I

CHAPTER X

CONCLUSION

N our discussion of the problems of the home builder, it has of necessity been pos

sible only to cover the essentials in somewhat general terms. Each one who purchases land or builds a home is confronted with his own peculiar problems and situation. The most that can here be done is to outline in a general way the problems which will confront the home seeker, the points which he should have in mind and the steps in general which he should take to protect his interests and his investments. Without attempting to include in a summary all of the points to which I have from time to time referred, it will be helpful to recapitulate briefly some of the essentials which must be considered and borne in mind.

In the first place, and before purchasing the land, the nature of the locality and its advantages, its public utility equipment, its schools, police and fire protection, the tax rate, the quality of its governing body, and its general

policy for sound and at the same time progressive management and development, should all receive adequate consideration.

As a rule, purchases of property in real estate developments on the instalment plan should be avoided. If made, they should at the least receive careful scrutiny and adequate preliminary investigation.

No contract of sale should be entered into until it has been passed upon by some competent attorney, and no title should be finally closed, until a proper search of the records has been made and proper advice received. The services of a competent title company can be secured at moderate expense, and a title policy is usually desirable. The better method is to employ an attorney and to let him make the arrangements with the title company.

The purchaser should never forget that the contract of sale, while a simple appearing document, may contain much dynamite and that it will control and determine the character of the title which he receives, and the character of the deed which is delivered to him; that he is entitled only to a deed, which corresponds with the terms of the contract of sale; that the time to secure advice is not after the contract of sale has been signed, but before; that a very small

outlay for proper advice preliminarily may make all the difference between the receipt of a good title and the securing of a very limited or defective title.

So far as the financing of the operation is concerned, the purchaser and builder may bear in mind the considerations which we have discussed in the last chapter. If there is no house upon the property when it is purchased, and one is erected by the owner, he should give adequate consideration to the selection of his architect and to the contracts with the latter and with the contractor.

The architect selected should combine with his artistic and architectural ability a requisite amount of business judgment and understanding. In choosing him, the owner should have in mind the type of house desired and, before any sketches or plans are made, should come to just as definite a conclusion with respect to the type of the house and its requirements as possible. It is of the utmost importance that the architect should not be called upon to make repeated studies and preliminary sketches, and to make changes in the plans and specifications, after the work has been once laid out or undertaken. The more clearly and comprehensively the work is covered and decided upon before it

is undertaken, the greater will be the ultimate saving to the owner, both in time and in money.

In every building job so-called "extras" will usually be found. These result from changes in or additions to the work and should be kept at a minimum.

With respect to the contract with the contractor, the owner will do well to take the advice of his architect and of his attorney. In most cases he will do well, also, to avoid the costplus form of contract, and to enter into a fixed lump-sum contract following competitive bidding.

It is preferable to have one general contractor for all the work, so far as this may be practicable. The architect's charges will be less, ordinarily, where the work is let under one contract than where it is let under separate contracts. By letting the work to one general contractor, the responsibility for the work will be centralized and many complications avoided. Personally, I would recommend concentrating the authority under the contract in the architect, so far as possible, and avoiding too general and liberal provisions for arbitration.

Provision should be made for a proper bond guaranteeing the performance of the work by the contractor.

If the work is of real magnitude, a "clerk of the works," so-called, should be employed, who will act as a resident superintendent and will give active daily superintendence to the work, as distinguished from the ordinary supervisory services of the architect.

In general, the purchase and building of the home calls especially for proper preliminary consideration and planning before action is taken. The purchase and the building operation can both be carried through successfully and satisfactorily, if proper thought is given to the details and problems involved, before the home seeker commits himself by the signing of purchase contracts, the selection of architect and contractor and the like. Some of the problems involved are simple and some are rather technical. If full preliminary consideration is had —if all action taken is reasonably deliberate and guided by adequate advice on the points where this is necessary-the owner will find himself possessed of a property and of a home which will reasonably approximate the hopes which he has entertained, and which will prove adequate and satisfactory.

A final word of caution is in order with reference to the character of the construction adopted. There is no economy in cheap con