The home-design profession is a highly specialized area of architecture. Essentially, there are two professional organizations that provide certification and require designers to possess substantial understanding and expertise in structural design, building systems, and overall competency in the field of home design.

The American Institute of Architects (AIA) provides licensing and continuing education for all registered architects. The AIA offers no distinction between residential architects and commercial architects. The American Institute of Building Designers (AIBD) is a professional organization that offers a national certification program for designers. Governed by the National Council of Building Design Certification, the program sets the standards for professional designers and requires continuing education. While Professional Building Designers may design commercial structures, the vast majority specialize in residential design.

Residential design, like various other professions, includes individuals who may or may not be licensed by a recognized certification program. The fact that an individual has some “letters of the alphabet” following their name does not necessarily guarantee their qualifications. A designer’s ability to create exceptional designs must be combined with an understanding of the construction process. Experience gained from working with builders and contractors allows a designer to prepare drawings and details that will successfully communicate exactly how the home should be built.

(Note: all designers in the Homeplans.com network are members of the AIBD or the Council of Publishing Home Designers.)

The location of the master bedroom has been debated for years. Strong arguments can be made for locating it on the first OR the second floor.

In general, a second-floor master suite is often the preference in the western and eastern parts of the country, while the Midwest and South seem to prefer a first-floor location. The reasons for these preferences probably have to do with the simple fact that this is “traditionally” what homeowners in these areas have been accustomed to.

Nevertheless, there are several practical considerations when choosing where to place your master suite. A first-floor master suite is obviously more convenient for those who prefer not to climb stairs. A first-floor location also offers more privacy. However, for parents with small children, a second-floor location—which is close to the children’s rooms—provides a greater sense of security. For those concerned with energy conservation, locating the sleeping areas on the same level allows for the thermostats to be adjusted more efficiently at night. Also, a second-floor master bedroom may allow the homeowner to take advantage of a spectacular view that their site might offer.

Each client and each site is unique. The best solution can only be discovered by careful analysis.

See House Plans with Great Master Suites on Homeplans.com.

Example of Great Upper Floor Master Suite, Plan L-438-VSB

In follow-up to my post about fireplaces from April 6^th, I thought I’d include my thoughts on the benefits of gas fireplaces, since customers so frequently ask about this.

Gas fireplaces are normally more economical than traditional masonry-built systems. Although all fireplaces that use either wood or gas for fuel must be vented through some form of chimney, many new gas units can be “direct vented.” In other words, instead of a chimney that extends up through the attic and roof, the exhaust can be vented directly out the back of the unit on an exterior wall.

See fireplace-related articles on Homeplans.com.

There are actually two options for placing fireplaces back-to-back in two rooms. The most economical solution utilizes a “see-thru” unit. This is simply a fireplace that opens both in front and in back. These units are often used in master bedrooms and adjoining baths. While they can be located between other rooms, such as a bedroom and a family room, there is an obvious loss of privacy. The other option uses two separate fireplaces placed on a common wall. Although separate flues (exhaust vents) must be used for each fireplace, a common chimney can be utilized.

The first challenge when working with narrow lots is the garage. Ideally, the development in which you will be building will allow for an alley, so that the garage can be placed at the rear of the home. If it must be loaded from the front, the lot width may allow for the garage to be placed perpendicular to the front of the home so that the garage doors face to the side, with a “swing-in” driveway.

If the garage must face the front, pay close attention to the design of the garage doors. If possible, design an extended roof overhang to create a shadow that will “soften” the appearance of the garage doors.

Normally, there are side courtyards that are utilized when designing narrow-lot floor plans. These can be really exciting areas. However, it is essential that they be private. Therefore, it is CRITICAL that side window placements be regulated by the design covenants of your development. Ideally, there are no bedroom windows overlooking the neighboring courtyard. Two-story designs in developments that have narrow lots are definitely a challenge for this reason.

There are certainly a number of other considerations. While narrow lot designs can be extremely successful, they can also be almost unlivable.

There is often a very fine line between the two extremes. The differences are strictly in the details.

Narrow Lot House Plan BC-1300-B

A customer asked me if there was anything special they need to take into consideration when it comes to design of a lake home.

From a design perspective, building on a lake not only presents some challenges, but also several opportunities. Obviously, creating expansive views from as many rooms as possible towards the lake should be a goal. Since you’ll be spending time outdoors in and around the lake, a bathroom should be easily accessible. The garage should not interfere with the view. In fact, it should probably be placed towards the front of the home. And, depending on the climate, an open or screened porch will offer an opportunity to appreciate the view of the lake.

Lake/Vacation House Plan H-930-1

One of the most critical elements of a floor plan has to do with the traffic flow. In other words, the path you take to travel from one room to another. Carefully designed plans address this by placing short hallways and galleries that connect the various areas of the home. For example, upon entering the home, you should be able to walk to the bedrooms or the kitchen without being forced to cross through the family room.

Another indication of thoughtful design relates to storage areas. Bathrooms should have ample linen storage and the kitchen obviously needs plenty of cabinets and pantry area. Remember, a walk-in pantry is not always the most efficient form of storage. Cabinet style pantries with multiple fold-out shelves are often more functional.

Finally, while open concept designs work wonderfully for most families, there still needs to be a certain amount of privacy, especially for the master suite. Although hallways have been considered “wasted space” in recent years, they often provide the buffer for bedrooms. Be very cautious of selecting a plan that allows the master bedroom to open directly into the family room!

The plans you receive should have sufficient detail for your builder to begin a cost estimate. However, in addition to these plans, or working drawings, you will also need to obtain a set of specifications. This is a detailed list that indicates the various materials you want in your new home. For example, this will specify everything from kitchen appliances to the style of doorknobs, along with the exact finish of all materials. Additionally, you will need to specify certain “allowances,” or dollar amounts available to select such items as light fixtures and cabinet hardware. If this sounds a bit overwhelming, remember, your builder will normally help you determine all of the items on the specification list.

While each set of house plans contains an enormous amount of detail, there is often the need to supplement this material with information that may require local expertise. For example, foundation design and requirements vary from one region to another. Once again, your builder should be able to help you with any additional information and details that may be required.

This is probably the most frequently asked question, and also the most difficult to answer. First of all, there are considerable differences in both material and labor costs from one area of the country to another. We all know, for example, that the average cost of a home in southern California is much more than one in Missouri.

Furthermore, individual building sites also play an important role in determining the cost of construction. For instance, a level stretch of land will require far less expensive foundation and site preparation than a site that slopes. 

Finally, the ultimate cost depends on the amenities you select for your home. There are vast differences between the cost of countertops and flooring, not to mention that of windows, doors, and roofing. Consider this analogy: When you purchase an automobile, the final price is drastically impacted by the accessories you select. The same is true for homes. 

So, how much will the plan you select cost to build? Here’s a suggestion: Before you make a final choice on which plan to buy, do some local research to determine the average cost of new construction in your area. Visit with several builders and talk with real-estate professionals. Normally, they can provide information based on the dollar value per square foot. This may range from $65 to over $100 per square foot. (Remember to make sure the estimates you receive do not include land costs.) By multiplying this dollar figure by the total living area of the plan you are considering, you will be able to obtain a rough estimate of the total cost. 

Note: Homeplans.com offers Building Cost Estimates for many of their home plans.

A customer recently asked what I’d suggest — a one-story or two-story home plan — for their family with two growing kids. This discussion can easily turn into a great debate! Many homeowners simply don’t like the idea of climbing stairs — either now or, in particular, as they grow older. However, if that’s not a problem for you, a two-story design has some definite benefits. With a master bedroom on the first level, the children (and parents) can enjoy their privacy. Air conditioning can be zoned so that the upstairs system is not used when the children are away (quite important as they grow up and leave for college). Theoretically, a two-story plan is less expensive, per square foot, to build (less roof area and less foundation). However, this depends on the overall design. Architecturally, the exterior of a two-story home offers more opportunity for design details than a single story. Finally, children simply enjoy a two-story design. As for mom and dad — well, climbing those stairs is good exercise!

Example of Two-Story House.  Plan DW-2112

Example of One-Story House. Plan APS-1914