Floor Plan Design Dilemma for New Build (Need Architect Advice)
yslahny
5 years ago
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Mark Bischak, Architect
5 years agoUser
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Comments (35)You've eliminated the dining room and created a small breakfast nook without its own windows. Even if future owners convert the office back to a dining room, they'd have to squeeze past that tight little nook just to bring food to the dining room. You seem to want to create a kitchen tucked away from the living room, which makes your retrofits of that space invariably awkward for most future buyers. (I know...it's your "forever" home. But a lot can happen over a lifetime. I'm on my 3rd "forever" home, and I sincerely believed each one was perfect forevermore...at first.) Try not to get too hung up on creating your dream vision...what you are doing to that kitchen/dining area may make the house into a white elephant that is difficult to sell. I know it would be a dealbreaker for me, unless my husband agreed to spend $80-100k to gut and rebuild the kitchen into something that probably would look like the original kitchen from the original plans. Lastly, you haven't left yourself any wiggle room for future needs. Having eliminated the stairs, you're obviously not going to have a second floor or basement. What if the kids want to play video games while you and hubby have company in the living room? Will the kids have enough room in their bedrooms for a desk and shelves, or will they need a study space? What about a guest room? A play room? An exercise room? Putting back the stairs and a basement would give you options for the future. What about storing the kids' bicycles and sports equipment? Where are you going to store your lawn tractor and accessories? How about expanding the garage to at least 3 bays so you don't have to build a shed that becomes a home to the mice and spiders that will take up residence over the winter? You're building 3800 sf of luxury home without any of the features that would make most people consider it to be luxurious. Again, "forever" homes rarely are forever, so building something others would want to call home is an important consideration, assuming you don't want to keep your house listed on the market for 785 days before that needle-in-the-haystack buyer decides your former home is his new dream home....See MoreBuilding dream home, architect wants cost plus 12%, need advice.
Comments (66)I built my custom home and design it as well. It was my first and I was very green. My advise is make sure you know what you want and what you are willing to pay for. Learn who your builder is and do not trust too much when they start tell you what you (should) want. I learned the hard way and two months into the build project I had to practically live at the construction site. The builder did not like it much but it was my house and not his so I did not care. We budded heads when he kept defaulting to "his standards". He was good for the big strokes but when it came down to the details he failed. Pick out as many items as you can upfront so you can get a very good idea of cost. We went $50k over budget and that was because the builder's defaulting to "his standards" at the budget discussion table that I was not aware of until we were into the build project. I initially took his advise on some designing, I wish I didn't. When I became the wiser I starting taking things back in my own hands. And I am speaking of selections like cabinetry, windows, flooring tile, countertops doors, decking materials and much more finishes. I had a budget I wasn't suppose to go over and he, the builder, did not make it clear as to what we were going to get within that budget. I do not regret that I went over. And I tell you if I had another $50k laying around I would have used it up....See MoreSeeking advice on architect design for first-floor renovation/addition
Comments (10)Agree with one larger dining space. This would free up some needed space for a larger family room. Do you use the living room? Do you have a need for a small office or away room? The mudroom does seem a bit awkward. Better access to the covered porch from main living areas would be nice as mentioned. But, with the back facing north, you also don't want to block more windows, otherwise it will feel dark. Some added windows on the side of your house would be great for some additional light into those spaces. I know you had said, the laundry is in the basement, but I might plumb for them in a mudroom, especially if you're going through the trouble of remodeling. On that same thought with the powder room, maybe consider a shower as well if you plan to stay in this house for a while. Might be a time where stairs proves to be difficult for any number of reasons. For instance, if an adult or even a child has a broken foot or leg, having an accessible bathroom on the first floor would be a benefit, not to mention for selling. Good to really evaluate your needs and how you want to live in the home. Make your architect aware of all this, conversation is key and should be a team effort. If you honestly don't feel she is listening, then yes, maybe you find another. It's your home and you're money. Might also post in building a home forum for advice or critique. The kitchen forum would be helpful once you have worked out some layouts. Good luck!...See MoreNew build floor plan advice
Comments (42)I knew two houses, growing up, with master suites I liked. These are "squared bubble diagrams", no dimensions are given, this is just rough placements. The first, I like that there is a dressing area so you can "finish up" before/after dressing without getting your stocking feet wet. I'm pretty sure there was a door to the bath at the open area, which may have been more to the left, away from the wet area. This next one, I liked how there was a short "entry" to the whole suite; as I recall the door was arched. The closets were to the right, they were reach-ins so it was basically a walk-in but with doors in front of the clothes. Tidy. And at the end was a door to the bathroom. The bathroom also had a door to the master bedroom, so you could do a circle. But you could also use the bathroom in the night without a long trek, and could also get ready for the day or for bed without disturbing a sleeper. Neither required a long hallway. And remember, no dimensions are given, these are just placement....See MoreUser
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