looking for facts first then opinion (Charleston, Mount Pleasant: real estate, insurance, new home)

[mpcbound]

regarding construction in the Mount Pleasant area over the last 10-15 years. I have read through most of the threads regarding construction and have seen alot of opinions about what age of a house you should look at and what age you should stay away from when it comes to safety, quality and hurricane standards. With the economy the way it is now vs. a few years back when you couldnt even get a permit, do you think homes built in 2007 and later are better quality because there isn't the demand or is it the opposite, that builders are trying to cut corners to save $. The same could be asked about the 2004-2005 era when you could not get a permit-better quality or worse because they were rushing to get done? And how does that compare to the older homes built before the 2003 change in hurricane building codes? (Like the Brickyards, Long Point, older Dunes West). Are better off buying an all brick home maybe built in 1993 or 1995? And what about the homes I see that aren't on the Wando but across the street that are not raised homes (like in Dunes West for example). Is anyone worried that their home might be flooded in the event of a hurricane? Thanks for your facts and opinions!

[USCJoe]

It is my recollection that the town of Mt. Pleasant enacted the International Building Code about 5 years ago which strengthened minimum construction standards particularity with regards to making homes less prone to wind damage. However, some builders meet and have met the minimum building code requirements while others go above and beyond the minimum. From my 14 years in the real estate business and having probably been present at or privy to over 100 home inspections/reports of homes in Mt. Pleasant, I don't think you can or should generalize about the construction and/or quality of a home based on it's age. I live in a brick home in Longpoint built in 1988 and with the exception of medium shingle damage caused by Hurricane Hugo, did not sustain any structural or exterior damage from that storm. However, had my home been vinyl sided I suspect that might not have been the case. In the last few weeks I have probably previewed or shown about 30 homes, most built within the past 5 years. Even within the same price range, some appeared to be well built in a quality manner, while others less so. As every buyer should make the purchase of a home contingent on a satisfactory home inspection, I would rely upon a qualified inspectors evaluation of any home under consideration rather than relying upon the age of the home. It is my understanding that Charleston County requires the finished floor of all new and substantially improved residential structures must be elevated to a minimum of one foot above the base flood elevation indicated on the applicable flood insurance rate map and have so for a number of years. This requirment should minimize the potential damage to the home due to flooding.

[mrpeatie]

I live in a brick home in Longpoint built in 1988 and with the exception of medium shingle damage caused by Hurricane Hugo, did not sustain any structural or exterior damage from that storm. However, had my home been vinyl sided I suspect that might not have been the case.

Most modern homes (99.0%) that are brick are actually brick veneer. So they will have pretty much the same structural strengths/weaknesses as a wood clad or vinyl sided home unless they've adjusted to allow for the house to support a couple of stories of brick (which would mean bracing for the brick with ties not actually supporting the weight. Now vinyl will blow off quicker than brick or clapboard but it is also infinitely cheaper to repair. I don't particularly love vinyl but I think its unfair to insinuate that a vinyl sided home isn't structurally sound.

The problem with inspectors is that they typically show up at key points and make sure everything looks okay but they aren't there everyday and once drywall, siding or the floors are put down a lot of issues might be hidden. They are best at catching obvious mistakes and the building department in Mt Pleasant tends to do a good job of reviewing plans- much to the chagrin of some builders and homeowners.

I think your best bet is to avoid the specific National builders or regional builders who have gotten the most flack. The good thing about a 10-15 year old home is that if it was poorly built it will be showing signs of its construction. (uneven settlement, cracks in the brick, cracks in drywall, warps to the roof, stains in drywall from leaks, windows that stick from shifting, etc) While a new home hasn't faced enough wear & tear or stress to show its flaws. Hire a good inspector instead of a cream puff and you should find out adequate information to make a decision.

[mpcbound]

I think your best bet is to avoid the specific National builders or regional builders who have gotten the most flack.

Thanks for all the good info. How do I find that out? Is it ok to ask about builders' reputations on this website?

[USCJoe]

I did not wish to infer that a vinyl sided house has been built structurally different then a brick home. My comment was meant to communicate that according to many inspectors I have spoken with, much of the vinyl siding installed on homes in the Charleston area have been installed incorrectly or with poor quality siding which could result in the siding being blown off in very strong winds. This should not be the case with a brick(veneer) home.