Worried about going over budget on your new build? Here’s one way to help curb costs: take the time to fine-tune your architectural plan and scrutinize it before submission. The more you research and prepare ahead of time, the fewer surprises you’ll encounter and changes you’ll have to make.
In general, it’s always a good idea to save 10 to 15% of your budget as a buffer when planning a project. Unfortunately, it’s not unusual for homeowners to spend more than that, but that doesn’t have to be the case.
In a construction project, a variety of factors can elevate or lower your costs. A good architect and builder help clients navigate their unique budget, style preferences and family needs. To make sure you and your team are moving in the right direction, consider these five often-overlooked factors that could play a big part in your budget planning.
1) Gross square footage. Construction costs are normally quoted in “net,” “livable,” or “air-conditioned” space. But depending on the size and design of your custom home, your architectural plan may include many more non-livable areas than you’re expecting. A grade level basement, a porch, or garage, for example. These areas still cost a good amount of money to build—mostly in foundation costs—so make sure you really want those areas before committing.
2) Your lot height. Building your home up off the ground, otherwise known as “above grade,” is more expensive than “on grade.” If you try to size up your lot yourself, you won’t be able to tell how high off the ground you’ll need to build your first floor. To get your lot’s exact height, pay for an elevation certificate and a topographic survey. That will show you how high you should build above grade. In Houston, lot heights are measured from sea level. The MFPE (Minimum Flood Protection Elevation) is the lowest elevation above sea level that you can build your first floor, according to the city or FEMA. In general, the lower your lot’s elevation, the higher you have to build and the more it will cost. In Houston, homeowners in a flood zone may want to build even higher than required. Knowing your lot’s elevation will give you a better sense of the cost of building up.
3) Dead corners and unused spaces. Look for dead corners and spaces you can incorporate into an existing room or remove entirely. Your garage floor and the first floor will be at different heights if you’re in a flood zone—your first floor has to be above a certain elevation, while your garage floor needs to be at ground level to allow you to drive your car into your garage. We usually use this height difference to build a storage space, and our clients love it.
4) Door sizes and the way doors open. To avoid change orders, check all of your door sizes in your architectural plan and the direction each door opens. For most interior doors, 30” is the standard width. Some doors, however, should be wider. We’ve seen homeowners remove door casings and door jambs to fit a washing machine into their laundry room. Carefully checking your plan to make sure your laundry door is at least 36” wide can help avoid similar issues. It’s this type of design element you should consider before finalizing your plan. Many homeowners also don’t think about which direction a door will open before it’s too late, and realize it wastes space after it’s installed. You can avoid having to order a new door, or bring painters, carpenters and floor installers back for a costly fix by doing the legwork upfront.
5) Roof pitch. Pitched roofs—for example, those with shingles—versus a low pitch or flat roof—have a number of advantages, including energy savings, a longer lifespan and helping protect your home against the elements. With a pitched roof, and especially a roof with a high pitch, you can also make use of the extra space. One way to utilize that space is to use it to store mechanical equipment like your water heater. If you want a pitched roof, carefully check your plan to make sure it’s adequately high. Sometimes architects will default to a low or flat roof because they look appealing or because of an area’s restrictions on building height. Without a pitched roof though, you may end up needing to buy smaller, and more expensive, mechanical equipment that can fit in your attic, or you might have to spend the money to build a special room to house the machines. It all comes down to your taste and priorities, but understanding these nuances before the building process starts is important.
Identifying all these components on an architectural plan isn’t easy. That’s why we offer preconstruction services where we check our clients’ plans before submission to make sure they get exactly what they need and they’re aware of all costs.
A new build often comes with its share of surprises. You don’t want one of those to be thousands of dollars in unexpected costs. By taking the time to carefully consider and review your architectural plan, you can help ensure your costs stay on track.
