Ask the Designer

From potential building costs to future living spaces, our customers are always eager to learn more about their new home and the building process they'll soon be facing. We';ve brought together some questions new-home builders commonly ask of our designers, in order to help you better get a handle on how your home-building experience will go. With a network of more than 100 professional architects and home designers across the United States and Canada, our designers have the knowledge and experience to help tackle even the toughest questions. Below, award-winning, Texas-based home designer Larry W. Garnett gives some answers to a few common questions. Larry';s been a home designer for more than 25 years, and is a member of the American Institute of Building Design's College of Fellows. We’re thinking about building on a lake. Anything special we need to take into consideration when it comes to design? We’re a family with two growing kids – do you suggest a one-story or two-story plan? What are some good indications that a design is well thought out? Can a wood-burning fireplace be shared by two different rooms, back-to-back? What are the benefits of choosing a gas fireplace over a woodburning one? What are some of the pros and cons of having a main-floor master suite versus an upper-floor master suite? What are two or three of the most important considerations when designing a narrow-lot home? How much will this house cost to build? What qualifications should I look for when selecting a home designer? What is the difference between "living area" and "total area under roof"? Will the plan I order be all I need to give to my builder for a cost estimate and to begin construction? I just can't understand a floor plan on paper. How do I know if I'll like this plan without being able to see it built? We’re thinking about building on a lake. Anything special we need to take into consideration when it comes to design? From a design perspective, building on a lake not only presents some challenges, but also several opportunities. Obviously, creating expansive views from as many rooms as possible towards the lake should be a goal. Since you’ll be spending time outdoors in and around the lake, a bathroom should be easily accessible. The garage should not interfere with the view. In fact, it should probably be placed towards the front of the home. Depending on the climate, an open or screened porch will offer an opportunity to appreciate the view of the lake. We’re a family with two growing kids – do you suggest a one-story or two-story plan? This discussion can easily turn into a great debate! Many homeowners simply don’t like the idea of climbing stairs – either now, or particularly as they grow older. However, if that’s not a problem for you, a two-story design has some definite benefits. With a master bedroom on the first level, the children (and parents!) can enjoy their privacy. Air conditioning can be zoned so that the upstairs system is not used when the children are away (quite important as they grow up and leave for college). Theoretically, a two-story plan is less expensive per square foot to build (less roof area and less foundation). However, this depends on the overall design. Architecturally, the exterior of a two-story home offers more opportunity for design details than a single story. Finally, children simply enjoy a two-story design. As for mom and dad – well, climbing those stairs is good exercise! What are some good indications that a design is well thought out? One of the most critical elements of a floor plan has to do with the traffic flow. In other words, the path you take to travel from one room to another. Carefully designed plans address this by placing short hallways and galleries that connect the various areas of the home. For example, upon entering the home, you should be able to walk to the bedrooms or the kitchen without being forced to cross through the family room. Another indication of thoughtful design relates to storage areas. Bathrooms should have ample linen storage and the kitchen obviously needs plenty of cabinets and pantry area. Remember, a walk-in pantry is not always the most efficient form of storage. Cabinet style pantries with multiple fold-out shelves are often more functional. Finally, while open concept designs work wonderfully for most families, there still needs to be a certain amount of privacy, especially for the master suite. Although hallways have been considered “wasted space” in recent years, they often provide the buffer for bedrooms. Be very cautious of selecting a plan that allows the master bedroom to open directly into the family room! Can a wood-burning fireplace be shared by two different rooms, back-to-back? There are actually two options for placing fireplaces back-to-back in two rooms. The most economical solution utilizes a “see-thru” unit. This is simply a fireplace that opens both in front and in back. These units are often used in master bedrooms and adjoining baths. While they can be located between other rooms, such as a bedroom and a family room, there is an obvious loss of privacy. The other option uses two separate fireplaces placed on a common wall. Although separate flues (exhaust vents) must be used for each fireplace, a common chimney can be utilized. What are the benefits of choosing a gas fireplace over a woodburning one? Gas fireplaces are normally more economical than traditional masonry-built systems. Although all fireplaces that use either wood or gas for fuel must be vented through some form of chimney, many new gas units can be “direct vented.” In other words, instead of a chimney that extends up through the attic and roof, the exhaust can be vented directly out the back of the unit on an exterior wall. What are some of the pros and cons of having a main-floor master suite versus an upper-floor master suite? The location of the master bedroom has been debated for years. Strong arguments can be made for locating it on the first OR the second floor. In general, a second-floor master suite is often the preference in the western and eastern parts of the country, while the Midwest and South seem to prefer a first-floor location. The reasons for these preferences probably have to do with the simple fact that this is "traditionally" what homeowners in these areas have been accustomed to. Nevertheless, there are several practical considerations when choosing where to place your master suite. A first-floor master suite is obviously more convenient for those who prefer not to climb stairs. A first-floor location also offers more privacy. However, for parents with small children, a second-floor location--which is close to the children's rooms--provides a greater sense of security. For those concerned with energy conservation, locating the sleeping areas on the same level allows for the thermostats to be adjusted more efficiently at night. Also, a second-floor master bedroom may allow the homeowner to take advantage of a spectacular view that their site might offer. Each client and each site is unique. The best solution can only be discovered by careful analysis. What are two or three of the most important considerations when designing a narrow-lot home? The first challenge when working with narrow lots is the garage. Ideally, the development in which you will be building will allow for an alley, so that the garage can be placed at the rear of the home. If it must be loaded from the front, the lot width may allow for the garage to be placed perpendicular to the front of the home so that the garage doors face to the side, with a "swing-in" driveway. If the garage must face the front, pay close attention to the design of the garage doors. If possible, design an extended roof overhang to create a shadow that will "soften" the appearance of the garage doors. Normally, there are side courtyards that are utilized when designing narrow-lot floor plans. These can be really exciting areas. However, it is essential that they be private. Therefore, it is CRITICAL that side window placements be regulated by the design covenants of your development. Ideally, there are no bedroom windows overlooking the neighboring courtyard. Two-story designs in developments that have narrow lots are definitely a challenge for this reason. There are certainly a number of other considerations. While narrow lot designs can be extremely successful, they can also be almost unlivable. There is often a very fine line between the two extremes. The differences are strictly in the details. How much will this house cost to build? This is probably the most frequently asked question, and also the most difficult to answer. First of all, there are considerable differences in both material and labor costs from one area of the country to another. We all know, for example, that the average cost of a home in southern California is much more than one in Missouri. Furthermore, individual building sites also play an important role in determining the cost of construction. For instance, a level stretch of land will require far less expensive foundation and site preparation than a site that slopes. Finally, the ultimate cost depends on the amenities you select for your home. There are vast differences between the cost of countertops and flooring, not to mention that of windows, doors, and roofing. Consider this analogy: When you purchase an automobile, the final price is drastically impacted by the accessories you select. The same is true for homes. So, how much will the plan you select cost to build? Here's a suggestion: Before you make a final choice on which plan to buy, do some local research to determine the average cost of new construction in your area. Visit with several builders and talk with real-estate professionals. Normally, they can provide information based on the dollar value per square foot. This may range from $65 to over $100 per square foot. (Remember to make sure the estimates you receive do not include land costs.) By multiplying this dollar figure by the total living area of the plan you are considering, you will be able to obtain a rough estimate of the total cost. What qualifications should I look for when selecting a home designer? The home-design profession is a highly specialized area of architecture. Essentially, there are two professional organizations that provide certification and require designers to possess substantial understanding and expertise in structural design, building systems, and overall competency in the field of home design. The American Institute of Architects (AIA) provides licensing and continuing education for all registered architects. The AIA offers no distinction between residential architects and commercial architects. The American Institute of Building Designers (AIBD) is a professional organization that offers a national certification program for designers. Governed by the National Council of Building Design Certification, the program sets the standards for professional designers and requires continuing education. While Professional Building Designers may design commercial structures, the vast majority specialize in residential design. Residential design, like various other professions, includes individuals who may or may not be licensed by a recognized certification program. The fact that an individual has some "letters of the alphabet" following their name does not necessarily guarantee their qualifications. A designer's ability to create exceptional designs must be combined with an understanding of the construction process. Experience gained from working with builders and contractors allows a designer to prepare drawings and details that will successfully communicate exactly how the home should be built. (Note: all designers in the Homeplans.com network are members of the AIBD or the Council of Publishing Home Designers.) I'm confused about "square footage." What is the difference between "living area"and "total area under roof?" All of these "square footage" terms can be extremely confusing. Here are the main points to remember. First, living area refers to the area where you "live." These are the enclosed spaces that are heated and/or air-conditioned. Thus, the garage, porches, and storage areas would not be included. Total Area is just what it says—the total of all areas, including the garage, porches, and the living areas. Generally, when you hear the cost of a home given as the "price per square foot," this refers to the living area only. Will the plan I order be all I need to give to my builder for a cost estimate and to begin construction? The plans you receive should have sufficient detail for your builder to begin a cost estimate. However, in addition to these plans, or working drawings, you will also need to obtain a set of specifications. This is a detailed list that indicates the various materials you want in your new home. For example, this will specify everything from kitchen appliances to the style of doorknobs, along with the exact finish of all materials. Additionally, you will need to specify certain "allowances," or dollar amounts available to select such items as light fixtures and cabinet hardware. If this sounds a bit overwhelming, remember, your builder will normally help you determine all of the items on the specification list. While each set of plans contains an enormous amount of detail, there is often the need to supplement this material with information that may require local expertise. For example, foundation design and requirements vary from one region to another. Once again, your builder should be able to help you with any additional information and details that may be required. I just can't understand a floor plan on paper. How do I know if I'll like this plan without being able to see it built? First of all, you're not alone! Very few individuals can look at a floor plan and understand just how the completed home will look. Although the designer is the only individual who can completely "see" the unbuilt home, there are some techniques you can use to help you visualize a plan. First, you must be willing to spend some time viewing the plan. It is best to take one room or area and proceed through a sequence of steps. For instance, start with the foyer: What is the ceiling height? Try to relate this height to a room in your present home. Imagine entering through the front door and looking into the adjoining rooms. Scanning left to right, what would you see? Are you looking directly into the family room? Are there windows in the family room that open to the backyard or pool? Can you see the kitchen from the foyer? Now, imagine what you will see if you step from the foyer into the family room. If you were sitting on the sofa, could you see the front door? Can you view the kitchen from the family room? What about the bedrooms? If you're sitting in the family room, can you view the door of a bedroom? (Remember, there are no right or wrong answers here. The responses may simply help you determine if the plan seems right for your family.) Room sizes are usually labeled on the plan. Try comparing the size listed to that of a room in your present home. This may help you understand the actual size of an area. Also, keep in mind how furniture might be placed in the room. Proceed through the plan, room by room, trying to imagine how the windows, doors, and ceilings may appear. By analyzing one room at a time, you should begin to formulate a greater understanding and "visualization" of the plan. This procedure will definitely take extra time, but hopefully it will provide you with a better understanding of whether or not the plan is right for you. If you have a question about a specific plan click here, if you have a question about home design in general click here.