Victoria Bismark Farm CPC Questions.pdf
Page 1 of 3 Pioneer Valley Habitat for Humanity Responses 10/14/2022
Victoria Bismark Farm CPC Questions
Q: Given the volatility of the costs of construction materials, are cost
estimates accurate?
Recent volatility in construction material costs has affected the costs of our construction projects. Our average
cash direct construction costs (not including in kind, soft costs or land) was $108k in 2015-2018, but has
increased in 2020-2022 to $161k. We are anticipating additional increases in expenses for Victoria Bismark Farm
and have included that in our budget of $188k for direct cash construction costs. Victoria Bismark Farm also is
likely to have higher site work costs than our most recent projects due to the site being heavily wooded.
Cash construction costs per unit - no soft costs, closing costs, in kind, or land expenses
2015-2018 Average Const Cost 108,263
2020-2022 Average Const Cost (without modular homes) 162,349
2020-2022 Average Const Cost (with modular homes) 185,870
Cash construction cost budget for Victoria Bismark Farm per unit 187,850
Notes: The 2019 build at 1 Garfield Ave was excluded because it was a 1 bedroom Some of the past units were duplexes, # are using the per unit cost Our most expensive building projects in recent years were modular homes
Cost comparisons of projects over the last three years reveal an increase in cost of lumber of more than 200%.
However, with discounts and in-kind contributions our overall cash construction costs remained fairly steady
during that same period. The VBF budget assumes that we will continue to successfully secure the same
discounted and in-kind contributions even as costs will likely continue to rise.
Most recent build cash cost comparison New Home
Completed
2022
Average 2020-
2021 (no mods)
Comparison
% 2022 home vs. three homes built in 2020 and 2021
Division 1 - General Requirements Div1 - Construction Oversight 8,019 7,490 107%
Div1 - Miscellaneous 1,090 3,885 28% Div1 - Permits & Taxes 2,290 2,924 78%
Div1 - Reoccurring 3,678 3,061 120%
Total Div1 - General Conditions 15,077 17,360 87%
Division 2 - Site construction 37,224 44,579 84%
Division 3 - Concrete 8,467 9,136 93%
Division 6 - Wood & Plastics Div6 - Rough Carpentry & Interior Trim 26,284 13,064 201%
Div6 - Other - Cabinets and tops 2,702 2,981 91%
Total Div6 - Wood & Plastics 28,987 16,045 181%
Division 7 - Thermal & Moisture Div7 - Exterior Siding & Trim 4,761 3,425 139% Div7 - Insulation 10,873 8,626 126%
Div7 - Roofing & Sealing & Gutters 3,446 2,004 172%
Total Div7 - Thermal & Moisture 19,079 14,055 136% Division 8 - Doors and Windows 6,563 7,828 84%
Division 9 - Finishes Div9 - Drywall 8,282 6,388 130% Div9 - Flooring 2,753 4,247 65%
Div9 - Paint 818 640 128%
Total Div9 - Finishes 11,854 11,275 105%
Division 13 - Specialties - 2,101 Division 15 - HVAC & Plumbing Div15 - HVAC 12,850 12,142 106%
Div15 - Plumbing 6,501 10,959 59%
Div15 - Mechanical Total Division 15 - HVAC & Plumbing 19,351 23,101 84%
Division 16 - Electrical 15,761 12,971 122% PV - 5,000 0%
Total Div 16 - Electrical 15,761 17,971 88% Homeowner Allowance (Appliances) 197 2,863 7%
Subtotal Direct Construction Costs with Gen Req 162,559 162,279 100%
Q: Can you provide additional info as CPC funded Habitat houses in
Northampton.
Pioneer Valley Habitat for Humanity has built 50 homes in Hampshire and Franklin Counties since 1989 – with 23
of those home in Northampton! The city’s proactive land acquisition and CPC support has helped make this
possible. Recent CPC funding for Habitat projects has included:
• Broughton’s Meadow Homes: Three homes under construction now, $120,000 total award
• Glendale Rd Lot 1: One home completed in 2021, $30,000 total award
• Glendale Rd Lots, 2, 3, & 4: Three homes completed in 2020, $60,000 total award
• 1 Garfield Ave: One home completed in 2019, $20,000 total award
Q: The application indicates that "We do not think it would be consistent with
our affirmative fair housing plan to give priority to Northampton residents,
but we will conduct marketing in Northampton to encourage applications
from Northampton residents." Has this been the case with past Habitat
project requests? Are there other precedents for waiving this criteria?
Pioneer Valley Habitat for Humanity has not had a local preference for city residents in any of our projects in the
last 10 years (or ever to my knowledge, but earlier records are harder to locate). This has been our practice not
just in Northampton, but in surrounding communities.
The Department of Housing and Community Development (DHCD) 40B Comprehensive Permit guidelines include
a possible provision for local preference, but it is not required so no waiver was required. If a local preference is
requested by a municipality then an analysis must be made to determine if a disparate impact will be made on
minority populations before a local preference is allowed. This request for a local preference must be made at
the time that the developer applies for a comprehensive permit or the city applies for a “Local Action Unit” to be
approved by DHCD.
The city of Northampton has submitted a Local Action Unit application to DHCD and the final regulatory
agreement between the city, DHCD and PVHH is in the process of being executed and recorded in the registry of
deeds. A local preference was not included in the application and can not be added at this time. The initial local
action was the donation of the land for this project by the city.