May 1-3% increases.But it's a good way to visually see what competition is getting.Kevin

Some inspectors will look at a furnace, for example, and just look for visual damage, turn the thermostat to make sure it's heating, etc., but that's about it.

If necessary, I will also put together rough floor plans with notes & floor plan changes to help visualize the project.On my detailed scope of work, I will provide a list of the materials that are CFCI or OFCI (Contractor-Furnished, Contractor Installed or Owner Furnished Contractor Installed)...By limiting the contractors proposal to rough materials & labor, this gives me ample time to finalize the finish selections on the project.Once the finishes are selected I will make a bulk delivery from Lowes/Home Depot to have all or most of the materials on-site (sitting in the garage), ready to be installed by the contractor.Here are my thoughts on advantages / disadvantages of OFCI Finish Materials, & I would love to hear everyone's thoughts:Advantages of OFCI Finish MaterialsOwner takes risk on materials - cost, procurement, scheduling & delivery is Owner's responsibilityContractor has less estimating risk - Contractor eliminates the quantity survey, & material estimating from his scope...Less estimating = Less RiskContractor spends less time estimating - Contractor saves time estimating the project because he doesn't have to look up SKU#s and prices for all of the OFCI finish materialsMinimize material changes & material change orders - Owner can make material changes/fixture changes without hassling the contractor & requiring a change orderSaves Project Management Time - Owner spends his time procuring, purchasing & delivering materials to the job site, so the contractor doesn't have to...Owner can save money on the materials - During the planning period, the Owner can shop around, find coupons/deals to save money on materials...The Owner may also save on contractor markupOwner can build business credit & Southwest Airlines points by purchasing materials :)Disadvantages of OFCI Finish MaterialsOwner is responsible for procurement/scheduling - If the owner doesn't purchase the finish materials according to the schedule or doesn't purchase enough material, the project can be delayed, costing the Contractor time & moneyContractor loses out on extra markup on materials - Contractor will lose out on material mark-up...On the last point, Contractor Loses out on Material Markup - The contractor doesn't need the Owner's finish material cost to markup their bid...If the project has $10,000 worth of OFCI materials & the contractor typically marks up material 15%, then that's an extra $1,500 worth of material markup...What's preventing you from just bumping your labor estimate by $1,500?

:D Yes I can see that 1/2 ac does seem like a waste of space...dont forget in all that other space- there will be gathering areas- gardens- paths- walking trail- lost of visual extras- tree cabana's cabins that can be utilized; foot bridges- a foot path that connects all places back with a loop to the Main office/ utility house. porches; decks; a using of the outdoors to enlarge the living.

As to whether the contractor will sign yours, that dynamic varies from deal to deal.

When these two dynamics are married, the need that is left unaddressed is the growing market for newer and better facilities/communities tailored to emerging retirees.Now that tells me something about supply and demand...I remember reading the book "Acres of Diamonds" but rather than talk about this pearl of wisdom here is the url for everyone to read (at their leisure) -- Lord knows we do enough reading on real estate alone...

Bottom line: You really have to understand the dynamics of YOUR specific neighborhoods and their relative values to make these types of assessments.

Both Gary McGowan's York Region REI and Quentin D'Souza's Durham REI groups are very dynamic and really provide great inspiration, information, and support to those who attend.  

As they are 'clustered' (and presumably occupied) but still depending on their individual overall condition and how well they are managed, they present an excellent opportunity to gain direct insight into the local market dynamics; vacancy, operating expenses, etc.One strategy you could consider is the old 'worst' house on the street approach.

Las Vegas is a very hot and dynamic market today but what do we see happening in the foreseeable future?