I passed on replying here before, but I see no one else has answered you so...

I don't know about where you are building, but in many locations split level homes are very difficult to sell -- actually bring less that similar sized homes.

I'd also be concerned about anywhere that I have to 'suspend' my house six feet in the air. Do you really want/need to build in what must be a flood plain or flood-prone coastal area? Given that water levels are expected to rise as we get farther into global warming, I'd be concerned.

Ah, that must be why no one responded, then!

It's a fantasy of DH's to have a house on water in Florida.

And yep, we're in a flood plain!

We are doing the split level because otherwise, it will be ten feet from the ground to the house when you come in. As it is now, it will be six feet, instead.

This was DH's dream ~ he has always wanted to live by the ocean.

Thanks for your response!

Barbara

Barbara, just another thought. I don't know your age, or if this is a forever home or a retirement home, but heading upstairs to the bedroom might need a second thought. I realize to get into the house you could build a ramp if needed. Good luck with your house plans! Living by the ocean would be lovely.

Amy

I own and live in a split. I wouldn't build one.

The style the OP is describing is almost a Key West style of home. I've seen one about a mile south of me on my island and the home is beautiful! I would love to live in it. This split isn't like the bi- or tri-levels built up north (I don't think it is, anyway). The main living area is raised and it is used to look like homes that are raised with silts to avoid flooding. In any case, it doesn't look like a northern home.

That's right, beachlily ~ it's going to be very Key West-looking. Our other option was to fill the lot to the point that it was above flood plain and then build a house that was all on one level.

They do that down here, too.

DH wants the house on stilts.

I didn't believe it myself at first!

But now?

I kind of like the idea.

Brewbeer, why would you never build or live in a split level again, if you don't mind my asking?

Thanks to all who responded!

Barbara

Split-levels have more stairs than most people like. I wouldn't exactly term your house a 'split level', but it will require a lot of stair climbing. If you're OK hoisting yourselves, your gorceries, everything that comes in or goes out...that's up to you.

Are you permitted to build this close to the ocean? Do you have to meet certain wind or hurricane standards? How far down is bedrock for the pilings? What are your insurance premiums? I think the Fed is finished bailing out people who build in risky areas. (At least I hope so, since those are my tax dollars.)

I would like to bring this subject back up.

Why would some of you not build one again?

Barbara...did you build you house? How is it?

We have an elevator planned for our's so stairs are not a problem. As for building next to the water....we live 15 miles from the beach, 2 miles from the lake, and our house will be on the river. Avoiding water is not an option. The refining industry is too good to leave the area. Plus we love the water...Hurricanes or no Hurricanes. You must prepare for the worst but hope for the best. Having said that we are building a cinder block home with living area on the second floor. It will look normal from the outside.

Anyone have helpful tips or any must dos/do nots?

Thanks

Everything you want is always on the wrong level. Want to bring in groceries? Go up the stairs. Want to go out to the back yard to check on the grill? Go down the stairs. Want to yell at the teenagers making too much noises? Go down the stairs. Watching TV and gotten sleepy and want to go to bed? Either go up or down the stairs. Whatever activity you want to do, it will always be on the wrong level. And most split levels have that awkward 1/2 height level much too small entry "hall" where you're immediately confronted with the choice to go up or down. No coat closet there or any other amenities of a gracious entrance. It's basically wasted space that isn't attached to either floor. HVAC is also problematic, especially with "open plan" split levels. One level is always too hot or too cold, and that's with a split system.

Split levels have an atrocious resale value here in the South. A traditional two story will hold it's value much more.

We did build the house. It came out beautifully. We, too, are very near the water. Hurricane codes down South are very strict for new construction, now. Because of those requirements, our house has been built something like nine feet above the flood plain and will withstand almost anything but a direct hit. Because of that, our insurance rates are less than we had expected.

On the sinking of the piers question: I believe they used thirty foot posts. Whether to go with concrete or wood seems to be a point of contention between the various builders. Ours believed the wood posts were better and so, that is what we have. As I understand it, the depths the posts are sunk depends on how far down the bedrock is.

As there had been so little response to my first post, I believed there was little interest in pier houses, and did not continue posting about it. I will try to download some pictures for you, if you are interested.

It really did come out nicely. We did it in a beautiful pale yellow called "Narcissus" with white trim ~ and it does look very Key Westy! Our Master's level is upstairs, with a private deck off the Master bedroom and a study on that level, as well. The main level contains the guest bed and bath, a beautiful entry, family room, dining room, kitchen, laundry room with pantry, and a screened lanai.

Wishing you well on your build.

Barbara

It sounds lovely-- I don't mind muti-level homes. I have a full basement and 3/4 upstairs. I salute you for putting it up on posts-- too many people don't take local conditions into account when building.

I would love to see pictures. Thanks Barbara!

I do not know if our home would be considered "split level". There are no wierd stairs or half-levels. You enter, go up the elevator or the stairs to the second story and the entire living square footage is on that level. Height restrictions prevent us from having 3 stories. Our first level will be all covered porch, garage and shop. The second level should be at about 18 feet elevation...hopefully. Ike pushed in a crazy surge so we are being safe, instead of sorry. From the second floor I think we are going to have a better view...the boat lift will not block the view of the water.

Barbara, I'd love to see pictures!! We've just left our house on the water (large inland lake, not ocean!) and I miss it terribly! We're building on a beautiful Tennessee ridge, but boy, do I miss the lake!

We lived in a split level when kids were small. In my 30s I handled the up and down more easily than I would now (in my 60s). It was in suburban NYC, very stylish at the time and I loved its contemporary feel. Hope you're enjoying your new waterfront!

Arlene

I will need to learn to download my camera and then, to post pictures on the site. I will try to figure that out by tomorrow or Saturday.

If anyone has any questions for me, please don't hesitate to ask. We have had a few little glitches happen, but all in all, the build has been a wonderful experience.

See you back here on Saturday, then!

Barbara