YEAR IN REVIEW

2015 Happenings

As 2015 comes to an end it is beneficial to take some time to look back and reflect on the year that was and to look forward to what 2016 has in store. For the Starter Home 2.0 project, 2015 saw the planning and visioning of the Pleasant Ridge house become a reality, which ended up being one of the most rewarding and best learning experiences of my life. 2015 prepared me and motivated me to grow the Starter Home 2.0 project in 2016 in beyond, and while I don't anticipate any active construction in the next calendar year, it will be critical in terms of designing the SH2 Oakley project and process and creating a business plan for the future of my development company.

DEHUMIDIFYING

Dehumidifier Buying 101

Adding to the list of my many first purchases as a new homeowner, I went out this past weekend and bought a new dehumidifier for my basement. Until a couple days ago, I knew nothing about dehumidifiers, but after doing some basic research, here is what I learned. The purpose of home dehumidifiers is to keep moisture levels in areas of dampness such as basements and laundry rooms low (around 50% relative humidity is recommended) as excess moisture can foster mold growth. Home dehumidifiers are sized based on the pints of water they remove from the air every 24 hours and most range in size from 30-70 pints. Selecting the proper dehumidifier depends on the area of the space treated along with the dampness level of the particular area. Looking at several charts like the one below from Lowe's, I was able to conclude that based on my basement being relatively dry and only 800 SF in total area, it was best suited for the 30 pint dehumidifier shown below 

FURNISHING UPGRADE

New Stainless Steel Trash Can

I must be getting old because the #1 item on my Christmas List this year was a new stainless steel trash can for my kitchen, but with it being on such prominent display in the house, I really wanted something nicer than the hand-me-down white plastic receptacle I had been using previously. Fortunately, I was a good boy this year and Santa came through with the trash can I so desperately wanted!

 

CHRISTMAS

Merry Christmas!

Hope everyone reading this has a wonderful holiday!
-Mike

THE HOTTEST TREND IN REAL ESTATE

Millennials Have Put a Premium on Walkability

One of the basic tenets of the Starter Home 2.0 project from its beginning has been to only develop properties in walkable neighborhoods. Having lived in both walkable and unwalkable places, I am a strong believer that the physical, social, economic and environmental benefits associated with living in a walkable location greatly enhance the overall quality of life for both individuals and families, and it looks like the market is starting to recognize this as well. A recent article on Planitezen's website, titled 'Demand for Walkable Neighborhoods Outstripping Supply' describes how both Millennials and an aging Baby Boomer population have put a premium on "the hottest trend in real estate": walkability. The article elaborates on this point, stating:

That while most cities across the United States have areas that can be considered 'walkable', there aren’t enough to meet demand. And, because their supply is limited, prices for walkable locations are sky-high. Research has shown that each one-point increase in a home's Walk Score (a 100-point scale measuring an address's accessibility to walkable destinations) is associated with a $700 to $3000 increase in its value compared to less walkable homes of comparable size.

The Planitezen article references a more comprehensive piece written by F. Kaid Benfield, titled 'We Want More Walkable Neighborhoods -- but Can Our Communities Deliver?', which is also worth checking out for those interested in the topic. 

FUTURECASTING

10-Year Cincy Development Outlook

Futurecasting is a term that I first heard about a few months ago when the firm I work for, SHP Leading Design, engaged 'Futurist' Brian David Johnson, to help map the future of education design 10 years out and the roll SHP will play in shaping that future. It has been an incredibly insightful exercise and is something I have started to apply to the development projects I am involved with and will be involved with over the next 10 years. With projects often taking 2+ years to go from initial concept to reality in the development world, it is critical to avoid designing for what is in demand now, and instead, focus on what will be in demand when a project goes online 2+ years in the future. That is why when I see articles like the one on the miracle renaissance of Over-the-Rhine, alluding to Walnut Hills and Pleasant Ridge as the Cincinnati neighborhoods next in line for this type of transformation, that I know these are a couple areas I want to focus in on the next 10 years. Below is a video with Brian David Johnson giving an overview of the futurecasting process, which can be applied to almost anything.

COMPETITION PLAN

Architecture (& Development) Business Plan Competition

I mentioned in my last blog post about how the second Starter Home 2.0 project is going to be much more business like in its planning and execution than the original project, with the intent being to systematize the process and ultimately make it a viable long term business model. Coincidentally, an organization called Charette Venture Group just happens to be putting on a 2016 Architecture Business Plan competition (with no entry fee and a $10,000 grand prize) now open to licensed architects looking to start or grow their own business, so I figure since I am going through this exercise anyway, why not try and win some money in the process? It will be interesting to see how my entry is received since as an architect-developer I am not looking to attract any clients or provide any design services for anyone other than my development entity, but either way, I'll post updates once I get everything together to submit for the first round of judging in February.

ARCHITECT AS DEVELOPER

The Starter Home 2.0 Business Model Story

In the Spring of 2006, when I was a second year architecture student at the University of Cincinnati on my first co-op job in Phoenix, Arizona I was flipping through a recently published Architectural Record magazine, when I came across an article I found so intriguing, that it would change the direction I would take my academic and professional career, leading me to where I'm at today as the Architect and Developer of the Starter Home 2.0 project. The article was simply titled 'K Lofts: San Diego, California', and while I very much enjoyed the architecture it featured, it was the introduction to Architect as Developer business model and the risks, rewards, and design freedoms associated with it that got me hooked to learning more about the subject and ultimately dedicating my thesis work to it. 

Photo I took of the K-Lofts project when visiting San Diego

In the Spring of 2010, I presented my Master of Architecture Thesis, titled 'Architect as Developer: A Model for Triple Top Line Development', which included a 100+ page document on how the Architect as Developer model facilitates more economically, ecologically and socially effective development, a building design and pro forma for the project. I also had the chance to collaborate with and learn from several developers and architect-developers along the way who were actually out in the real world doing this type of work, which was incredibly valuable as I looked to transition my theories to practice upon graduation. 

Thesis project to redevelop a vacant mixed-use building at Findley Market in Cincinnati

In the Spring of 2015 with a site acquired, plans designed, financing approved, and a builder on board, I broke ground on the Starter Home 2.0 Pleasant Ridge project that I am now living in. This was my first architect as developer project and the goal was to get my feet wet, learn as much as possible from the experience, and get a better understanding for what all goes into the development and construction of a new home. I now have a much better idea of what everything costs, how long everything takes, and who all I would like to work with again on future projects.

In the Spring of 2017 I will be breaking ground on the Starter Home 2.0 Oakley project, with an exit strategy of either selling that home upon completion, selling the Pleasant Ridge home and moving into Oakley project, or renting out the Oakley project. My intent is to treat this second project much more like a business venture than the first, paving the way for future development projects. In the meantime, 2016 is going to be a big year from a planning perspective, getting the new house designed, financed and permitted, and setting up systems to hit the ground running in 2017 and beyond.

BUILDER RESPONSIVE HOME

Investigating Millennial Homebuyer's Wants and Needs

Builder Online, recognizing the rising tide of Millennial Homebuyers flooding the marketplace, set out this past year to design, build and document its own prototype housing, called the 'Responsive Home' aimed at satisfying the wants, needs and desires of this target demographic. A series of articles have been posted about the ideas, construction, and lessons learned along the way, and the latest article is titled 'Millennials Will Find Value In Responsive Home Products: From windows to faucets, manufacturers know millennials want bang for their buck'. My personal take is that while the Responsive Home project has some nice moments, it lacks the empathy, humility and restraint needed to produce a cohesive design that truly satisfies the wants, needs and desires of its target audience. My hope and expectation is that the Starter Home 2.0 Pleasant Ridge and Oakley projects are more successful in this regard.

GIANT UPDATE

Nine Giant Brewery Construction Tour

I've mentioned this before in previous blog posts, but for me, the biggest difference I have experienced being a home owner vs. a renter is the sense of belonging and community I feel within my neighborhood. This connection is what lead me to join and take an active role in the Pleasant Ridge Development Corporation and one of the things I've enjoyed most about participating with the PRDC is getting to know the local business owners in the area, who like myself, have invested a lot of time, money and energy into the neighborhood. Yesterday, several PRDC members including myself got the chance to meet with Mike Albarella, one of the founding partners at Nine Giant Brewery over at the construction site to discuss the business, tour the building, and sample some of the beer selections to be served when it opens up in 2016. I'll definitely be a regular customer and I'm super excited to have a brewery and eatery within a 3-minute walk of my house. Here is a link to the Nine Giant Brewery website and Facebook page, where you can follow the progress.

Image above from Nine Giant's Facebook Page

NEW LOT PHOTOS

OAKLEY SITE VISIT

With record high temperatures in the upper 60's in Cincinnati on Saturday, I thought it would be a good time to stop by the site of the next Starter Home 2.0 Project and get a few photos before the winter cold and snow hits the region. I'll post more details on the site and acquisition process in a future blog post.

HOLIDAY DECOR

STARTER HOME 2.0 CHRISTMAS TREE

A couple years back when I was designing the floor plan and furniture layouts for the SH2.0 Pleasant Ridge House, one of the thoughts that crossed my mind was the placement of a Christmas tree during the holiday season. I remember thinking the front corner by the window seemed like an appropriate location, so fast forward to yesterday, that is where I put up the tree, which I decked out with all the 'Sports Heroes' ornaments I received each Christmas growing up.

 

CREATIVE CLASS WINNER

Cincinnati Creative Class Among Fastest Growing in USA

Building off of my last blog post on the Growth of Millennial Home Buyers in rust-belt cities like Pittsburgh, I discovered another article this week on CityLab.com that bolsters the argument for a rising demand of new urban housing in the region. In a piece titled, 'The Winners and Losers of the U.S. Creative Class' , Cincinnati is recognized as one of the fastest growers for the creative class (made up of knowledge workers, tech workers, artists, designers, entertainers, and professionals in education, healthcare, and law) with a 21% growth since 2000.

Millennials entering the workforce are a big reason for this growth and many of these creative class Millennials like myself are looking to enter the home buyer market for the first time in search of dwellings in walkable neighborhoods close to their jobs and entertainment. I imagine the Starter Home 2.0 Oakley project has a good chance of being sold to this growing creative class when it goes on the market in 2017.

PITTSBURGH WEEK

Where’s Hot and Where’s Not for Home-Buying Millennials in 2016

This Sunday the Cincinnati Bengals will take on the Pittsburgh Steelers to try and clinch the AFC North Division title, so I thought it was only appropriate that I post a Pittsburgh related article this week (though not at all football related).

While Pittsburgh is arguably Cincinnati's biggest sports rivalry, it is also the most comparable city to Cincinnati in terms of location, size, demographics and trends. That is why, when a recent article posted to realtor.com, titled 'Where’s Hot and Where’s Not for Home-Buying Millennials in 2016' named Pittsburgh the #2 Hottest Market for Home-Buying Millennials in 2016, it caught my attention. Here is what the article writes of Pittsburgh:

2. Pittsburgh, PA

• Median list price: $149,000 

• Population share of older millennials: 12.3% 

• For older Americans (let’s say, 40-ish) who are used to thinking of the former steel town more as a cheap punch line than a destination stop, Pittsburgh’s considerable youth renaissance  may come as a bit of a shock. But this riverside city is beginning to attract millennials in droves. Some consider it the new Portland. Low housing costs, good public transportation, cool clubs, a hopping night life, and a revitalized waterfront area all add up to an attractive destination for the young’uns. Pittsburgh ranked third out of the 100 largest markets for the 25- to 34-year-olds’ share of purchase mortgages in 2015.

While the highlighted text is intended to paint a picture of modern day Pittsburgh, it also provides the perfect description for what Cincinnati has become the past few years, and it is my belief that over time, the Queen City will prove equally, if not more attractive to Millennials than what Steel City is. After all, we already have the better pro football team!

AS-BUILTS

Pleasant Ridge Project Wrap-Up 

This week I will be starting the final step in closing out the Starter Home 2.0 Pleasant Ridge project, which is updating the drawings and Revit model to reflect the actual 'As-Built' conditions. This is standard procedure with most all construction projects (especially for commercial ones) and the idea is to document any differences in the design that was drawn, vs what actually got built. Below is one example of an as-built revision for which I adjusted the floor-to-floor height to accommodate the standard stud length for a 9'-0" high finished ceiling.

PRM: LIVE-WORK-PLAY

Design Lab 2016 Kick-off at Pleasant Ridge Montessori

Yesterday was one of those days for me that epitomized what the Starter Home 2.0 project is all about, celebrating the live-work-play mentality that has become the American Dream for many Millennials as I kicked off Design LAB 2016 with 1st & 2nd grade students at Pleasant Ridge Montessori (PRM).

• Live: PRM is very much a community facility. I play pick-up basketball there Friday nights throughout the Winter and like many of the students there, I walked to the school from my house yesterday. 
• Work: PRM is a long-time client of my firm, SHP Leading Design. We designed the school and this past spring, I was part of the team that worked with the school to address the growing student population and improve the existing facility to better serve the needs of the students, faculty, and neighborhood.
• Play: Volunteering with kids is one of my favorite ways to give back to the community and a fantastic learning experience for me as someone that designs educational spaces for a living. I feel so fortunate that I work for a firm that supports employees to take time during the work day to get involved in such initiatives.

 As an architect and developer, my #1 objective has always been making the communities I work with a better place to live, work, and play. I think yesterday was validation that I am on the right track, which was pretty rewarding.

10 C'S FOR MILLENNIALS

The 10 C's for Designing for Millennials

There was an interesting article posted recently to the bisnow.com website by a firm called Martin Architectural Group, titled 'The 10 C's for Designing for Millennials' and thought it would be interesting to see how closely the Starter Home 2.0 Pleasant Ridge project aligns with the list (aside from the fact that the article speaks more to apartments than homes). Here are the 10 C's and a description from the article for each. My reactions are in red.

1. Connectivity: Millennials are the first generation to natively incorporate technology into their daily lives, preferring virtual communications and up-to-date technologies to pens and paperwork. Internet access and cell reception throughout an apartment community should be considered a must. When searching for an apartment, their first stop is a web search, and their last will be electronically signing their lease. And then they'll use the Internet to pay rent and submit maintenance requests. The Starter Home 2.0 has strong wi-fi throughout the house and plenty of cable and power outlets that let me use my phone, tablet and laptop anywhere in the house.
2. Context: Whether it's in a city core or a more suburban town center, Millennials are favoring urban living and mixed-used properties. In fact, unlike their parents, Millennials will gladly sacrifice personal space to live in a good location, with a grocery store and other cultural stops nearby. The Starter Home 2.0 is urban and walkable, but that isn't at the expense of sacrificing personal space. 
3. Choice: Growing up in the age of the Internet and big-box stores, Millennials are used to having many options and expect to be able to choose their preferred living arrangement. It's important to have a variety of unit sizes available so you can appeal to the wide range of tastes and preferences. Not applicable, but as the architect and developer for the Starter Home 2.0 project, I definitely was able to choose what I wanted the house to be like.
4. Content: With apartment units shrinking, Millennials are forgoing personal spaces, and common spaces are becoming infinitely more valuable. Not only are lobbies taking their cue from hotels with high-design elements and construction, but buildings are also adding more amenity spaces—roof decks, fire pits, infinity pools or putting greens (pictured)—to supplement the smaller living quarters. Neighborhood amenities like a pool, tennis courts, etc. are within close proximity to the house.
5. Community: Whether its on social media or in person, Millennials love to hang out and communicate with each other. They'll be more likely to renew a lease if their friends live in the same apartment community and there are ample opportunities to run into each other throughout their days. Tailoring your property to create these kinds of relationships and communities will create a long-term, stable tenant base. Pleasant Ridge has plenty of Millennials, but the community diversity is what makes it a great place to live in my opinion.
6. Convenience: The live/work/play mentality has become the new American Dream. With flexible working arrangements, blurred boundaries between work and play and online capabilities, Millennials are finding that they can do everything they want at home or somewhere else in their building. It's up to a developer to create a community that can present renters convenient access to all of life's necessities and comforts. Today I worked from home in the morning while getting my dishwasher repaired and then made the 5-minute commute down the road to work, which was quite convenient.
7. Comfort: Whenever a renter comes to a new space, they're looking for a level of comfort that can have them live their lives as they have in the past, or even better. A clean environment and an accomodating fitness center have become more important for renters looking to live a restful and heathy livestyle. Sidewalks on every street in the neighborhood are great for runners like myself. The rec center and several other gyms are nearby as well.
8. Customization: Millennials do not like to fit into any molds and look for ways to differentiate themselves from their parents and express their individuality. Giving them a blank canvas they can make their own will make an apartment all the more appealing. I started with a vacant lot, which is about as blank of a canvas as you can get when it comes to making a home your own.
9. Character: Constantly on the search for character and authenticity, Millennials know a gimmick when they see one and will always prefer a more "honest" material and property. Quality materials that are easy to maintain but different from what they may find in their parents’ home, such as recycled glass or quartz countertops (shown), for instance, will catch their eye. Spot on with the quartz countertops! I also refuse to use vinyl siding in any of my projects, which is the king of 'dishonest' materials.
10. Cost: Millennials are taught to be highly considerate of the environment and thus value green and sustainable technologies and amenities that don't break the bank. In fact, you'll often finding them choosing car shares, public transit, walking or bikes over having a car of their own. So having this green tech and proximity to public transit will be invaluable for the success of your property. Located within 30 seconds of the bus stop, I make sure to take advantage of my proximity to public transit whenever I can.

After reading the article above I would have to say that the Starter Home 2.0 project definitely gets a 10/10 when it comes to the 10 C's for designing for Millennials.

ENERGY MONITORING

Tracking Gas & Electric Usage

I normally don't look forward to getting bills, but when I received notification that my statement from Duke Energy was available for viewing online, I was curious to get some feedback on what the energy usage was for my first full month living in the Starter Home 2.0 project. It also motivated me to start exploring some of the detailed energy use analysis tools that Duke has available on its website. The detailed bill comparison shown below is one such tool, and while it is skewed due to the previous month's bill only accounting for a couple weeks worth of time, it is interesting to see the breakdown of the gas and electric usage and to think about what I can do to help reduce my consumption. Programming the thermostat and slowly converting the incandescent lights installed throughout the home to CFLs are a couple action items currently at the top of my list.

DISCOUNT DOUBLE CHECK

State Farm Homeowners Policy

The same day that I received the letter notifying me of the tax abatement approval for the Starter Home 2.0 Project, I also was mailed a hard copy of my homeowner's policy from State Farm. Homeowner's Insurance, like many aspects of the Starter Home 2.0 project, was completely new to me a few months ago, but getting the chance to sit down with my insurance agent to discuss all aspects of the policy earlier this fall was a great way to learn how to decipher the pages of legalese that make up the various declarations and agreements. The big takeaway for me from this encounter and all my informal lessons in Law, Finance, and Construction the past couple years, has been that despite all the resources available online, there is no substitute for sitting down face-to-face with an industry expert and asking questions with an open mind when trying to learn a new subject matter.

TAX ABATEMENT UPDATE

Residential Tax Abatement Application Approved

Over the holiday weekend I received a letter in the mail from the City of Cincinnati notifying me that my application for the City of Cincinnati 10-Year Residential Tax Abatement for New Construction was approved and that I will be receiving a follow-up letter describing the specific terms of the abatement once the necessary valuations for the abatement are determined. Below is an image of the letter from the city.

PLEASANT RIDGE MAP

Business District Map Update

I mentioned in a previous blog post about how one of my primary contributions as a member of the Pleasant Ridge Development Corporation has been developing a map of the Neighborhood Business District. Today I completed a final draft version of this map, and below is an image of the finished product.

OFFICE SPACE

Home Office Design

A few days ago I came across a blog article titled '35 Beautiful Home Office by Architects', that I found to be quite interesting. As is the case with a lot of architectural design publications, many of the spaces highlighted are impractical and not very user friendly, but it did get me thinking about my home office area and how I utilize it on a daily basis. Below is an image of my current office arrangement, which features a desk with my computer, another desk that I use for paperwork, and a keyboard that I have been learning to play the piano on recently. One thing that is a little different about the work space is that instead of using a desk chair, I sit on an exercise ball to help reduce back strain, and overall, I have found it a great place to learn and produce.

THANKSGIVING

Happy Thanksgiving!

Hope everyone reading this has a safe and happy Holiday!

-Mike

TALK VS ACTION

What Millennials Say vs. What They Do and Buy

I am a big believer that actions speak louder than words, so when I came across this article posted to Builder Online's website, titled 'ACTION VS. TALK: Attitudes, preferences, and values of Millennials may say one thing; what young adults do, and what they buy, may be another', it peaked my interest. One exert that I felt related especially well to what the Starter Home 2.0 Project aims to achieve is this:

We say the “rule” is that inexpensively-priced new homes simply can not be produced in an era where land costs, local fees and regulations, labor expense, shipping, and even some materials prices are spiraling.But some builders figure that out, and offer homes priced to sell to that quintessential entry-level buyer—the one who wants out of multifamily rental’s vicious circle of skyrocketing monthly lease payments, escalating renewals, and a grim outlook when it comes to saving a bit of money; the one who needs a mortgage loan; the one whose realized Dream pays forward into motivated contribution to community, to society, and to culture. 

As a Millennial myself, and observer of the actions of many of my Millennial friends and family members, I recognize the true demand for home ownership among my generation, so the challenge is really just a matter of activating the supply.

FENCED IN

Fence Gap Turned Fence Gate

Last month when I had my privacy fence installed along the back of my property line, I left a gap at my neighbors' request so they could build a gate for access to the parking lot behind our yards that empties out onto Montgomery road and the heart of the neighborhood business district. Over the weekend, that gate was constructed to close off the gap and below are a few pictures of the finished product.

PARKING IN THE RIDGE

Business District Map Update

One of my side projects as a member of the Pleasant Ridge Development Corporation (PRDC) is working to develop a map of the neighborhood business district that can be used for marketing and way finding. I took an initial pass at a first draft of the map last month, which I have since presented to the PRDC and PRCC (Pleasant Ridge Community Council) for review and feedback, and the primary request I received was to incorporate public parking locations into the map. This past week I have been going through the base map and adding in all of the parking lots, and below is an in-progress screenshot taken from Revit, which I am using to generate an underlay that will be taken into Adobe Illustrator to finalize the graphics and text. The location of the Starter Home 2.0 project is marked with a yellow dot for reference.

NEW LISTING

Parkview Rehab for Sale

This past week, the house being rehabbed two doors down from the Starter Home 2.0 Pleasant Ridge project went on the market (here is the listing), so if anyone is looking for a home in a welcoming, walkable neighborhood, it might be worth checking out. I'm interested to see what the house sells for, because unlike the comparable sales used in my latest appraisal for refinancing, this one will actually be somewhat reflective of the Starter Home 2.0's true market value.

THE NEXT HOT NEIGHBORHOOD

Cincinnati Magazine Feature on Pleasant Ridge

As I started the process of looking to purchase a lot for the original Starter Home 2.0 project in late 2012, Pleasant Ridge caught my eye as one of the Cincinnati neighborhoods with really strong real estate fundamentals, that for whatever reason, seemed to be somewhat under the radar when compared to its contemporaries like Oakley, Columbia Tusculum, East Walnut Hills, and Northside. Well it appears now with the opening of Overlook Lodge and places such as Nine Giant Brewery, Casa Figueroa, Molly Malones, Grand Central Deli, and Share Cheese Bar all in for permits and under construction, the media is starting to take notice of Pleasant Ridge as a neighborhood on the rise. Exhibit A being this new Cincinnati Magazine feature on The Ridge.

WELL PAINTED

Basement Window Well Painted

One of the things that I was never a fan of with the Starter Home 2.0 project was the 'fake stone' pattern on the egress window well that was installed along the back side of the house. I requested when I first saw it that it get painted a solid grey, and though a relatively low priority item in the grand scheme of things, I was happy to see when the painters came by this week for some touch-up work, that they were able to make that revision. Below are some before and after images of the window well.

PRIDE IN YOUR PLACE

CDC Roundtable Review

Yesterday, I had the opportunity to represent the Pleasant Ridge Development Corporation at a Community Development Corporations Association of Greater Cincinnati Roundtable lunch with featured speaker, Molly North of Al Neyer, who discussed the mutual benefits of private-public partnerships between developers and CDC's when it comes to undertaking successful urban development projects. The talk was very interesting and informative with some great takeaways that I think PRDC can use moving forward, but the point that stuck with me was this. When it comes to successful development, it is ultimately all about creating pride in your place. So whether it is a home I am designing and developing, or other initiatives I help take on as a member of the PRDC, I think it is important to ask the question, Is this something I will be proud of? Is this something the community will be proud of? 

STARTER HOME 2.0 SLIDESHOW

Toastmasters Presentation

For the past 4+ years, I have been an active member of the Speak-2-Connect Toastmasters Club based in downtown Cincinnati. It has been a great way to keep my speaking and listening skills sharp for the various presentations I give for my work and organizations I'm involved with. A couple weeks ago, I gave a speech about the story of the Starter Home 2.0 project, and below are the images from that Powerpoint I pulled together.

UP IN THE ATTIC

Blown-in Fiberglass Insulation

This weekend I purchased a 6' ladder at Home Deport for the purpose of cleaning leaves out of the garage gutters, but before getting around to that task, I took the ladder up to the second floor hallway to get my first look at the attic space since it was insulated several months ago. The insulation is blown-in fiberglass, except for the area immediately above the access panel, which has two layers of fiberglass batts covering it up.

ROD & CURTAIN

Shower Rod & Liner Curtain Installed

Today I headed over to Lowe's and purchased a curved, chrome tension shower rod for the hall bath on second floor of the Starter Home 2.0 along with hooks and a liner curtain. The tension rod does not require any screws or hardware to secure it in place, which is nice because I wound up re-positioning the rod several times before getting it in a location I was happy with. The curved rod design matches the forms of the faucet, towel rack, and toilet paper holder, and more importantly, provides additional shoulder room for the shower user when compared to a conventional straight rod. Once the shower rod was up, I installed the hooks and fabric liner curtain to get the shower ready for use.

GOOD MORNINGS

Waking up in the Starter Home 2.0 Pleasant Ridge House

My earliest memory of how I was personally impacted by the architectural design of spaces was as a young child, waking up in the mornings to a dark and gloomy bedroom with only one small north facing window. It was frustrating because my parents' bedroom, sister's bedroom, and even the second floor office had multiple south facing windows that flooded the spaces with the warm morning sunlight (especially on cold November days like today), so I knew what I was missing out on. Because of this, I actually ended up getting my parents to relocate my childhood bedroom to where the office was (despite it being a much smaller room) to rectify the situation. Fast forward 20 years and I made absolutely sure when designing the SH2.0 Pleasant Ridge house, that access to morning light would not be an issue for any of the rooms in the project. Below are some pictures I took this morning around the house that I like to think childhood Michael would be proud of.

CRA TAX ABATEMENT

City of Cincinnati Residential Tax Abatement Application

Earlier this week I submitted all the paper work required to apply for the City of Cincinnati Community Reinvestment Area (CRA) residential tax abatement program for new single-family home construction. Below is a sample page of that application for my project and here is a link to the webpage that describes the program in more detail.

NO CONVERSION

No Loan Conversion, For Now...

With home appraisals being totally dependent on comparable sales in an area, I mentioned in a previous blog post about how I was curious to see what the appraisal for the Starter Home 2.0 Project ends up being when it is being compared to something that doesn't exist, which is new home construction in Pleasant Ridge. Well, unfortunately this anomaly came back to bite me yesterday, when the post-construction appraised value came back almost 20% lower than what the original pre-construction appraised value for the home was, despite being built to the exact standards of what the original plans called for. The loan processor at Guardian Savings Bank was just as shocked by the outcome as I was, saying she had never seen this before. So what caused such a dramatic change in appraised value since the original appraisal in March? And what does that mean for the loan conversion I was prepared to execute?
Here is the way I see things. Pleasant Ridge is widely considered to be one of Cincinnati's next hot neighborhoods and is well on its way with rising home values as an influx of people and businesses have started to relocate to the area in recent years. The problem is that it is a small neighborhood, and the neighborhoods surrounding the Ridge are very dissimilar, which means the pool of comparable sales for appraisal purposes (which must have occurred within six-months of the appraisal) is extremely small, making the appraised value of the Starter Home 2.0 highly susceptible to bad comps, which is what I was the victim of this time around. The good news is that a few months from now, the appraised value could well jump up 20%+ again when better comparable sales become available, like the rehab two doors up the street from my house, which is going on the market soon.
Unfortunately, from a loan conversion standpoint (converting my adjustable-rate mortgage to a fixed-rate), the drop in appraisal puts me below the 80% Loan-to-Value ratio the bank needs to convert the loan without requiring the purchase of mortgage insurance or paying down the difference, which I am not willing to do.
For the time being, my plan is to just ride with my current loan and look at converting it over to a fixed-rate some other time when there are better comparable sales in the neighborhood for an appraisal.

HOUZZ IT

Houzz.com Professional Profile

One of my favorite ways to generate new home ideas, both large and small, is to browse Houzz.com and create idea books related to a specific topic of interest. Whether it is something as minor as bedroom paint colors, or as major as whole house designs. I find it to be a great source of information and inspiration. 

So what is Houzz, exactly? Wikipedia describes Houzz as a web site and online community about architecture, interior design and decorating, landscape design and home improvement. The Houzz platform and mobile apps feature interior and exterior home photos, articles written by architects, interior designers and home design experts, product recommendations, and a user forum. Houzz integrates everything under one roof (design photos, professional directory, home products, community advice and articles) for home renovation.  

Here is a link to my newly created Houzz.com Professional Profile.

PHOTO UPDATE

Updated Exterior Images

With the lattice work painted and grass really starting to taking root at the Starter Home 2.0 house in Pleasant Ridge, below are a few photos taken over the weekend documenting the most current exterior conditions.