Builders

Outlook

www.elpasobuilders.com

Notably, this record shortage

comes at a time when new homes
are being started at a rate of under
1.2 million a year. In 2005, when
total housing starts were over 2
million, the share of builders
reporting a shortage of lots was 53
percent.
The lack of availability of
buildable lots has quickly become
one of the biggest issues facing our
members, said NAHB Chairman
Ed Brady, a home builder and
developer from Bloomington, Ill.
While labor shortages and
regulatory burdens remain struggles
as well, lot shortages are preventing
our builders from responding to
growing demand for housing.
We have monitored lot
availability for the last two decades,
and it is clear that the scarcity of
building lots is growing, said NAHB
Chief Economist Robert Dietz.
Whether due to land use policy,
geographic constraints or other
regulatory constraints, the lack of
lots for residential construction will
have negative impacts on housing
affordability in many markets.
The survey results varied
somewhat, based on region of the
country, size of builder, and type of
lot. The dearth of developed lots is
most apparent in the Western

of

regions of the country, where 39

percent of builders said lot supply
was very low, compared to 23
percent in the South and 18 percent
in both the Midwest and Northeast.
When referring to premium Class
A category lots, builders in all
regions reported similar opinions of
widespread shortages.
The Study:

Perhaps most notable is that

builders reported this record
shortage at a time when new
homes are being started at a rate of
under 1.2 million a year. in 2005,
when total housing starts were over
2.0 million, the share of builders
reporting a shortage of lots was
only 53 percent.
The percentage varies somewhat,
based on region of the country, size
of builder, and type of lot. Although
the categories are seldom defined
precisely, builders often think in

TM

National, State & Local Building Industry News

2016: Issue 5

Lot Shortages Worse

Than Ever According
to NAHB Survey
Lot availability hit a record low according to
new data from the National Association of
Home Builders (NAHB). Sixty-four percent of
builders responding to special questions in
the May NAHB/Wells Fargo Housing Market
Index reported that the supply of lots in their
markets was low or very lowup from 62
percent last year, and the highest that
number has been since NAHB began
collecting this data in 1997.

terms of A, B and C lots, based on

the desirability of their location. As
you might expect, the shortage
tends to be most acute for A lots. In
the May 2016 survey, 69 percent of
the builders said A lots were in short
supply, compared to 60 percent for
B lots, and 47 percent for C lots.
Often, differences show up most
clearly in the share of builders who
report the supply of lots in their
markets is very low. For
example, the 69 percent of builders
reporting low or very-low lot supply
in the West is only marginally above
the 62 percent in the Midwest and
64 percent in the South, and
actually slightly below the 68
percent in the Northeast. But a full
39 percent of builders in the West
characterized lot supply as very low,
far above the percentages in the
other three regions.
Compared to lot supply in
general, builders are more likely to
report a very-low share of A lots,
especially in the Northeast, Midwest
and South. When the lot supply
question is restricted to A lots, these
three regions more closely
resemble the West.
Perhaps surprisingly, lot
shortages were also reported
somewhat more often by larger
home builders. Overall, 70 percent

of builders with over 100 starts

reported a low or very-low supply of
lots, compared to 65 percent for
builders with 6 to 99 starts, and 62
percent of builders with fewer than
6 starts
One factor may be that builders
with fewer starts are more likely to
build one-at-a-time custom homes
on land already owned by the
homeowner, where lot supply in the
area is less of an issue. Larger
companies may also be looking to
build in multiple locations within an
area, making them more likely to
run into a shortage if it exists
anywhere within the broader area.
In any event, larger builders are
also more likely to report shortages
for A lots specifically. In the 2016
survey, 78 percent of builders with
100-plus starts reported a shortage
of A lots, compared to 74 to 75
percent of builders with 6 to 99
starts, and 59 percent of builders
with fewer than 6 starts. Part of the
reason the percentage is that low
for small builders is that quite a few
of them checked Dont Know/Not
Sure when asked about lots of a
particular type (A, B or C). NAHB
includes Dont Knows in the base
when calculating percentages to
avoid overstating the shortages.
By Paul Emrath, NAHB

OPEN JuNE 25 - July 10

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Builders Outlook

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2016 issue 5

2016 issue 5

Builders Outlook

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President,
El Paso Association
of Builders

El Paso, Permian Basin and Surrounding Area

Growth good for El Paso

As most of the world major

economies, strapped with record
levels of debt, are poised to hit the
bench to take a breather, it seems that
all is good in El Paso, at least for the
foreseeable future.
It seems that everywhere you turn
nowadays, there is a major
construction project going on in El
Paso. We have the retail center that
will house Whole Foods on the west
side, which is looking amazing,
congratulations to our friends at CGN
Designs on this one. The Caldwell
Collaborative Building that just went
up by I-10 and Raynolds is an
incredibly nice (and expensive)
looking building, serving as a
testament to the positive outlook many
business groups have of El Paso.
In speaking to city officials, they
estimate there at currently $1.6 Billion
in outstanding construction permits in
the City, which is a figure that seems
to be a record in recent times. This is
obviously great for the economy as it
creates high paying jobs, injects
money into our economy and is setting
the foundation for our citys future.
There are also messages in
between these lines, for example, the
22 story apartment, hotel office and
retail tower that is being proposed for
the west side on the corner of Mesa
and Shadow Mountain, represents a
huge investment. Projects like these,
costing up to $400 and $500 per foot
in other US Metropolitan areas, tend
to have low market cap rates (below
5%), but have long term upside value

because of asset appreciation,

yielding internal rates of return in the
high teens.
What this means is that larger
business groups are looking to El
Paso to park/invest large amounts of
money for the long term. Rest assured
that these investments come with a lot
of study and analysis of the local
economy. Locally, all of the major
developers seems to be heavily
investing in El Paso, which is also a
very good sign.
I often speak of the economic
synergies that are formed when a US
City reaches the 1,000,000 population
mark, which seems to be the tipping
point of greater economic momentum
for a community, there are of course
many factors in play here, but at an
estimated count of 835,593 for El
Paso County as of July 1, 2015 (per
US Census), it suddenly feels like
were approaching this monumental
mark in our community. This would
mean quicker growth, more jobs,
better infrastructure, more private
investment and larger budgets for our
city government to work with, all of
which are very positive for our
community.
Last but not least, please join us for
our Parade of Homes 2016 happening
at Enchanted Hills (across from the
Outlet Malls) off of Transmountain and
I-10. Kick-off party is June 24, please
join us to support this great event.

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Builders Outlook

2016 Issue 5

Executives
Message

Ray Adauto,
Executive
Vice President
EPAB

This month Ive received parcels in

the mail containing consumer
complaints about contractors, some
members, some not. We often get
calls asking about a builder and the
caller normally wants to complain
about something. We politely let
them know that we are not an
enforcer, nor do our bylaws call for us
to be. The association represents
builder and associates interests more
than not in the political arena. Not
like Democrat or Republican but like
in front of some political subdivision
like the City of El Paso or the State of
Texas. We do not have an arm that
can do a systematic dress down for
issues related to a home builder and
by the same token we have none to
dress down a consumer. We used to
but attorneys that made a business of
suing builders forced the legislature

Understanding underlying problems key to

handling consumer complaints
to sunset the agency that had
potential to regulate and allow
builders to defend unjust claims
without having to stop the world and
get off to fix a problem.
What concerns me when I get a
letter, call or package is that
sometimes I wonder to myself about
what could have caused the
meltdown in communication. I will tell
you that there are always three sides
to a story: the consumer, the
contractor and the truth. The one
thing that really bothers me is when a
third party gets involved, either a
friend, relative or a representative.
Ive had to warn folks that if they
arent either one of the two parties
directly involved then they should
back off or suffer potential
consequences. Most often its an
agent trying not to lose a commission

or maybe trying to cover their behinds

because they didnt do their own
homework. Yes it happens.
Something old is something new as
well. Customers who ask a builder to
design a plan then think its ok to give
that plan to another builder. The
buyers think its easy to just give
ideas to another builder and many
times that builder doesnt know it is
coming from another builder. Some of
you take pains to draw up plans and
build an idea. Its not right for
someone to steal that idea. I think
everyone borrows a little here or
there even on the multimillion dollar
mansions you see on TV. What Id
like to ask each of you is to be careful
not to get caught up in wanting to
please a customer without asking
where that customer got the plans. If
they cant tell you then do all you can

to dissuade them from using the one

they brought you and remind them
that they may be at risk by asking
you to violate the trust.
Finally I want to thank all of our
veterans who now are in the building
trades as a builder or associate. Your
sacrifice is tested each day by people
who dont understand what you did
for our country. The only way we can
protect what you did is to ensure that
our democracy is protected from
enemies foreign or domestic. You
have to stay vigilant, and teach
others how to. Were just a few days
away from the 2016 Parade of
Homes. Hope to see all of you
there sometime during the event.

2016 issue 5

Builders Outlook

National
Builder News
NAHB, OSHA Settle
Litigation on Confined
Spaces Rule

n Ed Brady, chairman of the National

Association of Home Builders (NAHB) and

a home builder and developer from
Bloomington, Ill., issued the following
statement regarding the settlement with the
Occupational Safety and Health
Administration (OSHA) on NAHBs
challenge to the agencys Confined Spaces
in Construction final rule:
After months of negotiation, we are
pleased to announce that we have reached
a settlement to our legal challenge with
OSHA on its final rule regarding confined
spaces in construction. The settlement
clarifies that the rule has very limited
application in the residential home building
industry.
Since the final rule was published,
NAHB has maintained that it was not only
confusing, but also excessively
burdensome on builders and trade
contractors in the residential construction
industry. This settlement addresses many
of our concerns and provides better clarity
on how our industry is impacted by the
rule.
As part of the settlement, OSHA has
published a detailed Q&A to explain how
the rule applies to spaces such as attics,
basements and crawl spaces in residential
homes. The Q&A states that the vast
majority of the rules requirements only

apply to permit-required confined spaces,

and that these areas in a residential home
will not typically trigger the confined spaces
requirements. The Q&A document is a
much needed addition that will give our
members better guidance on how the rule
impacts their businesses.

New Home Sales Reach

Post-Recession High

n Sales of newly built, single-family homes

rose 16.6 percent in April from an upwardly
revised March reading to a seasonally
adjusted annual rate of 619,000 units,
according to newly released data by the
U.S. Department of Housing and Urban
Development and the U.S. Census Bureau.
This is the highest sales pace since
January 2008.
Builders remain optimistic about the
housing market, and this months jump in
new home sales is a positive sign that
growing demand will keep the housing
sector on an upward trajectory through the
spring buying season, said NAHB
Chairman Ed Brady, a home builder and
developer from Bloomington, Ill.
Rising home sales combined with tight
inventory will translate into increased
housing production as we move onward in
2016, especially as job creation continues
and mortgage rates remain low, said
NAHB Chief Economist Robert Dietz.
The inventory of new homes for sale was
243,000 in April, which is a 4.7-month

BUILDING

supply at the current sales pace. The

median sales price of new houses sold in
April was $321,100.
Regionally, new home sales rose by 52.8
percent in the Northeast, 18.8 percent in
the West and 15.8 percent in the South.
Sales fell by 4.8 percent in the Midwest.

Apartment and
Condominium Market
Remains Steady

n The Multifamily Production Index (MPI),

released today by the National Association
of Home Builders (NAHB) remained
essentially unchanged in the first quarter of
2016 after rising one point to 53. This is the
17th consecutive reading of 50 or above.
The MPI measures builder and
developer sentiment about current
conditions in the apartment and
condominium market on a scale of 0 to
100. The index and all of its components
are scaled so that a number above 50
indicates that more respondents report
conditions are improving than report
conditions are getting worse.
The MPI provides a composite measure
of three key elements of the multifamily
housing market: construction of low-rent
units, market-rate rental units and for-sale"
units, or condominiums. The component
measuring low-rent units increased four
points to 54 in the first quarter, while

El Pa
aso

market-rate rental units and for-sale units

both dropped one point to 58 and 48,
respectively.
The Multifamily Vacancy Index (MVI),
which measures the multifamily housing
industry's perception of vacancies,
remained essentially unchanged with a
decrease of one point to 39, with higher
numbers indicating more vacancies. After
peaking at 70 in the second quarter of
2009, the MVI improved consistently
through 2010 and has been fairly stable
since 2011.
Multifamily developers remain cautiously
optimistic about the market, said Andrew
Chaban, CEO of Princeton Properties in
Lowell, Mass., and chairman of NAHBs
Multifamily Council. Market conditions
remain favorable and demand is still
strong, so we expect to remain in positive
territory.
This quarters Multifamily Production
Index reflects construction at high levels as
the market finds a balance between supply
and demand, said NAHB Chief Economist
Robert Dietz. A consistent reading of over
50 only bolsters the view that multifamily
housing starts have recovered to a healthy
rate and will remain relatively stable
through 2016.
Historically, the MPI and MVI have
performed well as leading indicators of U.S.
Census figures for multifamily starts and
vacancy rates, providing information on
likely movement in the Census figures one
to three quarters in advance.

SINCE 1950

Builders Outlook

Financial
Perspective

Elliot Eisenberg
Economic & Policy
Blog

All too frequently the argument is

made that government assistance
programs subsidize low wage
employers. That is, firms like WalMart, McDonalds and Target, to name
just a few, are able to pay very low
wages precisely because management
knows that their low paid employees
will qualify for Medicaid, food stamps
(officially known as the Supplemental
Nutritional Assistance Program) and
other such public assistance. As a
result, its assumed that these public
programs allow firms to pay lower
wages than would be possible were
these programs not to exist. To be
blunt, this position is completely wrong.

Economic
Growth Slowed
by tight lending
condition

2016 Issue 5

Government Assistance Increases Wages

Rather than subsidizing low-wage
employers, public assistance programs
generally reduce the supply of lowskilled workers who are willing to work
for low pay and poor benefits. This is
because in many cases, benefits are
more generous when family incomes
are very low or zero. As family income
rises, benefits are frequently cut back
or eliminated entirely. By reducing the
pool of workers willing to take poorly
paying jobs, Medicaid and most public
assistance programs tend to increase,
rather than decrease, wages at the
bottom of the pay scale. Were these
programs not to exist, the unemployed
would be more eager to work than they
currently are, and thus more willing to
work at a lower wage.
Again, the availability of health
insurance, food stamps, and other
assistance when work is not a
requirement means that paid
employment is somewhat less
attractive than would otherwise be the
case. Moreover, the fact that in many
cases benefits are reduced as
earnings rise means that work is

financially less rewarding to these

households than it is to unsubsidized
households. In short, programs that
offer more generous payments to
those with no earnings than to those
with higher incomes reduces the
supply of workers willing to work at
very low pay. This is quite the
opposite of a subsidy to low-wage
paying firms.
Two programs that are exceptions to
the above are the Earned Income tax
Credit (EITC) and childcare subsidies
targeted at working families with low
incomes. Because benefits are only
paid to families with a parent who is
employed, these programs encourage
work. By boosting the supply of lowwage labor, these programs increase
labor supply and thus decrease wages.
However, these programs are not
really subsidies to low-wage
employers. Rather, they are programs
that offer inducements for low-wage
workers to enter the job market and
take jobs that do not offer adequate
pay by making it financially
advantageous to do so. The goal of

The second half of 2015 experienced

tighter lending conditions and, as a
result, economic growth within the U.S.
slowed, according to a Liberty Street
blog by Marco Del Negro, Marc
Giannoni and Micah Smith, analysts for
the Federal Reserve Bank of New York.
Using a model called the FRBNY
DSGE model, the bank determined that
the quantifiable economic slowdown
would be much greater if the Federal
Reserve didn't delay liftoff in the federal
funds rate.

This chart shows that the evolution in

credit conditions did not follow the
forecast put forth by the FRBNY DSGE
model.
From the article:
Increases in credit spreads tend to be
associated with subsequent slowdowns
in economic activity, with the Great
Recession being a salient example. In
part, such increases reflect investors
concerns about future economic
conditions, changes in firms leverage,
heightened worries about borrowers

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T E X A S

the EITC is to improve the standard of

living of low-income families and
encourage work, without fear that as a
result of a rise in earned income,
public benefits will be lost. In this way
the EITC makes work pay.
In conclusion, public assistance
programs that offer benefits to nonworking Americans reduce the
incentive to work, thus boosting
wages. Similarly, programs that
dramatically reduce benefits as
household income rises also boost
wages by making work less attractive.
There are no subsidies here. While
programs that incentivize work, like the
EITC, increase the supply of workers
and thus decrease wages slightly,
calling such programs employer
subsidies is essentially mistaking the
bathwater for the baby.
Elliot Eisenberg, Ph.D. is President of
GraphsandLaughs, LLC and can be reached at
Elliot@graphsandlaughs.net. His daily 70 word
economics and policy blog can be seen at
www.econ70.com.

default, and so on. However, as Simon

Gilchrist and Egon Zakrajek and
others have shown in their research,
such increases in credit spreads often
cause an economic slowdown. A
natural question is then: Did the rise in
credit spreads reflect deteriorating
economic conditions or did the causality
run the other way around in this
episode?
The FRBNY DSGE model seeks to
sort through some of the different
channels in order to show more
accuracy. The model combines prior
information about parameters with
important macroeconomic data.
From the article:
How restrictive, then, has this rise in
credit spreads been on the U.S.
economy? The left panel in the next
chart shows actual growth, from
2013:Q1 to 2016:Q1, in blue. After
peaking at 3.9 percent (annual rate) in
2015:Q2, GDP growth slowed markedly
for the subsequent three quarters,
reaching a paltry 0.5 percent in
2016:Q1. Part of the slowdown was
anticipated as of mid-2015: The red
line, which indicates the 2015:Q2
forecast, shows that growth was
expected to return to just below 2
percent. It just ended up being
significantly lower.
For more details from the Federal
Reserve Bank of New York on how the
tightening on of financial conditions
caused a significant slowdown in
growth, and how delaying the federal
funds rate liftoff offset part of the
adverse shocks, click here.
Source: Federal Reserve Bank of
New York

2016 ISSUE 5

Builders Outlook

Opposing views:

Columnists square off

regarding development
in El Paso
Wakeem:
City backslides on development issues

Editors Note: This column first appeared in the El Paso Times, April 3 Edition it is reprinted in its entirety for
readers of the Builders Outlook who may not have read it upon initial publication.

Charlie Wakeem, Guest columnist

El Paso Times Sunday, April 3, 2016

In light of the recent revelations

about the dysfunction and
mismanagement in City Hall, I feel its
time for me to speak about other
issues Im aware of.
One only needs to look at the
difference in city government since the
2013 municipal election and decisions
City Council has made since then.
Most of the problems are already welldocumented, including but not limited
to issues with the city manager and
Rep. Larry Romero and City Councils
lack of vision and transparency.
I have served on several city boards
and committees during the past
decade, the latest being the Open
Space Advisory Board. Among others,
I also served on the Subdivision
Ordinance Rewrite Committee, the
Comprehensive Plan Advisory
Committee and the Capital
Improvements Advisory Committee,
which makes recommendations to City
Council regarding impact fees.
I was formerly chairman of the Open

Space Advisory Board, which advises

City Council on the Open Space
Master Plan. I was term-limited from
the board last summer.
OSAB accomplished a great deal in
the first few years of its existence.
However, things started to change
after the 2013 municipal election.
City staff began to keep board
members from having a say in setting
the agenda and posting items for
ineffective and useless information and
discussion only instead of action,
thereby limiting the collective voice of
its citizen board members.
I can only surmise that its the
people with political and financial
influence that are behind the silencing,
since OSAB is unpopular with those
people.
The city spent several years at a
cost of millions of dollars, in large part
provided in grants by the federal
government, for Plan El Paso, El
Pasos nationally recognized, awardwinning comprehensive plan.
It has since been shelved. Proof of
this is that it is no longer available on
the citys web site. Once again, it

Growth vs. Impact fees

The building industry is a vital
business component of El Paso and is
unique in that it creates homes to live in,
commercial property for businesses,
thousands of jobs and property taxes to
support city services. The job of doing
all these things is complex and comes
with high financial risk. At some point in
time every area of town was new
development. Theres dozens of
reasons people live in El Paso, and it is
the job of the builders to provide an
opportunity for growth even though we
continue to hear from the people who
think its ok to stop growth. With a
growing population theres really no
choice, grow or die as a community.
One of the things that makes our
community special is the ability to find
affordable housing no matter what
income level you are at. Part of the risk
of doing so is finding land that is
reasonably priced, accessible, and in an
area where people want to live. Such
land is getting harder to find as

development faces rules that make it

harder to build on. Such is the case with
land inside the City limits of El Paso. The
largest open land inside the city limits is
owned by the Public Service Board
(PSB) otherwise known as the Water
Utility. In the early 1950s community
leaders knew that land would be a
precious resource if the city was to grow,
and it also knew that water would be a
commodity needed to grow. Thats why
the PSB purchased thousands of acres
of desert back then to have land to sell
to keep the cost of water and sewer
service down. Proponents of impact
fees, like Charlie Wakeem, keep
espousing the notion that if you raise
fees then you can keep growth out. With
this rational we should have a separate,
significantly lower rate structure for those
that pay an impact fee. We dont so our
current impact fee is imminently fair. The
idea of one class of El Pasoans
"subsidizing" another group of El
Pasoans is real red-herring thrown out

seems apparent that some people with

influence have convinced the city to
ignore it, because Plan El Paso
discourages urban sprawl.
Impact fees are strictly regulated by
the state and are designed so that new
growth pays for itself, instead of the
taxpayers or ratepayers subsidizing
the new growth. El Paso has imposed
impact fees on new growth for water
and wastewater infrastructure since
2009.
Impact fees are calculated by
anticipating how many new housing
units will be built in new growth areas
over a 10-year period and the cost of
infrastructure to extend water and
wastewater service to those new units.
The calculation was originally
roughly $2,000 per new water meter
(unit) in the citys three new growth
areas when the impact fees were
imposed in 2009. City Council
approved 75 percent of that amount in
impact fees. That left the rest of us still
subsidizing new growth for about $500
per unit.
Every five years the state requires
impact fees to be recalculated. In 2014

the El Paso Water Utilities calculated

about $35 million more for
infrastructure to serve the East and
Northeast new-growth areas with a
slight increase in the West.
I had term-limited off the Capital
Improvements Advisory Committee by
then. The East and Northeast new
growth areas are now approximately
as much as $4,000 per unit.
The Capital Improvements Advisory
Committee, the majority of whose
members belong to the El Paso
Association of Builders, convinced City
Council to withhold any increase. You
and I are now left with subsidizing new
growth for water and wastewater costs
at about $2,500 per unit.
The best way for citizens to make
change is elections. Lets choose the
candidates with integrity and a vision
for our city, who work for us and not
self-serving financial interests.
Charlie Wakeem is a longtime El Paso
businessman.

El Paso Association of Builders Executive Vice President, Ray Adauto responded to the article which was also
published by the El Paso Times.

by anti-growth forces that want to hold El

Paso back. Surprisingly it is
conveniently never explained that a large
portion of the monthly water/sewer rate a
new homebuyer pays goes toward
subsidizing replacement of older,
outdated infrastructure. If we want to
move El Paso forward, we need growth.
However if we penalize growth with
exorbitant taxes and fees then we hold
El Paso back and we don't move
forward. Growth then moves outside of
the City limits and takes its tax base
there. With impact fees the mayor and
council made a rational, measured
decision to impose fees, but keep them
from increasing beyond the range that
they are right now, about $1500 per lot.
They followed the rules in Chapter 395
of Texas Local Government Code as did
the industry.
Everyone in the water utility district
pays a flat stormwater fee, whether you
live at the edge of a west side arroyo like
Mr. Wakeem or in the flat part of

northeast, central or the east side. It's

the same community we all live in and
we need to work together to keep El
Paso moving forward. El Pasoans should
know that there are good hard working
people at the PSB including
President/CEO John Balliew. He and his
staff understand that the taxpayers can
count on a fair system of rate hikes and
impact fees to proportionately share the
burden of new infrastructure replacing
old infrastructure and paying for the cost
of building new infrastructure.
Ray Adauto
Executive Vice President
El Paso Association of Builders
915-778-5387
Disclosure: I was a member of the City
of El Paso Capital Improvement Advisory
Committee and chaired that committee
when the previous chair termed out until
my term expired early in 2014. Additionally
the CIAC is governed by Texas Local
government code chapter 395, a Texas
code, which specifies the composition of
the committee.

We welcome your feedback. Please e-mail ray@elpasobuilders.com with your comments.

Buildeers Outlook
On the Scene
Young Designer
scholarships
awarded

John Chaney, Chairman of the EPAB

Young Designer Scholarship challenge,
announced the results of this years
competition. Members of the EPAB
judged each entry over a five day
period. Students were required to
submit completed plans and a 3 D
model of the home they designed. Of
the potential 600 points the difference
between first and second place was a
mere 2 points, and between first and
third only 12 points. All three students
are from the EPISD Advanced &
Practicum Architectural Design DualCredit Instructor Center for Career &
Technology Education, aka CCTE.
1st EP 2 Angel Lopez, Jefferson High
School $1,500.00 scholarship
2nd EP8: Isaac Galvez Torrecillas,
Irvin High School $1,000 scholarship
3rd EP10: Isamir Ramirez, El Paso
High School, $750 scholarship
All three students are graduating
seniors. They are now given the
opportunity to go get a next level
degree or accreditation and use the
scholarship money for books, tuition, or
computers. The El Paso Association of
Builders has been offering the Young
Designer Scholarships for about 20
years and each year the judging gets
tougher and tougher. This award is a
culmination of work done throughout
the 2015-2016 school year.
Chaney told the Outlook that this is
the one event that he wishes could
grow and grow. Its so great to see the
work done by both the students and the
instructors end up with scholarship, but
I wish we could hand out more money
since the costs of education keeps
growing and growing. Maybe one day
we will and our impact will be greater,
John said.
Instructors for the students are
Cecilia Orozco, EPISD CTTE; and
Luisa J Valenzuela - Teacher CTE
Engineering Design, El Dorado HS.
Cecilia told the Outlook that this is one
heck of a program. My students come
from different high schools but they get
into this contest because theyve seen
the results. The seniors this year saw
last years winners and so they know it is
for real, something they can latch on
to, she said. Thanks to all the EPAB
folks for keeping this scholarship going.
The Young Designer Scholarship is
administered through the El Paso
Community Foundation by Bonita
Johnson. Monies were originally placed
there by the late John Schatzman for
the Association.
The El Paso Association of Builders is
a trade association affiliated with the
Texas Association of Builders and
National Association of Home Builders.

Issue 5

Thank you!

We could not build it without you.

The El Paso Association of Builders expresses our sincere gratitude to the major
sponsors of the 2016 Parade of Homes. Your commitment to our association and
our builders are most valued.

First Responder
Free Admission Sponsor:

Military
Free Admission Sponsor:

of

TM

OPEN JuNE 25 - July 10

www.elpasobuilders.com

Preview Party June 24

Enchanted Hills Subdivision Development by: Southwest Land Development

Beautiful Homes by:
BIC, Pointe Homes, DR Horton, CTU Metro Homes, Pacifica Homes,
Deal 2 Deal Homes, Trinity Homes and Edwards Homes

10

Builders Outlook

Lending
With all the hype about historically low
interest rates, you may decide that now
is the right time to start searching for
homes for sale in Charlotte, NC, or
Orlando, FL. And that makes sense: the
lower your interest rate on your
mortgage, the more money youll save
over the life of your loan. Just a onepoint difference can mean saving
thousands of dollars over 15 or 30 years.
So you may be shocked if you prequalify
for a mortgage and find that your quoted
rate is much higher than what the lender
advertised as possible. The reality is that
the lowest advertised interest rate may
not be anywhere close to the rate for
which you can qualify.
The interest rate youre offered may be
higher than the advertised rate for a
variety of reasons, from your credit score
to the types of properties youre hoping
to buy. Consider the following scenarios,
then find out how to score the best
interest rate advertised.
1. Your credit score is less than
excellent
Unless your credit score is near perfect,
a low (or even good) score will be the
biggest reason you arent offered the
lowest advertised interest rate. While
those stellar rates are available, lenders
usually dont quote them to borrowers
with credit scores below the 800s. Other
aspects of your financial life, such as a
high debt-to-income ratio or a shaky
employment history with inconsistent
income, can prevent you from getting the
advertised interest rate. Ultimately,
anything that makes a lender feel youre
a higher risk will result in a higher rate.

2016 issue 5

Three Reasons You Might Not Get An Advertised Interest Rate

2. Youre shopping for a vacation

home
Mortgage loans arent created equal, and
its not just your information that affects
the rate the lender quotes. The property
you want to purchase can also impact
the rate and the terms of your loan. If
youre looking to buy a condo, for
example, your lender may quote you a
higher rate than if you were looking to
borrow money for a single-family
property. The same goes for vacation
homes. In these cases, your quoted rate
probably will be much higher than the
advertised interest rate, even if your
credit score is great.
3. Your lender doesnt want to get
competitive
Did you receive a quote for an interest
rate from a large, corporate bank and get
a little bit of sticker shock when the
numbers came back much higher than
you expected? Remember that lenders
make profits from the interest they

charge on money they let people borrow.

If, for whatever reason, an institution or
lender doesnt feel the need to offer
competitive rates, your quote may come
back with a much higher number than
you believe you deserve. Lots of external
factors influence a lenders decision,
such as the economy, current
marketplace, and the amount of
competition in the home loan space.
How can you get the best interest rate
on a mortgage?
Knowing why you didnt get the best
interest rate advertised doesnt make it
any less frustrating when the rate you
see is much higher than you expected.
But there is good news: You can take
action to get a better rate when you
apply for a loan if the interest rate you
were quoted isnt as good as you
thought it would (or should) be. While
some factors are outside your control,
focus on what you can influence, like
your credit score and the amount of debt

you carry. You can work to boost our

score before you apply for a mortgage.
Be sure to consistently make payments
on credit card balances and bills in full
and on time. Dont open new lines of
credit right before you apply for a
mortgage, and dont go crazy closing old
accounts either.
Finally, repaying current debts before
taking on more debt to purchase a home
is a savvy financial decision that will
benefit you both when you apply for a
loan and after you get it (when youll
need to manage that new monthly
mortgage payment). If you currently
carry debt, establish a repayment plan
you can stick with and work aggressively
to pay down your balances. Building your
credit and repaying your debt can take
time and thats OK. You may need to
push out your timeline for applying for a
mortgage and buying a house a little
more, but its well worth doing to get the
absolute best interest rate for which you
can qualify.

2016 issue 5

11

Builders Outlook

El Paso Development News

Builders Outlook 2016 Issue5

www.elpasodevnews.com

Helipad Part of $63M Las Palmas Medical

Center Expansion
Las Palmas Medical Center in West El
Paso will soon undergo a $63 million
dollar expansion across the street from
the main hospital tower.
A 90,000 square foot addition will add
three stories above the current intensive
care unit, located at North Oregon Street
and Rim Road.
The third floor will be home to a 35-bed
neonatal intensive care unit, while the
fourth floor will add to current labor and
delivery capacity at the hospital. The fifth
floor will be used for future growth.
A helipad will be constructed atop the

new floors to allow for direct patient

transfers via helicopter. A new central
energy plant is also planned.
The construction is part of the first
phase of the expansion and should be
completed in 2018, according to a press
release. Phase two, which includes
renovation of vacant areas and nursing
units in the main hospital tower will follow
completion of the first phase.
Construction should begin in late 2016.

La Madeleine
Coming to 'La Villita'
in West El Paso

A new La Madeleine Country French

Cafe is headed to West El Paso,
according to City permits. The restaurant
will be located in the same shopping
center as a new Whole Foods Market.
The 4,500 square foot restaurant will
be located in the La Villita shopping
center at 6801 North Mesa Street, a
curved retail, office, and restaurant area
leading into the Whole Foods Market
parking lot.
This will be La Madeleine's second El
Paso location, the first located at the
Fountains at Farah retail center in East
El Paso. La Madeleine serves "classic
French fare" in a casual dining
atmosphere.
No official announcement has been
made regarding the La Madeleine
location and no opening date is
available. La Villita and the adjacent
Whole Foods Market are still under
construction.

TRENDS

Millennials may not

be buying homes,
but more are
selling them
Diana Olick
During the housing crisis, being a real
estate agent was about as easy as being a
swim instructor in the desert.
That is why so many agents left the
business. In fact, membership in the
National Association of Realtors went from
1.3 million during the boom years to
slightly under 1 million in 2012. Now it is
back to just more than 1.2 million, and
many of the new members are millennials.
"The median age of Realtors is younger
than in the past because more (young)
people entered the real estate profession
this year than in past years, with 20
percent of members reporting one year or
less of experience," said NAR President
Tom Salomone, broker-owner of Real
Estate II Inc. in Coral Springs, Florida.
A real estate agent opens the front door
to potential home buyers in Washington, Ill.

In the latest annual survey by NAR, a

typical member reported a median of 10
years of experience in real estate, down
from 12 years in last year's report. The
median age also decreased from 57 in
2014 to 53 in 2015, the lowest it has been
since 2008 when the median age was 52.
Dan Galloway, 24, decided to become
an agent in the Washington, D.C., area
after he graduated from college. He and
his partner bought a home in 2014, using

an agent from Redfin, and the process

made him decide to get into the business.
He took a course with Redfin, which
helped him learn the craft. He said the
recent, epic housing crash didn't deter him.
"It's something that I had been
considering for a long time. I like the
entrepreneurial aspect of it. That's
something I think my generation has, a
very entrepreneurial spirit. With the new
way the economy works, you really have to

go out and make your own way," said

Galloway.
Last year, 41 percent of NAR members
were over 60 years old, while only 2
percent were under 30. This year, the over
60 group dropped to 30 percent, and the
number of those younger than 30 years
rose to 5 percent.
While the market for agents is getting
more competitive, and new online business
models are making it harder for agents
pounding the neighborhood pavement to
get big commissions, there is still plenty of
money to be made. This is especially true
as home prices rise.
As with most professions, the more
experience you have, the more money you
make. The median gross income of
Realtors fell last year, from $45,800 in
2014 to $39,200 in 2015; this is likely due
to the age and experience shift. Real
estate agents with 16 years or more of
experience reported a median gross
income of $73,400, up from $68,800 in
2014, while members with two years or
less of experience had a median gross
income of $8,500, a decrease from $9,100
last year.
"I'm not in it solely for the money. It's
something that I enjoy doing. I enjoy
helping people make these financial
decisions. If you're willing to work hard and
hone your craft you can make a substantial
income doing this," said Galloway.
He says he has sold 58 homes so far.

12

Builders Outlook

2016 issue 5

In Memoriam

Jim Sorenson

Gentleman builder passes

The El Paso business community,

and especially the Builder
Community, lost one of the very
best with the passing of James
Sorenson, Jim as we all knew him.
Jim was born to James and Helen
Sorenson in 1943. He was born in
Seattle, Washington and had a
brother Tom. In 1967 he married
his love Tina in Georgetown, and
they in turn had James III, Jon Karl
and Kelly.
Jim moved to El Paso when his
parents took a job here. Jim went to
UTEP and while there joined
ROTC. He went into the Army and
was sent to Vietnam where he was
a lieutenant in the intelligence
service. He married Tina just
before his deployment to Vietnam.
When he left the Army Jim
worked for the city of El Paso as a
Land Planner. Later he started his
own company, Land Use

The value of your EPAB Membership

just got even better!

Consultants, LUCy. He was

brought into homebuilding by
George Thomas where he was
offered a partnership. As so many
who George nurtured Jim started
Classic American homes in 1987
with Tom Hodson, and then Tom
Blythe who retired and it was Jim
for a while. Jim then welcomed
Priscilla and Jorge in as junior
partners. Together they grew the
business with a passion that great
partners and employees can do. In
2011 Jim was honored as the
Builder Member of the Year and
saw daughter Kelly installed as
President of the Association. In
2012 he retired and left to live in
Tinas hometown of Georgetown.
Jims legacy that he leaves is of a
successful builder who constructed
houses, trained generations of
others, and found happiness in his
life, especially with his family. At

Builders
Outlook

www.elpasobuilders.com

the funeral the service was

attended by many from El Paso
including the Classic American
team, Stewart Titles Cindy Bilbe,
Chuy and Isela Marquez and Ray
representing the Association. Prior
to his death he was visited by many
including close friend Tony Mullen,
who made Jim laugh and reminisce
about his life. We will miss Jim but
his loving family agreed that Jim
also loved this Association, and so
Tina and Kelly asked those who
wished to memorialize Jim do so
with a contribution to the El Paso
Association of Builders. We wish to
thank Classic American Homes,
Southwest Land Development, and
Rocky Mountain Mortgage
Company for their generous
memorials in the name of Jim
Sorenson.

National, State & Local Building Industry News

2015: Issue 10

2016: Housing
Recovery to pick
up steam amid
challenges

teady employment and economic growth, pent-up

demand, affordable home prices and attractive
mortgage rates will keep the housing market on a
gradual upward trend in 2016. However, persistent
headwinds related to shortages and availability of lots
and labor, along with rising materials prices are
impeding a more robust recovery, according
to economists who
participated in a National Association
of Home Builders (NAHB) Fall
Construction ForecastWebinar.
This recovery is all about jobs, said
NAHB Chief Economist David Crowe. If
people can get good jobs that pay decent
incomes, the housing market will continue
to move forward.
The good news, Crowe added, is that
total U.S. employment of 142 million is now
well above the previous peak of 138 million
that occurred in 2008.
The one caveat is that job growth has
been concentrated heavily in the service
sector, which tends to pay lower wages
than goods producing jobs.
Meanwhile, home equity has nearly
doubled since 2011 and now stands at
$12.5 trillion.
The single biggest asset in most
peoples portfolio is the home they own,
said Crowe. Thats important because the
primary purchasers of new homes are the
sellers of existing homes. The more equity

Fall Home and

Garden Show
attracts thousands

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The annual Fall Home and Garden show

brought thousands of people into the
Judson Williams Convention Center as the
show kicked off October 9. The throngs of
people were greeted by a very nicely
presented show compliments of the
producer Show Technology out of San
Antonio.
The show featured a spectacular
showcase home by new builder member
Metro Homes. The design of the display
was made to be partially constructed off
site in order to meet the time lines
established for the show. I have to tell you
that even with that additional time we really
hustled to make sure we had a great
product to show, said Fernando Torres of
CTU Metro Homes. Beautiful and elegantly
staged the house became the favorite of
the show winning Best of Show for the
efforts. We are excited to be able to show
off our models to the public and to the real
estate agents because were new to the
market and we think we have a very good
product to offer the consumer, Torres
continued.

they have, the more comfortable they feel

about purchasing a new home.
And while mortgage interest rates are
expected to rise over the near-term,
averaging 4.5 percent in 2016 and 5.5
percent in 2017, Crowe said this is not
expected to have an impact on the housing
recovery. As the economy gets better, job
and wage growth should keep pace. So
even though mortgage rates will rise, they
will still be low by historical standards and
very affordable.

Supply Headwinds
Crowe noted several factors that are
hindering a more robust recovery. Citing an
NAHB survey of its members, 13 percent of
builders reported the cost and availability of
labor was a significant problem in 2011 and
that concern jumped to 61 percent in 2014.
About one-fifth of builders shared the
No doubt that the home brought together
ideas that really made the showcase home
that much more interesting. The process
of actually piecing the walls together,
setting up the floor and the all that goes on
a wall or in the ceiling is not something for
the faint hearted. We were asked by
Habitat for Humanity to donate what we
could from this build, and Im proud that we
could, Torres told the Outlook. The rest of
the showcase was quickly taken to a lot
waiting for some of the frame and other
parts that could be used so to not go to
waste. Overall a very beautiful green
showcase home that will continue to give
for years to come.
The Fall Home and Garden was the only
show of its kind this year since the civic
center was taken over for the Mens
Bowling Championship (ABC). The civic
center turned into a large bowling alley
complete with state of the art lanes. We
run into situations like this when the civic
center or halls we use are the only ones
that can fit our shows, said Tommy Mantini
of Show Technology. We have to be
flexible but then again I know that this year
we would have pent up demand and it
showed during this event.
What impressed many was the carpeted
aisles and the amount of room to
comfortably move around. I thought this
was one of the nicest shows weve had in

same concerns regarding lots in 2011 and

that ratio shot up to 58 percent in 2014.
Concerns over building materials stood
at 58 percent among builders in 2014, up
from 33 percent in 2011.

some time, said Associates Chairman

Sam Shallenberger. We had new displays
and exhibitors and that was a nice thing to
have.
The presenting attraction was the Wall
Wizard, Brian Santos who did several
demonstrations during the three day event.
I really love coming to El Paso and seeing
so many folks for the first time, Brian told
the Outlook. The El Paso Association of
Builders has helped me get other gigs with
other associations and Im grateful for the
recommendation, he continued. Santos,
who has authored several how to books
and is an inventor and innovator for several
companies including Home Depot. My
relationship with Rubber Maid and Home
Depot and Lowes is really a great thing to

Single-Family Continues to Post Gains

Turning to the forecast, NAHB is
projecting 719,000 single-family starts in
2015, up 11 percent from the 647,000 units
produced last year. Single-family
production is projected to increase an
additional 27 percent in 2016 to 914,000
units.
On the multifamily side, production ran at
354,000 units last year, slightly above the
331,000 level that is considered a normal
level of production. Multifamily starts are
expected to rise 9 percent to 387,000 units
this year and post a modest 3 percent
decline to 378,000 units in 2016.
Residential remodeling activity is
forecasted to increase 6.8 percent in 2015
over last year and rise an additional 6.1
percent in 2016.
Continued Page 6

bring to the consumer because I know

whats hot in the world of walls, Santos
said.
Our sincere thanks to CTU Metro Homes
and all the suppliers and the staff of David
Acosta Real Estate. We also owe a debt
of gratitude to the exhibitors who filled the
civic center with good products and lots of
things for the visitor to see. Our Spring
Home and Garden Show is on for March
11-13, 2016. Dont miss this opportunity to
reach potential customers. Visit Show
Technology today at
www.showtechnology.com to get
information on the Spring show.
See More Photos Page 8

Advertise your business to the

home building industry
The Builders Outlook is the official publication of the El
Paso Association of Builders. Our award winning monthly
newspaper is the only publication to target El Paso home
builders and related businesses.
Widely distributed throughout the city and available to
readers online, the Builders Outlook is an important
advertising medium for any business that want to reach
this valuable market.

Call 778-5387 today for

more information

2016 Issue 5

Association
News & Events

13

Builders Outlook

If you have an event or meeting that you would like to share with
EPAB members, please submit your information to:
margaret1@elpasobuilders.com

SODA SPONSOR
UPCOMING
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11:00
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JUNE 24
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JUNE 25 JULY 10
PARADE OF HOMES
ENCHANTED HILLS

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Connect to the El Paso

Association of Builders:
www.elpasobuilders.com

14

Builders Outlook

Associates
Council

2016 issue 5

The law of the land for pre-wiring houses

John Dorney

Associates Council Chair

As a professional in the pre wire

business I try to offer some insight into
what the law says about pre wiring
houses. The information in my article
comes the Texas Department of Public
Safety forums where they respond to
the question, Information on State
requirements for alarm prewire.
Opinions Issued In Response To
Questions From Industry & Public
February 2006 Through April 2016
These opinions are advisory
guidelines intended to inform the
public and the regulated community of
the departments position and to
facilitate voluntary compliance. They
are not binding on the department or
any other law enforcement agency,
and should not be relied on as
authority in support of or defense
against any enforcement action. They
are subject to modification at the
departments discretion.

Alarm System Installation by

Builders, and Pre-Wiring
Feb. 15, 2008
This is in response to a request for
clarification of the departments
interpretation of Section 1702.328(b)
the Private Security Act. Subsection
(b) of Section 1702.328 addresses the
installation of alarm systems by
builders, (residential or commercial)
during construction. This provision
provides in relevant part:
2. a person in the business of
building construction that installs
electrical wiring and devices that may
include in part the installation of a
burglar alarm or detection device if:
A. the person is a party to a contract
that provides that:
i.
the installation will be
performed under the direct supervision
of, and inspected and certified by, a
person licensed to install and certify
the alarm or detection device; and
ii.
the license holder assumes
full responsibility for the installation of
the alarm or detection device; and
B.
the person does not service or
maintain alarm systems, electronic
access control devices, locks, or
detection devices;
This provision allows a builder to
install burglar alarm or detection
devices under certain limited
conditions, perhaps the most
important of which is that the

installation must be supervised and

inspected by a licensed alarm installer.
The builders contract must specify
that the installation is being performed
under these circumstances, and it
must provide that the licensee
assumes responsibility for the
installation. The department would
also interpret this provision as
requiring that the licensee be identified
in the contract.
The department would like to take
this opportunity to address a related
issue that of pre-wiring for alarm
systems. There has been some
confusion within the industry regarding
whether the installation of electrical
wiring that may be utilized by an alarm
system constitutes part of that system

for purposes of regulation. One

source of the confusion is the statutes
use of the term wiring in the
definition of detection device. Tex.
Occ. Code 1702.002(6).
It is the departments position that
only the low-voltage wiring that is
essential and unique to the alarm
system constitutes wiring for
purposes of Section 1702.002(6). The
result is that a license is required for
the installation of electrical wiring that
would not exist but for the alarm
system, and which is not merely
associated with the power supply to
the system.

El Paso Disposal

772-7495

BUILDERS:
Are you searching for customers who are searching for a new home?

Search No More. The

Associaion of Builders has a
NEEU Website, strictly for
NEEU Homes!
The finest builders in the
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brought to you by:

Builders
Outlook

15

2016
Issue 5

6046 Surety Dr. El Paso, TX 79905

915-778-5387 Fax: 915-772-3038

EXECUTIVE OFFICERS

PRESIDENT

Carlos Villalobos

NATIONAL ASSOCIATION OF
HOME BUILDERS
(800) 368-5242

VICE PRESIDENT
Don Rassette

TEXAS ASSOCIATION OF

SECRETARY/TREASURER

BUILDERS

Kathy Parry

(800)252-3625

ASSOCIATES CHAIR

For All Your Electrical Needs

Residential Specialists
Tract Homes Custom Homes

John Dorney

ECECUTIVE VICE PRESIDENT

Ray Adauto

PAST PRESIDENT
Edgar Montiel

Membership Retentiion
Patrick Tuttle

Finance Committee
Kathy Carrillo

Henry Tinajero

ADVISORY TO THE BOARD

Jay Kerr, Firth, Johnston, Bunn & Kerr

James Martinez, Law Office of James Martinez

2015 Builder Member Of The Year

Edgar Montiel

Palo Verde Homes

2015 Associate Of The Year
Interceramic Tile

Bradley Roe

Honorary Life Members

Mark Dyer

Wayne Grinnell

Don Henderson

Chester Lovelady
Cliff C. Anthes
Anna Gill

Antonio Cervantes, BIC Homes

Brad Roe

Leti Navarrete, Dream Homes/Bella Homes

Walter Lujan, Dawco Home Builders

Jason Cullers, Cullers Homes

Samira Gonzalez, ICON Custom Homes

Sal Masoud, DRE Development

Joe Bernal, Employer Benefits Of El Paso

Linda Troncoso, TRE & Associates

Bret Thompson, Foxworth Galbraith Lumber

Ted Escobedo, Snappy Publishing, LLC
Patrick Tuttle, Legacy Real Estate
Sam Trimble, Lone Star Title

Luis Rosas, HUB International

Gilbert Pedregon, GECU

Gregg Davis, First Light FCU

TAB STATE DIRECTORS

Randy Bowling
Greg Bowling

Sam Shallenberger
NATIONAL DIRECTORS

Bobby Bowling IV.

Demetrio Jimenez

Now more than ever,

ElPaso home buyers
are planning for the
future.

E H Baeza

Bud Foster, Southwest Land Development Services

Edgar Garcia, Bella Vista Cutom Homes

Give your customers

the option of the sun

Rudy Guel

Robert Najera, Joseph Custom Homes

Leslie Driggers-Hoard, Homes By Design

915-208-9313
602-708-7560

2015 John Shatzman Award

BOARD OF DIRECTORS

Fernando Torres, CTU Metro Homes

Total Customer
Satisfaction

Past Presidents

Committed to Serve

Greg Bowling

Kelly Sorenson
Mark Dyer

Mike Santamaria

Bobby Bowling, IV
Rudy Guel
Anna Gil

Bradley Roe

John Cullers

Bob Bowling, III

Doug Schwartz

Hershel Stringfield

Randy Bowling
Robert Baeza

Edmundo Dena
Pat Woods

EPAB Mission Statement:

The El Paso Association of Builders is
a federated professional organization
representing the home building
industry, committed to enhancing the
quality of life in our community by
providing affordable homes of
excellence and value.
The El Paso Association of Builders
is a 501C(6) trade organization.
2015 Builders Outlook
is published and distributed for the
El Paso Association of Builders
by Ted Escobedo, Snappy Publishing, LLC
ted@snappypublishing.com
El Paso Texas 915-820-2800

Border Solar can help

you oer your
customers solar power
as a sensible
alternative.
Crossing to CleanEnergy

7365 Remcon Circle

El Paso, TX 79912
(915) 6134168

The future starts

today.
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