The Insider's Guide to Custom Homes

In this episode of The Insider’s Guide to Custom Homes, Rick Bell interviews Chris Bates, a property tax expert, to shed light on one of the least understood but most impactful aspects of owning a luxury custom home: property taxes. Chris explains how tax assessments are determined, the common pitfalls homeowners face, and the strategies high-net-worth families can use to manage their property tax liabilities effectively. He shares stories from his work representing clients and highlights what builders and homeowners alike should know to avoid costly surprises.This episode is a must-listen for anyone preparing to build or purchase a luxury home, as well as professionals who want a deeper understanding of how property taxes intersect with construction and ownership.What You’ll LearnChris’s background and how he became an expert in property tax consulting.How property taxes are assessed on new custom homes and what can trigger reassessments.Common mistakes homeowners make when it comes to tax planning.Strategies to appeal assessments and reduce property tax burdens.The relationship between appraisers, municipalities, and property owners.Real-world examples of property tax disputes and resolutions.Chris’s advice for homeowners building multi-million-dollar estates.Glossary of Terms: Assessed Value: The value assigned to a property by a local tax authority for the purpose of calculating property taxes. Millage Rate: The tax rate applied to the assessed value, expressed in mills (one mill = $1 per $1,000 of assessed value).Homestead Exemption: A legal provision that reduces the taxable value of a primary residence.Tax Appeal: The process of formally contesting a property’s assessed value.Comparable Sales (Comps): Recent home sales used to determine market value during assessments or appeals. Connect with Chris BatesWebsite: https://myfloridapropertytaxes.com Email: chris@myfloridapropertytaxes.com Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

Building an ultra-luxury custom home often rivals the complexity of managing a commercial high-rise. Behind every dream estate in South Florida is a demanding process that requires expertise, foresight, and a dedicated advocate to safeguard the owner’s vision. In this episode, host Rick Bell sits down with Rick Peña—founding principal of Prime Group Management and a seasoned owner’s representative with over 25 years of experience and a portfolio surpassing $1 billion.Together, they explore the indispensable role of an Owner’s Rep in guiding complex projects from start to finish. 👉 If you’re planning your first luxury custom home—or simply want to understand what it takes—subscribe and share this episode with someone embarking on their dream build. Highlights & Takeaways • How to choose the right Owner’s Rep—and what traps to avoid • Why today’s luxury estates are managed like large commercial projects • The hidden challenges that can derail timelines (like windows, doors, or overseas shipments) • How early planning and data-driven cost control save millions • What makes trust, reputation, and repeat clients the true measure of success • Why aligning architects and builders with the homeowner’s goals prevents costly redesigns and delays • How selectivity in projects leads to higher service, stronger focus, and exceptional results Connect with Rick Pena's TeamPrime Group Management, LLC: https://www.primegroupmanagement.comGlossary of TermsOwner’s Representative (Owner’s Rep): A consultant who represents the homeowner’s interests during the planning and construction process, coordinating with architects, contractors, and consultants.OAC Meeting: Regular project meetings between the Owner, Architect, and ContractorChange Order (CO): A formal amendment to the construction contract to account for changes in scope, cost, or time.Submittals & RFIs: Documentation and requests used by contractors to confirm materials, details, or resolve uncertainties.Design to Budget: A process ensuring design decisions align with the owner’s financial parameters from the start. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

Building a luxury custom home is a dream for many, but managing the process can be a daunting task. In this episode, host Rick Bell sits down with Tom Koulouris—a seasoned builder, Owner’s Representative, and professor at the University of Miami—to explore the indispensable role of an Owner’s Rep in high-end residential projects.Both alumni of the University of Florida’s School of Building Construction, Rick and Tom share lessons from working together on a 37,000-square-foot estate in Southwest Ranches, Florida.Tom’s decades of experience in both commercial and residential construction, combined with his passion for education, make him one of the most respected voices in the industry. Episode HighlightsWhat an Owner’s Representative is—and why every homeowner should consider one.How to align vision, budget, and execution without losing sight of priorities.Why clear communication between owners, architects, and contractors is non-negotiable.How their shared background at the UF School of Building Construction shaped their approach to collaboration.The importance of having an advocate who understands both the technical and human sides of construction.Glossary of TermsOwner’s Representative (Owner’s Rep): A consultant who represents the homeowner’s interests during the planning and construction process, coordinating with architects, contractors, and consultants.Delivery Models: Different methods for structuring construction contracts and responsibilities (e.g., Design-Bid-Build, Design-Build, CM-at-Risk). Each model affects risk, cost, and decision-making.RFQ (Request for Qualifications): A document used to shortlist firms based on experience and capability before requesting formal proposals.RFP (Request for Proposal): A formal document inviting firms to submit detailed proposals on how they would deliver a project, including scope, cost, and approach.GNM (Guaranteed Maximum Price): A contract structure where the contractor is reimbursed for costs but capped at a maximum price, protecting the owner from overruns.OAC Meeting: Regular project meetings between the Owner, Architect, and ContractorChange Order (CO): A formal amendment to the construction contract to account for changes in scope, cost, Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

In this episode, Rick Bell explores the growing role of Owner’s Representatives in luxury custom homebuilding.Learn what they do, why owners hire them, and how they can make the process smoother for high-net-worth individuals or busy homeowners who want to protect their interests during the design and construction journey.Rick shares real-world examples, including how a seasoned owner’s rep helped one family manage budget, design changes, and technical challenges on a Landmark project.You’ll also learn how to evaluate and find the right rep for your project, plus a preview of upcoming interviews with Owner’s Representatives who will share their experience directly.What You’ll LearnWhy Owner’s Representatives are becoming an essential part of high-end homebuilding.How an owner’s rep can serve as an advocate and intermediary between architects, contractors, and consultants.Real examples of how an owner’s rep helped manage budgets, technical challenges, and payment applications.The key questions to ask when interviewing potential Owner’s Representatives.Where to find Owner’s Representatives: word-of-mouth, architects, attorneys, builders, LinkedIn, and professional networks.Why trust and communication are the most important factors in choosing the right rep.Glossary of TermsOwner’s Representative (Owner’s Rep): A consultant who represents the homeowner’s interests during the planning and construction process, coordinating with architects, contractors, and consultants.Fiduciary Interest: Acting in the best financial and practical interest of another party — in this case, the homeowner.Mock-Up: A sample or partial construction of a detail or finish used to test design intent, quality, or feasibility before full implementation.Scope of Work: The detailed description of tasks, responsibilities, and deliverables expected of a contractor or consultant.Contingency: A reserved budget line item to cover unforeseen costs or changes.Certification (Owner’s Rep): Unlike contractors or architects, there is no national licensing or certification requirement for owner’s reps in custom homebuilding.References (Owner’s Rep): Past clients who can confirm the owner’s rep’s experience and trustworthiness. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

What would Leonardo da Vinci think if he stepped into the world of modern homebuilding?In this special episode, Rick Bell explores the evolution of design and construction through a unique, AI-powered conversation with the Renaissance master.This imaginative discussion bridges the gap between the past and the present, highlighting how tools and techniques have advanced—from parchment sketches and drafting tables to CAD software, 3D modeling, 3D printing, robotics, and smart home automation.Leonardo’s reflections underscore that while technology changes, the fundamentals of symmetry, proportion, and imagination remain central to great design.What You’ll LearnHow design tools advanced from parchment and drafting tables to CAD software and immersive 3D modelingWhy Renaissance principles of symmetry and proportion continue to guide modern designHow 3D printing is changing the way homes are built, layer by layerThe growing role of robotics, drones, and automation in construction projects How artificial intelligence is being used to generate designs, predict needs, and optimize planningThe ways smart home technology is reshaping comfort, efficiency, and daily living Why innovation in construction is always tied to imagination and human creativityHow looking back at history can help us understand where homebuilding is headedGlossary of TermsDrafting Tools – Early instruments such as parchment, quills, and later mechanical pencils, used to create architectural drawings.CAD (Computer-Aided Design) – Software programs such as AutoCAD and Revit that allow for precise 2D and 3D design of buildings.3D Printing (Construction) – The process of constructing homes by extruding concrete in layers with large-scale printers.Artificial Intelligence (AI) – Technology that assists in design, flaw detection, and predictive planning in architecture and construction.Smart Home – A residence equipped with systems that automate lighting, climate, appliances, and security through digital or voice control.Building Automation – The use of robotics, drones, and other technologies to streamline and improve construction processes. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

In this episode, Rick Bell explains how to handle Change Orders in the custom home building process. He covers the importance of documenting changes clearly, types of changes that typically occur, and how those changes are priced, approved, and incorporated into the build. Using real-world examples, Rick explores Owner-Directed Changes, Government Requirements, Errors and Omissions, Unforeseen Conditions, and Allowance Adjustments. The episode emphasizes the role of contingencies and the importance of transparent communication.What You’ll LearnWhat a Change Order is — and when it's needed during constructionHow Owner-Directed Changes are identified, priced, and implementedThe difference between minor and major changes and how they affect the scheduleThe three other common types of changes: Government Requirements, Errors and Omissions, and Unforeseen ConditionsHow contingencies and allowances are used to manage budget impactWhy clear documentation and communication of changes is essential for a successful buildGlossary of TermsChange Order: A formal amendment to the construction contract to account for changes in scope, cost, or time.Owner-Directed Change: A change initiated by the homeowner after construction has begun.Contingency: A reserve fund included in the budget to cover unexpected costs or changes.Allowance: A placeholder budget for selections that have not been finalized at the time of contract signing.Errors and Omissions: Items left off or incorrectly specified in the construction documents.Cost-Plus Contract: A contract where the owner pays the actual costs plus a fixed fee or percentage for the contractor’s services.Egress: A means of exiting a room or structure, often required by building code in bedrooms.Subcontractor: A contractor hired by the general contractor to perform a specific task or trade, such as electrical or plumbing. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

In this episode, Rick Bell explains the importance of budgeting for unforeseen events when building a custom home. He shares real-world examples of construction surprises — like inadequate engineering or scope gaps between trades — and how a contingency line item in your budget can help resolve these issues efficiently without delaying your project. Whether you're building a high-tech modern home or a traditional estate, this episode will show you how to plan for the unexpected and protect your budget and timeline.What You’ll LearnWhat a contingency is — and why it’s essential in a custom home budgetHow scope gaps, design omissions, and code changes can trigger unexpected costsReal-world examples of contingency use, including structural errors and inspection surprisesHow much money to set aside for contingencies based on project complexityWhy a contingency can save time and stress — even if others are ultimately at faultGlossary of TermsContingency: A budget allowance for unforeseen conditions or events during construction.Scope Gap: A detail or task not clearly assigned to any trade, which can lead to added costs or delays.Change Order: A formal change to the contract that adjusts scope, price, or schedule.Egress Window: A window large enough to allow emergency exit, required in certain rooms by code.Code Changes: Updates or new interpretations of building codes that can add to construction costs.Errors and Omissions: Mistakes or oversights in design documents that impact construction. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

In this episode, Rick Bell breaks down the process of creating, reviewing, and managing a construction budget for a custom home. Learn how to build a realistic budget from preliminary allowances to finalized trade bids, and how to maintain control throughout the construction process. Rick shares how transparency, good communication, and proactive planning can make the difference between a dream home and a budget nightmare.What You’ll LearnHow to create a preliminary budget for a custom homeWhat allowances are and why realistic numbers matterThe role of construction documents (CDs) in accurate biddingHow to identify and avoid scope gaps in trade proposalsThe importance of builder oversight in reviewing bidsHow to track changes with allowance adjustments and change ordersWhy monthly draw meetings keep budgets on trackThe value of transparency in financial communicationGlossary of TermsPreliminary Budget: An early estimate of costs based on the homeowner’s vision, square footage, lot conditions, and quality expectations.Allowance: An estimated budget placeholder for selections not yet made, such as appliances, flooring, and lighting.Trade Partner: A subcontractor who performs a specific scope of work, such as plumbing, electrical, or masonry.Construction Documents (CDs): Detailed drawings and specifications that define the scope of the home for bidding and permitting.Scope Gap: A missing or unclear portion of work in a bid that can lead to unexpected costs or delays.Construction Contract Budget: The finalized summary of costs that forms the basis of the contract between the builder and the homeowner.Draw Meeting: A periodic meeting during construction to review completed work, approve invoices, and track costs against the budget.Change Order: A written agreement that modifies the scope, cost, or timeline of the construction project after the contract is signed. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

Before you buy that dream lot — listen to this.In this episode, Rick shares the true story of a costly mistake he made early in his career that changed how he approaches every homesite today. You'll learn the 15 essential steps to take before purchasing land for your custom home — from wetland determinations and soil tests to title reviews, setbacks, and environmental reports.Whether you’re building your first custom home or advising others who are, this episode will give you the tools to avoid major surprises and move forward with confidence.Download the Due Diligence Checklist here: https://tigtch.com/wp-content/uploads/2025/07/Homesite_Due_Diligence_Checklist.pdfVisit the show notes: https://tigtch.com/🔔 Subscribe for future episodes on financing, design, scheduling, and more. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...

In this episode, Rick Bell unpacks one of the most powerful tools in custom homebuilding: the construction schedule. Whether you're building your dream home or managing a team, understanding how a schedule is created—and how it can make or break your build—is essential.You’ll learn:What a CPM (Critical Path Method) schedule is and why it mattersHow trades are sequenced to avoid costly delaysWhat “lead time,” “float,” and “lag” mean in real-world constructionHow homeowner decisions, like cabinet selections, impact the build timelineWhy change orders happen—and how to handle them smartlyRick also shares pro tips on how to stay on track, what tools builders use to create schedules, and what you can do as a homeowner to help keep everything moving forward.🎧 Whether you're just starting your journey or knee-deep in drywall, this episode gives you the knowledge to build smarter. Listen & Subscribe 🎧 Spotify: https://open.spotify.com/show/4LzDQNSaAk15tm1rM8J6eo 🍎 Apple: https://podcasts.apple.com/us/podcast/the-insiders-guide-to-custom-homes/id1815798115 ▶️ YouTube: https://www.youtube.com/@TIGTCHConnect with Us Instagram: https://www.instagram.com/tigtchpodcast Facebook: https://www.facebook.com/TIGTCHPODCAST TikTok: https://www.tiktok.com/@tigtchpodcast LinkedIn: https://www.linkedin.com/company/the-insiders-guide-to-custom-homes Resources & Links Landmark Custom Homes: https://www.landmarkcustomhomes.com Instagram: https://www.instagram.com/homesbylandmark LinkedIn: https://www.linkedin.com/in/rick-bell-lch Email Rick: Rick@TIGTCH.com...