How To Build Your Dream Home

Hire a Local Architect
IN ALMOST EVERY TOWN, city, county and state in America, the rules for building houses are different--and for good reason. A house built in Phoenix, where the weather is mild and snowfall practically unheard of, requires different roofing, insulation, windows and heating than one in Flagstaff, where snowy winters are common. Because building codes vary so, and because each plot of land is unique, readers who want to build a LIFE Dream House will need to hire an architect.

"This is an unusual situation," says Gary Lapera, project architect of the LIFE Dream House designed last year by Michael Graves. "You're going to go to an architect and tell him you've got a design, and you don't want him to impose his ideas on it, but you do want him to figure out mechanical systems like heating and cooling, draw a framing diagram, decide what sort of foundation is required and accommodate the package to your specific site."

For this reason, Dennis Wedlick, LIFE Dream House architect, suggests seeking out architects who have worked on renovations or have restored old homes. "They are used to keeping the integrity of the design they're presented with," says Wedlick. And both Lapera and Gary Brewer, the project architect on Robert A.M. Stern's 1994 LIFE Dream House, agree that it is best to find an architect whose expertise is in residential construction, not commercial buildings.

But how to find that person? Contacting your local office of the American Institute of Architects and asking for a list of residential architects is a good start. You can talk to area builders to learn which architects they prefer working with. You can ask a prominent commercial architect in your area to speak with you about whom he or she might favor for a residential job. Be prepared to interview several architects (most will not charge for an initial in-office consultation)--and to contact their clients. Your research should address the following:

1.) Is the architect willing to adapt the plans to incorporate your needs and your site without changing the nature of the design? "You don't want a modern architect if your plans are for a traditional house, and vice versa," says Brewer.

2.)How long should the work take and what is the fee? Although most of the designing is done, much of an architect's job is in making sure the plans are followed correctly. Bill Chapin, former president of the AIA, says up to 10 percent of construction costs is considered a fair price. A skilled architect, he notes, will save you more money than his fee by properly bidding out the work, advising how to keep costs down and helping to find the builder who will do the job right.

3.) Ask the architect to tell you about something that went wrong on a recent project, and how it was resolved. "A good architect," says Wedlick, "is all about solutions to problems."

Finding the right architect is hard. "It's very personal," says Lapera. "You are making a new friend. You're starting a long-term relationship--and you'll be living with the results."--STEPHEN PETRANEK

Hiring a Builder
Let's say the LIFE Dream House is the house of your dreams. You have the land to put it on, and an architect has adapted the design to your needs, site and local building codes. Now the hard part: finding a builder who'll do the job right--and within your budget.

1) Ask your architect and town building office for the names of reputable builders (a.k.a. general contractors); also, scout your area for new-home construction and for houses undergoing major renovation, to learn which builders other homeowners are hiring.

2) Price out the project by giving your blueprints and materials list to several builders; set a due date for their bids. (Builders shouldn't charge for bids.) Collect at least four written proposals.

3) When the bids come in, toss out the highest and, perhaps, the lowest: "If the bid is really low, the builder might not be covering his costs enough," says Robert Algarin, an architect in Westfield, N.J. "He might try to make it up later by skimping on materials or workmanship." Judge the middle proposals by visiting each contractor's past jobs, checking his references and insurance coverage, and evaluating how his schedule and personality jibe with yours.

4) Your signed contract with the builder must include the following: the total cost and a payment schedule; a statement that the bid is based on the architect's drawings; a list itemizing any labor and materials not reflected in those drawings and noting whether they are--or aren't--included in the price; an explanation of the builder's warranty; and start and end dates for the project, barring changes or unforeseen circumstances.--MELISSA STANTON

Tip #1: Determine your wants and needs

Before you breakout in a cold sweat after being thrown in the vast market filled with a myriad of choices, sit down and put your thinking cap on. Determine the type of home, location, size and price.

Ask yourself questions: What type of home am I looking for? How many rooms do I need? Which location will best suit my purpose? You should also identify the additional features you would enjoy in a home. What are your expectations about the property and how long you plan to live in?

Location plays a very important role in the price of a home as well as the re-sale value. Make the list of possible locations you would like to buy a home. After looking at the houses in all the locations of your choice, you will have a better understanding of the price range, type of property available, school, public transport system, offices, shopping complexes and other factors that are important to you. The bottom line is that you should be clear about the location in which you want to buy a home.

Secondly, no matter what people say, size does matter! If you have a big family, you need a home with a bigger built-up area and one with more rooms. Or if you're a car enthusiast and are lucky enough to own a few, you might want to find a home with a generous car porch. Take into consideration your lifestyle and make a decision that will fit you perfectly.

Lastly, you should find a home that fits your budget. But if you can't seem to manage numbers, find the expertise of a real estate agent of a loan broker and from the personal and income information you have provided, they are able to calculate your affordable price range and monthly installment.

Tip #2: Get pre-approved for a home loan

Once you have determined your budget, you might want to obtain a pre-approved home loan, even before you even go out to hunt for your dream home. Simply because you would not want to get caught committing to buy a home at a certain price but later down the road discover that you have problems obtaining a loan, especially if you have paid an earnest deposit. You might face the risk of your earnest deposit being forfeited by the seller.

Tip #3: Ways to find your dream home

There are many ways and channels for you to find your dream home. However, it isn't as easy as it looks as a first-time homebuyer. Due to a lack o experience in property transactions, you might find it difficult even at the starting stage.

But if you are still adamant to go it on your own, try driving around neighbourhoods you're interested in and search for "For Sale" signs. Or if you can't seem to find the time, you might want to peruse the local newspaper or go online to get to know properties that will suite you.

Or you can chose to call on the expertise of a real estate agent. Based on the criteria you provide to them, agents are able to find sellers that meet your criteria.

Tip #4: Search the Home for Buying

After selecting several properties of your interest and meeting with a bank officer, the real fun begins - its time to see your potential home. Not just one, make sure to visit a variety of homes that fit your criteria and budget so you can compare what' on the market. You should analyze the homes you have visited and rank them according to your need. Decide which will serve your purpose and which will be more than your expectations.

Check out the neighborhoods, schools, crime rate, traffic, zoning, and work commutes. Visit properties you are seriously interested in at various times of the day to check traffic and congestion, parking availability, noise levels and general activities.

What may seem like a peaceful neighborhood at lunch can become a loud shortcut during rush hour, and you would never know it if you drove by only once.

Shop aggressively. Unless you are under the gun time-wise, look at as many homes as possible to get a sense of what's available. Don't rush into buying if you don't have to, some expert's say you need to look at 100 homes before you can decide on one.

Tip #5: Negotiation process

Once you have found a home that meets your needs and standards, it's time to make an offer. You will already know the most you can spend from the pre-approval process, and since you have seen so many properties, you probably will have your own ideas on what the property is actually worth.

If the seller accepts your first offer, congratulations! However if the seller rejects your offer, come back with a counter-offer. This negotiation process can go on for a short or long period of time, depending on factors such as the motivation of the seller, the local real estate market, and a host of other factors.

Tip #6: Get a good lawyer

Once your offer is accepted by the seller, you need to find a good lawyer to prepare the Sale and Purchase Agreement (SPA). Normally, you need to sign the SPA within a stipulated time (i.e. 14 days).

In the event of unforeseen circumstances and the 14 day period is not sufficient, ask your lawyer to write to the seller's lawyer to request for an extension. If you keep quiet, the seller might exercise his or her right to forfeit your deposit money.

Prior to the signing of SPA, make sure to have a thorough home inspection performed by a qualified and certified home inspector. A home inspection will protect you from flaws in the construction and condition of the home that are not obvious to the naked eye.

Home inspections can uncover things like foundation cracks, termite infestation and other home quality issues, this will eliminate any surprises after you move into your new home and if the above problems were discovered prior to the signing of the SPA, you may want to re-negotiate or withdraw from deal and demand a refund for all the money you had paid (depending on terms agreed).

If the home is furnished, ask the seller to give you an inventory list and attach it to the SPA. This list is useful during the handling over stage. It serves as a checklist for the stuffs that the seller has promised to give you.

Tip #7: Loan closing

Once the SPA is signed, the next thing to do is to present your SPA and other documents to the bank to secure your loan, your lawyer should be able to assist you on this. And normally, you will be given three to four months to settle the balance sum. Make sure you check all the terms and conditions in the loan agreement carefully before you sign. This is to ensure that you are getting the kind of loan package you intended to get in the first place.

Tip #8: Handling over

Once your bank has released the balance sum to the seller, its time for you to collect the keys and move in. However, you might want to perform a joint inspection with the seller or the seller's agent to ensure the home is what you expected and paid for. Use the inventory list to check the items in the home, if there are any discrepancies found, you may ask the seller to rectify the problems or compensate you. Although the process may seem intimidating at first - take a deep breath and jump in, not blindly but take the plunge prepared! In the end all the homework you did will pay off as you enjoy the atmosphere and lifestyle you have chosen - a reward well deserved! And you'll find yourself knowing a bit more about property in the process.
By doing this, you'll learn things you never realized. Over time, your 'ideal' home will evolve and change. If you are like most people, you will probably buy a home that is different from what you thought you wanted. Don't quickly discard houses. You will have a better understanding of what you want by taking a close look at many houses.

Tip 9: Exteriors Are Easy to Change
Some people will only look at a house if they like its appearance. However, usually the house's exterior can easily be changed. The changes to an exterior can be so dramatic that you won't realize you are looking at the same house. To change the exterior, you can use different windows, modify roof lines, and change exterior details. Don't judge a home by its appearance. It's the inside that really counts. After all, you'll spend 90% of your time on the inside of your home.

Tip 10: Hidden Potential
You might discard the right home because you don't see its hidden potential. For example, say you don't like living rooms and you avoid houses that have living rooms. However, a living room could serve another purpose. It could become a den, a nursery, or an additional bedroom. It could also be an excellent dining room. Changing the location of a doorway or adding a wall may convert a room into something you would really love. Sometimes all you need to do is rename a room. When looking at houses, look for the hidden potential.

Tip 11: Perfect Homes Don't Exist
Some people spend years searching for the perfect home. However, they never find it because their perfect home is a fantasy. It doesn't really exist. Be realistic when shopping for a home. Ask yourself what are features you must have and what are features you want to have. When you find a house that meets your requirements, it may not have all of your wants. However, if you hold on to your dream of a perfect home, you might pass up the right house and regret it later.

Design Tips

Interior Doorknobs - Make sure that the backset hole is drilled 2 and 3/4 inches NOT the standard 2 and 3/8 inches. Your knuckles will thank you.

Second Sink - We have a regular double bowl sink and a second small bar sink next to our refrigerator. The second sink has come in handy on many occasions!

High Vanities - Who says you have to use low cabinets in a bathroom? Are you tired of bending over to brush your teeth? Use kitchen cabinets in a bath or see if your cabinet company makes a 34.5 inch high cabinet instead of the usual 30 or 31 inch high bath cabinet.

Sit in the Shower - Shower seats are luxurious. Make sure it is at least 16 inches deep and anywhere from 14 to 17 inches tall.

Dual Shower Heads - Forget about all those fancy shower devices. Just install two faucets! The shower heads hit you from opposite directions. You may need an extra large water heater, so plan ahead!

Tall Garage Ceilings - The average garage has lots of wasted space. If you raise the ceiling to 12 feet, you can install a useful loft that will give you all sorts of wonderful storage opportunities.

Large Entry with Closet - Many entry halls are too small to comfortably greet 2 or more people. Make yours spacious if possible. Be sure to have a large coat closet somewhere in the space.

9 Foot Ceilings - You would be surprised what a difference rooms feel like with tall ceilings. If the rooms are really oversized, then you better consider 10 foot ceilings.

Kitchen Space - The distance between rows of cabinets or an island should be at least 42 inches. You will love this roomy feel.

Indirect Lighting - Indirect lighting can really set the mood in a room. It is not hard to achieve this goal. It is an excellent idea in a family room for night time TV viewing. Have you flown on an airplane at night? They use the soft indirect lighting technique above the windows.

Electrical Outlets - You need to think this one out by doing a furniture layout plan early in the job. Who wants outlets BEHIND a couch or a bed? They are useless! Place outlets exactly where lamps, radios, appliances are going to be. Place the outlets at a correct height so you don't have to bend over or see the cords under furniture.

Multi-Level Decks and Patios - A two or three tiered deck or patio with large areas at each level makes for a dramatic outdoor jewel. Plant colorful vegetation or place it in planters between each level.


Cooking Out - If you have natural gas or propane, be sure that it is extended outdoors for your grill.

Garage Outlets - Be sure there are electrical outlets on all four walls of your garage. Have the electrician place an outdoor outlet near the garage doors for easy access if you are working outside.

Wide Garage - Most garages are not wide enough. Be sure each garage door opening starts at least four feet away from a corner. Five feet is even better.

Window Seats - These items are charming and functional.

Laundry Room Counters - Where do you fold your clothes? A countertop in a laundry room is nice.

Slop Sink - Every house needs one. They used to be in basements. Put it near or in the laundry room.

Hot Water Loop - Do you wait for hot water at your plumbing fixtures? Install a simple re-circulating loop.

Storage Shelves - You simply can't have enough storage shelves. If you live in a slab home area, then make your garage extra large to house these shelves.

Attic Storage - Many modern houses have steep roofs. Even if you don't you can order cost effective attic or storage trusses. Not all of the roof has to be made from these! That will save money as well!

Paper Cutouts - You must do scale cutouts of furniture to make sure room sizes are correct and that you don't block interior pathways within rooms.

Wide Driveways - Plan for a 12 foot width for single driveways and at least 20 feet for double driveways.

Garage Doors - Double doors should be 18 feet wide and single doors should be 10 feet wide.

Technology Wiring - You must install CAT5 wiring to each room. Put it where you think a computer, TV, or appliance might be. Some rooms may need multiple cable drops. All cable runs must be home runs. Do not loop wire through the house!

Central Vacuums - They are a real treat. I love mine. Get one that is fully cyclonic.

Outdoor Conduits - Put multiple 3 inch PVC pipes under sidewalks, drives and patios. This will allow you to get wires to remote locations in the future.

Hidden Safe - You can buy affordable safes that can be hidden while you build. Buy a fireproof one!

Access Panels - Old homes had nice access panels to get to the back of tubs and other critical plumbing areas.

Shower Stalls - Minimum width should be 36 inches. Bigger is better here.

Fans, Dryers, etc. Outdoors - Vent all fans, dryers, etc. to the exterior of the home. Never dump this air into a crawlspace or attic.

Combustion Air - The code requires this but make sure it is not forgotten. It is a life safety issue.

Return Air Vents - If you have forced air heating and cooling each room, except for baths and kitchens, you must have return air vents!

Hidden Hallways - Each room has these. This is were you walk within a room. Make sure they are big enough and that you don't have too many entrances into a room. More entrances means more hallways which means less space for furniture.

Dual Staircases - Old homes often had a main and rear staircase. My house has two staircases into the basement. One leads directly to the garage. They are a treat.

Hillside Foundations - Who wants to see an ugly triangular shaped slab of concrete on the side wall of a house? Progressive foundation companies can install treated wood strips for siding or brick ledges so the foundation can be hidden. Ask about these.

Door Covers - Porches - Builders years ago knew it was nearly impossible to stop wind driven rain from getting into doors. That is one reason large covered porches are common on old homes. Put covered porches over all your exterior doors.

Overhangs - While on the same subject, roof overhangs help protect widows and the sides of the house. They work like umbrellas. Make sure they are at least 2 feet deep.

Laundry Chute - If your bedrooms are far away from the laundry room, you will love an old fashioned chute. Make sure it is smooth inside and at least 8 inches in diameter or 8 inches square.

Soundproofing - This is a hidden design feature. You must do everything possible to minimize sound transmission. Read my past column and Bulletin about this!

Creature Comfort - Consider radiant heating if possible. Go one step further if you have the right conditions and do geothermal. The best heating system is a mixture of radiant heating and forced air. The forced air system allows you to move air and filter it.

Built-in Speakers - Consider wall speakers for the dynamic new TV's, DVD's, etc. Wait till you see what you will be able to watch from the Internet in just 5 years or less!

Heated Garage Floor - Do you work on your own cars? Does it get cold? Part of your garage floor could have a radiant loop in it connected to a small water heater. Fire up the heater the day before you intend to work!

Wine Storage - Many people are starting to acquire and admire wine. You need a place to store it to maximize its flavor.

Low E Glass - Window Films - These invisible features will save you money and keep your possessions in good shape.

Plan for Future Expansion - Do you think you might do a room addition? If so, plan for it now to make sure a perfectly good room doesn't become a wasted space as it is transformed into the entrance into the room addition.

First Floor Bath - Every house needs a full first floor bath. Someone might get hurt or sick and can't go upstairs if you have a two story home.

Blocking - These hidden framing materials allow you to securely fasten grab bars, large pictures, holiday wreaths, etc. with comfort that they won't fall. You need to simply plan where to hang things. Use large 2 x 10 or 2 x 12 blocks to provide a large target area. Take photos before the drywall goes up to be able to locate them.