Home Planning Information
Guidelines to design a home to fit your particular needs and lifestyle.
Home Site
Many factors directly affect the homeplanning process and must be considered to select a home site. A few of these considerations are location, lot size, and environment.
Location
Is the neighborhood accessible and convenient to your work, shopping, and schools? Research zoning ordinances and restrictions on the lot and neighboring properties, including allowed uses, size of living area, styles and materials. Are water, sewer, electricity, gas, phone and television cable available?
Lot Size
What is the size of the lot? Also, building lines, setbacks, servitudes, and easements must be considered to determine the buildable area. It's important that your house "footprint" does not exceed the lot's buildable area. The footprint is the width and depth of the space the home and its outbuildings will occupy.
Environment
How is the lot oriented? Its relationship to the sun, north wind and prevailing breezes should influence the location of doors, windows, and outdoor areas. Research soil conditions and possible flooding or drainage problems. Note the lot's characteristics, such as slopes, trees, good or unsightly views, privacy, the styles of adjacent houses and how your home will relate to them.
Requirements
To determine your needs, factors such as home size and cost, lifestyle, rooms, layout, and style must be considered.
Home Size and Cost
Calculate what size mortgage you can afford. Consult lenders to determine your mortgage limits. What size house can you build? Size is important, but the type of construction, materials and interior finishes of your new home also affect its final cost.
Consult builders in your area to determine construction costs.
These factors will establish the size and quality of your home.
Lifestyle
Examine your lifestyle. Note the daily routines of your family from morning to bedtime. How your family eats, communicates, recreates, and relaxes will affect your home design. How does your present home serve your needs? What are its shortcomings? Try to anticipate future needs. Young children rapidly become young adults. Work situations may change.
Rooms
Determine the type, size, and number of rooms you need. How many bedrooms and bathrooms are required? Do you need a formal dining room or living room, a den or game room? What size kitchen will serve your family? Should it include an island, serving bar, breakfast area, keeping room, or walk-in pantry? What facilities should be included in your utility room? What closets and storage areas will you require? What hobbies do your family members have? Will a darkroom, sewing room, or workshop be necessary? Will a home office be required now or in the future? What size garage or carport will you need, keeping in mind that future drivers may require a car for work or school? Also consider outdoor areas, such as porches, patios, and storage for lawn and garden tools.
Layout
One method to develop a floor plan is to cut scaled shapes of your rooms from paper or cardboard. Measure the rooms in your present home to get an idea of sizes. Don't concern yourself with detailed drawings or exterior style; but concentrate on the relationships and placement of rooms that fit your lifestyle. Visualize each room, its function, and how it relates to other rooms. Cut scaled shapes of furniture and play with possible arrangements. Be aware that long hallways and rarely used formal rooms waste space.
Do you want one or two stories? Your lot may dictate this. If the footprint of your home and outbuildings exceed the buildable area of your lot, you will have to build upwards. Another reason for two stories is to separate the master suite and children's bedrooms for privacy. Of course, this can be accomplished by placing the parents and children on opposite sides of the house in a "split-plan" arrangement.
Style
There are many software packages on the market to help you develop your plans. Your visitor's first impressions will be dictated by your home's exterior appearance. Choose a style that compliments both your personality and the neighborhood.
Since style affects planning, your initial layout may change to fit the style you choose. For instance, traditional designs are often symmetrical, while modern designs are free and open.
Tactics
Visit model home sites; they offer the latest in style and decorating ideas. Browse magazines and save photographs, articles, floorplans, and information on products that appeal to you and create an idea file. You can get free design and construction magazines online. Prepare a wish list of everything you'd like in your new home. Naturally, you can't incorporate every item; so, prioritize your list. But, don't let priorities alone dictate; be sure to include a couple of those special items that will give your home its unique personality.
Completion
Once your plan is developed, you're ready to consult a designer, contractor, architect, or find stock house plans that fit your needs.
Stock plans usually cost from $400 to $900. This may be your least expensive option. Many companies offering stock plans have staff available to make modifications. Computers should make these changes relatively easy and inexpensive. But, be aware that excessive revisions to stock plans could end up costing as much as custom plans drawn by a home designer. Make sure you understand all the costs involved before you contract to make changes to stock plans. And be aware that changing stock plans without the permission of the original designer is considered a derivative work and in violation of the copyright laws.
A second option is to contract a local home designer. An experienced designer is capable of producing the plans and specifications necessary for bidding, permits, and construction. Obtain a list of each designer's completed projects, and contact the homeowners. Home designer fees are usually based on the under-roof square footage, and usually range from $.50 to $1.50 per square foot. So, a 3000 total square foot home will cost between $1500 and $4500. You will receive what you pay for! Since this fee covers only the plans and does not include any supervision of construction, the designer will only be available to answer questions about the plans. This could be costly when problems inevitably arise during construction. The builder will require change orders and charge any plan errors and omissions to the job as extras. Change orders and extras are the dessert builders expect after consuming the main feast. Also, without supervised construction, it will be your responsibility to ensure that the builder abides by the plans and specifications and does not draw funds for incomplete work.
A third option is to have a homebuilder prepare the plans and construct your home. Design-Build is highly efficient and cost effective, but you are placing a lot of trust in the builder. If you do decide on that option, make sure you research that builder thoroughly. Consult the BBS, other contractors, builder organizations, get personal and financial references, and contact the owners of completed homes. Make sure the builder provides complete plans, and specifications on materials and practices. And you should visit the jobsite during construction to ensure that the home is built according to those documents. This will be time consuming; so, consider the value of your time when evaluating your options.
Your final option seems the most expensive. Architects usually charge between 6-10% of the construction cost. So, an architect's fee for a $300,000 home will range from $18,000 to $30,000. This seems high. However, you may actually come out ahead to hire a "GOOD" architect. The architect will cost more initially, but you may save money and frustration in the long run. You will also be confident that your home is well designed and constructed. A good architect will provide his expertise in the design process, hire competent engineers to design your mechanical, electrical, structural systems, prepare a complete and comprehensive set of plans and specifications, and assist in the bidding and contractor selection process. The architect will periodically inspect construction to ensure that the contractors are conforming to the construction documents, and will also monitor the funds released to the builder for each stage of construction. This is important because builders who receive payment for incomplete work tend to become independent and hard to locate.
I sincerely hope these guidelines help you design and build that dream home. Good luck with your project ...Bob Goodman
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