How to build affordable house
Are you prepared to exercise a little discipline?
As an architect, there are a number of things I frequently suggest a few of them will NOT probably work for you. But after building our own house, we discovered firsthand several strategies to construct affordable. If funding is critical, stick to your guns, make the perfect decisions; ones that you will not regret later.
These are a couple of suggestions that worked for us. It's likely to operate on a property, be green and still have a wonderful design. A number of these options prefer the custom design process, but they can be adapted to stock programs. Additionally, it talks about top owner involvement and I recommend hiring an architect to organize these products.
Precisely how much space do you actually need? Seriously. Rather than building a larger home, get rid of your stuff -- you know, that broken appliance in the cellar, those aged clothes that are outdated, and do you really need 3 coffee pots? This one is easy; many families don't need over a 2,400 square foot home unless you are the Brady Bunch.
Avoid useless complexity -- One common characteristic now (at a builder house/plan book house) is a roofline with umpteen gables across the facade with an array of things glued on. Rarely can anyone encounter that sophistication of space inside? Is it simply a gift to your neighbors to stare at from across the road? Learn to enjoy the box. The box is the easiest and most inexpensive thing to build. A floor plan that zigzags with numerous corners is something else to prevent. Watch the way the spaces are organized in three dimensions. To put it differently, do walls lineup between floors? In many stock house layouts, I've seen no logic between floors, which requires additional structural components to be inserted to hold up everything, particularly the roof. It is a waste of cost because you can't see it or experience it. The fantastic design has a clarity of its components that ought to make it easy (and affordable) to construct and understand.
Open Floor Plan Maintaining the plan simple and open accomplished a number of things for us. First, fewer partitions equal less substance. Additionally, the visual link between spaces raises the sensed space, which makes it feel larger. This means my loved ones can be in various areas of the first floor (kitchen, living, dining), but still stay connected. After space feels larger, you can really build smaller. This is a win-win circumstance. Insist on a fantastic plan layout to eliminate wasted space.
Straightforward details This is somewhat related to design but it's critical to price. Fussy details can quickly increase the purchase price. 1 way we addressed this is not any wood casing around the windows (rather than crown molding). The jambs are wrapped in drywall with a painted timber sill -- very fashionable and clean. In the outside, the brick details are restricted to soldier coursing through the window heads and across the parapet. In the window sills, we utilized rock (a trade from a stone fabricator buddy). The brick course directly under the stone is shining 1/2" giving a little bit of detail expressive of the construction procedure. Simple details don't equate to diminished quality or impact but can keep it cheap.
In our case, we felt strongly about timber flooring, but we could not manage for the door trim and baseboards to be stained timber. The floor came from a warehouse wholesaler for an excellent price. You might need to decide on drywall over tough coat plaster, or...laminate countertops rather than granite right now. Yes, if budget is that important, we have to rein in our bucks. Make real and difficult cuts -- you will appreciate it when you compose your mortgage check. Also, think bold colors and durable materials. Color can bring the sudden pop into the layout; durable materials save money on future maintenance.
Splurge strategically Frugality does not equal sacrifice. If you would like to have some really nice things, pick where it actually matters. The remainder of the home can be more modest. The public spaces like the kitchen, living and dining room can get a greater level of finish while maintaining the bedrooms and baths subdued. You do not need travertine in your bathroom if you are building on a budget. Another way to deal with this is to select really wonderful lighting fixtures for rooms like the dining room and entrance. Use plainer, budget fixtures everywhere. However, the custom kitchen bar top which I designed makes a major effect in our house.
Layout copycats Now that HGTV has made layout popular, designer finishes and fixtures are everywhere. If you know what you are considering, shop around for that thing in many places to find out if you can find a similar item for less. But then you calculate you need 40 to 50 of these and you have dropped tens of thousands of dollars. I searched dozens of places and was amazed at the price tag. I found a gorgeous fixture at a design magazine and contacted the light fixture agent. They were $500 each fixture! I hunted and found an internet distributor that offered a similar fixture for $100 each. That leads to our next proposal...
Shop Online or at Discount Warehouses -- You do not need to purchase from the expensive showrooms. They've marked their products up many times over and you are not getting any advantage besides a snobby man looking down on you. This way you can calculate your fixture prices as you go (until you buy them) and compare them to your own budget allowance. If you're worried about quality, locate the fixtures at a local showroom, check the quality first. Be careful with plumbing fittings. Often online retailers don't sell the right inner housings for the taps and shower fittings. We've got a local plumber's warehouse which worked with us to coordinate all of the technical things. Stand firm and do not be concerned about what your friends did.
What does it really matter where you purchased something so long as it's in good taste and matches with your theme? Unless your friends are contributing to your mortgage payment, do not fall into peer-pressure just so that you can say you purchased it at such-and-such location. Who cares? We hired a kitchen fabricator that does excellent work, yet nobody has ever heard of him. He does not have to advertise because crap retains him more than busy. We could customize many things which didn't cost more yet gave a richer result. Consult your architect or ask about, I'll bet you will realize that obscure carpenter who does excellent work for under the mainline kitchen showrooms.
Place the garage in the basement that one is obvious but causes the most controversy. Who wants a basement that large? Placing the garage in the basement is almost free (if you live where there's slope to the property). In most areas of the country, people will probably construct a cellar anyway, so add a doorway and drive in. In case you've got an entirely flat lot, this might cause trouble. Consider it, you are building a small house near your home for your cars.