Tips For Picking The Perfect House Plan

"Tips For Picking The Perfect House Plan"," Too fancy, too plain.


Consider the following issues and ask yourself some telling questions.


Square one

The real estate agent's mantra ""location, location, location"" rings true even when you're building from scratch.


""Theoretically, it's best to start by finding a lot because then you'll have a clear idea of what square footage will and will not fit on the property,"" says Robert Martin, Architecture Editor at Southern Living.
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The property owner can seek a variance to exceed the ""building envelope,"" the allowable area that a home can occupy on a lot.


Local zoning boards and community organizations often require a house be set back a certain distance from the street.
 This could substantially reduce the area available for a home's footprint.


""Some communities promote close neighbors, and some communities promote more breathing space,"" Martin says.
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If the lot is located in a suburban neighborhood, consider the placement of windows - take care that they will not align exactly with neighbors' views.


Streets and topography may be the main determinates of a house's orientation, but it's also a good idea to consider sun exposures when possible.
 Martin says that covered porches that face a southern exposure can help block out heat and sunlight.
"" Builders can use a reverse set of plans (sometimes called a mirror image) to better site a house.
 Ask if reproducible prints or electronic CADD files are available for the selected plan.


Complimenting your lifestyle

Before delving into the thousands of plans available today, evaluate your current living situation.


Consider which features matter most to you and which floor plan best accommodates your family's lifestyle.
 Are you an empty nester who's ready to downsize? A single-level ranch home might be your answer.
 Would you live outside 12 months a year if you could? Pick an airy floor plan with plenty of porches and more windows than wall space.
 Do you host dinner parties often, or do you only step inside the dining room on holidays? Today, many families forego a dedicated formal dining room.
 If you work from home or have school-aged children, an office or study may be a necessity.


Marrying the old and the new

Magazines and TV shows often tempt us to start decorating from a blank slate, but few people have the luxury to fill a house with new furniture.
 It takes a special talent to make a mid-century modern couch work in a Colonial manor house.
 How will your prized possessions work and look arranged in the new space? Scale is key.
 To avert the Alice-in-Wonderland effect, make sure the plan has strong, vertical architectural elements like a chimney and tall windows.


Tip: To help visualize your current furniture in a new space, make a scale model of each item - simple rectangles, squares and circles cut out of construction paper will do.
 Make sure there will be enough room to walk and adequate clearance for doors to open.
 Most blueprints suggest electrical plans designed to meet national standards.
 Heating and plumbing plans are usually not included, so you will need to consult with subcontractors.


Due to concerns over energy costs, safety and other factors, some cities and states require a licensed architect or engineer to review and seal, or officially approve, a blueprint prior to construction.
 Contact to a local building official to see if such a review is necessary in your area.
 Many variables can affect the bottom line, including the choice and availability of materials, labor costs, choice of finishes and degree of detail.


If you've got the vision but not the bankroll (at least at this time), it may be wise to choose a plan with bonus space that can be built out as finances allow.
 Architects and interior designers recommend that you don't skimp on the seemingly small stuff.
 ""Good, insulated windows may be costly initially,"" Martin says, ""but over the long run, they're going to save you money on your power bill.
 After all, it's the personal touches that make a house feel like a home.


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