One thing you need to think about when looking at great rooms is to be sure that you subtract the fireplace and built ins (which will usually total 3' 8" - 24" for the built ins and another 20" for the hearth) from the indicated measurements. This is why a great room which was 19 x 15 may not be as big as it sounds, particularly if you need to leave room for a walkway. Just something to think about!

Yes, you certainly can take what you like from several plans and combine it into what you want in a home. That is exactly what I have been doing because there isn't a stock plan out there that I've liked as is. It takes time, some sleepless nights (because your mind didn't know it was supposed to go to sleep when you did), and lots of graph paper.

Decide how much space you need for the activities that you do. Mentally picture yourself doing laundry, cooking a meal, etc. Jot down notes of what you disliked in your other homes, as well as what you loved. A good point made above is a room can sound large, but spaces needed for walkways to halls and other rooms cannot be used to put a piece of furniture in. A room can sound large, but the usable space is sometimes too small. You need to mentally picture all that. It can be a slow process.

Be sure to add the storage that you feel you need. I don't know why most house plans have virtually no storage. One thing I've noticed is what I call the laundry room in a closet syndrome, and I hate them. I ended up with one of those and suddenly there is no place to put laundry hampers or stocked up laundry products. You don't need a huge space, but certainly enough to actually function in there. Another thing these architects don't think of is where to store mop buckets, guest coats etc.

If you do not get a lot of overnight guests, don't chop your house up with rooms that seldom get used. You will be paying heating and cooling costs, as well as taxes, on space that isn't used much. You might be better combining the space into one decent sized room, and perhaps use it as a hobby room or office as well.

Pantries are wonderful. I plan on having at least one walk in pantry for pots and pans, serving pieces, and small appliances that i use, but not every day. I'm hoping to find space to add a second one for long term food storage. The storage potential of walk in pantries cannot be matched by kitchen cabinets. Not only will you save money purchasing less cabinetry, but it leaves money to purchase beautiful, high quality cabinets that you do get.

More storage is nice, and porches are wonderful. You can't go wrong with adding either one in place of un-needed rooms.

The other thing I have discovered is the 2400 square feet of (convoluted) floor plan an architect designed for us (and we fired) is fitting better, and with much better flow, into under 1800 square feet that my husband and I have put together ourselves. I'm not telling you what square footage to build...only you can decide that, but there's a lot of wasted square feet in many house plans. Every hundred square feet that you can shave off saves thousands, and usually won't be missed in the long haul.

Think outside the box, draw in what you like, move it around, eliminate having too many halls and chopped up small rooms, eliminate having too many bathrooms (I can't see where anyone needs more than two in this size house), and beware of too many doorways in one room.

I like laundry rooms that have access from a central part of a house, with a door going outside, since I like to hang my clothes up outside when the weather is nice. One thing I did right in my last house was to locate the laundry room off the main foyer, which made it central to the kitchen, my girls bedroom, and the master bedroom. I can't see myself dragging sheets and blankets through my kitchen to get to the laundry room. I don't know why thay are designed that way so often!

Good luck. The sky is the limit, and don't settle for a floorplan you aren't wild about. You'll never fully like your home if you "settle". Make it custom to how you want it, and how you live.

Sandy

Hello, sorry for interjecting into the conversation. My name is Rob Davis and I work for Donald Gardner Architects. I just wanted you to be aware that we do have a modifications department and they would be more then happy to assist in modifying any of our plans. Best wishes on your new home.

Hi, Rob! I am pretty sure that the company and I will be doing a transaction in the future, seeing as I am pretty taken with your designs. I have found that the people on this forum who have been through the building process already or work in the field can give some pretty good advice. It is kinda nice to know that you guys at Donald Gardner (or maybe just you?) are keeping your finger on the pulse of the building community on the Web.

In my experience, trying to work out all the modifications before contacting the architects is unwise. Let then show you how to do it; they will quickly understand what you want and, more importantly, know best how to make it all fit and work properly.

I have a thread on here I posted with our saga
http://ths.gardenweb.com/forums/load/build/msg0617140118187.html?6285

The plan in question was a Gardner (they do have nice plans) and I'll just comment that the builder said that part of the huge cost increase was the complexity of the house that wasn't all that apparent in the plans, especially the roof trussing/engineering. You may already know all this, but it was/is a learning experience for us.

Thanks for linking me to your story, spf5209. (I am cross-posting this under your thread, also) Wow, what a shame that that you and the builder could not have had a meeting of the minds earlier in this process rather than later. I do think there is something to what some posters said about builders who are trying to get the most dollars possible out of a project (not badmouthing them, just stating a fact).

I do think when you tell them what you want and the maximum amount you can pay for it, they immediately think that it is worth their while to come back to you with a great (and expensive) version of what you said you wanted and bet their money that it will be more important to you to have your dream home at any cost than to get the project done at the price you THOUGHT you could get it for. This bet works out in their favor enough of the time that it is worth it to them to pitch it this way as often as they can. If they have to back down on it, no harm, no foul to them. Some clients with deep pockets will just say to hell with it and pay for their dream. Then there are the rest of us who end up having the scale down the dream, lol.

Let me tell you a funny story. These past few years that I have been studying floorplans and getting educated on the building process, I have choice plans that I have separated into three categories that you might call LIVING IN THE POOR HOUSE, HOLDING IT TOGETHER, and I'M IN THE MONEY. LOL! In category 1 are plans around 1,800-2,200 sq ft and these are the plans I turn to when I read stories like yours (lol) or when I have gotten bad financial news and think I will be a pauper the rest of my life! Then there are the second set of plans that are around 2,300-2,500 sq ft and these are the ones I turn to when I am feeling more optimistic about my financial status and feeling that things are going pretty well and I will be able to hold my own financially. The third set of plans is around 2,700-2,900 sq ft and these are the plans I look at when I am in the best of moods and feeling certain that my career will take off and the money is sure to roll in because of all those great investments I made! I might go through all these moods in a single week or even a single day, lol.

I guess some might say I have small dreams if my choices top out at around 2,900 sq ft, but I do not have grandiose dreams of living in a mini-mansion. All I want is an efficient, welcoming house with features that are not for show, but features that enhance my life and can accomodate a few extra family and friends when needed without feeling we are sitting in each other's laps.

Best of luck to you, and thank you for directing me to read your tale of caution.

We all have so much to learn! I am delighted to be learning with and from all of you.