With Intermodal Shipping Container Small Steel Buildings, Paul Sawyer has written the first book dedicated to building with shipping containers and it includes examples of a number of different buildings you can create using this modular architecture.

Michelle Kaufman has worked with renowned architects Frank Gehry and Michael Graves. In prefab green, architect Michelle Kaufmann shares her vision of creating thoughtful sustainable designs for everyone. Her firm, Michelle Kaufmann Designs, blends sustainable home layouts, eco-friendly materials, and low-energy options to create a “prepackaged” green solution to home design. Kaufmann tells about five eco-principles that are present in every design her firm creates-smart design, eco-materials, energy efficiency, water conservation, and healthy environment-and how they work together to create homes that make a difference. This will surely provide some excellent knowledge to help us get the project LEED certified.

I look forward to receiving these resources so that I can learn some of the finer details needed to make this project successful. I already know I am up against some difficult engineering work in order to make this work in the extreme climates of Winnipeg.

This company brings them in mainly from Toronto. At first, the idea of bringing containers in from a couple of thousand miles away worried me because it would go against the low carbon footprint of the green concept and we are looking to get this building LEED Certified. However, when one of these containers is ordered the shipping company gets it packed full to bring goods to Winnipeg. Therefore, the purpose of the shipping container remains as a shipping container right up until it gets to Winnipeg and then it gets retired. Once it is retired, it is now a locally sourced item, which is an important factor to the green concept.

Once we knew that we had a source for the containers, I figured I should play around with something closer to the real thing than just the simply computer model I have. So where else to turn but to LEGO. Yes, I built a LEGO model of the house, starting with 4 individual containers. This will help me to understand how it would need to be modified to maintain the structural integrity and eventually the thermal integrity.

I plan on using two 8′ x 40′ containers on each floor, set on a standard foundation for a home with approximately 1200 sf of living space plus a finished basement.

Some of the “green” technologies that I am considering are as follows:

• geothermal heating and cooling
• gray water reuse in toilets
• on-demand hot water heaters
• dual flush and low flow fixtures
• rooftop garden
• permeable surfaces on walkways and driveway
• rain water harvesting
• Energy Star appliances
• high efficiency windows and doors

As a starting point, I wanted to see what I could do to give the home some curbside appeal. Anyway, as a first stab at it, this is what I have come up with.

The door on the roof provides access with a set of retractable attic stairs.

Please post comments of what you think of the images.

By the way, this is a house we would be selling, not living in ourselves. So if you would be interested in something like this, let me know your ideas and maybe we can help each other.

As will any real estate investment, it is important to buy at a good price. That we did. Of all the searching we did, this was by far the best deal we came across.

Also, I have talked about cash flow many times and how important it is. This park puts out a very nice cash flow and this cash will allow us to improve the park over time and increase that cash flow in the future.

Lastly, financing a park in this market is critical. The wrong financing has put many parks back in the hands of banks and the previous owners. We were able to get seller financing for 10 years at an excellent fixed rate and private financing through a private lender’s equity line of credit. This makes the repayment of the park so much more manageable.

Get your properties at an excellent price with good cash flow and finance them properly and you can’t go wrong.

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Contract Bonds are often called Construction Bonds. The latter is a catch-all term that covers a host of different types of bonds that are associated with a construction project from start to finish. Essentially, Contract Bonds ensure that project owners are protected in the event that a contractor does not fulfill his or her duties as specified in a contract.

There are seven major types of Contract Bonds: Bid Bonds, Maintenance Bonds, Performance Bonds, Payment Bonds, Supply Bonds, Site Improvement Bonds and Subdivision Bonds.

Today, we’ll look at Supply Bonds, Site Improvement Bonds and Subdivision Bonds.

Supply Bonds

Supply Bonds are a standard element of a construction project and required for public works projects. These bonds ensure that materials suppliers provide the requisite supplies for a project as specified by the contract. Supply Bonds also provide a degree of financial protection for the purchaser in the unlikely event that a supplier defaults.

All public projects with a value of $100,000 and above must include Supply Bonds, as per federal law. But most states have similar mandates that require Supply Bonds for projects that require the expenditure of public tax dollars. These bonds are also common to private projects.

Supply Bonds are often garnered during the beginning phases of a construction project, long before shovels hit the ground. They are typically cheaper than other types of Contract Bonds.

Like the others, rates will vary depending on the market, the size of the job, the contractor’s unique financial history and a few other factors. Surety companies try to ascertain whether a contractor can pay for the value of the bond in the event of a claim.

Site Improvement Bonds

Site Improvement Bonds are specific to existing structures. These bonds guarantee that contractors make improvements to existing structures as per current and applicable building codes and governmental regulations.

These bonds guarantee the completion of improvement such as curbs and gutters, sidewalks, utilities, grading, storm drains and streets. Site Improvement Bonds typically delineate the estimated cost and anticipated time until completion.

Site Improvement Bonds can prove crucial for contractors, who often must obtain these bonds before acquiring construction permits. These bonds can come in several forms, including:

• Certificates of deposit (CDs)
• Cash, certified cashier’s check or money order
• Irrevocable letter of credit issued by a bank, credit union, etc.
• Corporate surety bonds

Surety bonds are the most common avenue, as the others have the potential for unique problems and issues. Banks can seize property immediately if they choose not to renew a letter of credit. CDs and cash can tie up capital.

Subdivision Bonds

Subdivision Bonds are specific to new structures. They do not work with existing buildings.

These bonds are required by municipalities or states in which a subdivision is to be constructed. They basically guarantee that the contract will be followed and cover multiple areas of a construction project, from streets and houses to drainage areas. Subdivision Bonds are often required before plats can be filed with a city or county.

Like Site Improvement Bonds, Subdivision Bonds can take several forms, including surety bonds, letters of credit and cash. Bond amounts typically vary by geographic location and depend on the size of a project. A contractor’s unique financial status will likely dictate in part rates and terms.

The market for Site Improvement Bonds has improved in recent years.

To learn more about Contract Bonds and other types of surety bond, visit www.suretybonds.com.

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Josh Kayser is a principal with Surety Bonds.com, a nationwide surety bond agency focused on consumer education and surety bond news updates.

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Contract Bonds are often called Construction Bonds. The latter is a catch-all term that covers a host of different types of bonds that are associated with a construction project from start to finish. Essentially, Contract Bonds ensure that project owners are protected in the event that a contractor does not fulfill his or her duties as specified in a contract.

There are seven major types of Contract Bonds: Bid Bonds, Maintenance Bonds, Payment Bonds, Performance Bonds, Site Improvement Bonds, Subdivision Bonds and Supply Bonds.

Today, we’ll look at Maintenance Bonds, Payment Bonds and Performance Bonds.

Maintenance Bonds

Maintenance Bonds ensure that a contractor’s work on a specific project is without defects for a specified amount of time after completion. These bonds are typically mandatory upon completion of a construction project.

These bonds guarantee work and craftsmanship, protecting against a host of potential problems and errors, including design defects, workmanship faults and other issues. Contractors are responsible for buying Maintenance Bonds, which can be obtained through a surety company or even sometimes an insurance company.  But it is important to remember that surety bonds are not the same thing as insurance policies.

If a problem or defect arises, a project owner can file a claim against the Maintenance Bond. At that point, the bond issuer will work to ensure that the problem is corrected by the contractor or another qualified agent. If that is not feasible, then the bond issuer will determine what financial compensation is appropriate.

Maintenance Bonds only cover a limited duration. Once they expire, the project is no longer under any workmanship guarantee. They provide security and protection for the term of a given bond, but they are not a viable substitute for insurance or another maintenance plan.

For contractors, the price of maintenance bonds will depend on their credit and financial history. Contractors with low or poor credit should expect to pay higher rates and may have to find a surety company that specializes in bonding at-risk companies.

Performance and Payment Bonds

Performance and Payment Bonds provide a layer of financial protections for project owners against contractors who default or somehow fail to perform work as specified by a contract.

Performance Bonds and Payment Bonds are typically issued together upon the awarding of a contract. Generally, the two are issued as a single “Performance and Payment Bond” for a project. Paired together, they help guarantee that work is performed and that the contractor pays all subcontractors, laborers, suppliers and others.

For many public works projects, these bonds are required by law to help safeguard public investment. Mechanics liens can’t be held against public property, meaning that Payment Bonds represent the sole form of financial protection when subcontractors and others have not received payment on a given project. All public projects that exceed $100,000 are required by federal law to have surety bonds.

Subcontractors or other aggrieved parties can file a claim on a Performance and Payment Bond if they fail to receive payment. Bond issuers then ensure that compensation is received. The current market for these bonds is relatively stable given the current state of the economy. Contractors should expect traditional, stringent underwriting guidelines to be employed.

To learn more about Contract Bonds and other types of surety bond, visit www.suretybonds.com.

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Josh Kayser is a principal with Surety Bonds.com, a nationwide surety bond agency focused on consumer education and surety bond news updates.

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Contract Bonds are an integral part of any construction project. In fact, they are often mandatory requirements that municipalities and private developers rely on for security and financial protection in the face of default, foreclosure or some other unforeseen event.

Contract Bonds are often called Construction Bonds. The latter is a catch-all term that covers a host of different types of bonds that are associated with a construction project from start to finish. Essentially, Contract Bonds ensure that project owners are protected in the event that a contractor does not fulfill his or her duties as specified in a contract.
There are seven major types of Contract Bonds: Bid Bonds, Maintenance Bonds, Payment Bonds, Performance Bonds, Site Improvement Bonds, Subdivision Bonds and Supply Bonds.

Over the course of the next few days, we’ll take a more detailed look at each of these, starting with Bid Bonds.

Bid Bonds

Bid Bonds provide financial assurances that a contractor can accept a project for the specified price as the lowest acceptable bidder. Most municipalities and private developers require Bid Bonds for all projects. Those project owners can recover the difference between the two lowest bids if a contractor refuses to start work after receiving a contract.

In general, contractors can rescind their bid before all bids are opened. But once a contract is awarded, contractors cannot withdraw a bid without losing bid security.

Bid Bonds are often issued by insurance company agents rather than through direct sales. The market for writing Bid Bonds has tightened recently after a period of somewhat lax underwriting standards. But contractors who qualify can still obtain solid rates. Those with credit problems or troubled finances should expect to encounter higher premiums.

Since the insurance company who issues a bid bond also promises to issue a performance bond on the contract, the processing and underwriting of the bid bond is just as strict as the performance bond. Contracting companies usually must submit the following information:

• Application
• Owner’s Resume
• Business Financial Statements
• Owner’s Personal Financial Statements

Sureties often require a financial indemnity from the construction company in the event that it fails to fulfill the contract or runs into financial problems during the course of the project.

The U.S. Small Business Administration operates a surety bonding program for small businesses. Entrepreneurs  and small business owners should contact their local SBA office to learn more.

To learn more about Contract Bonds and other types of surety bond, visit www.suretybonds.com.

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Josh Kayser is a principal with Surety Bonds.com, a nationwide surety bond agency focused on consumer education and surety bond news updates.

Find out the value of the property – Many people use only on-line research for this purpose. This is a mistake because without physically inspecting a property you will neither be able to make a comparison with neighborhood properties nor will you be able to get a feel of the neighborhood and the property as well which is vital for assessing its real value. Prices of properties sold in the neighborhood serve as benchmarks for property value in the locality. Make a record of the prices of run down properties and improved ones as well all that are sold in the vicinity.  The local county office, tax assessor’s office, offices of real estate brokers and appraisers are some of the places you can visit to gather this information. After assimilating all information you can do a CMA or comparative market analysis of property values.

Prepare a cost estimate – After you have the necessary information on actual property values in the neighborhood, make an estimate of costs involved to see if you can make a profit from the deal. The costs involved will include acquisition costs i.e. the price paid to the owner, documentation and other costs involved in transfer of title, taxes, origination fees and all other related costs. Added to this would be the costs involved in repairing the property.

Repair costs include all expenses needed to improve the overall condition of the property. By physically inspecting the property you can collect ideas about what repairs need to be made. You can cross check the correctness of your own repair estimate by asking for quotes from contractors for the repairs. You will also need to take other costs into account like a title search, home inspection, survey, certificate of occupancy, etc. for preparing a realistic estimate. Finally, do not forget to consider the holding costs. Holding costs are those costs that you will have to pay while you are renovating the property, such as mortgage payments, utilities, taxes, insurance, etc.

Over time, by concentrating on a few neighborhoods, you will develop the ability to quickly estimate the property value and repair costs so that you can make quick determinations of feasibility, so that you do not waste too much time on unprofitable projects.

Check project feasibility – If you want your investment to be profitable you must ensure that it is feasible. To evaluate feasibility take the current value of the unimproved property and add all costs of improvement along with other incidental costs and the amount of estimated interest. This will give your the overall project cost. Now add your expected profits to this figure. If the cost of comparable improved homes in the neighborhood is lower than your total, the feasibility factor is negative and it is advisable that you simply forget about this particular project.

Fix the cut-off level in the purchase price – The price paid for acquiring the property is vital. To determine what the highest price payable take your expected sale price for the property and deduct the costs of repairs/renovations and all other expenditure involved in the project along with your profit margins from it. What you have as the remainder is the maximum purchase price you should pay for the property.

Negotiate intelligently- Profits from your real estate investments depend mainly on the cost of acquisition. That is to say, you make your money when you buy, not when you sell. When you make a fair estimation of other costs involved, it provides you with an understanding you need for negotiating a profitable purchase price.

The idea is that the separation will prevent excessive influence on the outcome of the real estate appraisal. The result being a more realistic, truthful representation of value. However, who is going to watch over the new middlemen, or Appraisal Management Companies as they are called? There is nothing to say that they AMCs will not put pressure on appraisers that same way mortgage brokers and loan officers may have been doing in the past.

One might argue that the AMCs have nothing to gain from the higher or lower appraisal, but that would be an inaccurate conclusion. The fact is that these newly created AMCs are businesses like any other and they will be competing for business from the mortgage brokers and loan officers. This could easily lead collusion between the parties, effectively eliminating the intended end result of better fair market evaluations.

This failure will add significantly more cost to appraisals, a cost which will ultimately be born by the new homeowner. A new homeowner that expects he is paying real fair market price for his home.