David A. Markham

The Coppersmith Building

Posted by David A. Markham - 12/01/10 at 05:01:41 pm

The Coppersmith Building in San Francisco’s South of Market district is an example of early 20th century poured-in-place concrete construction. The 8,750 square foot building was constructed in 1921 for O’Donnell Copper Works.

C.M. Peletz Co. has performed several structural upgrades to the building while taking great care to maintain its historic look and detail. Structural improvements included roof-to-wall connections, roof diaphragm and moment frame.

We recently upgraded the shell to make way for a new long-lease tenant, including carpentry, roofing, new base-building electrical services, plumbing and mechanical systems along with tenant improvements for the Owner/Tenant on the upper floor.

Building maintenance and upgrade are performed continually by C. M. Peletz Co for this long-term client.

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Vintage tower

Posted by David A. Markham - 01/01/10 at 11:01:47 am

The Vintage Tower on Santa Clara Street was once second the tallest building in downtown San Jose. Known as the Medico-Dental Building, the 55,000 sq. ft., 13-story building was built in 1928 to house medical office suites exclusively.

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Saratoga House

Posted by David A. Markham - 11/12/09 at 09:12:32 pm

This contemporary Saratoga house was remodeled by C.M. Peletz Co. inside and out from the ground up essentially becoming a brand new, state-of-the-art structure.

The top level walls and roofs were removed. Extensive wood and structural steel framing were installed over existing and additional foundation systems.

Every finish was changed from its original tract-level beginnings including smooth plaster exterior, level 5 finish interior walls with inset metal reglet base, rounded stone fireplace and interior/exterior cedar siding.
Challenges included a suspended reflecting pond, interior solid mahogany bridge with glass/steel railings, standing seam lead roofing, and a 21 foot stacking, sliding door.

San Francisco Marina Boulevard Residence

Posted by David A. Markham - 01/12/09 at 02:12:29 pm

Marina Boulevard Residence

Location: San Francisco, CA
Description: Residence
Square Feet: 6500

This California Mediterranean house built in 1929 is one of the classics along Marina Boulevard in San Francisco.

C.M. Peletz Co. completely renovated the 6,500 square foot house from top to bottom including a large garage and terrace.

The designs by Robert Aydlett, Architect, were aimed at “preserving the good historic elements while modernizing, without faking it.”

The kitchen was opened up dramatically with windows and wall moves to convert it from a servants kitchen to that of an entertaining homeowner. Several additional window additions and moves were included to capture the light and view that Mr. Aydlett was so adept at emphasizing in each room.

Additional challenges to the project included adding a stair from the kitchen to the garage, remodeling a very large terrace over the garage, converting the steam heating system to hydronic and rewiring and re-plumbing while avoiding certain existing finishes.

The building is wood-framed over concrete foundation walls and except for a fair amount of dry rot in problem-maintenance areas was in pretty good shape. Special touches included the restoration of the elevator which fills the center of the circular stairway, bamboo flooring with hemlock cabinetry in the kitchen and the restoration of the penthouse suite to take advantage of those priceless bay views.

Water Management or How Water Can Drown a Great Construction Plan

Posted by David A. Markham - 23/11/09 at 05:11:52 pm

It is inevitable. The setting is the client, architect, contractor meeting. We are discussing the design development drawings for building the new estate home. Construction start is many months away but program elements must be decided upon far in advance in order to move forward with design. At some point in the discussion we come across that one bit of program that always gets my defenses up; the exterior deck placed directly over indoor living space.

These decks are quite desirable to clients as private outdoor retreats or lookouts or even gardens for unusual plantings but they come at a price that in the long run cannot be entirely prevented by even the most experienced and well-intentioned contractor. Water intrusion will eventually become an issue.

Water is one of nature’s ways of reclaiming man’s constructs. Every system that either prevents water intrusion into a building or carries and delivers the liquid to a place of use has a lifespan. It may be a lifespan longer than the average human life, but it will cease to adequately perform its duty at some point.

The point here is not to discourage clients from including special amenities in their high-end design plans. It is to highlight the potential pitfalls of their inclusion and the costs associated with their proper construction, continued maintenance and eventual replacement. Decks over living spaces violate a combination of basic rules; don’t walk on the roof and don’t invite wind-blown rain into sensitive places (Sensitive places would include deck-to-wall intersections over the 150-year-old Steinway). To properly plan for the construction of this sort of amenity, the contractor must take into account the coordination of the desired materials with the correct systems to prevent water intrusion. To properly prepare the client for the deck, the contractor must explain the reasons for the costs of construction, maintenance and possible future replacement. Informing on what to expect is, as they say, “Where the waterproofing meets the flashing”.

Water is necessary and luxurious to our wants and needs but its barriers and conduits must always be questioned and tested. Swimming pools, pot fillers, swimming pools, roofs, air conditioner condensation, waste pipes, windows, aquariums, indoor hot tubs, decks over living spaces, storm drains, gutters, even potted plants, are all potentials for water intrusion. This list doesn’t even come close to being complete, but all must be handled delicately in the planning and management of expectation and execution.

As an owner, when considering any sort of home improvement always associate each facet with the word “water” and ask the hard questions. Do I need this amenity? Can I manage it properly once the project is complete? As a design professional, one must always double check the potential for water to play a role in any system design.

As a builder of high-end estate homes, the checklist for any and all building system analysis starts with the word “Water” followed by a frank discussion with both home-owner and architect and an AAA rated insurance policy.

Tax Credits for Home Improvements

Posted by David A. Markham - 19/11/09 at 04:11:32 pm

Tax credits are still available for home improvements that increase energy efficiency, generate power or harness geothermal heating and cooling. If planning property improvements or just looking to go a bit greener, the following Information may help.

Basic Home Improvements

Home improvements include qualified Insulation, Windows, Exterior Doors, Skylights, Roofing, HVAC improvements, Biomass Stoves, etc.

Unless Congress extends the deadline, all improvements must be installed and in operation between January 1, 2009 and  December 31, 2010 to achieve the credits with exception to solar power generation, geothermal heat pumps, solar water heating and generation by wind which has a deadline of December 31, 2016.

Improvements must be to the principle residence of the taxpayer and can be claimed on 2009 return for work done in 2009 and 2010 return for work done in 2010. New homes only qualify for generation, geothermal and fuel cell systems shown below.

Credits are generally worth 30% of cost with a maximum aggregate credit of $1,500 for all qualified improvements for the 2 year span of January 1, 2009 to December 31, 2010.

Manufacture Certification Statements are required to be kept on file to qualify in case of audit.

Power Generation/Geothermal/Fuel Cell

These improvements include Geothermal Heat Pumps, Solar Water heating systems, Photovoltaic systems, Residential small wind turbines and Fuel Cell systems.

Unless Congress extends the deadline, all improvements must be installed and in operation between January 1, 2009 and December 31, 2016 to achieve the credits.

Improvements must be to the principle residence and/or second home of the taxpayer and can be claimed on the tax return of the year put into service. All maintenance and recurring costs qualify through tax year 2016. New homes qualify for the tax credit for these systems.

There is no maximum limit to the amount that can be claimed for tax purposes.

Manufacture Certification Statements are required to be kept on file to qualify in case of audit.

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Selecting your contractor-part two

Posted by David A. Markham - 09/11/09 at 04:11:39 pm

Once you have some or one potential contractor, move along to the interview process to see if there is a fit. Topics to consider:

References, References, References:

When discussing your project with potential contractors be sure to collect a list of references with whom you will be able to call and discuss qualifications. Most clients of large, estate-type homes may not allow contractors to show their homes to potential clients and that is understandable. However, they or their representatives will likely easily discuss the experience they had with you over the phone. It is important once again to gauge the size and complexity of the project in order to compare the experience that the reference had with the experience you are expecting.

Consider LOCAL experience:

In places like San Francisco, where neighbor input, view obstruction and permitting issues often become hair-raising, having a builder on board who has experience in the City can make a big difference. Other municipalities may not have such constraints but using a contractor that operates in your general area will assure that he knows the pool of local subcontractors and is familiar with the construction norms of that area.

Company longevity is important:

A contractor who has been through various building cycles can be a better predictor of outcomes. Having some time in a referral-based business means loads of feedback from existing clients on how their design decisions have panned out and how products have fared. In addition, most tenured building executives have built several homes for themselves or done some speculative building so have the ability to look at things from an owner’s perspective.

Project and Field Management:

Let’s face it, no matter who you contract with, you need to know who is actually building or remodeling your home? The management team is the single most important facet of what your contractor is offering. This team will be the driver of Quality Control, Schedule and Cost Management. When interviewing your potential contractor, ask about the project manager and/or field superintendent that will be slated to run your project. What qualifications do they possess? How long have they been with the company? Will they be running more than one project at a time? Once the contractor has been selected and the preconstruction phase is underway, it is important to meet and establish rapport with this team. The relationship is priceless.

Who takes ultimate responsibility?

A valuable contractor will generally be performing multiple projects at all times. Each project, large and small, should have a management team in place whether full or part time depending on size and complexity. That team answers to the owner of the company or in larger firms, an operations manager. This manager takes ultimate responsibility within the firm based on the terms of the contract and should act as an advocate for the client when assessing the interim health of the project or as hard decisions arise. By avoiding contractors where the owner or operations manager is also the project manager you ensure a healthier chain of command and a single point of reference for managing expectations.

Understanding of Budget vs. Quality vs. Schedule

It is fairly cliché in the industry but having a firm grasp on the basic construction triangle is a key to understanding how the process works. The triangle consists of budget, quality and schedule. If a low budget is the priority, top quality and a fast-paced schedule may have to be sacrificed to an extent. Conversely, if top quality or unusual finishes are of utmost importance, the budget and/or schedule will need to be extended. Any number of combinations can occur, all causing the push and pull of the triangle. Understanding these relationships and better yet, feeling confident that your contractor understands these relationships help a great deal in fulfilling your wants and needs in a newly constructed home.

Selecting your Contractor

Posted by David A. Markham - 04/11/09 at 04:11:24 pm

Very few things in life are more stressful than home construction or remodeling.  Everyone has heard contractor horror stories – delays, poor workmanship, unexplained costs.  Unfortunately, there is no “homeowners bill-of-rights” when it comes to contractors.  Therefore, consumers have to trust their friends and trust their gut when it comes to choosing a builder.

Many people have buyer’s remorse after it is too late to stop a project.  So what are the appropriate questions you should ask a potential contractor?  How do you perform due-diligence to ensure that the people that will be in your home and in your face for the next several months are a good fit for your project and your life?

Here are a few suggestions you may want to follow before you begin the building adventure of a lifetime:

Have the contractor on-board early in the process:

All facets of a complex project tend to become even more involved once construction begins. Get your contractor assigned to the team early enough so they become an integral part of the process, and to reduce the number of surprises after construction begins.  Budgeting at various stages of preconstruction with common-sense building strategies can assure that you are getting what you want without compromising later.

How do I research and select the contractor that is right for my project?

Finding a contractor is preliminary to selecting a contractor but an important step in the process. Assembling that list of contractors to discuss a potential union requires some research. Investigate sites on-line such as Yelp or Angie’s List, call on friends or neighbors that have done recent building and consult with your design team on possible contractors. All the while, focus on referrals that have done projects of similar size and complexity. The style of the home is of less consequence than difficulty and quality level.

Look for the continuation of this article next week…

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De-Selecting a Sub

Posted by David A. Markham - 27/10/09 at 08:10:42 am

I once attended a forum sponsored by CSI (Construction Specification Institute) where one of the topics was Contractor/Subcontractor relations. There were several executives of large General Contractors in attendance. When prompted on the subject, one of the panel members, Jim Balboni, an executive with Otis Elevator, stood up on his chair and shouted, “Why in the hell do contractors continually use subcontractors that fail them!” In the best humor there is always some truth.

The General Contractor/Subcontractor relationship is, for better or worse, a telltale of

project health or for that matter Contractor Health. A great subcontractor makes the job of the General less time-consuming and allows him more time to plan and budget and thus makes the General look good. A poor subcontractor bogs all facets relating to his portion of the project down and can make the project and the GC look like a disaster.

In order to truly represent the interests of the client, the subcontractor list must constantly evolve. Great subcontracting companies come and go. So by simultaneously trimming the potential subs-list and adding to it constantly, you are adding extreme value to your relationships with clients. Pricing will be competitive and current. Technique and communication will be modern. Trust will be there.

That is not to say that all subcontractors must go. We have several that we have worked with for more than 20 years and continually stand the reasonableness test.

Disengaging from a subcontractor prior to contracting for a project:

As with any relationship, until we have experienced a project together, we really do not know each other. A subcontractor who violates the basics needs to be let go before they start for

Improper insurance

Disagreement with our Indemnity language in our subcontract agreement

Expired License

Poor or non-existent References

No office presence where phone calls, (e)mail and faxes are received, messages taken and phone calls, (e)mail and faxes returned.

A misunderstanding of the management necessary for the very high caliber building process

If a subcontractor fails in any of these or you get the gut feeling that you’ll be let down, pass early and often. Experienced generals know the feeling.

Eliminating a subcontractor from the proposal list:

Now that we have experienced a project together, besides pricing, what makes us know the subcontractor should not be considered for the next team effort:

Poor product installation

Offers no consultation in trade

Improperly handles client/GC relationship

Improperly handles architect/GC relationship

Continuously late, inaccurate billings on improper form

Does not understands the key rule that additional or extra work will not be paid for unless approved prior to work being completed

Maintains a slovenly jobsite environment

There is some give and take with this list. A subcontracting field with a small number of competent competitors might warrant a little leeway on a few of the above items. There might be some give and take for a rock-star that does very fine work. However, if a few of the above are tied together, even the best subcontractor is expendable.

The bottom line is that the GC needs to pull off the project on time and within budget and make the experience for the client worth reliving. If a subcontractor doing his part to contribute to that smile on the Clients face, perhaps their place on the subs-list should be reconsidered.

Marketing and the Anonymous Client

Posted by David A. Markham - 15/10/09 at 04:10:47 am

How then does a contractor who builds in this extremely high-end market spread the word?

Referrals in this business are an absolute key. Nothing replaces the personal recommendation from one friend or family member to another. In order to warrant the recommendation, the firm must execute at every step of the process to turn out not only a fantastic building, but a happy client whose expectations have been managed every step of the way.  I recommend this as a method to finding a contractor to friends and associates seeking my advice. Ask a happy customer who their contractor was and what made the experience rewarding. The element most crucial to the builder here is to execute flawlessly.

One method, because of the visual necessity to marketing in this industry segment, is to get an agreement with the client to exchange a high quality photo shoot upon completion for requests by our firm for future walkthroughs with prospective clients. Prospective clients invariably ask to see a project that has been recently completed. Explaining the policy of photos in exchange for walkthroughs is usually met with an agreeing nod that they too would probably like to avoid the imposition when their job is done.

Many of our referrals come from the design community. It is not unusual for the building owner to depend on their architect to suggest names of contractors for consideration. Further, the architect’s opinion could play a large role in the decision making process.

Because of this natural tendency, it is vitally important to create and keep a buzz about the firm active amongst the list of architectural and design firms that create buildings the firm actively seeks to build.

Public relations can go a long way to spreading the word on the expertise of the firm.  In this market where most home-owners are publicity-shy about their personal lives however, PR can be tricky. Stories must be about the firm itself and the good works it performs while keeping names, addresses and even some specific traits of buildings out of the piece. When a willing client who wants to show off your work and associate themselves with the project comes along, by all means use the opportunity to gain some attention for the firm.  Using a public relations professional to perfect the message is a necessity.

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