Tag Design

Let’s talk about one of the most thrilling journeys you might embark on as a homeowner: building your very own home. Now, the question at hand is, “When should you start looking for a contractor to turn your dream home into a reality?” Let’s break it down in a way that’s as cozy and welcoming as the home you’re dreaming of.

The Very Beginning: Dreaming and Planning

Imagine you’ve just started dreaming of your home. You’re pinning ideas on Pinterest, sketching on napkins, and daydreaming about the perfect kitchen or the cozy reading nook. At this stage, you’re in the realm of inspiration and imagination. It’s a bit early to call up a contractor, but it’s the perfect time to start gathering your thoughts and preferences.

This is the time for you to gather all of that information, create a folder on your google drive, Dropbox, or other online drive system. Break it down into sections, so you can easily go through it later.

Some people like hard copies, with pictures cut from magazines, articles printed out, etc. There is nothing wrong with this. Keep a binder for all of your parts, break it down into sections. (Your going to need a large binder, or two. Probably sheet dividers, as well.)

Step into Reality: Budgeting

Once you’ve got a good idea of what you want, it’s time to face the numbers. How much are you willing to spend on this dream home? This is crucial because it will guide you on the scale and possibilities for your project. It’s still a tad early for a contractor, but you’re getting closer.

You may be wondering how you are able to figure this out. Well, there are some things you should be doing, prior to this stage.

First, you should have a comprehensive home budget. This helps you see where your money is currently going. I like to think of it as a way to tell my money where to go. This allows you to see what you can afford and if there are any areas that you can change to comfortably afford more, or at least afford what you want. Here is an Amazon list of budget planners you could look through to see if there is one you like. (This is an affiliate link)

Once you have your budget, find a lender. They will help you get qualified for a loan. This, with your monthly budget, will show you what you have available to build with.

Blueprints Come to Life: Design Phase

This is where things get real. You’ll need an architect or a designer to turn your dreams into blueprints. These are the detailed drawings and plans that a contractor will later use to build your home. Some folks start looking for a contractor at this stage, especially if they’re keen on having a Design-Build arrangement, where the design and construction services are managed through a single contractor. This can streamline communication and potentially save time and money.

I have created a post that will help you communicate with your designer or architect. Click here to read it.

As a custom home designer, I feel like how you approach this will depend on what you are looking for.

If your goal is to get a new house, but this won’t be the forever home, just, well, a layover home, per se, getting involved with a design-build company may be exactly what you need. They will have ready made plans that you may be able to work with, allowing minimal customization. This can be a streamlined way of getting into a home at an affordable price. Remember, you are not saving money on design costs, as they are just built into the final price.

If you are looking at land and want that forever home, finding a design firm first is in your best interest. They will work with you to get the house plans the way you want them, they will also help with selecting a contractor and possibly be able to help you with selections. They can be the communication expert you need to help you through the building process. The designer will be your advocate, helping you convey your ideas to the contractor.

The Golden Time: After Preliminary Plans

Now, we’re at the sweet spot. You have your preliminary designs in hand but haven’t finalized all the details yet. This is the perfect time to start looking for a contractor. Why now?

1. Expertise on Tap: A good contractor can provide invaluable input on the construction feasibility of your design, potential challenges, and even cost-saving opportunities you might not have considered.
2. Budget Reality Check: With preliminary plans, contractors can give you a more accurate estimate of the costs involved. This helps ensure your dream stays within the realm of what you’re willing to spend.
3. Permitting and Paperwork: Starting the search at this stage gives you enough lead time to navigate the often complex world of permits and regulations. Your contractor can be a great ally in this domain.
4. Timing is Everything: Good contractors are often booked months in advance. Starting your search now means you’re more likely to find the right fit for your project timeline.

In Conversation: When discussing your project with potential contractors, think of it as getting to know someone on a first date. You want to ensure their values align with yours, they communicate well, and they have a proven track record of bringing dreams to life. I have even created a checklist of 10 main questions, with red flags, to help you interview your potential contractor. Click here to see it.

Starting the search for a contractor after you have your preliminary designs but before everything is set in stone gives you the perfect balance. You have a clear vision to share, but there’s still room for expert input, ensuring your dream home doesn’t just exist in your imagination but becomes a place you can actually step into and live in.

Remember, building a home is a journey, and choosing the right contractor is one of the most important steps. Take your time, do your research, and get ready to see your dream home take shape!

I see a lot of fuss regarding change orders during construction. Usually it isn’t good and hearing that something you want or need done will cause a change order can become one of the most stressful terms you could ever here.

Let’s demystify this process and help you understand why change orders are necessary and sometimes, good.

What is a change order?

Think of a change order as a formal way to make changes to a plan or contract after it’s already been agreed upon. Imagine you’re at a restaurant and you order a pizza, but after placing your order, you decide you want to add some extra toppings. You’d tell the waiter, and they’d update your order to make sure you get exactly what you want.

In the context of construction or a big project, a change order is similar. When you start a building or renovation project, you agree with the contractor on what work will be done, how long it will take, and how much it will cost. This agreement is like your original “order” at the restaurant. But as the work progresses, you might decide you want to change something about the project—maybe you want to use a different material, add a new feature, or you’ve discovered something unexpected that needs fixing.

A change order is a document that describes these changes in detail: what the change is, how it will affect the project’s timeline, and how it will impact the cost. Both you and the contractor need to agree to this change order. It’s a way to make sure everyone is on the same page about what’s changing, why it’s changing, and how it affects the original plan. This helps keep the project organized and avoids misunderstandings about what is expected, ensuring that you end up with the final result that meets your needs and wants.

Good Reasons for a Change Order.

Change orders during construction can initially seem like a nuisance or a sign of project mismanagement, but they often present opportunities for homeowners. Here are five reasons why change orders can be beneficial:

1. Improvement of Original Plans: Change orders allow homeowners to make adjustments or improvements to the original plans as the project progresses. These changes can enhance the functionality, aesthetics, or overall satisfaction with the final outcome. For instance, a homeowner may decide to upgrade materials or finishes upon seeing the initial installations, leading to a more desirable and personalized result.
2. Correction of Unforeseen Issues: Construction projects can uncover unexpected issues such as structural problems, code violations, or hidden damages that were not visible during the planning phase. Change orders provide a formal process to address these issues promptly, ensuring that the construction meets safety standards and legal requirements, ultimately protecting the homeowner’s investment.
3. Adaptation to Changing Needs or Preferences: Over the course of a construction project, homeowners’ needs or preferences might evolve. Change orders allow for flexibility to adapt the project scope to accommodate new requirements, such as adding an extra room, modifying a layout, or incorporating smart home technology to meet current or future needs.
4. Cost Management: While change orders are often associated with increased costs, they can also offer opportunities for cost savings or more accurate cost control. Homeowners can use change orders to adjust the scope of work, possibly eliminating unnecessary features or choosing more cost-effective materials and solutions, thus optimizing their budget.
5. Enhancing Property Value: Strategic changes made during construction can significantly enhance the property’s value. By upgrading certain aspects of the project or incorporating high-demand features, homeowners can improve the functionality, efficiency, and aesthetic appeal of their property, which can be beneficial in the long term, especially if the property is sold.

While change orders can introduce adjustments to the project timeline and budget, they offer a structured way to adapt the construction process to better meet homeowners’ expectations and requirements, ultimately leading to a more satisfying and tailored final product.

Warning, Not All Change Orders are Equal!

Generally, if my client has not already chosen a builder prior to hiring me to design their home or addition, (Which I prefer they hire me first, but that is a whole other post.), I will share some tips and tricks of hiring a contractor. (See my post on 10 questions to ask you potential builder.) During this interview process, Questions 5 & 6, refer to changes in the field and changes to the design and question 10 refers the their contract and schedule. This is where the concept of watching out for the cheapest guy comes into play.

As you go through the process of bidding this out and speaking with contractors, be careful to avoid the scenario where a contractor comes in significantly less than the others. Compare their bid to the others, ask questions about what is included in their bid.

Often, these preliminary bids are fairly vague, they are trying to get you a decent budget price so you have an educated guess at how much your build may cause.

Some, less than trustworthy contractors, will bid the project low and create a contract for you to sign that will not fully cover the entire cost of the build. They may use extremely low allotments, to bring the price tens of thousands of dollars below others to get your business, but then use change orders to increase the cost to build as each allotment is exceeded.

I cover the concept of allotments in my second book, The Ultimate Custom Home: A guide to Budgeting and Scheduling, which is available on the link below.

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Oh, how often I have heard this, from posts on Facebook groups to meetings with a client after a few builders sent back their proposals. There always seems to be a momentary loss of air in the project when the client sees these proposals and they are way over budget. The first thought, “Oh, I need to make my house smaller!”

I say “Wait!” there may be other areas that you can change to reduce the cost on your build. Areas that you possibly didn’t know about. The idea here is that you reduce the cost to build your home, not the quality.

I will say, however, these changes are not always going to get you where you need to be. Sometimes, we want something we just cannot have, or afford, so, before doing any of this, consider the idea that you may be trying to build outside of your ability to pay.

Interior Changes

1. Look at the flooring.
   • Often, instead of going with the higher end of flooring, we can find a great alternative in the mid-range arena. Consider all of your choices.
     • Can you choose a different style, same coloring?
     • How about a different material?
     • If you are choosing tile in a room, maybe look into a less expensive tile, something that looks close, but isn’t as expensive.
   • The same with all of your other flooring, check out different grades and price ranges. You may be able to save several thousand dollars just in changing to a different grade or material.
2. Paint.
   • A few things can happen here. Maybe you have different colors picked out for each room, maybe you chose the highest quality, with the highest price. All of this can be dealt with to lower your cost. Generally, a painting company will charge a lot more for multiple colors. It takes time, the material costs more, etc. Maybe decide that, to get the house built at budget, a neutral, or off white color throughout the house. This could greatly reduce your paint costs.
   • Also, by changing colors throughout, that means the quantities of each color are going to be in gallon containers, which will end up running your material costs up. So, one color for the ceilings, one color for the walls, one color for the trim, makes for a faster job for the paint company and can bring your costs down.
3. Kitchen cabinets and vanities.
   • Oh yes, this is an area where you can increase your costs exponentially, if you are not careful. You can save thousands of dollars on your cabinets just by limiting the trim options, or changing or doing away with glazing options.
   • Often, you get an allotment, based on contractor grade cabinets. They know that you will probably go over this amount when they give it to you, because the kitchen design center will try to get you to buy the highest quality, most expensive set they can get you to purchase. You can say no to some of those features. You know, it would look nice, maybe seems useful, but, really, why do I need chocolate glazing and gold highlights on my doors?
   • Consider that just doorstyle and glazing choices can save you thousands.
4. Cabinet hardware.
   • The look and color are important, however, cabinet hardware is expensive. Look around, check ALL of your options. Settle for a lower priced set that may have the color you want, but the style is slightly different.
5. Countertops.
   • This goes right along with the cabinets. Choose your materials carefully. Yes, granite and quartz are probably going to be the best in regards to everyday use and beauty. But do you need the higher end when there is a really nice one you like 3 tiers below? The quality is the same, it is just how rare it is that drives up the price. Another area you can save a few thousand in.
   • Also, look at rooms and countertop types. Maybe granite throughout the kitchen is an absolute, but, do you need granite in your laundry room? Here is an area where a less expensive countertop material would make great sense.
6. Interior doors.
   • Choose the standard, or in stock door styles over custom door styles.
   • Choose hollow core in rooms that do not matter. Like closets, pantry, laundry room, etc.
   • Only do solid core in the rooms that require it, like bedrooms, bathrooms.
   • Choosing in stock standard doors can save you money and time.
   • While looking at the doors, look into door hardware, both interior and exterior. See what is being offered and how much the cost is. Search around and see if you can get it cheaper, maybe talk to your contractor and see if you can do this, to offset some cost.

Exterior Changes

1. Roofing.
   • Metal roofing lasts longer, but is much more expensive than asphalt shingles. Take into consideration that a good quality architectural shingle can be as high as a 50 year warranted shingle and still come in cheaper than a standing seam metal roof. Basically, look at your arera, the cost of what you want to do and see if there is an alternative that gives you comparable quality and looks, but comes in less expensive.
2. Exterior finishes on your home.
   • There are so many types of exterior finishes, all of them are designed to last a long time and generally have good quality and good warranties. See if there are other finish materials that would work well, give you a similar look, but may come in less expensive.
   • Also look at any extra add-ons you have and see if you really need it. Will it downgrade the look if I remove it, is it worth the cost to have that look?
3. Exterior decks/porches.
   • How big are they?
     • Can you make them a little smaller without jeopardizing the look or feel that you desire?
   • Can you go with a less expensive material?
   • Just changing the railing type can decrease the cost of the deck by several thousand dollars.
4. Exterior structures.
   • Do you need to add that in-ground pool this year? Or, can it wait a couple of years?
   • Do you need that pool house, or pole barn right now?
   • Is it necessary to put up a fence right away?
   • These are areas you can easily cut tens of thousands off the initial build costs. You may still want to build, but it could be at a time when you are already in your house and can focus on making the funds available for the new structure.
5. Landscaping.
   • Sod vs. seed.
   • Types of trees, bushes, or plants and how many.
   • These are areas that you may want to consider cutting back on until after your first full year at this new house.
   • Maybe you put in the landscaping a little bit at a time, after you get in. Again, this can reduce your cost by a few thousand dollars and spread that out over the next few years, rather than putting it on your new mortgage.

I know there are other areas that could be a cost savings, but these are some of the really big ones. Areas that you can choose different grades or types to end up saving thousands.

Of course, as with anything, this is just an opinion from my years of experience and may not always work the same for you, but, going through these areas and making sure you are not overspending where you shouldn’t be will never have a bad effect on the total price of your new custom home!

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Welcome, tiny home enthusiasts! Today, we’re diving into the fascinating world of tiny home design, where every square inch counts. Whether you’re dreaming of joining the tiny home community or already sketching your future mini abode, understanding the key features that make these spaces work (and what doesn’t) can be a game-changer.

So, let’s chat about the top 5 features to embrace in your tiny home design and the 5 features to avoid like a bulky, space-hogging sofa.

Top 5 Must-Have Features in Tiny Home Design

1. Multi-functional Furniture

Imagine a sofa that transforms into a bed, or a table that folds away when not in use. Multi-functional furniture is the backbone of tiny living, making it possible to have your home adapt to your needs without sacrificing precious space.

2. Built-In Storage Solutions

Storage is the secret sauce of tiny homes. Think drawers under the stairs, cabinets that reach the ceiling, and hidden compartments in the floor. By integrating storage into every possible nook and cranny, you ensure that every item has a home, keeping your space tidy and clutter-free.

3. High-Quality Materials

When your home is a compact space, choosing durable, high-quality materials becomes crucial. Not only do they have to withstand daily wear and tear, but they also need to contribute to the overall aesthetic appeal of your tiny home. Remember, quality over quantity!

4. Ample Lighting and Windows

Good lighting and plenty of windows can transform a tiny space, making it feel brighter, larger, and more welcoming. Natural light not only saves on energy costs but also boosts your mood, which is essential in smaller living quarters.

5. Vertical Space Utilization

When floor space is limited, think vertically! Loft beds, high shelves, and tall, narrow furniture can make a world of difference. This approach takes advantage of the often-overlooked space above, creating a sense of openness and providing extra storage or living areas.

5 Features to Avoid in Tiny Home Design

1. Large, Single-Use Items

That giant, fluffy armchair might look cozy, but if it’s taking up half your living area, it’s not worth it. Opt for pieces that serve multiple purposes or can be easily stored away when not in use.

2. Closed-Off Rooms

Dividing a tiny home into smaller, closed-off rooms can make the space feel cramped and dark. Instead, embrace an open floor plan that allows light to flow throughout the home, making it feel larger and more connected.

3. Dark Colors

While dark colors can add drama and depth to a space, they can also make a small space feel even smaller. Light, bright colors reflect more light, helping to open up the room and give an illusion of more space.

4. Over-Decorating

It’s tempting to fill every shelf and wall with nick-knacks and art, but in a tiny home, less is definitely more. Too many decorations can make the space feel cluttered and chaotic. Choose a few meaningful pieces to add personality without overwhelming your space.

5. Ignoring the Outdoors

When designing a tiny home, it’s easy to focus solely on the interior. However, incorporating outdoor living spaces, like a small deck or patio, can extend your living area and provide a much-needed connection to the outdoors.

Tiny home living is all about creativity, efficiency, and making the most of what you have. By focusing on the must-have features and avoiding common pitfalls, you can create a tiny home that is not only functional but truly feels like a haven. Remember, the goal is to simplify your life, not complicate it—happy designing!

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Today, we’re diving deep into the world of plot plans, or as they are sometimes called, plat plans. Whether you’re a property owner, a prospective buyer, or simply interested in real estate, understanding the importance of a plot plan and the wealth of information it contains can greatly benefit you.

So, what exactly is a plot plan?

In the realm of real estate, a plot plan serves as your property’s blueprint. It’s a survey that provides a comprehensive visual representation of your land, revealing not only the location of your house but also any other structures on the property. Crucially, it outlines your property’s boundaries, offering a precise depiction of your land’s dimensions and limits.

In areas where flood plains are prevalent, you may get more details, such as flood plain line, what the flood elevation is, where the land stops and the water starts, if it is waterfront property. These things can aid you in knowing where you can and cannot build.

Generally, a plot plan will not show things like topography, or where any lines are. These are meant for more detailed surveys, like a contour survey and not for the plot plan.

Why you need a plot plan and the wealth of information it can offer?

A plot plan is indispensable for property owners and potential buyers. It serves as a vital document for understanding the layout and boundaries of your land. When you’re planning construction or renovation work, a plot plan becomes your guiding star. It empowers you to make informed decisions, ensuring that any alterations you make to your property adhere to local regulations and zoning laws.

In the context of real estate transactions, a plot plan is a treasure trove of information. It provides clarity and transparency regarding your property’s dimensions and structures, thereby minimizing the risk of disputes or misunderstandings between buyers and sellers. It’s an integral part of due diligence in any real estate transaction.

One of the biggest values it brings is the fact it is required to get a permit for new construction, or additions in almost, (if not every) municipality in the country. Seldom will you be able to apply for permit without some form of plot plan as a part of the construction documents.

Let’s delve deeper into some of the key information that a plot plan typically contains:

1. Property Boundaries: The plot plan leaves no room for ambiguity; it clearly defines the boundaries of your property. This graphic representation shows you precisely where your land begins and ends, helping you avoid potential boundary disputes with neighbors.
2. Structure Locations: In addition to your house, a plot plan outlines the precise locations of any other structures on your property. Whether it’s a detached garage, storage shed, or even a swimming pool, their positions are accurately depicted.
3. Easements and Rights of Way: The plot plan may also indicate any easements or rights of way that affect your property. These are areas where others may have legal access to your land, and it’s essential to be aware of them to prevent any unexpected disruptions.

In more rural areas, plot plans can include even more crucial details:

4. Tree lines: If you’re in a wooded area, the plot plan may depict existing tree lines. This information can be invaluable for those looking to preserve the natural beauty of their land or make informed decisions about tree removal.
5. Wells: For properties with private wells, the plot plan may include the well’s location. This is crucial information for maintenance and ensuring a clean water supply.
6. Septic Systems: In rural or non-sewer areas, septic systems play a pivotal role. The plot plan can show the septic tank’s location and the drainage field, aiding in proper maintenance and avoiding any potential issues.

What is a contour, or topographic survey?

A topographic survey or contour survey, is a detailed land surveying method that focuses on mapping the physical features and characteristics of a piece of land. Its primary purpose is to accurately represent the elevation, contours, and other significant topographic features of the terrain. Here’s a more in-depth explanation of what a topography survey entails:

1. Elevation Data: One of the central aspects of a topography survey is collecting precise elevation data for various points across the surveyed area. Surveyors use specialized equipment such as total stations, GPS (Global Positioning System) technology, and laser levels to measure the height or elevation of specific points on the land surface.
2. Contour Lines: The elevation data collected during a topography survey is used to create contour lines on a topographic map. Contour lines are lines that connect points of equal elevation, allowing for a visualization of the land’s shape and relief. These lines help depict the rise and fall of the terrain, including hills, valleys, slopes, and other natural features.
3. Land Features: Topography surveys also identify and map various land features, including buildings, roads, bodies of water, trees, vegetation, and man-made structures like utility poles or drainage systems. These features are crucial for land development, engineering, and construction projects, as they influence design and planning.
4. Utilities and Infrastructure: In addition to natural and man-made land features, a topography survey may include the mapping of underground utilities and infrastructure. Surveyors may use ground-penetrating radar or other technology to detect and map the location of pipes, cables, and other subsurface elements.
5. Grading and Drainage: Topography surveys provide essential information for grading and drainage planning. Engineers and designers use the data to determine how water will flow across the land, helping prevent issues like flooding and erosion. It also aids in optimizing the design of roads and drainage systems.
6. Land Planning and Development: Topographic maps generated from these surveys are indispensable for land planning and development projects. Architects, civil engineers, urban planners, and landscape architects rely on the detailed information to design structures, roads, and landscapes that are well-suited to the land’s natural features.
7. Environmental Assessments: Topography surveys can be critical for environmental assessments and impact studies. They help assess how development might affect the environment, including potential impacts on water bodies, wetlands, and wildlife habitats.
8. Property Boundary Clarification: While the primary focus is on topographic features, a topography survey can also help clarify property boundaries, especially when they are related to changes in elevation or physical land features.

In summary, a topography survey is a comprehensive and precise method of mapping the surface characteristics of a piece of land. It provides valuable data for a wide range of applications, including land development, engineering, environmental assessment, and infrastructure planning. This survey type is essential for ensuring that construction and development projects are well-informed and designed to account for the unique topographic features of a site.

I hope you now have a better understanding of what a plot plan and contour plan is and the wealth of information they can offer.

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If you have any questions or topics you’d like us to explore in future blogs, please don’t hesitate to reach out.

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