

I love being surrounded by a team of people who share my values, commitment to excellence and excitement about the future. You guys are amazing!

More than anything else, I love my wife and kids for being there to lift me up after a really hard day. Although long hours are still very much a part of my life, I love feeling that I am truly in the moment when I am with my wife Amanda and our three kids. That would not be possible without you.

I wish you each a peaceful Christmas and Holiday Season, and can’t wait to see what we can accomplish together in next year!

Sincerely,

Harvey

Helping a Relative Buy a Home

homes@fix8media.com (Admin Homes) — Wed, 01 Nov 2017 11:10:48 GMT

A Little-Known Way to Responsibly Help a Relative Buy a New Home

Most people understand that they can help a relative buy a new home, or a larger home, by making a gift to help with the down payment, or acting as a cosigner on the mortgage. Often, a parent or sibling is willing to help their relative, but would prefer to do so in a way that does not involve a gift and that protects their financial interests. This can be especially true when a parent wants to help one child, but not do it in a way that is potentially detrimental to other children

A Shared Equity Financing Agreement, or SEFA, is a little-known but powerful mechanism for helping a relative get into their dream home.

A SEFA is an agreement in which two or more persons own a home. The resident owner occupies the home as his/her principal residence. The investor owner acquires an agreed percentage of ownership in the home. The resident owner is required to pay rent to the investor owner for the portion of the house the investor owner acquires.

Under the vacation home rules, personal use of the home by a relative of the property’s owner is attributed to the owner. However, an exception to the general rule exists when the dwelling is rented to a tenant for a fair market rent and serves as the renter’s principal residence. When the tenant owns an interest in the property, this exception applies only if the rental qualifies as a SEFA.

Example: Mom and dad have agreed to help their son, Junior, purchase his first home. The total purchase price is $500,000, consisting of a $100,000 down payment and a mortgage of $400,000. Mom and dad pay half of the down payment and agree to make half of the mortgage payment pursuant to a SEFA with Junior. Junior pays them a fair rental (determined when the agreement is signed) for using 50% of the property.

Under this arrangement, Junior treats his 50% interest in the property as his personal residence for tax purposes, deducting his share of the mortgage interest and property taxes. Because his use is not attributed to his parents, they treat the property as rental. They must report the rent they receive from Junior, but can deduct their 50% share of the mortgage interest and taxes, the maintenance expenses they pay, and depreciation based on 50% of the property’s depreciable basis. If the property generates a tax loss, it is subject to, and its deductibility is limited by, the passive loss rules.

A SEFA does create some complexity. You will probably need a qualified lawyer to draft the agreement for you. You will also need professional accounting help to keep track of each owner’s capital interest in the property and allocation of tax deductions.

One other drawback to SEFAs is that the nonresident owners will not qualify for the gain exclusion upon the sale of the residence. The result will be a taxable gain for the portion of the gain related to the deemed rental. The gain may also be subject to the 3.8% net investment income tax. Parents should consider guaranteeing or cosigning the mortgage, instead of outright joint ownership, if excluding potential future gain is a major consideration.

Typically, the resident owner will ultimately purchase the equity of the nonresident owner.

Home Price Reality Check

homes@fix8media.com (Admin Homes) — Tue, 19 Sep 2017 11:21:33 GMT

Consulting with a builder before drawing the plans will save money and headaches.

(Adapted from a blog post by Castle Homes of Nashville, TN).

Most custom builders have had prospective clients show up at their office with a set of finished plans that will cost 25% to 30% more to build than the client’s target budget. It doesn’t have to happen this way. Asking a custom builder to develop a “pre-budget” can eliminate surprises and help you get the home you want without blowing up your budget.

You shouldn’t base your cost expectations on average square foot prices that you learned from a friend, on the Internet, or in advertised prices of homes in new developments. “Spec Houses” in new developments are value-engineered from stock plans that eliminate features that don’t increase the home’s appraised value, such as high-end, built-in appliances. Think of a spec house development as an outdoor factory. Each house uses the same materials and finishes, allowing the builder to get volume pricing from distributors. Also, because all floor plans are similar, crews can assemble them quickly. Repetition works to keep prices down.

At Turnstone, we work in a far different world. Each home we build has a unique floor plan, as well as products and materials that are, well, custom. The homeowners get exactly what they want, but pay more compared to a spec home of similar size.

As a Design/Build company, Turnstone can take your project from initial concept to a completed home, without ever losing sight of your budget. If you prefer to use outside design resources, you can still ask us to review your vision before you have plans drawn. We can generally spot a disconnect between your wish list and your budget very quickly. We will suggest ways to value-engineer the home, and ways to save money on products and materials.

While we can’t buy products in bulk, we are skilled purchasers and will work hard to get the best-available pricing. We often suggest lower priced brands and models that look and perform as well as higher priced options.

Once the design process begins, it’s a good idea to have a builder do spot checks at different stages. A Design/Build company Like Turnstone will do this as a matter of course, and many architects will involve a contractor in the design. Be sure to ask

If you will be seeking bank financing, a pre-budget is a vital reality check. Banks generally won’t lend more than 80% of the home’s appraised value, which is based on the price of comparable homes. Expensive kitchen appliances and nice landscaping packages add cost, but may not fully increase the home’s value in the bank’s eyes.

The bottom line is that involving a professional custom builder at the earliest stages of the design is an investment that should easily pay for itself.

August 2017 Newsletter

homes@fix8media.com (Admin Homes) — Sat, 19 Aug 2017 11:40:39 GMT

Check out our newsletter for August

New Homes in Rehoboth

homes@fix8media.com (Admin Homes) — Fri, 18 Aug 2017 11:45:19 GMT

Turnstone to Build Two Custom Homes on King Charles Ave. - Spring 2018 Availability

Turnstone Custom Homes is pleased to announce 2 new custom homes to be built on 805 and 807 King Charles Avenue in Rehoboth Beach, Delaware. This is a sought-after location is just steps to the beach and boards, and two blocks from Silver Lake.

Will Sonos Disrupt the Home Audio Market? - A Personal Experience

homes@fix8media.com (Admin Homes) — Wed, 16 Aug 2017 11:52:18 GMT

Will Sonos Disrupt the Home Audio Market?

THIS IS AN UPDATE TO A JANUARY 2016 BLOG POST ON SONOS

I just wanted to update you on my Sonos experience. It keeps getting better!

Using the App in more than one residence - I first installed Sonos in my Wilmington home. This summer I decided to use Sonos at the beach. Because Sonos is WiFi based, the app instantly recognizes when I am in a different home, and remembers the rooms names, speaker configuration and music sources I set up for that home. I had been concerned that there would be some confusion created by adding a second home, but nothing could be further from the truth.

Integrating the Sonos ecosystem with an existing hard-wired audio distribution system - My beach house was hard-wired for whole-house audio when I built it 12 years ago. I can tell you that the cost/functionality equation for whole house audio has been turned on its head by Sonos. Although I have music source selectors and volume controllers in most rooms, the old-fashioned concept of having to get up and walk over to a controller to change the music, or the volume, seems downright quaint once you get used to having the power of Sonos in your back pocket. I do have a significant investment in speakers that are mounted in my ceilings, and I did not want to walk away from that investment. The solution was to use the Sonos ConnectAmp products to create the Sonos ecosystem and leverage the existing speakers. In fact, I have not purchased a single Sonos speaker for the house, since I literally have in-ceiling speakers everywhere (including the garage). The only trick was to go to my existing audio closets and patch over two of the eight "rooms" that are part of my old system, turning them into two Sonos "rooms". I chose two as an arbitrary number - it means two people can be selecting different music to play in different areas of the house. I could add more if I wanted to. I still have to keep the legacy controllers set to the desired Sonos "room" for this system to work, but since I have been using Sonos exclusively that has not been a drawback at all.

Spotify - Spotify fans will be glad to know that you can now control your Sonos system from within the Spotify app - no need to go back and forth between apps.

XM Sirius - Most of us have an XM Sirius account for our cars. I use it to listen to my favorite music, but also to listen to CNBC in the morning or some of the news channels. A few weeks ago it struck me that I could use my Sirius account to listen to these information stations in the house. I was able to quickly add my Sirius account to the Sonos app, and add CNBC and the news channels to my Sonos Favorites list. Now I can move around the house freely and have the TV audio follow me. I often go up on my roof deck in the morning and, without even turning on a TV in the house, I can have CNBC playing out of my roof deck speakers with just a touch of a button on my phone.

Alexa Integration This has been promised for quite a while, but I have it on good authority that the Sonos skill for Alexa will be rolling out this fall. It is only a matter of time before I will be controlling the entire system with my voice.

Favorites - I failed to mention earlier that Sonos creates its own Favorites list, which can include music from any of your sources. For example, my Sonos Favorites list includes stations from Pandora, Spotify and Sirius, as well as playlists from my Amazon Music Unlimited account. In effect, the Sonos system becomes the shiny wrapper around all these messy music sources. Unless I'm actively looking for new music, 90% of the time I am listening to something on my Sonos Favorites list.

ORIGINAL POST - JANUARY 2017

I am in the process of a major renovation at my residence in Wilmington, DE and made the decision a while back to design my

distributed audio around the Sonos system. Music is a big part of my life and having music from multiple sources available

throughout the house is very important to me. I have used hardwired systems in the past which included user interfaces in most

rooms allowing users to drive music from multiple sources into multiple rooms. After installing Sonos in my newly renovated home,

I am convinced that their technology will be disruptive to the residential distributed audio market.

Content, Playback and Control - The Keys to Your New Music System

Sonos is, at it's core, simply audio distributed to speakers using your home's WIFI connection. Sonos sells various speakers as well as

devices that enable you to add your existing speakers to the Sonos network. The speakers sound fine although they would never be

considered "audiophile" quality. What makes this system amazing is the software. This is the most elegant music distribution

system I have found.

Content - Where do you get your music? Pandora? Spotify? iTunes? Custom play lists? Google Play Music? It really doesn't matter.

These music services and many more can be linked to your Sonos account. Once they are linked they appear as available sources on the Sonos

app on your phone or computer.

Playback - I am not aware of any limit on the number of speakers you can add to your system. Anywhere on your property where you can

receive a WIFI connection can be a Sonos "room". Speakers can be fixed or mobile, Sonos or any other manufacturer. There are several speaker options including a Playbar for your TV that can be easily grouped with a powerful sub-woofer and surround speakers.

Control - This is the real genius of the Sonos system. The easiest way to control the system is from your smartphone app. It is amazingly simple

and powerful. Want to change the music source on the basement speakers? Simply select those speakers from the drop down list and change the music

source. Want to lower the volume in the master bedroom? Switch the speaker selection to those speakers and use the volume slider or your phone's

volume control. Want to group the speakers from the living room and the patio to play the same music source? Simply press the Group button and

check the box next to each room you want to group. Once speakers are grouped the volume controller splits so you can modify volume in each room

independently or all grouped speakers collectively. Want to add a new speaker to the system? The app walks you through the process in a few short

steps that take about 2 minutes to complete.

Conclusion Everything I tried to do with Sonos was seamless, intuitive and well thought out. I highly recommend that you give it a look before

deciding on an audio distribution system. It's not cheap, but it is powerful and obsolescence proof.

July 2017 Newsletter

homes@fix8media.com (Admin Homes) — Fri, 21 Jul 2017 11:54:24 GMT

Check out our July Newsletter

Should You Use an Open Book (Cost Plus) Construction Contract?

homes@fix8media.com (Admin Homes) — Tue, 13 Jun 2017 05:24:38 GMT

Should You Use a Cost Plus Construction Contract?

There are two predominant types of custom home building contracts – fixed price and cost-plus. With a fixed price contract, you theoretically know what your house is going to cost on the day you sign the contract. We say theoretically because experience has taught us that most custom homes get changed many times from the original plan. Also, most custom builders include allowances for various construction items in their fixed-price contracts. If you exceed the allowance amounts, your cost will go up. (Allowances are discussed here).

With a cost-plus contract you agree to pay the builder a markup percentage applied to the builder’s costs to construct the house.

Why would anyone consider using a cost-plus contract? There are several reasons:

Most builders will accept a somewhat lower gross profit margin on a cost-plus contract as compared to a fixed price contract because their estimating risk is greatly reduced. The more unique or complex your home will be, the greater the estimating risk the builder faces.
Custom homes are inevitably revised in the field to some extent, regardless of the skill of the architect or designer. Cost plus easily accommodates field changes without requiring extensive change orders and/or contract renegotiation.
Cost plus is the preferred way to manage complex addition and remodeling projects that are inherently difficult to budget – in fact many reputable builders will not take on high-end renovation projects on a fixed price basis.
Reducing the time to groundbreaking. Customers often want to get a project under contract so that planning, financing and permitting can begin right away, even when many of the project cost details remain undecided. Cost plus can help shed weeks or even months out of the project timeline.

As a savvy homebuyer, you may think, “this is simple – I will just ask three reputable builders to tell me what their markup percentage will be on a cost-plus contract, and I’ll choose the one with the lowest markup percentage”.

Unfortunately, it’s not that simple, because builders in our market use different definitions of “costs” to which they apply the “plus”. For example, some builders include an allocation of project manager salaries, markup in their employees’ labor costs, labor burden (payroll taxes, worker’s compensation insurance, etc.) and/or an allocation of their general overhead in their definition of the cost base. There is nothing inherently right or wrong about any of these methods – the problem is it makes it very difficult for the consumer to get an apples-to- apples comparison.

If you prefer to build under a cost-plus model, it is important that you establish which costs will be included in the base. One solution is to ask a few quality builders to quote a markup percentage on a cost-plus contract, with the cost component defined as follows:

Direct payments to suppliers and subcontractors
Employee direct labor (at the builder’s cost without markup or labor burden)
A fixed budget for the direct labor dollars that will be charged to the job
No allocation of project manager or supervisor salaries
No allocation of general overhead

Once all the builders are working from the same base for costs, the comparison of their markup percentages becomes more meaningful.

There are several other things you should ask your builder before entering a cost-plus contract:

Will they provide a detailed cost estimate as an exhibit to the construction contract? A good builder will go through the same estimating process regardless of whether they are bidding on a fixed price for cost-plus contract, and should be willing to provide you with this information.
Does the builder have robust systems in place to track which costs should be applied to your job? A builder must be able to accurately accumulate, document and report the actual costs incurred on your project. Experienced in-house accounting professionals are necessary to accurately assign costs in a cost-plus environment.
Ask the builder for several references from cost-plus customers and take the time to talk to these customers about their experience.
How does the builder deal with change orders in a cost-plus setting? Theoretically, there is really no need for change orders with cost-plus, but you should confirm that any changes to the project scope and specification will be subject to the same markup percentage. Make sure that the base contract markup percentage will also apply to change orders.
If you will be financing your construction costs with a bank, how will cost plus bills be reconciled with the traditional draw schedule concept favored by bank lenders? Your builder should contact your lender to determine if their system will accommodate a cost plus contract and how the draw schedule would work .

A properly structured cost-plus contract with a reputable builder is a viable alternative for the savvy custom home consumer. By following the suggestions in this guide, you can make an more informed determination about which builder is offering the best price. Of course, price is only one part of the value equation for a successful custom home building experience. The best builders are always busy and don’t resort to “lowball” or deceptive cost-plus bids just to get your signature on a contract. At Turnstone Custom Homes our goal is to provide every customer with the best value and a lifetime of carefree enjoyment.

Re-Introducing Waters Run | Break Ground Now!

homes@fix8media.com (Admin Homes) — Fri, 31 Mar 2017 05:39:12 GMT

Re-Introducing Waters Run in Selbyville, DE.

We are pleased to announce the re-release of Waters Run in Selbyville, DE. This delightful enclave of 56 home sites neighbors Dirickson Creek and is situated just 5 miles West of Fenwick Island, DE, Ocean City, MD, and just 1.3 miles from the renowned Freeman Stage and the Bayside Resort's Jack Nicklaus Signature Golf Course. Waters Run offers lot options with unparalleled views of the creek or private wooded buffers. The community itself boasts resort style amenities including a swimming pool, clubhouse, fitness center, and athletic courts, all on track for Spring, 2017 completion.

Plagued by a rocky beginning, the community sat stagnant for almost 2 years because of the original developer’s problems. We are relieved to share that the recent transition of ownership has sparked new life into the community, but most important, confidence and stability! That confidence was confirmed recently when a nationally-recognized builder was awarded the construction rights to the remaining non-premium lots.

Since the community's inception, Turnstone Custom Homes has been the preferred builder for several of the premium home sites within the Waters Run community. In fact, 5 of the beautiful homes along Woods Run Circle bear the Turnstone name.

We remain the exclusive builder for lots 38, 49, and 50. We have custom home plans on file that will fit perfectly on these lots. Choose one and build immediately, starting in the low $500's. Or have us customize the plan of your dreams to meet your exact expectations. Our Design/Build process makes it easy!

Contact Harvey Ryan at 302.227.8876 to explore your options today!

Read the March 2017 Turnstone Newsletter Here

homes@fix8media.com (Admin Homes) — Sat, 11 Mar 2017 06:31:33 GMT

Read the March 2017 Turnstone Newsletter Here

Feb 2017 Newsletter

homes@fix8media.com (Admin Homes) — Wed, 15 Feb 2017 06:35:21 GMT

Feb 2017 Newsletter

Comcast Xfinity Tips and Tricks

homes@fix8media.com (Admin Homes) — Tue, 07 Feb 2017 06:44:52 GMT

Comcast Xfinity Tips and Tricks

Hi, Dave from Turnstone here, sharing my experience switching (back) from Verizon FIOS to Comcast at my Wilmington home. I know that most Sussex County residents can’t get FIOS and must choose between Comcast, dialup or satellite services for their internet and TV. If you are using Comcast, or thinking about switching to Comcast, this blog post is for you. Here are the quick takeaways:

Upgrade your equipment!
“Blast” your speeds?
Learn the voice remote commands
Program the 30 second skip
Set up direct Netflix access
Spend the time to learn about the online capabilities – accessing your DVR and watching live TV
Decide on the best modem/router configuration for you to save money and improve performance

I maintain a home in Wilmington for family reasons. Many years ago, Verizon laid miles of fiber optic cable in our area, promising blazing internet speeds and extreme reliability. They basically have delivered on both of those promises, and the user interface and remote were a significant upgrade from Comcast at the time. My second two-year FIOS contract recently expired and I decided to explore my options.

After evaluating the new Xfinity X1 service from Comcast and pricing out their bundles it was a no brainer to make the switch, especially since Verizon was unwilling to negotiate their price to keep me as a customer. What I learned in Wilmington prompted me to upgrade my Comcast equipment at the beach. Here is what I learned during the process:

Upgrade Your Old Equipment

If you are already a Comcast customer, make sure you have the latest equipment. The new X1 boxes are smaller and more capable than the old ones, and communicate with each other to provide a cohesive service throughout your home. Generally, the switch is free. List the model numbers of your existing boxes and call Comcast to insure you can get a free exchange to the newest equipment. Then take your old equipment to your Comcast service center for an exchange. When you set up your new equipment the system will walk you through programming the Comcast remote to control your TV’s power and volume. Hopefully you will be able to access all important functions from one remote.

“Blast” your Download Speed

With the Comcast “Blast” feature, you can get download speeds of 150 MB per second. It is not clear from the Comcast website, but you can add the faster Internet speed on an à la carte basis, even if it does not appear to be offered in the bundle that you want. In my case, I only needed 140 channels, but there was no bundle that combined 140 channels with the 150 Mbps interent. I called Comcast and their sales representative was able to add the Blast feature to my desired bundle.

Learn the Voice Remote Commands

The XFINITY remote has a microphone button. When you press it, your TV is ready to receive many commands that speed up the process of navigating through all your content. Examples:

Changing the channel: "Watch ESPN"

Searching for movies or shows: "The Walking Dead"

Browsing Xfinity On Demand: "Show me kids movies"

Setting a recording: "Record Saturday Night Live"

Finding sports teams, games and events: "When do the Orioles play?"

Getting recommendations or seeing what’s popular on TV right now: "What’s trending?"

Just today, I pressed the MICROPHONE button and said “You can’t handle the truth”. My TV instantly offered up the classic movie, A Few Good Men . How cool is that?

I also love the fact that the remote is backlit, and the illumination is motion activated. Just pick up the remote and all the buttons are illuminated, which is great when you’re watching a movie in a dark room.

There was only one thing that I missed from my FIOS remote control - the thirty-second skip button.

Program the 30 Second Skip

On my FIOS remote I could press the thirty-second skip button during playback of recorded programs and quickly skip commercials. If I pressed the button four times, it would skip forward two minutes. It’s a very handy feature. With a little online research, I found a workaround. On your XFINITY remote, press the Exit button three times and then the numbers 0030. You won’t get any feedback from your TV that the programming has changed, but you can confirm that it works by playing a recorded program and pressing the Page Up button. The program should advance by 30 seconds. If you prefer, you can make the skip a full minute by entering 0060. With this change, the XFINITY remote is the best remote I’ve ever owned.

Set up Direct Access to Netflix

if you have a Netflix account you can now access it directly through the XFINITY box. Just press the Microphone button and say “Netflix”. You will need your email address and Netflix password to set up your account the first time, but after that your credentials are stored. You can now access your Netflix programs without having to go through a separate menu. And you’ll be able to access your Netflix content on every TV in the house, not just Internet connected TVs!

Spend the time to learn about the online capabilities – accessing your DVR and watching live TV

The XFINITY system allows you to watch all your recorded content on any device with a screen. You can also watch most channels of live TV and a lot of On Demand content. It takes a little time to become familiar with the log on and navigation, but it is well worth it. Before you know it, you’ll be watching your favorite shows while you’re sitting in your doctor’s waiting room.

Decide on your Modem/Router Configuration

You don’t have to pay Comcast $10 per month to lease their combined modem and router. First, some terminology to help you understand your options. Your modem is the device that brings the Internet signal into your home. A modem does not provide you with the wireless Internet that you have become accustomed to, also known as Wi-Fi. To have Wi-Fi in your house you need a wireless router. Comcast’s leased equipment includes a modem and router that are combined into one device. This is clean and simple, but not ideal, for two reasons:

You must pay Comcast $10 a month to lease their modem/router
There Wi-Fi router has limited capabilities, especially in a larger house with lots of devices

I went a different route, purchasing a modem and a separate Wi-Fi “mesh” network on Amazon. The payback period on the modem is 16 months. The mesh network is an additional expense, but well worth it since I now have a very strong Wi-Fi signal throughout my home and very fast download speeds on all our connected devices including smart TVs. The details are beyond the scope of this blog, but feel free to reach out to me if you would like to learn more.

I am very pleased with the new system. If you are not using Comcast, it’s probably time to give it another look. If you are using Comcast, make sure you’re taking full advantage of the newest technology. You’ll be glad you did.

Turnstone Wins Best of Houzz 2017 Service Award

homes@fix8media.com (Admin Homes) — Sun, 05 Feb 2017 06:57:37 GMT

Turnstone Custom Homes of Rehoboth Beach, DE Awarded Best of Houzz 2017

Over 40 Million Monthly Unique Users Nominated Best Home Building,

Remodeling and Design Professionals in North America and Around the World

Rehoboth Beach, DE, February 4, 2017 – Turnstone Custom Homes of Rehoboth Beach, DE has won “Best of Service” award on Houzz ®, the leading platform for home remodeling and design. The local custom home builder, founded in 2004, was chosen by the more than 40 million monthly unique users that comprise the Houzz community from among more than one million active home building, remodeling and design industry professionals.

The Best of Houzz is awarded annually in three categories: Design, Customer Service and Photography. Design award winners’ work was the most popular among the more than 40 million monthly users on Houzz. Customer Service honors are based on several factors, including the number and quality of client reviews a professional received in 2016. Architecture and interior design photographers whose images were most popular are recognized with the Photography award. A “Best of Houzz 2017” badge will appear on winners’ profiles, as a sign of their commitment to excellence. These badges help homeowners identify popular and top-rated home professionals in every metro area on Houzz.

“Houzz has become really important to our industry”, said Harvey Ryan, CEO of Turnstone. “Our clients rely heavily on Houzz to find, categorize and accumulate design ideas for their projects. Houzz is highly respected, and winning this award means a great deal to our team”, he added.

“We’re so pleased to award Best of Houzz 2017 to this incredible group of talented and customer-focused professionals, including Turnstone Custom Homes,” said Liza Hausman, vice president of Industry Marketing for Houzz. “Each of these businesses was singled out for recognition by our community of homeowners and design enthusiasts for helping to turn their home improvement dreams into reality.”

Follow Turnstone on Houzz

About Turnstone Custom Homes

Turnstone Custom Homes is award-winning, locally-owned luxury home builder, remodeler and general contractor, serving customers throughout coastal Sussex County Delaware since 2004.

About Houzz

Houzz is the leading platform for home remodeling and design, providing people with everything they need to improve their homes from start to finish – online or from a mobile device. From decorating a small room to building a custom home and everything in between, Houzz connects millions of homeowners, home design enthusiasts and home improvement professionals across the country and around the world. With the largest residential design database in the world and a vibrant community empowered by technology, Houzz is the easiest way for people to find inspiration, get advice, buy products and hire the professionals they need to help turn their ideas into reality

Carolyn Watson Photograpy

homes@fix8media.com (Admin Homes) — Thu, 08 Dec 2016 07:00:16 GMT

Carolyn Watson Photograpy

Just wanted to send a shout out to Carolyn Watson Photography for all their great work over the years capturing the true beauty of our custom homes. Thanks you Carolyn for all your amazing work!

Do I Really Need to Get Three Bids for My New Custom Home?

homes@fix8media.com (Admin Homes) — Mon, 28 Nov 2016 07:05:29 GMT

The general rule of thumb when building a new home is that you should obtain bids from at least three quality homebuilders. That is generally good advice, but there are major obstacles to making those bids realistic and useful. They include the need for detailed plans and job specifications, the need to find comparable bidders and the need to structure the bid in a way that facilitates easy comparisons. It can be difficult to get all three just right.

By far the largest hurdle is the need for detailed custom home plans and job specifications. If you started your project by hiring an architect and designer to fully design and specify the fits and finishes of your home, this will not be a problem for you. Many builders will be delighted by the opportunity to present their quote to build your home with the confidence that they know exactly what they are bidding on, and that their competitors are bidding on the same thing. But this is rarely the case.

A far more common scenario is that you begin the process with some broad concepts - perhaps some clippings from a magazine or an online home plan website. This can cause each bidder to make assumptions that can result in widely divergent bids. If the winning bidder’s assumptions differ from the homeowners’ expectations (they usually do), the project is already in trouble before it even starts. For some builders, the more time they have invested in trying to “win” your project, the more likely they are to start cutting corners. If you’re not careful, your well-intentioned bid process can become a race to the bottom, resulting in hiring the builder who is most desperate to get the work.

The next challenge is finding three comparable bidders. Turnstone has been in business since 2004, and we can probably count on one hand the number of times that we have bid on the same project against two other luxury home builders who we consider to be comparable in terms of resources, experience and staying power. This doesn’t mean they aren’t there, just that people have a hard time figuring out who they are. When the market is hot, new builders pop up like dandelions on a spring afternoon. Reputable builders are wary of committing significant time and resources creating meaningful bids when “fly-by-nights” are in the picture.

The use of allowances in bids is another area you must understand. An allowance is an assigned dollar amount for items that have not yet been selected - for example $25,000 for kitchen cabinets. Allowances are useful and necessary, but too many allowances will lead to a lot of guesswork in the bidding process. When the use of allowances is unavoidable, make sure that each bidder is using the same allowances for each item.

The last piece of the puzzle is creating the right structure for the bid. If each bidder is asked to use the same format, with costs itemized the same way, it will be easy for you to compare them. This is usually what happens when an architect is involved from the outset. But there are other resources available for you to obtain a bid format. If you don’t take this step, you can count on receiving three bids that are virtually impossible to compare in detail.

Each bid should also include prices for the hard costs and for allowances, an estimated completion date and the builder’s policies for change orders (including administrative charges). Such detailed bids take time to develop, so be reasonable when scheduling due dates for the bid. Three to four weeks is usually enough time for a bid on a custom home.

Reputable builders will also have expectations in the bidding process. Creating a bid for a custom home can take hundreds of hours of time for our staff, subcontractors and suppliers. Because of this, most bidders will want to know who they are bidding against: established pros don’t want to compete with outfits with reputations for lowballing bids and then charging for extras later on. And they may insist on there being no more than three bidders, so everyone has a fair chance.

So, do you really need to get three bids? We would argue that your time may be better spent learning about prospective builders, reading their online reviews, talking to their customers, looking at their projects and meeting the people you will be working with to see if you have that all-important element of personal rapport. Then make a decision and run with it.

Many people who have built homes in the past have learned the hard way that the competitive bidding process can be extraordinarily time-consuming, frustrating and fraught with risk. Those people prefer to find a reputable, professional builder that they trust who can be involved in the homes design from the beginning.

But wait you may ask, how do I make sure I’m getting a fair price? A premier home builder knows his average cost per square foot to build a custom home and will tell you up front if there is a disconnect between your budget and your expectations for the new home. The last thing we want to get involved in is a project that is destined to be a disappointment from the start. If you work with a Design/Build company like Turnstone, you can be assured that the house will be designed to meet your budget. If we tell you we cannot build the house you want within your budget then go talk to the next builder on your list. If they tell you the same thing, you will probably need to modify your budget (or your expectations).

At Turnstone, we define a successful project as one in which the customer is delighted with the outcome and the value they received, the relationship is strong and ongoing and we earned a fair profit for our contribution. By that standard, some of our most “successful” projects were for customers who decided to skip the competitive bidding process altogether.

Adapted from an article by Castle Homes

Turnstone Earns National Customer Satisfaction Award

homes@fix8media.com (Admin Homes) — Tue, 07 Jun 2016 07:11:11 GMT

Turnstone Custom Homes Recognized among the Top Customer Service Leaders within the Residential Construction Industry

GuildQuality’s 2016 Guildmaster Award Honors Turnstone Custom Homes

Rehoboth Beach, Delaware, May 26, 2016 - Turnstone Custom Homes, custom home builders and renovators in Rehoboth Beach, Delaware, has received a 2016 Guildmaster Award for showing a continued commitment to service excellence. GuildQuality, a third-party customer satisfaction surveying company based in Atlanta, has powered the Guildmaster Award since 2005 to celebrate service excellence among home builders, remodelers, and contractors.

Turnstone Custom Homes was one of the over 200 companies nationwide recognized by GuildQuality for delivering exceptional customer experiences.

GuildQuality reviewed thousands of survey responses submitted by customers of Guildmaster candidates. In determining the companies who were recognized with this honor, GuildQuality considers two primary metrics: the percentage of customers who would recommend your business and the percentage of customers who responded. Turnstone Custom Homes achieved a recommendation rate of greater than 90% from their customers, who were surveyed through GuildQuality.

“We are very humbled to receive this award, which is really like an award from our customers”, said Turnstone CEO Harvey Ryan. “Using an independent third party to do our satisfaction surveys was one of the best decisions we ever made. In fact, this month we will begin conducting surveys mid-way through construction so we can identify any customer satisfaction issues while they can still be easily resolved”, Ryan added.

For more on the 2016 Guildmaster Award and qualifications, visit www.guildquality.com/guildmaster/ .

About Turnstone Custom Homes

Turnstone Custom Homes is a Rehoboth Beach based custom home builder and remodeler serving the entire Delaware coastal region. Turnstone embraces a philosophy of “naked customer service”, which it defines as an uncommon level of humility, selflessness and transparency for the benefit of their customers. To learn more please call 302-227-8876 or visit http://tchde.com .

About GuildQuality

GuildQuality helps builders, remodelers, and contractors manage their most valuable asset - their reputation. Our members rely on our service to gather customer feedback, measure satisfaction, and continuously improve their business. Supported by comprehensive reporting and marketing tools, GuildQuality helps its members stand out in a competitive market. For more information, visit www.guildquality.com .

Allowances in Construction Contracts

homes@fix8media.com (Admin Homes) — Fri, 22 Apr 2016 07:39:43 GMT

If you’re talking to builders about a new custom home you will find that there are many different approaches to the use of allowances in construction contracts. An allowance is a specific dollar amount available to be spent on one construction item. Allowances are commonly used for things like cabinetry and flooring as a way to designate part of the estimated cost to cover items that have not yet been selected. Think of it as a mini-budget for what you can spend on each item in order to stay within your overall project budget.

Allowances may be necessary to get the project moving before the customer is ready to select all the materials they are using in their new home. Used improperly, allowances can turn into a major source of disappointment (or budget overruns) for the customer. That’s why it’s important to understand what the allowances in your contract or proposal will cover.

If you are talking to builders about a new custom home, you will likely find different approaches to the use of allowances in construction contracts. Unscrupulous builders will specify inappropriately low allowance amounts for cabinetry, countertops, flooring, appliances, trim and other items in an attempt to create a winning bid. Unfortunately, the customer quickly learns the choices available within the allowance amounts are not appropriate for the home they envisioned. For example, the allowance may include countertops, but only be sufficient for Formica, when the customer was hoping to use granite or quartz. TIP: if one builder is specifying significantly lower allowance than the others, ask the builder for details about what the allowance will buy. Don’t be afraid to request examples of materials that would fit within the allowance! If you want to make sure that builders’ quotes are comparable, ask all the builders you are considering to quote your home price using the same allowances amounts. Finally, make sure you understand how your builder will mark up spending over the allowance amount. It may be a red flag if the builder applies a higher markup to allowance overages.

Some builders take a much different approach, requiring that all selections be made prior to entering into a construction contract, giving the customer a clear picture of their final cost. Although this approach simplifies things, our experience has been that it is not realistic for most customers to spec out an entire custom home, right down to the doorknobs, before entering into a contract. For many, the evolving home helps to shape selection decisions. You wouldn’t want to have to choose your shoes and earrings before trying on a dress - and you shouldn’t have to make all your finish decisions before seeing your new home starting to take shape.

We think the best approach is for the builder to empower the buyer with information, transparency and choice. There is no substitute for spending upfront time with a prospective client - explaining the cost of items that normally fall under the “allowances” umbrella and explaining the various grades of granite, flooring or cabinetry and the cost impact of each option on the overall project cost. You should also ask to see projects that are underway so they can see how various materials actually appear in the field.

By explaining the pros and cons and being transparent about costs, your builder can give you the tools you need to make smart decisions without feeling rushed. Once you know what the costs are, you’ll feel empowered to make a wise choice without fear of being shortchanged.

Of course, there comes a time in each construction project when choices simply have to be made or the project will be delayed. Builders avoid these situations because they cost money and make scheduling resources much more difficult, especially for builders with many projects running simultaneously. One approach to this problem is to include a selection schedule in your construction contract. A customer-friendly selection schedule provides plenty of time to procure the selected materials efficiently without delaying the house. But it also gives the customer the ability to defer decisions that clearly do not impact the overall duration of construction.

At the end of the day, it all comes down to common sense. If a bid seems too good to be true, it probably is. If a builder won’t show you what your allowance will buy, it’s time to move on. If a builder takes a very inflexible approach to selections, they may doing that for reasons that have nothing to do with what works best for you. Used appropriately, allowances will help get your new home underway sooner and make your home building experience more flexible, transparent and enjoyable.

Why You Need and Automatic Leak Detection System for your Summer Home

homes@fix8media.com (Admin Homes) — Wed, 23 Mar 2016 07:43:55 GMT

Why Do I Need an Automatic Leak Detection System?

One recent study estimated that homeowners could eliminate up to $8.5 billion a year in property damage if they only deployed an automatic water leak detection and shut-off system to prevent or reduce damage from water. Water caused $9.1 billion in annual homeowner policy property losses from 2007 to 2009 – approximately 23 percent of all homeowner property losses during that period. But up to 93 percent of the cost of water damage could have been prevented or minimized if an automatic water leak detection and shut-off system had been present in the homes, according to an ACE Private Risk Services study of damage sustained by affluent homeowners. ACE Private Risk Services is the high net worth personal lines business of the ACE Group.

Last January one of our customers got the call you never want to receive – a neighbor said there was water pouring from her unoccupied, ocean block summer home. We believe the leak happened because a guest failed to firmly latch an exterior door leading to a storage closet on the roof deck. Extremely strong winds battered the door repeatedly, causing it to partially break off its hinges. Then several days of strong winds and extremely low temperatures caused a pipe leading to an exterior hose bib to burst. The water ran for hours before the alert neighbor called. It was the worst case scenario – the leak was on the roof of the top floor and water ran through all three floors of the house.

Fortunately, the customer at excellent homeowner’s insurance and we are working diligently to get the house ready for the upcoming summer season. We learned from the claims adjuster that her insurance company, AIG, has a program to subsidize the cost of leak detection systems. The adjuster put us in touch with a third-party company that they use to recommend the best system for each situation.

What we learned is that there are two major types of systems. The first type uses leak detectors placed strategically throughout the house. When one of these detectors senses water it will shut off the water main minimizing the amount of damage. The second type of system senses unusual duration and/or volume of water flow and also shuts off the water main when a leak is suspected. We spent a fair amount of time assessing the pros and cons of each system and decided on a flow-based system manufactured by FloLogic, Inc .

What sold us on this system is the fact that it automatically goes into shut off mode when there is no water flow for a period of 18 hours. Many of our customers’ homes are unoccupied during the winter months. This feature automatically shuts off the flow of water to the home when it is not in use for extended periods. There are also shorter-term timers that can be set as well as a manual override switch that the homeowner can use when exiting the property. But the 18-hour automatic shut off is the failsafe that protects the property when the owner (or their guests) forgets to use the manual override.

The loss in this particular case was well over $100,000. Had this leak occurred later in the winter it is likely that the customer would have been without the use of her home for part of the summer. We strongly recommend that all our second home customers consider installing a system similar to the FloLogic system. Feel free to give us a call at 302-227-8876 if you would like to discuss options to protect your home.

NAHB Releases Home Buyer Preferences Study

homes@fix8media.com (Admin Homes) — Wed, 02 Mar 2016 07:50:52 GMT

NAHB Releases Home Buyer Preferences Study

One of the benefits of Turnstone Custom Homes being a member in good standing of the National Association of Home Builders (NAHB) is access to all the research the organization sponsors. One recent example is a study of home buyer preferences for community amenities.

Why is this important to you? Because someday you are going to sell your beautiful new home from Turnstone. So even if having a playground is not important to you, it may be important to a number of potential buyers of your home.

The headline finding is that the majority of buyers – regardless of age – are looking for the same features in a community. The study, Housing Preferences of the Baby Boomer Generation, captures the opinions of more than 4,300 prospective home buyers and compares the wants of Boomers to those of seniors, Gen-Xers and Millennials.

The study reveals that these different age groups have very similar tastes. They all desire to live in a community that’s typically suburban, close to a park area, and that has access to walking/jogging trails. Exercise rooms are still ranked among the most sought after community amenities. All of the groups – except Millennials ranked proximity to retail space in their top four (Millennials chose playgrounds as their fourth-most-wanted community amenity).

The other most desirable community amenities listed by all of the age groups included a swimming pool, lake and exercise room.

Playgrounds have minimal significance to the majority of seniors and boomers, but that may be short-sighted since future buyers might consider access to a playground (for kids or grandkids) more important.

In addition to community amenities, the survey covered many other items, including preferences in home size, layout, features, technology environmental impact and street design.

Turnstone Custom Homes relies on our membership in the NAHB to help us stay up to date with trends affecting our customers.

They're Not Just Customers, They're FAMILY

Wed, 17 Feb 2016 07:53:49 GMT

They're Not Just Customers, They're FAMILY

----Original Message-----

From: Raymond Strocko

Sent: Monday, February 15, 2016 5:25 PM

To: Harvey Ryan < harvey@tchde.com >

Cc: Pat Strocko

Subject: You're A+

Harvey,

Pat and I need to tell you how much we appreciate all that you and Turnstone Custom Homes have done and continue to do for us and our beach home. We met with Carlos today to discuss a few minor repairs we need, and he continues to impress us with his skill, knowledge and honesty regards how to correct these issues. And if he thinks a specialist is needed, he will say so and recommend one. We have utmost confidence and trust in Carlos and we are sure you are appreciative having him as an employee. And while we are handing out praise, Kelly also deserves an A+; even though we moved into our home 9/12/2014, Turnstone/Kelly continues to help us and advise us on house-related issues. We continue to tell anyone who asks that we absolutely made the correct decision selecting Turnstone Custom Homes as our builder. Thanks for listening and we hope business is good. Let us know if we can be of help.

Turnstone Custom Homes Awarded 2016 Best of Houzz Award

homes@fix8media.com (Admin Homes) — Sat, 06 Feb 2016 07:57:46 GMT

For the third consecutive year Turnstone Custom Homes of Rehoboth Beach, Delaware has been awarded the prestigious Best of Houzz Award.

Learn more about the Best of Houzz Awards

WASHINGTON D.C AREA ARCHITECT RAVES ABOUT TURNSTONE CUSTOM HOMES

Tue, 20 Oct 2015 08:01:57 GMT

WASHINGTON D.C AREA ARCHITECT RAVES ABOUT TURNSTONE CUSTOM HOMES

"From an architect's perspective, this was the perfect build with the right team".

New Paragraph

McNeill Baker Design Associates

1401 Chain Bridge Rd.

Suite 202

McLean VA 22101

October 19, 2015

Mr. David Eppes

Turnstone Custom Homes

37395 Oyster House Rd.

Rehoboth Beach, DE 19971

Dear Dave:

I want to begin by saying “Thank You” to your excellent team that helped make our architectural plans come to life. I must admit that McNeill Baker Design Associates entered into the design of Seagate in Rehoboth Beach with some trepidation, because the site was so far from our office. One of the most important parts of the design process is administering the contract and improving the actual work.

My staff started searching for builders that would meet with us in Rehoboth. After weeks of reviewing websites, doing phone interviews and scheduling appointments, we chose a slate of four builders. Following an early morning drive and grueling eight-hour day of interviews with four different companies (and a drink at the bar!), we set the ranking to bid the project: Turnstone was our top choice to recommend to the client.

From our first meeting with the team until today, I continue to be amazed at the level of detail, the amount of communication and the transparency that was provided to both our firm and the client. You are certainly unrivaled in the industry.

Over the entire course of the build, I knew that help or answers to any question was only a phone call away. Although I once worry about trying to manage the project from afar, my concerns disappeared the further we progressed. It was clear that my trips to the beach were perfunctory, becoming more about face-to-face time with the people who were building the house rather than checking on their work. Our meetings and phone calls took on a collaborative atmosphere and the final product is the better for it. When I walked the house, there was rarely anything I had to point out. Matt was on top of it all and had either recommendations or solutions that simply needed my approval.

From an architect’s perspective, this was the perfect build with the right team. Just as we had designed our clients dream home, Turnstone’s team was not just building a house, they were building their “dream home”.

Regards,

James Baker

President

TURNSTONE CELEBRATES ONE YEAR WITH GUILD QUALITY SATISFACTION SURVEYS

Sat, 19 Sep 2015 08:05:13 GMT

Turnstone Custom Homes celebrates one year working with GuildQuality, the nation’s leader in customer satisfaction surveying for the building industry. Thousands of professional homebuilders, remodelers, and home improvement contractors trust GuildQuality to help them monitor, improve, and articulate their commitment to quality and customer service.

Last year Turnstone developed a statistical baseline by having GuildQuality survey the owners of the last twenty custom homes and renovation projects completed by the custom builder. The results, while overwhelmingly positive, provide a roadmap of where they need to target resources to improve overall satisfaction. “We learned that 93% of our customers would recommend Turnstone to a friend (After one full year that number has risen to 96%). They absolutely love our people, our design and selection services, the quality of our work, our ability to meet their budget, and 100% of respondents said they trust us”, said Harvey Ryan, Turnstone’s CEO. But the purpose of surveying customer satisfaction is not just to pat yourself on the back – it is to learn where you must try even harder. “Our customers also told us that we should concentrate our efforts on improving customer communications, adherence to the project schedule and tightening up the punch list process”, he added. Turnstone is now using a dedicated online project management portal to improve communication and keep everyone on the same page regarding the project schedule. “Our portal is the place where the customer, the project manager, the selection coordinator and the trade partners can all log in and see the same information”, Ryan said.

The custom builder has also recently adopted a “Zero Punch” initiative which is already showing great results in minimizing punch work. “Our last closing was our best ever with regard to punch work, but the ultimate goal is to eliminate punch work altogether”, Ryan noted.

The Nation’s Leader in Customer Satisfaction Surveying for the Building Industry, GuildQuality became the first web-based customer satisfaction surveying solution for small to mid-sized homebuilders and remodelers. Since their start 10 years ago GuildQuality has grown and evolved into a multi-faceted service, offering a suite of surveying, performance reporting and marketing features for the residential construction industry.

Turnstone Builders, which is celebrating its 11th year in business, builds custom homes throughout coastal Delaware, concentrating on the middle to luxury segments of the market. Turnstone also specializes in high-end additions, renovation and remodeling work. To learn more visit www.tchde.com

REHOBOTH BEACH YACHT & COUNTRY CLUB (RBYCC)

Tue, 01 Sep 2015 08:08:50 GMT

Take a cruise down West Side Drive in “The Country Club” this fall and you’ll see two new Turnstone custom homes within a few hundred yards of each other. The fact is, RBYCC lot owners are choosing Turnstone after interviewing numerous area builders, and Turnstone is doing the lion’s share of new construction this fall in this prestigious neighborhood. Here is a little background information about this wonderful community.

Rehoboth Beach Yacht and Country Club offers an elite haven for seasonal visitors and those seeking the ideal site for their place on the Delaware coast. Although it is definitely part of the beach scene by virtue of its close proximity to downtown Rehoboth and Dewey Beach, RBYCC has a very traditional neighborhood feel about it and is most certainly tucked away from the hustle and bustle of the surrounding resorts.

Rehoboth Beach

‘The Nation’s Summer Capital’, Rehoboth Beach, DE is one of the East Coast’s most famous and popular vacation destinations. Rehoboth Beach boasts a notable boardwalk, great food, and plenty of fun on the sand, and out on the water for boating and other water sports. The downtown area promises tax free shopping, spas, art galleries, boutique shops and entertainment.

Just moments from the beach and boardwalk is the legendary Rehoboth Beach Yacht & Country Club. RBYCC lays inland on Rehoboth Bay, due West of Dewey Beach. RBYCC offers one of the best 18 hole golf courses in the region. Amenities include a fitness center, swimming pool, tennis, and more. A large ballroom offers the ideal spot for hosting a reception after a perfect Rehoboth Beach wedding. While the lush green, environmentally friendly residential community provides a haven from the bustling beach. Many lots have direct water frontage and include boat docks. From these lots boat owners can access the Rehoboth Bay, Indian River Bay and even the Atlantic Ocean.

Rehoboth Beach Real Estate

Visitors to Rehoboth Beach have a choice of B&Bs, beach cottages, and luxury hotels to pick from. Though these certainly fill up fast in peak season. The prestigious Rehoboth Beach Yacht and Country Club offers 150 acres of waterfront living. Homes in the country club range from around $400,000 to $5,000,000.

There are also generous sized lots available for building custom home. After all, why buy just any old place in this paradise when you can custom design your own haven? Craft a mesmerizing summer home to wow your friends, or a year round masterpiece that will become a family retreat for generations.

TURNSTONE ANNOUNCES COMMERCIAL DIVISION & NAME CHANGE

homes@fix8media.com (Admin Homes) — Tue, 18 Aug 2015 08:14:42 GMT

TURNSTONE ANNOUNCES COMMERCIAL DIVISION & NAME CHANGE

Press Release

August 18, 2015

Turnstone Holdings, LLC, the parent company of Turnstone Builders is pleased to announce a significant reorganization of its businesses. The company’s core custom home construction and renovation operations will now operate under the name “Turnstone Custom Homes”. The new name more closely reflects the company’s mission of creating high quality, totally custom homes and renovations.

“We realized that the name Turnstone Builders did not clearly communicate what we do”, stated Turnstone President Harvey Ryan. “Our new name, Turnstone Custom Homes, makes it very clear that custom homes and renovations are the core focus of our business”.

Turnstone Holdings has also announced the formation of Stratus Commercial Contractors, dedicated to meeting the commercial construction needs of Sussex County businesses of all sizes. The commercial division will be managed by Erin Bagnatori.

Erin brings over 20 years of experience managing commercial construction projects including renovations for several restaurants and bars in the resort area and numerous professional offices throughout the state. In addition, Erin has managed the construction of several larger projects including a 60,000 square foot medical facility and a large financial institution.

“We are really excited about the opportunity to combine Turnstone’s resources with Erin’s extensive experience managing commercial projects”, Ryan stated. “Having Erin on board allows us to expand our scope of services without taking our eye off of the ball with respect to our core custom home business”.

Bagnatori’s firm had been doing subcontract work for Turnstone for several months. “It soon became obvious to me that the Turnstone people share the values and ethical standards that have been the foundation of my success”, said Bagnatori. “I’m excited to be able to leverage Turnstone’s strong back office operations so I can concentrate on doing what I love – managing complex commercial construction projects”.

In addition to restaurants, the company will also focus on professional office construction and fit-outs. “We already have strong relationships within the medical and legal professions with respect to our residential construction services, so it makes sense to leverage Erin’s decades of experience to manage their professional office renovations”, said Ryan.

Turnstone recently celebrated its 11th year serving coastal Sussex County’s custom home market. The company is located in the Turnstone Building, directly across Route 1 from the Big Fish Grill. To learn more visit www.tchde.com or call 227-8876.

CUSTOM LAUREL STREET HOME AVAILABLE FOR PURCHASE NOW

Sat, 15 Aug 2015 08:19:35 GMT

Turnstone Custom Homes is now offering a beautiful new home on Laurel Street in Rehoboth Beach

309 Laurel Street
Rehoboth Beach, DE

Own a piece of the beach with this beautiful new home on a quiet street 3.5 blocks from the beach and boardwalk and 2 blocks from shopping and restaurants on Rehoboth Avenue.

Turnstone Custom Homes, an established local builder with deep roots in Coastal Delaware is offering you the charm and beauty of a traditional beach cottage and the luxury and convenience of a modern 21st century family home in this beautiful 3000 sq.ft. home.

When you first approach the house, the cedar shake siding, wide, white exterior trim, large overhangs with corbel detail and generous porches will invoke the feel of a turn-of-the-century Methodist Camp beach cottage but when you enter, there will be no mistake that this is not your average cottage! Walking through the front door, you will enter into a wide open living space perfect for large family vacations and entertaining. You will notice the hardwood floors, beautiful trim details and large windows, allowing plenty of natural light. The Great Room with gas fireplace, custom built-in cabinets and surround and the generous Dining area flow right into the spacious Kitchen, complete with professional appliance package, custom cabinets, quartz countertops and farmhouse sink.

The large, first-floor Master Bedroom features vaulted ceilings with beautiful rustic beam details, an en-suite bath with double sinks and tiled walk-in shower and a generous walk-in closet.

Upstairs you will find a second Master Bedroom with en-suite bath, as well as 2 more guest bedrooms, each with their own bathroom. There is also a second living area, perfect for watching TV or playing games. Other exceptional details of this home include a butler’s pantry and sizeable laundry room off of the kitchen, large basement for storage, pass-through window from the kitchen to the screened porch, outdoor shower and rear paver patio.

Don’t miss this opportunity to be part of a wonderful community in one of the premiere beach towns on the East Coast!

Pricing is still being established. Contact Kelly at 302-227-8876 to get on the list and you will be contacted when pricing is finalized. Groundbreaking is projected for October 2016 so there is still time to customize this plan to make the house uniquely yours.

Turnstone Chooses "GuildQuality" for Customer Satisfaction Surveys

homes@fix8media.com (Admin Homes) — Tue, 04 Nov 2014 08:22:17 GMT

Turnstone Chooses "GuildQuality" for Customer Satisfaction Surveys

Turnstone Custom Homes announced its affiliation with GuildQuality, the nation’s leader in customer satisfaction surveying for the building industry. Thousands of professional homebuilders, remodelers, and home improvement contractors trust GuildQuality to help them monitor, improve, and articulate their commitment to quality and customer service. “In the custom home building and renovation business, you’re either improving every day or you’re falling behind”, said Harvey Ryan. “We have been using internal customer satisfaction surveys for years, but the GuildQuality system is superior to anything we would be able to do internally”, he added.

Turnstone developed a statistical baseline by having GuildQuality survey the owners of the last twenty custom homes and renovation projects completed by the custom builder. The results, while overwhelmingly positive, provide a roadmap of where they need to target resources to improve overall satisfaction. “We learned that the vast majority of our customers would recommend Turnstone to a friend (93%). They absolutely love our people, our design and selection services, the quality of our work, our ability to meet their budget, and 100% of respondents said they trust us”, said Ryan, Turnstone’s CEO. But the purpose of surveying customer satisfaction is not just to pat yourself on the back – it is to learn where you must try even harder. “Our customers also told us that we should concentrate our efforts on improving customer communications, adherence to the project schedule and tightening up the punch list process”, he added. Turnstone is now using a dedicated online project management portal to improve communication and keep everyone on the same page regarding the project schedule. “Our portal is the place where the customer, the project manager, the selection coordinator and the trade partners can all log in and see the same information”, Ryan said.

Turnstone Custom Homes, which is celebrating its 10th year in business, builds custom homes throughout coastal Delaware, concentrating on the middle to luxury segments of the market. Turnstone also specializes in high-end additions, renovation and remodeling work. To learn more visit tchde.com

Turnstone Builders of Rehoboth Beach Receives Best of Houzz 2014 Award

homes@fix8media.com (Admin Homes) — Sat, 01 Feb 2014 08:26:33 GMT

Turnstone Builders of Rehoboth Beach Receives Best of Houzz 2014 Award

Annual Survey and Analysis of 16 Million Monthly Users

Reveals Top-Rated Building, Remodeling and Design Professionals

Rehoboth Beach, DE February 4, 2014 – [Turnstone Custom Homes predecessor] Turnstone Builders, LLC of Rehoboth Beach, DE has been awarded “Best of Houzz” by Houzz, the leading platform for home remodeling and design. The award-winning custom homebuilder, celebrating their 10 ^th year in business in 2014, was chosen by the more than 16 million monthly users that comprise the Houzz community.

The Best of Houzz award is given in two categories: Customer Satisfaction and Design. Customer Satisfaction honors are determined by a variety of factors, including the number and quality of client reviews a professional received in 2013. Design award winners’ work was the most popular among the more than 16 million monthly users on Houzz, known as “Houzzers,” who saved more than 230 million professional images of home interiors and exteriors to their personal ideabooks via the Houzz site, iPad/iPhone app and Android app . Winners will receive a “Best of Houzz 2014” badge on their profiles, showing the Houzz community their commitment to excellence. These badges help homeowners identify popular and top-rated home professionals in every metro area on Houzz.

“Over the last couple of years, Houzz has become an invaluable tool to our company,” said Kelly Kalb, Project Coordinator for Turnstone. “We noticed that a majority of our customers were familiar with Houzz so we began using it as a way to not only share ideas with current customers but showcase our homes to potential new clients. It is an indispensable resource for generating and organizing ideas for home construction and renovation. The feedback so far has been fantastic.”

“Houzz provides homeowners with the most comprehensive view of home building, remodeling and design professionals, empowering them to find and hire the right professional to execute their vision,” said Liza Hausman, vice president of community for Houzz. “We’re delighted to recognize Turnstone Builders among our “Best Of” professionals for customer satisfaction as judged by our community of homeowners and design enthusiasts who are actively remodeling and decorating their homes.”

With Houzz, homeowners can identify not only the top-rated professionals like Turnstone but also those whose work matches their own aspirations for their home. Homeowners can also evaluate professionals by contacting them directly on the Houzz platform, asking questions about their work and reviewing their responses to questions from others in the Houzz community.

About Turnstone

Turnstone Builders is a local builder specializing in providing custom Design/Build services in Coastal Delaware, from Broadkill Beach to Fenwick Island, primarily for homes in the $400,000 to $1,000,000+ price range. They have been nationally recognized with an ICF (Insulated Concrete Form) Builder Award for their 7000 sq. ft. ICF home in N. Indian Beach, DE. Find out more about Turnstone at tchde.com or by searching Turnstone Custom Homes on www.houzz.com .

About Houzz

Houzz is the leading platform for home remodeling and design, providing people with everything they need to improve their homes from start to finish - online or from a mobile device. From decorating a room to building a custom home, Houzz connects millions of homeowners, home design enthusiasts and home improvement professionals across the country and around the world. With the largest residential design database in the world and a vibrant community powered by social tools, Houzz is the easiest way for people to get the design inspiration, project advice, product information and professional reviews they need to help turn ideas into reality. For more information, visit www.houzz.com

Turnstone Joins NAHB

homes@fix8media.com (Admin Homes) — Fri, 01 Mar 2013 08:27:53 GMT

The National Association of Home Builders (NAHB) has welcomed Turnstone Builders as a full member.

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