Article Courtesy of The Daytona Beach News Journal
By
Bob Koslow
Published
October 16, 2014
HAMMOCK DUNES — Six months after building a large custom house with an ocean
view, Missouri residents Mark and Brenda Voss learned of a big problem – it’s on
the wrong lot.
Their three-story vacation rental house with an estimated construction value of
$680,000 actually sits on the lot next to the one they own in the gated Ocean
Hammock resort community.
“We are in total disbelief, just amazed
this could happen,” said Mark Voss, who owns a property
management and real estate company in central Missouri. “We may
have moved (to Ocean Hammock) someday. But, with this headache
and grief, we’re not so sure. The Midwest is looking pretty good
right now.”
The Voss’s builder, Keystone Homes, which is based in Ormond
Beach but builds primarily in Flagler County, has contacted the
two lot owners and other parties and is trying to negotiate a
settlement, said Robbie Richmond, company vice president.
“The buck stops with the builder. We know that. We are in the
process of trying to schedule a conference call and find a fair
resolution without the lawyers,” Richmond said. “I have built
about 600 homes in Flagler County and this has never happened to
me before. It does happen, but it’s rare.”
The Vosses, who own 18 other residential lots in the Hammock
Dunes master-planned community, paid $160,000 for one with a
street address of 23 Ocean Ridge Blvd. North in June 2012,
according to Flagler County property records. They hired
Keystone Homes to design and build a 5,000-square-foot house
there to use as a vacation rental managed by Vacation Rental
Pros in St. Augustine. |
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This
5,300-square-foot house along Ocean Ridge Boulevard North in the Ocean
Hammock area of Flagler County was built on the wrong lot.
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The house has five bedrooms and 5.5 bathrooms. It also
includes a home theater, game room and screened-in pool.
But the house was mistakenly built on the lot next door, 21 Ocean Ridge Blvd.
North.
Andrew Massaro and his wife, Brooke Triplett, of Ocean Isle Beach, North
Carolina, bought that lot in 2003 for $355,000. They could not be reached for
comment.
The builder and Voss each say the error can be traced to the first survey in
2013. East Coast Land Surveying in Ormond Beach misplaced stakes, and the
foundation survey and other documents and building activity were based on the
error. During construction, dozens of subcontractors arrived each day to work at
the wrong lot. And a final survey failed to note the error.
“We require a preliminary plat, foundation and final survey and they all
indicate it’s the right lot where the house sits,” said Mark Boyce, Flagler
County’s chief building official. “We rely on the surveyor. They are state
licensed professionals and we count on them to get it right.”
Calls to East Coast Land Surveying last week were unreturned.
Voss, the buyer, visited the construction site several times. He said he was
stunned by the error because East Coast Land Surveying, “is not a fly-by-night
surveyor. They are one of the most experienced in the Hammocks,” he said.
Boyce, the building official, noted that the west side of Ocean Ridge Boulevard
North has a stretch of about 10 vacant lots in a row. The grass is mowed short
and there are no distinguishing landmarks or lot markers to help surveyors and
builders find the right lot or catch an error.
The county’s building inspectors are more focused on the construction process
itself than the lot survey, Boyce said.
Flagler County Property Appraiser Jay Gardner said there appears nothing wrong
with the deeds that would confuse surveyors to mark the wrong lot.
Keystone Homes hired a second company, Cullum Land Surveying in Port Orange, for
the final inspection, Richmond said.
Officials at Cullum Land Surveying did not return calls for comment last week.
Debi Peterson, executive officer of the Flagler Home Builders Association,
called the mistake “rare,” but not unique.
“I can think of 10 in Flagler County since I’ve been working here for 18 years,”
Peterson said. “You just don’t hear about them because they are not a
million-dollar home that faces the ocean.
“Building is a complicated process. A builder has to coordinate more than 30
subcontractors,” she said. “There’s always a risk.”
Flagler County delivered a certificate of occupancy in March. A title insurance
policy was issued for 23 Ocean Ridge Blvd. North, but the house sites on 21
Ocean Ridge Blvd. North.
The house has been frequently rented, said neighbor Darrell Gaskins, who owns
the house across the street on the beach.
It wasn’t until September, six months after the Voss house was completed, that a
survey crew working nearby uncovered the error and notified the community
manager, who then called Keystone Homes.
“There was no part of the process that we went through that was circumvented. We
took the steps we normally go through,” said Richmond, the builder. “We are 100
percent committed to finding a resolution that is fair.”
Having the owners trade lots makes the most sense to Richmond, but Voss – the
owner of the home on the wrong lot – is not ready to quickly sign off on that
resolution.
“We have some ideas and plans, but I’m not going to discuss them here,” Voss
said. “We’re working all channels to deal with this. We have an attorney.” |