| Too big, too little. Too fancy, too plain. With myriad | | | | holidays? Today, many families forego a dedicated |
| options for house plans available today, it's hard to | | | | formal dining room. Instead, a casual eating nook |
| know where to begin. | | | | connected to the kitchen accommodates week-night |
| Consider the following issues and ask yourself some | | | | meals, Little League pizza parties and all their |
| telling questions. The answers will help you decide on | | | | entertaining needs. If you work from home or have |
| a design that's just right for your family as well as | | | | school-aged children, an office or study may be a |
| your budget and lot. | | | | necessity. Think about the rooms and how you and |
| Square one | | | | your family will use them. |
| The real estate agent's mantra "location, location, | | | | Marrying the old and the new |
| location" rings true even when you're building from | | | | Magazines and TV shows often tempt us to start |
| scratch. From privacy to orientation, your lot is likely | | | | decorating from a blank slate, but few people have |
| to influence which plan you choose. | | | | the luxury to fill a house with new furniture. Keep |
| "Theoretically, it's best to start by finding a lot | | | | your existing furniture and aesthetics in mind. It takes |
| because then you'll have a clear idea of what square | | | | a special talent to make a mid-century modern couch |
| footage will and will not fit on the property," says | | | | work in a Colonial manor house. |
| Robert Martin, Architecture Editor at Southern Living. | | | | The main thing to keep in mind is how the |
| "It's a dangerous proposition to try to gooseneck a | | | | arrangement of furniture will influence the overall feel, |
| house into a lot that's really not ideal for that plan." | | | | flow and function of a room. How will your prized |
| The property owner can seek a variance to exceed | | | | possessions work and look arranged in the new |
| the "building envelope," the allowable area that a | | | | space? Scale is key. A soaring, two-story ceiling can |
| home can occupy on a lot. However, the process is | | | | easily dwarf low, horizontal furniture. To avert the |
| often lengthy and there's no guarantee that | | | | Alice-in-Wonderland effect, make sure the plan has |
| permission will be granted. | | | | strong, vertical architectural elements like a chimney |
| Local zoning boards and community organizations | | | | and tall windows. Similarly, an overstuffed couch, two |
| often require a house be set back a certain distance | | | | armchairs and a media cabinet might make a small |
| from the street. Before purchasing a corner lot, find | | | | living room look cluttered. |
| out if front-yard setback regulations apply to the lot's | | | | Tip: To help visualize your current furniture in a new |
| front and side-street boundaries. This could | | | | space, make a scale model of each item - simple |
| substantially reduce the area available for a home's | | | | rectangles, squares and circles cut out of construction |
| footprint. Easements as well as natural features, like | | | | paper will do. Slide the stand-ins around the floor plan |
| rock outcroppings and mature trees, may also | | | | to see which configurations will work. Make sure |
| influence where the house can be located. | | | | there will be enough room to walk and adequate |
| "Some communities promote close neighbors, and | | | | clearance for doors to open. |
| some communities promote more breathing space," | | | | Know what you're getting |
| Martin says. "It's not wise to use up every square | | | | Be aware of what is and isn't included in the |
| foot of building space because you'll have less of a | | | | blueprints before you purchase a plan. Most blueprints |
| yard." | | | | suggest electrical plans designed to meet national |
| If the lot is located in a suburban neighborhood, | | | | standards. However, varying interpretations and the |
| consider the placement of windows - take care that | | | | fact that codes are subject to change mean that the |
| they will not align exactly with neighbors' views. | | | | placement of switches, outlets and light fixtures is |
| Driveways should also be taken into account to | | | | ultimately subject to local building codes. Heating and |
| make sure that there's plenty of room for parking | | | | plumbing plans are usually not included, so you will |
| and turning around. | | | | need to consult with subcontractors. A local builder or |
| Streets and topography may be the main | | | | engineer should review the plan to ensure that it |
| determinates of a house's orientation, but it's also a | | | | complies with all building codes and subdivision |
| good idea to consider sun exposures when possible. | | | | restrictions. |
| A homeowner might reorganize a floor plan to take | | | | Due to concerns over energy costs, safety and |
| advantage of morning and afternoon light. Martin says | | | | other factors, some cities and states require a |
| that covered porches that face a southern exposure | | | | licensed architect or engineer to review and seal, or |
| can help block out heat and sunlight. | | | | officially approve, a blueprint prior to construction. Do |
| Remember that plans are not necessarily "as is." | | | | your homework. Contact to a local building official to |
| Builders can use a reverse set of plans (sometimes | | | | see if such a review is necessary in your area. |
| called a mirror image) to better site a house. It's also | | | | Taking the plan from blueprint to dream house |
| possible to hire an architect or modification service to | | | | A builder may provide a ballpark estimate of |
| personalize a plan. Ask if reproducible prints or | | | | construction costs from a study plan, but he or she |
| electronic CADD files are available for the selected | | | | should consult the working drawings to give a more |
| plan. Either will make the alteration process quicker | | | | accurate figure. Many variables can affect the |
| and easier. | | | | bottom line, including the choice and availability of |
| Complimenting your lifestyle | | | | materials, labor costs, choice of finishes and degree |
| Before delving into the thousands of plans available | | | | of detail. Ask several contractors for competing bids. |
| today, evaluate your current living situation. Look | | | | If you've got the vision but not the bankroll (at least |
| around and ask what works and what doesn't. | | | | at this time), it may be wise to choose a plan with |
| Consider which features matter most to you and | | | | bonus space that can be built out as finances allow. |
| which floor plan best accommodates your family's | | | | Be sure to allot a portion of your budget to |
| lifestyle. "Does the floor plan live the way you live?" | | | | landscaping and finish details. Architects and interior |
| Martin asks. Are you an empty nester who's ready | | | | designers recommend that you don't skimp on the |
| to downsize? A single-level ranch home might be | | | | seemingly small stuff. Higher-quality trim and building |
| your answer. Is this a house where you expect to | | | | materials may trump extra square footage. "Good, |
| raise a family? Check out plans that feature great | | | | insulated windows may be costly initially," Martin says, |
| communal spaces as well as a private master suite. | | | | "but over the long run, they're going to save you |
| Would you live outside 12 months a year if you | | | | money on your power bill." Crown moulding and |
| could? Pick an airy floor plan with plenty of porches | | | | custom cabinetry can make a stock plan feel like it |
| and more windows than wall space. | | | | was designed specifically for your family. After all, it's |
| When you decide on a house plan, you're also | | | | the personal touches that make a house feel like a |
| choosing a way of life. Do you host dinner parties | | | | home. |
| often, or do you only step inside the dining room on | | | | |