Ellis Custom Homes, serving the Smith Mountain Lake area. Building trust one home at a time!

  • Smith Mountain Lake
    66 Builder's Pride Dr
    Hardy, VA
    540-912-0112

cort, Author at Ellis Custom Homes

When it comes to your home’s exterior, the choices you make today will impact curb appeal, maintenance, and value for decades to come. Understanding the real differences between siding options helps you make informed decisions that align with your priorities and lifestyle.

Vinyl Siding: Why Thickness Matters

Not all vinyl siding is created equal. While many builders default to thin, builder-grade vinyl siding (typically .035″-.040″ thick), quality builders specify premium options with thicker gauges. According to the American Society for Testing and Materials (ASTM D3679), vinyl siding must meet minimum thickness requirements of .035″.

At Ellis Custom Homes, we use Mastic CarvedWood•44 at .044″ gauge as our standard—well above minimum requirements. This premium product from Mastic (part of the Ply Gem portfolio) delivers exceptional performance through its carefully engineered specifications.

Why We Choose Mastic CarvedWood•44

Superior Engineering Features:

  • Premium .044″ Thickness: 25% thicker than builder-grade options for superior rigidity and impact resistance
  • Enhanced Shadow Lines: Full 5/8″ lap projection creates deep, authentic wood-grain appearance
  • Wind Resistance: Rated for winds up to 153 mph (Standard DP of 56 PSF)
  • Color Technology: Rich color throughout the panel virtually eliminates appearance of nicks and scratches
  • Locking System: Wider mechanism provides more contact area for secure, precise installation

The SolarDefense Advantage

Nine CarvedWood•44 colors feature Mastic’s exclusive SolarDefense Reflective Technology™, which protects darker colors from UV damage. This technology comes with an industry-leading “No Fade, No Distortion Promise”—allowing homeowners to choose deep, rich colors without worrying about warping or fading.

See How Thickness Affects Quality

.035″ .040″ .044″ .046″
.035” Thickness
Below Standard
Wind Resistance
Poor
Impact Resistance
Minimal
Surface Quality
Rippling Visible
Color Options
Limited
A Helpful Touch Test: While not an industry standard, many homeowners find this tip useful: Press gently on siding between the studs. Quality siding feels solid with minimal flex, while thinner options have a hollow feel and visible deflection. This can help you evaluate installed siding quality.

The Mastic V.I.P. Limited Lifetime Warranty

Our choice of Mastic CarvedWood•44 is backed by one of the industry’s strongest warranties—the V.I.P. Limited Lifetime Warranty. This comprehensive coverage is fully transferable to subsequent homeowners, adding value to your investment. Mastic’s 80+ year legacy in home exteriors stands behind every panel we install.

The difference between .035″ and .044″ is just .009″ (less than three business cards), but this 25% increase in thickness delivers significantly better performance, allowing for deeper shadow lines, better wind resistance, and the ability to produce deep, dark colors without warping.

Installation: The Invisible Deal-Breaker

Even the best siding fails with poor installation. The difference between professional installation and a rushed job becomes obvious after just a few years.

Critical Installation Details

  • Proper nailing patterns that allow for expansion and contraction
  • Correct overlap and gap specifications
  • Professional handling of corners and trim interfaces
  • Meticulous flashing around windows and doors
  • Crews that follow manufacturer specifications
The Drive-By Evaluation Tip: While not a formal inspection method, experienced contractors suggest this helpful approach: Drive through neighborhoods built 5-10 years ago by builders you’re considering. Look for straight siding lines, consistent color, intact caulk lines, and overall crisp appearance despite weather exposure. Quality installation shows its worth over time.

LP SmartSide vs. James Hardie

In neighborhoods where vinyl isn’t permitted, LP SmartSide and James Hardie fiber-cement become the primary options. According to manufacturer specifications, here’s how they compare:

Feature LP SmartSide James Hardie
Weight 1/3 lighter, easier install Heavy, requires more crew
Cutting Standard blades, no dust Special tools, silica dust
Warranty 50-year (5-year full, then prorated) 30-year non-prorated
Flexibility Resists cracking Rigid, can crack
Priming All 6 sides factory-primed Field cuts need priming
Pricing** 50-100% more than vinyl 60-120% more than vinyl

**Pricing varies significantly by region, project complexity, and installer. These are general ranges compared to premium vinyl siding.

Hidden Cost Consideration: Fiber-cement trim typically costs significantly more than vinyl or PVC trim options. This difference can impact your overall project budget, so discuss trim specifications with your builder.

Moisture Management: The Hidden Critical Factor

Behind every siding job is a moisture management system that determines whether your walls stay dry for decades. More siding failures result from water infiltration than from the siding material itself.

What Quality Builders Include:

  • Proper water-resistive barriers (Ellis Custom Homes uses ZIP System® sheathing)
  • Complete flashing at all penetrations
  • Drainage gaps behind siding
  • Careful sealing where materials meet
  • Foundation protection (including waterproofing and drainage systems)
Red Flag: When interviewing builders, ask about moisture management. Professionals will enthusiastically explain their methods. Hesitation or vague answers are warning signs.

The Evolution Away from Brick

While brick remains a quality material, market data shows changing preferences in new construction. According to the Census Bureau’s Characteristics of New Housing, vinyl siding leads at approximately 26% of new homes, with fiber cement at 21%, and brick/stone declining to around 20%. This shift reflects evolving priorities:

  • Design Flexibility: Painted siding allows color updates every 10-15 years
  • Cost Considerations: Similar price to premium siding without flexibility
  • Architectural Trends: Modern styles favor clean lines and mixed materials
  • Maintenance Reality: Repointing, efflorescence cleaning, crack repair needed
  • Labor Market: Skilled masonry contractors becoming less available in many areas

Where Brick Still Makes Sense

  • Accent wainscoting on front elevations
  • Columns and architectural features
  • Foundation-level applications
  • Mixed with siding for visual interest

Maintenance Expectations

No siding is truly maintenance-free forever. Premium products simply extend the time between maintenance and look better longer. These are general guidelines—actual maintenance schedules vary based on climate conditions, installation quality, and exposure:

Premium Vinyl (.044″+) – Mastic CarvedWood•44

Typically requires washing every 2-3 years. May need individual panel replacement after severe storms. The V.I.P. Limited Lifetime Warranty covers manufacturing defects. Expected lifespan: 30-50+ years depending on installation quality and conditions.

LP SmartSide or Hardie

Generally requires repainting every 10-15 years in our climate. Re-caulking needed as materials age. Field cuts require special attention. Expected lifespan: 30-50+ years with proper maintenance.

Brick

Repointing mortar joints typically needed every 20-30 years. Efflorescence cleaning as needed. Crack repairs vary by settling. Can last 100+ years with proper maintenance.

Warranty Reality: Manufacturer warranties only cover product defects, not installation issues. Many are prorated, require proof of proper maintenance, don’t cover labor after initial years, and exclude damage from extreme weather events. Always read warranty details carefully.

Energy Efficiency Considerations

While siding primarily protects your home’s structure, it also impacts energy efficiency. Here’s how different materials compare:

Insulated Vinyl Siding

Can increase R-value by 2.0-5.0 when foam backing is added. Studies show potential energy savings of 10-20% compared to non-insulated options.

Fiber Cement (Hardie/LP SmartSide)

Minimal inherent insulation value (R-value approximately 0.50). Requires proper installation with house wrap and air gaps for best thermal performance.

Brick

Provides thermal mass but limited insulation (R-value around 0.80). Benefits from its ability to absorb and slowly release heat.

Note: Your home’s overall energy efficiency depends more on wall cavity insulation, air sealing, and window quality than siding choice alone. However, proper siding installation prevents air infiltration, which significantly impacts energy costs.

Environmental Impact & Sustainability

Increasingly, homeowners consider environmental factors when choosing siding:

Vinyl Siding

Made from PVC, which has improved manufacturing processes in recent years. Can be recycled through specialized programs—ask your installer about recycling old vinyl siding. Lifespan of 30-50 years means less frequent replacement.

LP SmartSide

Made from engineered wood products using fast-growing trees and wood strands. Uses zinc borate treatment instead of more toxic preservatives. Renewable resource, though requires repainting over its lifetime.

James Hardie

Contains sand, cement, and cellulose fibers. Manufacturing is energy-intensive but the 50+ year lifespan offsets initial impact. Non-combustible nature can reduce fire spread in communities.

Brick

Extremely durable (100+ year lifespan) but energy-intensive to manufacture. Can often be reclaimed and reused. Natural clay material returns to earth without toxicity.

Virginia Climate Considerations

Our hot, humid climate brings unique challenges that make proper material selection and installation critical. This is precisely why Ellis Custom Homes standardizes on Mastic CarvedWood•44:

  • UV Protection: SolarDefense technology prevents fading on south/west walls
  • Wind Resistance: 153 mph rating exceeds Virginia’s storm requirements
  • Moisture Resistance: Engineered formulation resists warping in high humidity
  • Temperature Stability: .044″ thickness handles expansion/contraction without buckling
  • Impact Resistance: Superior thickness protects against hail and debris

Mastic’s exclusive formulation and manufacturing process creates panels that are specifically engineered to handle temperature extremes and humidity—critical factors in Virginia’s climate where summer temperatures can exceed 95°F with high humidity, while winter can bring freezing conditions.

Making Your Decision

If You Want Best Value

Premium vinyl (.044″ minimum) offers the best balance of appearance, durability, and maintenance. Ellis Custom Homes’ standard—Mastic CarvedWood•44—represents this premium category, providing peace of mind through superior engineering and comprehensive warranty protection.

If Vinyl Isn’t Allowed

LP SmartSide edges out Hardie for most homeowners. Better warranty terms, easier installation, more flexibility. Just plan for repainting every 10-15 years.

If Comparing Builders

Focus on specific product names and thicknesses, not vague specifications. Quality builders like Ellis Custom Homes will proudly share exact products (like Mastic CarvedWood•44) and explain why they chose them. Ask about:

  • Exact siding thickness and brand specifications
  • Wind resistance ratings for your area
  • Warranty details and transferability
  • Installation crew certification and experience
  • Complete moisture management systems
Red Flags When Builder Shopping:
  • Vague specs using “or equivalent” without defining standards
  • Reluctance to put specific product names and thicknesses in writing
  • Only showing brand-new homes or renderings
  • Unable to explain their moisture management approach
  • No clear warranty on workmanship

The Bottom Line

Your home’s exterior is your first defense against weather, your biggest maintenance factor, and a major component of value. Focus on thickness for vinyl (minimum .044″), understand real costs including trim, and ensure your builder knows how to keep water out.

View Our Complete Specifications

Additional Resources

When you’re choosing a builder for your dream home, the decisions made during the structural phase will impact your daily life for decades to come. At Ellis Custom Homes, we’ve made engineered floor truss systems a standard feature in every home we build – not as an upgrade or premium option, but as the foundation of our commitment to quality construction.

What Are Engineered Floor Truss Systems?

Engineered floor trusses are precisely manufactured structural components that replace traditional solid lumber floor joists. These trusses consist of top and bottom chords connected by a web of diagonal and vertical members, creating an incredibly strong yet lightweight framework. Each truss is computer-designed and factory-built to exact specifications, ensuring consistent quality and performance that simply can’t be achieved with conventional stick-built framing.

Unlike dimensional lumber that can vary in strength and moisture content, every engineered truss meets strict manufacturing standards. The result is a floor system that’s stronger, more consistent, and more reliable than traditional construction methods.

The Ellis Homes Advantage: Why We Choose Engineered Trusses

Unmatched Strength and Span Capabilities Engineered floor trusses can span greater distances without support posts or beams, giving you more open floor plans and design flexibility. This means fewer load-bearing walls, larger rooms, and the freedom to modify your layout in the future without structural concerns.

Superior Dimensional Stability Traditional lumber shrinks, warps, and settles over time, leading to squeaky floors, nail pops, and uneven surfaces. Engineered trusses are manufactured with kiln-dried lumber and engineered connections that minimize movement, keeping your floors level and quiet for years to come.

Built-in Utility Passages The open web design of floor trusses creates natural pathways for plumbing, electrical, and HVAC systems. This eliminates the need to drill holes through structural members, maintaining the integrity of your floor system while making future maintenance and upgrades easier and more cost-effective.

Faster, More Precise Installation Because trusses are pre-manufactured to exact specifications, our crews can install your floor system more quickly and accurately than traditional methods. This precision translates to a better-built home and helps us maintain our construction timeline commitments.

Real-World Benefits for Homeowners

Quieter Living Spaces The engineered design and precise manufacturing of floor trusses significantly reduces floor squeaks and vibrations. You’ll notice the difference when walking across your floors, especially in two-story homes where sound transmission between levels is minimized.

Long-Term Value Protection A home built with engineered floor trusses maintains its structural integrity better over time. This means fewer callbacks for floor issues, reduced maintenance costs, and better resale value when it’s time to move.

Design Flexibility Whether you want a grand foyer with soaring ceilings, an open-concept kitchen and living area, or a bonus room above the garage, engineered trusses give our architects and designers the structural freedom to create the spaces you envision.

Energy Efficiency The consistent dimensions and tight construction possible with engineered trusses contribute to better overall home performance. Properly installed floor systems reduce air leakage and thermal bridging, helping your home stay more comfortable while reducing energy costs.

The Ellis Commitment to Quality

At Ellis Custom Homes, we don’t cut corners on the components you can’t see. While some builders treat engineered floor systems as an expensive upgrade, we’ve made them standard because we believe every family deserves the benefits of superior construction technology.

Our engineered floor trusses are sourced from certified manufacturers and installed by experienced crews who understand the importance of proper handling and installation. We also coordinate closely with our other trades to ensure that utilities are routed through the truss system correctly, maintaining both structural integrity and system performance.

Making the Right Choice for Your Family

When evaluating builders, ask about their floor systems. Many builders still rely on traditional methods because they’re cheaper upfront, but this short-term savings often leads to long-term problems. At Ellis Custom Homes, we invest in engineered floor trusses because we build homes that our clients will love for decades, not just during the first few years.

The difference between a house and a home often lies in the details you can’t see. Our engineered floor truss systems represent our commitment to building homes that perform better, last longer, and provide the solid foundation your family deserves.

Ready to learn more about the Ellis Custom Homes difference? Contact our team to schedule a consultation and see how our commitment to superior construction can benefit your family’s new home project.

At Ellis Custom Homes, we believe that quality construction starts with the right foundation. Our engineered floor truss systems are just one example of how we go beyond industry standards to deliver homes that exceed expectations.

Framing is the structural core of a home. It involves assembling a carefully measured and cut network of lumber that defines the shape and support of every room. Once the foundation is cured, framing is the first major step where your home moves from a set of plans into physical form. From floor joists and subfloors to wall studs, headers, and roof trusses, framing creates the structure that every other system relies on.

In the stick-built homes, like those we construct throughout southwestern Virginia, framing is done on site using a combination of traditional dimensional lumber and engineered wood products. Every board has a structural purpose and must be installed with care and precision.

The Framing Process at a Glance

We begin by anchoring pressure treated sill plates to the top of the foundation walls. This creates the base of the structure and helps protect against ground moisture. From there, floor systems are built using engineered or dimensional joists, carefully spaced for strength and stability, then topped with a moisture resistant subfloor.

Wall framing comes next. Using kiln dried whitewood studs, we frame both the interior and exterior walls. Studs are spaced 16 inches on center to ensure consistent strength and predictable finish work. Structural headers are installed above all door and window openings to carry the load of the walls above.

After the walls are in place, roof trusses are installed and tied into the structure to form a stable and consistent roof system. Exterior walls and roof surfaces are then sheathed with OSB panels to increase rigidity and create a uniform base. Once that’s complete, a weather resistant house wrap is applied to protect the structure from moisture, air, and seasonal changes.

Setting Realistic Expectations: What Defines Quality Framing

Customers walking through a newly framed home often notice minor imperfections such as knots, slight bends, or pencil marks on the lumber. Before understanding framing thoroughly, you might naturally focus on these cosmetic details. It is important to recognize that minor imperfections like these are completely normal and have no bearing on structural quality or durability. Lumber is not furniture grade material and is chosen specifically for strength rather than visual perfection.

To help clarify, here’s what quality framing is not:

Instead, quality framing is defined by structural integrity and precision construction. What genuinely matters includes:

By clearly distinguishing between minor cosmetic imperfections and true indicators of structural quality, you can confidently trust that your home’s framing provides lasting durability and value.

Built for the Southwest Virginia Climate

Framing in this region must handle heavy seasonal changes including snow, summer humidity, and strong winds. Builders like us, frame with these factors in mind. Moisture resistant subfloors and properly wrapped sheathing help prevent mold and warping. Roof trusses and wall systems are braced and anchored to meet local wind load requirements. We also use framing practices that allow for proper insulation and ventilation, giving each home a stronger foundation for comfort and efficiency.

Why Framing Quality Matters in the Long Run

Framing determines how your home looks, feels, and functions for decades. Squeaky floors, cracked drywall, and doors that stick are often results of poor framing practices. When framing is done well, these issues are avoided. Your home feels solid. Your finishes remain aligned. You enjoy a quieter, sturdier, more durable structure from day one. Understanding that small cosmetic imperfections don’t reflect framing quality helps homeowners appreciate the true measures of long-term home value and performance.

Built Right from the Start

At Ellis Custom Homes, framing is never just another step. It’s the foundation of your home’s structural integrity, and we treat it like that. We use quality materials, trusted techniques, and a disciplined building process to ensure the frame behind your walls holds up to everything life brings. By understanding the true factors of quality framing, you can confidently trust your investment, long after we’ve finished constructing it.

Building a custom home is an exciting and rewarding journey – an opportunity to bring your vision to life and create a home that truly reflects your style, needs, and dreams. However, the process can also feel overwhelming, and missteps along the way may lead to costly delays, unexpected expenses, and frustration.

Successfully navigating these challenges requires careful planning, clear communication, and a strong partnership with your builder. At Ellis Custom Homes, we pride ourselves on guiding our customers through every step of the process, ensuring a smooth and enjoyable building experience. We believe that trust, open communication, and collaboration are the foundation of a successful project.

Below are some of the most common pitfalls that can complicate the building process—along with tips on how to avoid them.

1. Making Too Many Changes During Construction

One of the biggest pitfalls in the custom home-building process is making frequent changes once construction has begun. While it’s natural to refine your vision during the process, making changes mid-construction can lead to delays, increased costs, and logistical complications. Even minor changes can impact material orders, subcontractor schedules, and permitting requirements.

Builders like us understand that sometimes changes are necessary, and we always strive to find solutions that are as cost-effective and time-efficient as possible. Our team works closely with you to evaluate any requested modifications and determine the best approach to minimize disruption while still achieving your vision. We prioritize detailed planning upfront to help minimize the need for changes once construction begins.

Challenges It Can Create:

How to Avoid Them:

2. Being Too Involved During the Building Phase

While it’s important to stay informed and engaged throughout the process, micromanaging every detail can lead to unnecessary stress and even slow down progress. Remember, you’ve hired your builder for their professional expertise and industry knowledge—they have the experience to navigate challenges and ensure the best possible outcome for your home. A custom home is one of the biggest investments most people will ever make, but that doesn’t mean you should approach it differently than any other major purchase. Just as you wouldn’t micromanage a doctor performing surgery or a mechanic repairing your car, it’s essential to trust the professionals you’ve chosen for this project.

Builders follow a structured workflow, carefully coordinating subcontractors, materials, and timelines. While asking questions and staying engaged is important, excessive involvement can inadvertently create inefficiencies, disrupt the process, and ofteneven lead to unnecessary delays. A strong working relationship with your builder—one built on trust, open communication, and mutual respect—will ultimately lead to the best outcome for your home.

Challenges It Can Create:

How to Avoid Them:

3. Underestimating the Budget

One of the biggest challenges homeowners face when building a custom home is accurately estimating the total cost. Many assume that once the initial plans are set, costs will remain fixed, but without a clear understanding of all potential expenses, unexpected surprises can quickly arise. Site preparation, permits, utility connections, and material price fluctuations can add up, leading to financial strain and difficult compromises. Additionally, it’s easy to get carried away with upgrades and premium finishes that push the budget beyond what was originally planned.

This is why upfront pricing and a well-defined contract price are critical. A detailed, transparent pricing structure helps eliminate guesswork, ensuring you have a realistic expectation of the full investment before construction begins. Without this clarity, homeowners can find themselves facing unexpected expenses that stretch their budget or force them to cut corners in areas that matter most. At Ellis Custom Homes, we prioritize upfront pricing to help homeowners confidently plan their budget and avoid financial stress. By outlining costs from the beginning, we help prevent surprises and ensure your dream home remains both achievable and financially feasible.

Challenges It Can Create:

How to Avoid Them:

4. Underestimating How Your Lot Affects Costs and Design

Your lot plays a significant role in the design and overall cost of your home. It’s not just a piece of land—it’s the foundation for your vision, and its characteristics can impact everything from construction feasibility to budget. Factors such as topography, soil conditions, drainage, and access to utilities can introduce unexpected costs and design limitations. Additionally, many developments – especially in communities around Smith Mountain Lake – have HOA guidelines, zoning restrictions, and architectural requirements that can dictate aspects like home size, exterior materials, and setbacks. Without proper evaluation and planning, these factors can lead to costly surprises, delays, and design limitations that may alter your original vision.

Challenges It Can Create:

How to Avoid Them:

A Smooth Build Starts with the Right Team

Building a custom home is more than just a project – it’s the chance to create a space where your life will unfold, where memories will be made, and where every detail reflects your vision. It doesn’t have to be overwhelming when you have the right builder by your side. By avoiding these common mistakes and working with a team you trust, you can bring your dream home to life—without unnecessary stress.

One of the most important factors in a smooth, enjoyable building experience is trusting your builder. Just as you would rely on a doctor or mechanic for their expertise, you should feel confident in your builder’s knowledge, experience, and structured process. When you trust the professionals you’ve chosen, you can focus on the excitement of your new home rather than the day-to-day complexities. A builder who values clear communication, proactive planning, and transparency will ensure your journey is as rewarding as the finished home itself.

At Ellis Homes, we guide homeowners through every phase of the process, from lot selection to final construction. We understand that this isn’t just about building a house – it’s about building your future. With upfront pricing, expert planning, and deep knowledge of Smith Mountain Lake and surrounding communities, we help you navigate challenges before they become costly setbacks. Our goal is to bring your vision to life exactly as you imagined, with quality, care, and craftsmanship you can trust.

Get Started Today

If you’re ready to start your journey toward the home you’ve always dreamed of, we’re here to help. Let’s work together to create a home that not only meets your needs but exceeds your expectations. Reach out to today, and let’s make your dream home a reality – without the headaches.

When planning a custom home, curb appeal is often the first thing homeowners focus on. After all, the front of your home is what visitors, neighbors, and passersby see first. While a well-designed front elevation creates a strong first impression, exceptional home design doesn’t stop at the front door. 

A thoughtfully designed home considers all sides, ensuring that every angle – front, back, and sides – is both aesthetically pleasing and functional. Whether you’re viewing your home from the street, your backyard, the driveway, or even from inside looking out, each elevation plays a crucial role in the overall design, balance, and usability of the home. 

The Importance of 360-Degree Design 

A well-designed home should feel intentional and cohesive from every angle. When the front receives all the attention while the sides and back are left plain, the overall structure can feel unbalanced or incomplete. 

Homeowners and guests interact with a home in many ways – walking the property, strolling through the neighborhood, pulling into the driveway, or spending time in the yard. Even routine tasks like mowing the lawn, tending to landscaping, or servicing HVAC units draw attention to the side elevations. These areas may not always be the focal point, but they contribute to the home’s overall character and curb appeal and should feel just as intentional as the front. 

To create a well-rounded design, maintain consistency in materials and colors, thoughtfully place windows for natural light and balance, incorporate landscaping to enhance the exterior, and ensure every elevation includes details that complement the rest of the home. A cohesive approach results in a home that feels complete, well-proportioned, and harmonious from every perspective. 

Rear Elevation: More Than an Afterthought 

The back of your home is more than just a place for a deck or patio – it’s often where you spend the most time outdoors. Whether you’re sipping coffee on a covered porch, hosting a barbecue, or simply enjoying the view, the rear elevation should feel just as intentional as the front. 

A well-designed rear elevation enhances livability, functionality, and architectural character, creating a seamless transition between indoor and outdoor spaces. Large windows and glass doors maximize natural light and strengthen the connection to the outdoors. Multi-level decks, patios, and covered porches not only add architectural interest but also improve usability. Maintaining consistency in materials and colors ensures that the back of the home blends harmoniously with the overall design. 

Even a simple rear elevation can feel thoughtfully designed with strategic detailing, landscaping, and complementary outdoor elements. 

Side Elevations: Enhancing Visual Appeal and Functionality 

Side elevations are often overlooked, yet they play a crucial role in a home’s overall design. Visible from driveways, neighboring lots, and sometimes public streets, they should feel balanced and thoughtfully designed. Well-placed windows, consistent materials, and subtle architectural details prevent large, flat expanses from looking unfinished. Even simple enhancements like landscaping, decorative trim, or small roofline variations can add depth and character, ensuring the home looks complete from every perspective. 

Clean, streamlined side elevations can still be visually engaging with carefully placed windows, subtle architectural elements, and landscaping that softens the exterior. Well-proportioned windows enhance symmetry and natural light, while consistent materials and trim create a seamless flow between elevations. Small design choices, such as adjusting rooflines or incorporating side entrances, can add both practical benefits and architectural interest. 

For homes with simpler side elevations, enhancements don’t need to be elaborate. A balanced, well-planned design with a few intentional details can make a significant impact. 

Material and Detail Consistency Across All Elevations 

One of the biggest mistakes in home design is overloading the front elevation with details and leaving the rest of the home plain. While the front entrance naturally demands attention, the other sides should still feel polished and well-integrated. 

Using consistent materials – whether it’s siding, stone, brick, or trim – helps create a harmonious appearance. Even if budget constraints mean premium materials can’t be used on all sides, thoughtful color coordination and detail placement can elevate the overall aesthetic. 

Design strategies for a cohesive look include carrying the same siding, brick, or trim elements across all elevations, ensuring exterior paint colors are complementary, and using landscaping or hardscaping to enhance and frame the home’s overall design. Even subtle, cost-effective enhancements can prevent a home from feeling one-dimensional. 

The Resale Value and Longevity of Thoughtful Design 

It is widely recognized in real estate and home design that homes with balanced architecture, thoughtful window placement, and consistent material choices tend to hold their value better and attract future buyers. A cohesive exterior not only enhances curb appeal but also signals quality craftsmanship, making the home more desirable in the long run. 

Potential buyers appreciate homes that feel complete and intentional. Cohesive design prevents the need for costly exterior updates later. Homes with well-designed outdoor spaces and attractive rear elevations are often more desirable because they maximize both aesthetics and functionality. 

For homeowners planning to stay long-term, investing in well-rounded design ensures lasting satisfaction and pride of ownership. 

Final Thoughts: A Home That Stands Out from Every Angle 

A well-designed home isn’t just about first impressions – it’s about lasting appeal. Whether viewed from the street, the driveway, the backyard, a walking path, a neighboring lot, or the lake, every angle of a home should feel deliberate, cohesive, and refined. 

At Ellis Custom Homes, we specialize in designing homes that are both functional and visually appealing from every perspective. Whether you prefer a classic, timeless look or a more modern style, we focus on architectural balance, thoughtful material selection, and seamless integration of indoor and outdoor spaces. 

Ready to build your home? Contact us today! 

Smith Mountain Lake is not just a stunning location for your dream home, it’s also a vibrant collection of developments and communities, each with its own unique charm and set of rules for new home construction and design. Whether you envision a tranquil lakeside retreat or something in one of the area’s golf home communities, understanding the development rules is a crucial part of the building process. Our team at Ellis Custom Homes, brings substantial knowledge of the many communities throughout the area, having built homes or evaluated lots in the majority of them. We have the expertise to navigate the complexities of these HOAs, helping you create a home that aligns with your vision while adhering to any specific building requirements.

The Foundation of Development Rules: Understanding Covenants, Conditions & Restrictions (CC&Rs)

CC&Rs are the legally binding rules that govern how properties within a development can be used and modified. These rules are typically outlined in the governing documents of a homeowners’ association (HOA) or development authority. They exist to maintain uniformity, protect property values, and ensure that the community retains its unique character.

Here’s a quick breakdown:

CC&Rs are crucial because they provide a framework for maintaining the aesthetic and functional integrity of the community. While they can initially seem restrictive, they play a vital role in preserving property values and ensuring that the neighborhood retains its charm for years to come.

How CC&Rs Shape Your Home Design

Every development around Smith Mountain Lake has its own set of CC&Rs that can affect your home design. These rules might regulate:

These rules are not just about limitations; they’re about fostering a harmonious environment where every home contributes to the overall appeal of the community. Whether it’s requiring consistent rooflines or preserving natural views, CC&Rs ensure the development remains a place of beauty and pride.

Architectural Control Guidelines: A More Detailed Blueprint

In addition to CC&Rs, many developments enforce Architectural Control Guidelines (ACGs) or require approval from a Design Review Board (DRB) for new builds or modifications. These guidelines delve deeper into the specifics of design and construction, focusing on ensuring architectural harmony and consistency. For example:

Navigating ACGs often requires careful planning and attention to detail. Homeowners may need to submit plans for approval, detailing every aspect of the proposed design. This process can be time-consuming, but it’s essential for maintaining the integrity of the community’s aesthetic.

Why Choose Ellis Custom Homes for Your Smith Mountain Lake Project?

Smith Mountain Lake’s developments are numerous and diverse, each offering a unique set of CC&Rs and ACGs. Navigating these rules can be daunting, especially if you’re unfamiliar with the area. That’s where our team can guide you, by bringing an in-depth knowledge of the specific requirements for the many developments in and around Smith Mountain Lake. Here’s how we can help:

  1. Community Insights: We’re familiar with the nuances of most developments, helping ensure that your design aligns correctly with each one’s unique requirements and building regulations. Whether it’s understanding setbacks in one community or roof height limits in another, we can provide expert guidance on it.
  2. Expert Guidance: From architectural planning to material selection, we provide tailored recommendations to help you meet all CC&Rs and ACGs with as little headache as possible. Our team will work closely with you to ensure every detail of your home—from the foundation to the finishing touches—complies with the requirements.
  3. Approval Process: We’ll assist you in preparing and submitting your plans to HOAs or DRBs, saving you time and avoiding potential roadblocks. Our expertise ensures that the process is as smooth and efficient as possible.
  4. Customized Solutions: Whether you’re dreaming of a modern lake house or a classic family retreat, we’ll work with you to bring your vision to life within the parameters of your chosen community. We believe every home should reflect its owner’s personality while complementing its surroundings.
  5. Budget Clarity: Understanding how CC&Rs and ACGs affect your budget is essential to avoiding surprises. We’ll guide you through the costs associated with adhering to these rules, including required materials, design modifications, and approval fees. By addressing these factors upfront, we help you plan your build with confidence and avoid misunderstandings that can lead to costly delays. 

Additional Considerations When Building at Smith Mountain Lake

Building at Smith Mountain Lake comes with additional opportunities and challenges that make expert guidance invaluable. For example:

Aside from the restrictions you see in the Covenants, there are several subdivisions with the phrase, “Developer has final approval of all plans”. What this means is that the developer can require changes to the plans themselves, material specifications well above those listed, or the exact location of the home on the site. In the past, these unlisted requirements and substantial costs have left customers no longer able to afford to build on the lot. After 25 years at Smith Mountain Lake, we can tell you if the property you’re considering is in a development in which you might encounter these issues.

At Ellis Custom Homes, we not only understand these challenges but also can turn them into opportunities to create unique, stunning homes that maximize the beauty of your chosen building lot. Whether you’re looking for property to build on today or in the distant future, we urge everyone to contact us for a site evaluation before you purchase any building lot. This is a service we provide without any cost to you.

Let’s Build Your Home Together

We believe building your custom home should be an exciting journey, not a stressful one. With our knowledge of Smith Mountain Lake’s many diverse developments and their rules, we’re able to ensure your home not only meets your expectations but also the many sometimes complicated aspects of building in developments around the lake. We’ll handle the complexities so you can focus on the joy of creating a space that feels truly yours.

Ready to get started? Contact us today.

One of the most crucial factors when considering purchasing a lot is whether it’s approved for an on-site septic system.  If not, bottom line, the lot is unbuildable, and you’ve purchased what we refer to as a “glorified strawberry patch”.  But today, it goes far beyond just being perc approved or not. 

In the past, land was much more likely to either get a green light or not. The soil’s ability to filter, e.g. not too sandy or too much clay, was the primary determinant, simply effecting the size of the drain field. Otherwise, there wasn’t much variation in the cost of the system. Today it is a different story, and “perc approved” no longer means by itself a lot approved for a conventional septic system. And that can mean a difference of tens of thousands of dollars.

Conventional, gravity-fed septic systems vs advanced/engineered

If the soil has good filtration and the system is able to be placed on the lot at a point lower than the home’s plumbing system, it will likely be approved for a conventional gravity-fed septic system – the best case scenario. This means you have a septic tank to collect solid waste and a drain field to disperse liquid waste. The drain field is simply a network of perforated pipes placed over a bed of gravel and sand. In 2024, the typical cost of this style of system in southwestern Virginia, is about $9000.

If you’re not approved for a conventional septic system, that will mean something more complex and expensive. These types of systems are known as advanced or engineered septic systems. They can range from simply having a pump to requiring a sand mound for keeping the waste away from the water table to requiring biofilters or aerobic treatment units (ATUs). While we won’t go into detail here about all the different types of advanced septic systems, the key take-away is that they are much more expensive, ranging anywhere from $15,000 to $35,000 plus on average, and require much more maintenance.

Get the details

A difference of $25,000 for an engineered system, or even just an additional $6000 for a pump system can have a material effect on your building budget. We always recommend that before you purchase a lot, get as much information as possible related to the type of septic system that can be used on the lot. If the seller says it’s “perc approved”, be sure to ask for more details about what exactly that means. And of course, the price of the land should accurately reflect the cost it will take to get it “ready to build on”.

Put contingencies in your offer

Even if you’re looking in an area where lots are scarce and you want to lock in a property with an offer, we always recommend putting contingencies related to the septic system into the offer, specifically that the lot be approved for a standard 3-bedroom gravity-fed system. That way should the lot require a pump or an engineered system, you’ll have the opportunity to get the it priced and can decide if you’re willing or able to bear the additional cost of the system and still build the home you want. It could also give you the opportunity to renegotiate the purchase price, if the cost of the septic system is considerably more than anticipated.

Reach out to your builder

If you’re considering purchasing a land or have already purchased some, reach out to your builder. Some, including us, will provide a free assessment of all the conditions on the lot that could affect your cost of building and can help you with estimates on costs. This information can help ensure you put in an appropriate offer or know to pass and not end up with that “glorified strawberry patch”. Always get the details on the septic system and don’t assume “perc approved” means everything’s good to go!

About Ellis Custom Homes

Ellis Custom Homes is one of Smith Mountain Lake’s most trusted builders. If you’re planning to build in the area, contact us and we’ll be glad to meet your lot, or a lot you’re thinking of buying, and provide a free, accurate assessment of the lot and anything on it that could affect your cost of building.

Selecting a builder is one of the most important pieces of building a custom home. Builders come in all shapes and sizes, from small scale contractors who may build one or two homes a year to larger players who may build dozens. Regardless of who you choose, having the right contract in place can significantly minimize the chance for issues and disputes and can set you up for a smooth, enjoyable and low-stress building process.

Home builders typically use two types of contracts: fixed-price or cost-plus. We’ll outline these below. At Ellis Homes, in normal times when prices for building materials are stable, we use a fixed-price contract, which we find is preferable for our customers and the banks who provide their financing. 

What are fixed-price contracts?

A fixed-price contract for a custom home provides you with budget certainty and peace of mind, as the final cost of the project will be specified and agreed to at the beginning. You’ll also know ahead of time all of the major items that will be used to build your home and the quality of the building materials. All of this is detailed in the contract, so there is no question for you or the builder of what goes into the home. This can be particularly appealing for those on a set budget or those who prefer a predictable process with less need to be involved in the day-to-day construction decisions.

One downside of a fixed-price contract is its limited flexibility for changes during construction. Any modifications or upgrades can lead to additional costs and potential construction delays. Additionally, some less scrupulous builders working under a fixed-price contract might be motivated to cut corners or use lower-quality materials to maximize their profit, potentially sacrificing the quality of the finished home. This is where it becomes very important to select a well-established builder with a strong reputation that you trust.

Fixed-Price Contracts:

Who are fixed-price contracts best for?

What are cost-plus contracts?

A cost-plus contract is an agreement where the contractor builder is reimbursed for the actual costs incurred during a project, plus an additional fee that covers their overhead and profit. This fee can be a set amount or a percentage of the total costs incurred to build the home. This type of contract offers the homeowner a high degree of flexibility and transparency. Changes and upgrades during the construction phase are more easily made.

However, the lack of a fixed price can be a significant downside. You may face uncertainty about the final cost, with the potential for unexpected expenses and budget overruns. It requires careful monitoring of the project and a strong trusting relationship with the builder to ensure transparency and avoid conflicts and overages.

Cost-Plus Contracts:

Who are cost-plus contracts best for?

While both contract types have their advantages and disadvantages, a fixed-contract is the better option for most people. This ensures you know the price ahead of time and limits surprises along the way. If you plan to seek financing from a bank for your project, it will also make that process much easier. Builders who offer fixed price contracts are typically more organized and well established, as they must accurately estimate the cost of the build at the very beginning and have pre-established relationships with suppliers and contractors. Ellis Homes uses this model.

Whichever contract model your chosen builder uses, the most important thing is that you clearly understand what you’re signing, especially when it comes to the cost of the home or how that will be determined. Your builder should review the contract with you in detail, explain its various clauses and answer any questions that you have. This will ensure the project starts off smoothly and minimizes the chance of setbacks, misunderstandings and problems along the way.

A shell can be a great option for those wanting to build a custom home, who are able to take on responsibility for some of the interior work. This can reduce the initial cost considerably and allow the home to move towards completion on your own timeline. Many individuals have skills themselves or access to friends and family who do. A shell can also allow you more freedom with the interior design features of your home. The biggest challenge is financing. While obtaining it for a shell home is not impossible, it can be more difficult, with the requirements varying from lender to lender. Read on to learn more.

What areas of the home are typically included in a shell?

A shell home typically includes everything needed to build a free-standing, weather-proof structure protected from the elements.

Items typically included in a shell home:

Earthwork: the hole for the foundation and the grading around the house for proper drainage and to make way for a walk-out basement, if part of the design.

Footers and Foundation: the pouring of the footers and the foundation, as well as any drains and rough-in plumbing

Framing: all of the home’s framing, including any support structures such as floor joists and roof trusses, as well as floor assemblies, subflooring, exterior and interior walls, and stairways. Your builder can also provide plumbing and electrical rough-ins.

Flues and Chimneys: any flues or chimneys that are part of the plans are constructed.

Doors and Windows: any exterior doors and windows, including the garage doors.

Exterior finish: the exterior is finished with the chosen material such as siding or brick, including the underlayment and sheathing underneath it.

Roof: the framing of the roof, the underlayment and shingles or metal.

All the items above are what is necessary to create the weather-proof shell, which can then be finished.

What is not included in a shell?

Typically a shell will not include any plumbing, electrical or interior finish work. This is where you take over, purchasing your own materials and completing the home yourself.

Plumbing and electrical: depending on whether you elected to have the builder rough these in or not, the work may be extensive, or confined to simply installing items such as outlets and ceiling boxes for lights, installing the light fixtures and light switches, and selecting and installing the sinks, toilets and vanities.

Fixtures: the home will come without any interior fixtures, including outlet covers, light switches, light fixtures, and ceiling fans, giving you the freedom to choose exactly what you want.

Interior finish work: the shell will need drywall, including mudding and painting it, as well as the finish carpentry work such as installing baseboard, door and window casings, crown moldings and other trim.

Flooring: the home will have all floor assemblies and subflooring as part of the shell, but will need the finished flooring such as carpet, hardwood, laminate, or tile.

Kitchens and bathrooms: depending on your agreement with the builder, the plumbing can be roughed in for these, but the other necessary items such as tile showers, tub/shower inserts, toilets, vanities, sinks, and cabinetry would need to be purchased and installed.

HVAC: shell homes do not typically come with the HVAC system installed.

Most builders are willing to take on shell projects and are typically quite flexible with the items you want to be completed, although they will likely want to complete the shell before allowing you or your own contractors, or friends and family, to begin the work that comes next. This is because the builder, as the general contractor, could be held liable for anything that happens while the job site is considered theirs.

Can a shell home be financed?

Most people who choose the shell route are financing the project themselves with cash. This allows them the freedom to complete the home themselves, no questions asked, as long as all work has been permitted and completed according to the local building codes.

For those who need financing, they’ll likely face increased scrutiny from their prospective lender. The lender will want to see a well-detailed plan and a comprehensive list of construction details and building materials. You’ll need to convince the underwriters that the project is realistic and that you have the ability to complete it. If you have your own land, using it as collateral may help the bank with its decision. Some financial institutions do offer loans for self-builds, but their availability and their requirements vary greatly from one lender to the next.

Is a shell right for you?

In certain scenarios, a shell build can be a great option, particularly when financing is not necessary and you’re able to maintain your primary residence while finishing construction. The builder can do the heavy lifting for you and then hand off the project for you to complete. This gives you the freedom to really customize the interior, sometimes save money, and have the chance to take ownership in the process of helping build your own home. 

At Ellis Homes, we have built shells for a number of customers. If this is how you’d like to make your new home a reality, we can work with you to make it happen. Please reach out anytime for more information.

Building and financing a new custom home can be confusing even under the best economic conditions. Throw in rising rates, labor shortages and sustained supply chain challenges and the task not only grows in difficulty, but in cost. Thankfully, there are things you can do to both help ensure a smooth process as well as help keep the project’s cost as economical as possible.

I. Selecting the right building lot

Selecting the right building lot can have a major effect on cost, and we’re not referring to the purchase price, which will be predominantly determined by location. Here we’re going to focus on lot improvements and the costs associated with the concrete needed for your foundation. Lot improvements are items such as clearing trees and putting in a driveway, a well and septic, or running lines and tap fees for connecting to public utilities. Costs for each of these items vary greatly depending on the specific conditions of the building lot you choose.

Type of septic system: does the lot perc for a standard, gravity-fed septic system or will it require something more expensive and engineered?

Distance from main road: does it have an access road or driveway already cut in? Will it need cleared? How far will the home be from public utilities such as power lines or public water and sewer, if offered? What will be the cost for the necessary lines and piping? Also, for public water and sewer, what are the fees for tapping into them?

Slope of the lot: how steep is the lot and will it require additional concrete for the foundation? Is it too flat requiring additional earth work for grading or to make way for a walk-out basement? And in that case, will a retaining wall be necessary?

Geology: this can be more challenging to figure out, but is the area known for rock? If there are other new homes nearby built recently, did they have any issues when preparing the lot?

II. Design and build

When it comes to the home itself, there are several design aspects that can drive up costs. There are also a few ways, by planning ahead, to reduce costs at the time of building, while still making the home amenable for future changes.

Two-story homes versus ranches: two of the most expensive aspects of a new build are the roof and the foundation, and ranch homes typically have about twice as much of these items as a similarly sized two-story. If stairs are not a factor for you, then the better economics of a two-story home may make sense. Many plans even offer first-floor master suites.

The home’s depth: it’s not something most people think of, but the depth of the home can be a considerable driver of cost. Homes that are less than 32 ft deep, can use standard floor joists and minimal beams. As the depth grows beyond that, not only are additional costly beams necessary, but frequently these homes require engineered floor joists known as a TGI or Truss Joist I-Joist. These can add considerable cost.

Roof lines and gables: plans with multiple roof lines, steep pitches and large numbers of gables may offer some enhanced aesthetics, but it comes at a price. More complicated roofs can increase the cost of the build dramatically, especially when multiple gables are part of the design.

Porches: everyone loves a nice porch and the tranquility they offer, but they are not an inexpensive aspect of building a home. Large porches are not only costly, but appraisers frequently assign a value to them that is less than the cost to build them. If you’re not concerned about the appraisal, then this may be of less importance, but if you need the house to appraise for what you’re paying to have it built, then being conservative with porches is a smart avenue.

Build for the now, plan for the future: if you’re currently facing budget constraints, consider adding things such as a garage later on. Or planning now for a future addition. For example, your builder can frame in a doorway ahead of time and then cover it up with drywall, until the moment comes to begin the work in the future. Talk with your builder about things that can be done to make future improvements and additions easier.

Use one of your builder’s stock plans: with just about any builder, it will be more economical to start with one of their stock plans and make your customizations from there. With their own plans, builders have a very clear idea of the exact build cost, even with considerable design changes. This allows them to offer you a more competitive price when compared to something completely custom that they’ve never built before and could easily cost more than they anticipate. To account for that risk, they’ll need to price in a larger margin, which can translate to a higher build cost.

III. Financing

If you’re planning on financing your construction project with a bank, there are a few things you can do to try to reduce costs, especially if you’re using the normal construction-to-permanent loan, which is a construction loan that converts into a permanent mortgage once the build is completed. Though none may result in a dramatic savings, taken together with some of the other cost-reducing measures described above, they can contribute to keeping the project within your budget.

Use your land as a down payment: if you own your own land or have built up equity in land that was previously financed, you can use this as part or all of the down payment for your construction loan, reducing the amount of out of pocket cash necessary. One caution with this is in today’s market – late spring 2022 – valuations of land and homes are in flux and that value of that land today, could easily be more or less, in the 10 – 12 months it will take to complete your home. If it’s more, that’s great! But if it’s less, it could reduce the dollar amount of your down payment from your land.

Buy points upfront: depending on your financial institution, they may offer you the ability to buy points on your future mortgage. Generally, this means paying 1% of the mortgage up front for a .25% drop in your rate. This can both reduce your monthly payment as well as the amount of interest you pay over the course of your mortgage. For individuals who plan to stay in their home for a longer period of time with no plans to refinance, this may make good financial sense. If this interests you, ask your loan officer to help you figure out the breakeven point, which is the number of payments you would need to make for the savings to equal the upfront cost.

Negotiate closing costs: sometimes, though not always, there is some room for negotiation on some of the costs the bank charges to close on the loan, such as the points they charge for origination. It’s always worth a shot, and getting estimates on closing costs from various lenders, can be a big help in this process. As the number of mortgage applications continues to drop, banks may be more willing to make concessions to earn your business.

Understand the potential fees: this one is more for prevention of unexpected costs. Although the global supply chain has recovered to a degree, it still has a long way to go to reach the efficiency and reliability of the pre-pandemic days. In addition, workers in all facets of home construction remain in very short supply. This simply means that homes are taking longer to build. If financing your home, your lender will typically provide you a one-year lock on your future mortgage’s rate. If construction takes longer than that, most lenders will allow you to extend that rate lock for a fee. Speak with your lender in the beginning about what that cost would be, as it can vary significantly from one lender to the other.


Having a custom home built is a dream for many people, and if it’s in your plans, we hope the above tips can help. At Ellis Homes, we’re always willing to answer any questions and provide as much guidance as we can to help prepare you for the journey and ensure it’s as smooth as possible. Please reach out to us at any time for more information or to learn more.