Frequently Asked Questions

Building and Remodeling FAQs

1. I found a house plan in a house plan book. Can you build it on my lot?

That depends on the house plan. In most cases you cannot build a house from a house plan book on the beach. The building code and zoning restrictions on the coast are such that the plans need to be modified too much to build from those plans. We suggest that you contract with us or a local design firm to design your home. We will look at any home plan that you like and use that as a starting point for designing your home. In addition we will discuss your needs and lifestyle to determine the best home plan for you. Another important component is your lot. Views, surroundings, neighbors, contours, and vegetation are all important elements in designing your home.

2. What are construction costs these days and how much does it cost to build per square foot?

We do not price construction by the square foot. There are too many variables and client preferences that go into determining the cost of a home or remodel. Some of the components within a home are priced per square foot but not the total package. Granite countertops are much more expensive than laminate countertops. Hardwood flooring and ceramic tile are more expensive than carpet. Ten foot high and vaulted ceilings cost more than a flat eight foot ceiling. After we meet and discuss your project, we can give you a price range to build.

3. Can I buy a house and have Sandmark remodel it?

Almost a third of our business is remodeling existing homes for a new buyer before they move into it. Many times people new to the area will purchase a home and have us add some space and update the existing space to better meet their needs. Updating kitchens, bathrooms, and flooring, as well as painting inside and out will transform most houses into a personalized living space that the new owner can call their own.

4. I have an older home. Should I remodel it or tear it down and build new?

That depends on your situation. Starting with your wish list, we will do a feasibility study to see if we can remodel your existing home or if it would be better to tear it down and build something new that is not subject to the limitations of the existing home. We have seen many cases in which it is less expensive to build a new house than to remodel the existing one. Sometimes we help people sell their existing home, relocate in the area, and remodel another home. The feasibility study will help determine which is the best course of action for you.

5. What is your process for getting started with design and building?

We start with an initial meeting to discuss what it is that you would like to do. From there we can start a feasibility study. A feasibility study will take a look at the proposed project to determine the costs, restrictions, and time frame for building the project. This can also include design sketches and construction drawings.

6. Do I need a current survey on my property?

A current survey of you property is essential to starting the process. Each town and county is different in terms of their zoning restrictions and requirements. A survey will help us determine what we are dealing with before we start any design work.

7. What is a design/build agreement?

A design/build agreement is an agreement between a contractor and a potential client that allows the contractor to do a feasibility study for the client and for the contractor to be paid for those services. Each project may have its own set of services that are included in the design agreement. Contractors may have to pay for surveys, visits to the local permitting office or agency, site evaluations and such to determine the feasibility of a project. It can also include working with the client to make product selections to help determine the contract price. The fee is non refundable if the client decides not to move forward with the contractor. If the client and contractor agree to move forward with the construction the fee is usually applied to the cost of the new home or remodel contract.

Real Estate FAQs

1. I’m considering selling my home. How do I select a sales price? How will I know what I can expect to make from the sale?

We will visit your home and have you show us around. Once we know the size of your home, its unique features, and the size of your lot, we will then research the current real estate market to determine our opinion of its market value. Some of the variables we’ll consider in the market value are the age and condition of your home, the average sold prices of similar homes in the area, the average list prices of similar homes, and your time frame for wanting your home to be sold. We will then discuss the costs involved in selling your home – county taxes, attorney fees, brokerage fees, and mortgage pay-off to name a few. You’ll be sure to know before you list your home for sale with us what you can expect to make from the sale.

2. I’m ready to sell my home and we’ve decided on a list price. What do I need to do now to help you sell my home?

As we walk through your home with you, we’ll give you specific tips that can help you sell your home. Typically, some very simple changes in your home will enable prospective buyers to picture themselves in your home. One of the most important helps to us in selling your home is to make your home easily accessible; that doesn’t mean a moment’s notice, but hopefully your home could be ready to show on most days within a few hours of a call from us.

3. I’m interested in purchasing a home on the Outer Banks, but I’m not sure if I want to rent it or have it available all the time for my use. Which way is the best?

When we work with buyers as Buyers’ Agents, we discuss all the options available for buyers to not only buy their Outer Banks home, but also discuss how their decisions when they buy will affect their selling options when they’re ready to sell the home. The Buyers’ unique situation will help in this decision.

4. Why do I need a Buyers’ Agent? I’ve been visiting the Outer Banks for years and know it as well as I know my hometown.

As Buyers’ Agents, our specialty is you, our client. We will look out for your interests, not the sellers’. We owe our fiduciary duty to you, and everything you tell us is confidential and not divulged to anyone else. It is our duty to find and show you every piece of property on the market that fits your criteria. Once you make a selection on a home or home site, it is our duty to find out everything you should know about the property, to guide you through the inspection, lending, and closing process. We’re also available after the sale should you need us.