The House Plan Shop Blog

When building a new house, one of the most important things you can do is control your building budget. Without careful planning, it is easy to go far over budget when building a home. Beginning without a building budget, making changes during construction, and poor craftsmanship are just a few of the things that can blow your home building budget or cause extra expenses.

1. Most homeowners who embark on a home building project rely on obtaining a loan from a financial institution. This requires careful planning of the building budget up front. Begin by getting a feel for what things are going to cost. For example, visit several local lumberyards and find out what materials are available and their costs. Talk to the lumberyards about buying materials in bulk. Often, lumberyards will offer a better discount when all of the materials for the home are bought at the same time. This will slash your material costs. Also, compare the costs of luxury items verses budget items such as light fixtures. If a budget fixture is just as visually appealing, comes with a good warranty and serves the same purpose as the luxury item, choose the budget item. This tactic will cut wasteful spending tremendously. Using methods like these will help you save money and establish a building budget that works with your loan.

2. Next, go over your house plans carefully and discuss everything about the design, the floor plan, special elements, etc., with your builder before construction begins. It is important to have all the details worked out with your builder ahead of time. Once construction begins, making changes to the exterior of the home or the floor plan can become very costly in a hurry. When changes are made during construction, it often requires the builder to tear down or redo some portion of the home that was already complete or near completion causing a waste of time, money, materials, and labor.  

3. Finally, you might not be able to control the local labor costs, but you can control who you choose to do the work on your new home. Interview potential builders, ask to see their credentials, visit other jobsites where the builder has worked, and ask the builder for references from past clients. Researching the builder you hire (and the subcontractors) will help you choose the most qualified and skilled builder you can afford. Your new home is a major investment. You don’t want to ruin the experience of building a new home with poor craftsmanship. If you end up hiring an inexperienced builder or subcontractors, it is likely you’ll run it to problems quickly. Poor craftsmanship means you’ll be spending more later to repair things that were not properly built, constructed or installed during the construction of your home.

If you’re planning to build a new home, follow these tips to control your building costs.

Tags: building a home, Building a House, Building Budget, controlling building costs

When it comes to building a new home, the building process begins long before you break ground and pour the foundation. Discover six things you should do to prepare for your new home before construction begins.

1. Decide on the type of home. People build homes for all types of reasons – family home, stepping up from a starter home, downsizing to an empty-nester, vacation home, rental property, weekend retreat, etc. Determine what type of home you plan to build.
2. Determine your budget. Think about how much you can afford to spend on your new home and how much your new home will cost. Start checking with lenders to find out what size construction loan and mortgage you’re qualified to obtain. Knowing how much money you’ll be able to borrow and the likely cost of your new home will help you plan your building budget. Once you know what you can spend, you’ll have to determine how much of your budget can be spent on the lot and how much of your budget can be spent on construction, materials, etc.
3. Hire a team of professionals. Assemble a team of professionals with expertise in the construction business. Your team will include the following professionals as well as others: your builder/general contractor, excavator, building inspector, carpenter(s), electrician, plumber, surveyor and maybe even a residential designer or engineer should you need to make adjustments to your house plans. If you begin by hiring the builder/general contractor, this expert will be able to provide advice about hiring other pros or may even have a crew of pros that he/she works with on a regular basis. Tip: Do not settle for the first builder you meet. It is important to interview more than one general contractor/builder, ask for references, proof of insurance, etc. Additionally, get a good feel for the kind of person each builder is and if this professional is someone you can work with and talk to on a daily basis for the next 6 to 9 months (or maybe even longer.) Finally, ask yourself, “Is this a person you can trust with handling and coordinating all of the details for your future dream home?”
4. Select a lot. Regardless if you plan to build in a neighborhood, on mountainside or along a country road, it is often best to choose your lot before you select a house plan. You’ll have to consider the parameters of the lot such as the maximum width and depth, the grade of the lot, physical features on the lot, etc. when choosing your floor plan. Knowing the “lay of the land” will help you select a floor plan that best suits your needs and fits the lot. Additionally, you and your team of pros will need to study factors about the lot such as zoning, drainage, soil conditions and building codes specified for the community as well as geographic and climactic requirements.
5. Choose a house plan. Make a list of needs and wants for your future home such as total finished square footage, number of bedrooms and baths, special rooms such as an office, convenient features like a kitchen island/snack bar, the width and depth of your lot, preferred architectural style and the type of foundation you’ll need. Now search pre-drawn house plan collections like those found at www.TheHousePlanShop.com to narrow your selection. Most websites have a search tool to make it easy to eliminate floor plans that do not offer your specified criteria. Keep in mind pre-draw/stock home plans can often be modified with the help of a modification team, local residential designer or even your builder. If you find a floor plan you like, but it isn’t quite what you need, discuss your minor modifications with your builder or contact the supplier of the house plan to see if they can make modifications for you. At The HousePlanShop, LLC, we offer a modification service by which you can obtain a free quote for your changes before you purchase plans giving you an opportunity to learn how much things will cost before you make your final decision on a floor plan.
6. Draw up a contract. After you’ve determined your budget, selected a team of professionals, chosen a lot and purchased a house plan, you’ll need to draw up a construction contract. The contract should be written and signed and dated by you and your general contractor/builder. The construction contract will describe the construction of the home in detail and list all parts of the home to be included. If you or your builder make any changes to the project scope, it is necessary that you amend the contract. Keeping a written record of the scope of the construction project will help you as the home owner know what things have been completed, what still needs to be done and if any problems need to be resolved.

Following this list steps to complete before you break ground for your new home will help ensure your home building project gets off to a good start.

Tags: Before You Build, Building a House, Choosing a House Plan, choosing a lot, home building, new home construction

Building a new house is no easy task. From the professionals you hire to build your home to how you communicate your ideas to those involved in the home building process, many factors will determine how smoothly construction goes and the quality of the finished product, your home. These tips from The House Plan Shop will help you get started and carry you through construction resulting in a dream home you couldn’t be more proud of.

1. Assemble a team of professionals. There are many people involved in the home building process, and it is important that you select professionals have a good reputation for home building whom you can work with and trust. Ask family and friends who have built for recommendations for contractors/builders. Interview them. Find out how long they’ve been in business. Check references. Ask to see proof of insurance and if they are bonded. Finally, ask if you can see their work at a jobsite they are working on currently. Do not settle for a builder who doesn’t communicate well with you or who has below-standard references.  After you’ve hired a builder, team up with him/her and hire a panel of sub-contractors such as a concrete professional to pour the foundation, plumbers, electricians, etc. Your builder might already have a good relationship with a variety of subcontractors that he/she works with regularly. Find a mortgage lender you are comfortable with who has a strong knowledge and plenty of experience with new home construction. Hire a residential designer to draw your blueprints or make any changes to your pre-drawn stock house plans that you might require. Hire a local engineer who can review your blueprints and provide any engineering for your local building codes. As for the professionals that you don’t get to choose for your team but must be a part of it (i.e. city building inspector), be sure to establish a good relationship with them from the start.
2. Choose a floor plan. When a couple is building a home, both parties may have certain requirements for their future home, and some may be more important than others. Each person should create a list of the most important features of the floor plan. Review each other’s lists together and decide on one list of the most important features. Create a new list for the top three to seven items that are important for the home. Be sure to consider the size of the home and the number of levels, the number of family members you must accommodate, any special spaces you need such as a guest suite for your live-in mother-in-law,  and the activities that will happen in your home (do you prefer formal entertaining during the holidays or casual gatherings?) When you’ve determined the most important elements of the home find a pre-drawn floor plan that will accommodate your needs or hire a residential designer to draw a custom floor plan for you.
3. Communicate thoughts clearly. When building a home it is necessary that you communicate clearly with your team of professionals and all other parties involved in the construction and finishing of your new home from the contractor to the person ordering custom drapes for the great room. Consider designating a point person for different aspects of the home-buying process so information is not delayed or communicated to just one or two of the people involved. You might even set up a special email address to keep all emails regarding the home building process in one place. You might specify that all sub-contractors contact the point person directly with estimated dates of completion for each professional’s work, etc. No matter whom you communicate with and not matter what the reason, be clear and concise, provide examples to illustrate your thoughts or ideas, and follow up with your building team to make sure everyone is on the same page from the start of construction until you close on your home. 

There are many other things you can do to ensure the building process will go smoothly from start to finish, but these handy tips will get you started.

Tags: Building a House, building a new home, homebuilding, tips

The home plans published by The House Plan Shop are considered stock plans or pre-drawn blueprints designed to meet the national building codes in place at the time each was created. They do not necessarily meet any state, county or municipal building codes. Furthermore, pre-drawn house plans do not include extensive information regarding HVAC, electrical and plumbing details.

Information about the HVAC will be determined locally. The HVAC system will depend on the climate, types of unit(s) you use, and the size of your home/amount of finished living space to be heated and cooled. Necessary ductwork will be determined by the type of heating and cooling system selected and local building codes. Discuss and review all HVAC information with your local HVAC professional or your contractor.

While some stock home plans include a simple electrical plan indicating the suggested locations of outlets, switches and fixtures, it will be up to your builder or local electrician to install all electrical elements according to local electrical code. Take time to review the electrical information and details with your builder or electrician before construction begins.

Finally, plumbing fixtures are included in stock house plans. However, the blueprints will not reflect a plumbing schematic. The sewer system and flow of water lines are site specific and must be determined by local professionals. Talk with your plumber or contractor to discuss plumbing details.

Tags: Building a House, electrical plans, home plans, house blueprints, house plans, HVAC, plumbing details

Building a carriage house plan is a practical home addition, and they are becoming more and more popular given the conditions of the present economy. Discover some of the top reasons Americans are building carriage houses.

1. Families are outgrowing their homes and need more living space.
2. Families need more parking space, especially those with up teenage drivers.
3. Growing families do not have the finances to upgrade to a lager home or build a brand new home, but can afford a smaller construction project that will provide much needed living area.
4. Families love their neighborhoods and don’t want to move but need extra room.
5. The family handyman needs a workshop.
6. Some homeowners need extra storage space for basement and attic overflow or large and bulky items.
7. Homeowner’s desire a guest suite that provides all the comforts and privacy of home for frequent weekend visitors.
8. Some homeowner’s need a place for aging relatives to have the privacy of their own home with the opportunity to seek immediate assistance if necessary.
9. The work-at-home parent desires a home office that provides peace and quiet and the ability to visit with clients without disturbing the rest of the home.
10. Home-based business owners want a private place to work and meet with clients without actually leaving home.
11. Parents need additional housing for college students who require privacy and independence, but still need parental guidance from time to time.
12. Homeowners want to add a craft area, hobby room, music room or exercise area, but don’t have a basement or enough room in the basement to add one.
13. Grandparents are looking for a place for grandkids to stay when visiting for the holidays without having to listen to loud music or be disturbed when the grandkids come home in the wee hours of the morning.
14. Parents are looking for a place for boomerang children to stay until they get back on their feet.
15. Families may need living quarters for the nanny.
16. Owners of large estates may wish to provide living quarters for the maid, groundskeeper, etc.
17. Families need room to relax and often use the apartment for a playroom, home theater or game room for everyone to enjoy. They may even use it for an entertainment space for guests.
18. Growing families are looking for an additional source of income and rent the living quarters to tenants.
19. Garage apartments make nice temporary living quarters while the main home is being constructed and easily convert to a guest house when it is time to move into the main home.
20. Outdoor adventurists, nature enthusiasts, hunters and fishermen may not build a garage apartment in the backyard at all, but rather near their favorite lake or in the woods using it as an alternative to a vacation home, weekend retreat or hunting and fishing cabin.

If you are interested in viewing carriage house floor plans, take some time to browse The House Plan Shop’s extensive collection of designs from North America’s top rated designers.

Tags: building a carriage house, Building a House, Carriage House Plans, carriage houses