23.)
From what material will the building shell be constructed?
A.)
The building shell will be constructed from solid concrete shaped
by ICFs (integrated concrete forms). These are thick styrofoam blocks
which, when connected and joined by "snapping" them together with
their neighbors, create a hollow shell which is then filled with concrete
and steel "rebar." This creates a solid concrete and super-insulated
(R-50) shell of a building that is virtually indestructible. The Developers
have already built a smaller structure -- the founding family's own
home -- from such material and know it to be an excellent choice for
construction.
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24.)
Why are the townhomes only being offered as unfinished shells?
A.)
Vegetarians we have known over the years have ranged from very wealthy
to downright poor (due to any number of reasons and ethical beliefs).
And often, they are some of the most creative people we have known.
It seems to go with the territory of being vegetarian.
It is our
intention to be as egalitarian as possible and allow for a full range
and diversity of interior design taste amongst people who share a
similar viewpoint about diet and environment. Further, some Purchasers
may have skills that would allow them finish their own units and thus
save money. However, for those who need or want help in finishing
the interiors of their townhouse dwellings, the Developer can assist
a Purchaser to find a local contractor.
But there
are other reasons, too. Most "normal" houses are built for conventional
people with conventional tastes, or to suit the builder of that dwelling
who needs to sell it. This has given rise to a huge boom in home remodeling.
But vegetarians often have less conventional tastes and, left to their
own devices, can and would prefer to do some very creative things
with open space. So we want to let you skip the "home-remodeling phase"
and cut right to the chase: Design it from scratch by yourself as
creatively as you'd like!
For example,
one member of the founding family has used inexpensive Japanese shoji
screens and several quilts handmade by other family members to make
five complete, separate rooms in one such large, open area of his
family's home. The screens themselves are set in wooden frames to
make them "permanent" while the quilts are draped in display over
several screens in the "bedroom" to also help darken that space. Large,
simple wood-frame panels of interesting fabric can serve a similar
purpose. Heirloom, Oriental or Tibetan rugs, similarly mounted, can
also act as room dividers. Even furniture itself can work well as
room dividers.
Then there's
Ikea, that wonderful Swedish home-furnishings mega-depot. One
of their branches is in Atlanta, just three hour's drive away ...
and they deliver! Ikea offers dozens of modern, fully-furnished, screw-together
rooms in a Scandinavian-modern theme. These rooms include not only
furniture, but also cabinets, closets and more. Bedrooms ... kitchens
... bathrooms ... living and dining spaces -- the rooms from there
are unbelievably cool, especially if you're a fan of "the European
look!" Plus, they're remarkably inexpensive.
One day's
shopping there can completely finish your new townhome -- cabinets,
countertops, furnishings, everything -- with low-cost choices that
could be featured in an interior design magazine. And they're all
homeowner-friendly. It takes only a little time and labor, not skill,
to assemble the pieces.
Open housing
shells are popular in other parts of the world and growing in popularity
in the U.S.A, too. Witness the demand by many creative people for
lofts, converted warehouse space, former factories with wide open
areas and such. You get that kind of freedom and flexibility in The
Woodlands at DeerHaven Hills ... plus a view "to die
for!"
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25.)
How and who will maintain the property?
A.)
The founding family has designed the small agricultural part of DeerHaven
Hills Farm to be low-maintenance. Currently, the grounds and land
are being well-maintained by one part-time independent contractor
and, during the summer "grass season," a neighboring lawn-service
company. So far, all labor requirements have been easy to fulfill
from the immediate neighborhood itself. We expect this availability
of low-cost labor to continue here.
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26.)
What grows commercially on the property now?
A.)
There are cultivated, organic (naturally grown but not certified)
muscadine grapes and blueberries being grown here. Both of these fruits
have received much media attention in recent years for their extremely
healthful properties. A large garden, presently dormant, is ready
to grow vegetables commercially for sale to residents with plenty
left over to sell to local markets, restaurants and individuals.
Hundreds
of black walnut trees have been planted on the land, but it will be
decades before they begin to produce income. However, agriculture-related
tours could easily be conducted as this area is rapidly becoming a
wine-making region and attracting tourists.
If the
residents wish, a professional gardener could even be hired to grow
fresh vegetables and produce for both the eco-community's members
as well as for community income. There is a large and increasing demand
for freshly-grown, local produce ... especially if it is grown naturally
and without noxious chemicals. Or there may be other ways to work
with a resident or non-resident gardener so as to have fresh, home-grown
organic produce on a regular basis. There are a number of possibilities
for doing this.
Finally,
two large greenhouse or shade-house frames have also been built on
the property, though far from the residents' view. One eco-community
business could revolve using around those for a variety of purposes.
Plant nurseries, for example, seem to do very well in this area.
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27.)
If I decide to purchase, how is my deposit handled?
A.)
Upon signing your Agreement to Purchase, a minimum of twenty-five
percent (25%) deposit of the expected purchase price is required.
These funds will be immediately deposited directly with a local bank
or other "neutral" trustee in an interest-bearing escrow account.
Thereafter, neither the Developer nor the Purchaser will have access
to those funds until either a.) The Developer breaks ground
on the building; or b.) The Purchaser cancels his, her or their
Agreement to Purchase.
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28.)
What happens to my deposit if I decide to cancel my agreement to purchase
before ground is broken?
A.)
You may cancel your Agreement to Purchase at any time prior
to groundbreaking on the building. At that point, the trustee will
return your deposit but without interest (which the Developer
will retain as damages for advertising costs and such).
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29.)
What is considered to be "groundbreaking"
A.)
Ground is considered to be broken when the Developer signs a contract
with the first contractor or sub-contractor on the project. In other
words, until the Developer becomes legally liable contractually, ground
has not yet been broken.
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30.)
What happens to my deposit if the developer decides to cancel construction
before ground is broken?
A.)
At that point, all funds held in escrow by the trustee will be returned
to those who have signed Agreements to Purchase and will include
all accumulated interest (except for any expenses the neutral
trustee may charge for its services). The Developer may cancel this
project for any reason and at any time before groundbreaking and will
not be held financially liable in any way. The accumulated interest
on the deposits held in escrow will be considered payment in full
for any damages the Purchaser may have suffered.
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31.)
How much will my new townhome cost?
A.)
As mentioned earlier, today (2007) the average price of a house in
the United States is about $260,000. It has been the Developers' goal
to have each townhome's price match the national home price average
as closely as possible. To accomplish this, there are two parts of
the purchase price of your new townhome.
The first
is the land portion which, as a "first signer" (see FAQ #43) is presently
two-hundred thousand dollars ($200,000). Combined with all other Purchasers'
funds, this amount will be used to buy about ninety-five (95) acres
of land from the founding family, at slightly over forty-two thousand
dollars ($42,000) per acre.
The second
part of the purchase price is the building portion. All costs
of construction will be divided equally between each dwelling unit.
The Developer will then add ten percent (10%) to all costs of constructing
twenty (20) of these units as his profit for managing the construction
of the project. For example, say that the final cost for construction
of this building was one million, two hundred thousand dollars ($1,200,000),
then each unit's actual cost would be about $54,500 (1,200,000 divided
by 22). The Developer would then add his 10% profit to each of the
20 units being sold outside the founding family. This would bring
the total building portion per unit to approximately $60,000 ($54,500
+ $5,450 = 59,950).
Since the
Developers and founding family are reserving two units of the 22 for
their own use, there will be no "profit percentage" charged against
those and will make the cost per unit for other purchasers slightly
lower than if just 20 units were built.
The Developer
may charge reasonable hourly fees for necessary bookkeeping, oversight
and other such normal business expenses. The Developer will be responsible
for: