Any comments on a builder called Smithbilt (Knoxville Area) ? (Farragut: HOA, insurance)

[sebtec]

Any positive or negative comments about BR2 Builders on RT.411 in Vonore. I have plans for them to be General Contractor for my home to be built some time in "08".

[mjb62676]

Originally Posted by pfre8583

I just closed on a home built by SmithBilt in the Karns area. The housing development is called HuntCrest and they are building FoxCrest virtually next door to our subdivision.

I agree with GlenLake Owner - the quality of construction is average but not bad. Also correct regarding to warranty work...difficult to get them to move on the more expensive items and they can't tell you where the property line markers are after construction. We are having to have the property resurveyed to get our property lines established.

The biggest issue I had with our purchase was with the real estate broker who sold the lots and homes for SmithBilt in our subdivision. One example of shady behavior is this broker misled us on the size of the home even though we specifically asked for the living space/heated square footage excluding garage and porch. When we got the appraisal back, the square footage was 500 sq feet smaller than we were told by the broker. Further, once you have signed the sales contract, you never hear from the Real Estate agent until it is time to close and then there are threats and heavy pressure to close even if the walk through shows serious issues. The Real Estate Broker company is John and Joe Davis...get your own real estate agent to represent you if you are going to buy a SmithBilt that these two are handling!

Hope this helps.

The "good ole boys" at Southland are apparently none too happy about having their names posted on here. I guess the truth hurts. It's time people know about how these folks treat customers.

[callcenterdave]

I looked at a number of their homes in Harbor Cove/Timberlakes to purchase. Decided on Boyd's Creek area. Homes appeared to be well built. With any new home, the key is watching it go up from the ground up. Especially, in TN, where inspections are almost non-existent, compared to Florida. Any builder, will and does cut corners and will do shortcuts, when no one is looking to save money, etc..Always, always, get a certified engineer (not an appraiser or inspector with no building saavy) to inspect your home, including new homes. You'd be amazed what you'll find wrong with new homes.

[whitenerteam]

Please don't let one bad experience stop you from using a Realtor. There are rotten apples in every business and unfortunately when you have the amount of money changing hands in this business you're definitely going to have some unscrupulous agents. The Realtor should have worked with you in the capacity of a Transaction Broker or what's referred to as a Facilitator meaning that he/she is not representing either party in the transaction but just seeing that the transaction is handled legally and works for both parties. However, if the builder won't allow it and the agent was working as a single agent for the builder then you were an unrepresented buyer and thus nobody was looking out for you. Either way the agent still has to act in a legal and professional manner. Never go into a transaction where you're not represented at all.

I'm thankful I found this though because I have some buyers very interested in this neighborhood and I'm grateful for the heads up.

Again though, don't let the actions of one rotten egg spoil your thoughts on the rest of the Realtors in town.

[Barking Spider]

Callcenterdave,
Just to clarify a point. In TN, a home inspector has to be licensed, and an engineer (certified or not) is not allowed to do a home inspection without a home inspection license.

While an engineer would be a benefit if there were structural issues that needed evaluation, there really isn't an advantage for a normal home inspection, in fact, it could give you a false sense of security.

There are many types of engineers around, and unless they are practiced in residential construction, they are not going to be much help.

I found this out when I called out problems that, in my opinion, needed an engineer to look at it and design a repair. Since there are many "engineers" that work in Oak Ridge, many people (Realtors included) will call one out.

Now these guys may be able to design power plants, or TVA projects, or even high rise buildings, but they don't have a lot of experience with residential construction. I have a couple engineer friends at church that I have tried to refer business to, but they both said they just didn't do residential.

Anyway, as far as picking a home inspector - first of all find one that is licensed. 2, find one that has been in business for over 5 years, and make sure it's a full time job. 3, ask how many inspections they have done. 4, if they are a Certified member of ASHI (American Society of Home Inspectors), they have at least completed 250 inspections, passed more tests than the State requires, and completes MORE continuing education than the State requires. 5, ask to see a sample report, and 6, if possible ask for a reference, and most importantly, 7, DO NOT PICK AN INSPECTOR BASED ON PRICE ALONE (when you need dental work, do you call around for the cheapest dentist?).

[mjb62676]

Originally Posted by whitenerteam

Please don't let one bad experience stop you from using a Realtor. There are rotten apples in every business and unfortunately when you have the amount of money changing hands in this business you're definitely going to have some unscrupulous agents. The Realtor should have worked with you in the capacity of a Transaction Broker or what's referred to as a Facilitator meaning that he/she is not representing either party in the transaction but just seeing that the transaction is handled legally and works for both parties. However, if the builder won't allow it and the agent was working as a single agent for the builder then you were an unrepresented buyer and thus nobody was looking out for you. Either way the agent still has to act in a legal and professional manner. Never go into a transaction where you're not represented at all.

I'm thankful I found this though because I have some buyers very interested in this neighborhood and I'm grateful for the heads up.

Again though, don't let the actions of one rotten egg spoil your thoughts on the rest of the Realtors in town.

Even though I had a realtor, I hardly feel that I was "represented". I don't really see what I paid 6% for (and haven't really seen that in any transaction that's used a Realtor). What upsets me most is that these guys are supposed to have some semblance of ethical behavior.

Please let me reiterate that the homes seem to be ok. I just can't recommend doing business with the builder or the developers. Let me know if you have any questions, as I'd be happy to help.

I would have no qualms with recommending you buy a re-sale in the neighborhood. The people that live out here are good people...they just have to deal with these unethical folks if they did business with them.

[asl_chica]

My husband and I are currently searching for a new home closer to our work places due to the high gas prices. We've been seriously looking since summer and I keep noticing that it seems like every house in Meadows of Millertown is for sale!

I would love to check them out and look in that subdivision for a re-sale home and get a great deal... but what am I walking into? I feel like something must be seriously wrong for one subdivision to have soo many homes for sale!

I've read all the posts and did see the flooding in the backyard... is it actually flooding houses? I don't see that as being the whole problem...

If you could help me out and let me know what's going on... I'd really appreciate so I know if I can look there or if I should steer clear!!!

Thanks!!!

[mjb62676]

I'd have no problem buying one of their houses on the "re-sale" market. Just wouldn't recommend buying from them new. I wouldn't wish that experience on my worst enemy. Their representative agents have all the dignity of cheap used car salesmen.

I would imagine that there are lots of people that got transferred here and are now being transferred out, etc...that happens a lot in this price range and in these types of neighborhoods in my experience.

[pattygabler]

I currently reside in the Meadows of Millertown subdivision and purchased under new construction. My family and I moved here from California and lived here the last two years. Although I have not heard of or seen any flooding in this community, I do agree with the lack of support and dishonesty ( by lack of information ) of the builder. When we purchased we paid an annual fee for the "homeowners association" that covered the maitenance of the front entrance and retention ponds ( landscaping and lighting ). We were under the impression that this would be as an on- going basis. Early this year, after the completion of the development the builder sent all the homeowners a letter stating that they would no longer be responsible for the upkeep of the grounds and it was up to the community to form a "neighborhood (voluntary) association". Then they sent some homeowners ( I did not ) a letter stating that we were also responsible to pay for our street lights and they would stop paying for it in June, leaving everyone in the dark! Literally. There is an association in the early stage of development and thoes issues are being addressed and solved thanks to our community pulling together. Smithbilt never stated that this was their intention to any of the homeowners before during or after the new homes went up (just when they were finished building). Nor was it ever written. I find that very unethical and dishonest. The quality of construction is not of the same caliber as of what we have experienced in California but then again it's not a million dollar home. I don't know the Real Estate laws in Tennesse, but I wonder if there are laws that protect the homebuyers?

[hiknapster]

Originally Posted by pattygabler

Early this year, after the completion of the development the builder sent all the homeowners a letter stating that they would no longer be responsible for the upkeep of the grounds and it was up to the community to form a "neighborhood (voluntary) association".

As far as I know, this is what is suppose to happen, and does, in every state. Surely you didn't expect the builder to do this forever.

Maybe this info will help you.

http://www.regenesis.net/community_matters.pdf