After looking at HUNDREDS of floorplans online, I am convinced designers don't know what they are doing. Coming in through the garage and having to walk the entire length of the house to the kitchen, spare bathroom not accessible without entering a bedroom, kitchen pantry that holds hardly anything, master bedrooms that are only 11x11, half bath that requires guests to walk through other rooms to access, no coat closets for guests or owners, 2-car garage that won't hold 2 cars let alone a truck... the list goes on.
Online plans are junk. The are made by students and low level architects that don't have the experience of walking through the plans after they are built. Typically they are just trying to shove as much as they can in a given footprint for a zoning spec. I walked away from building several internet homes because I could tell from the plans no one would ever be happy actually living in the house. From floor plans that were so cut up to impossible doors that could not be structurally framed. Garages that wouldn't fit a compact car due to door locations and driveway access. Windows that cannot be framed in a structural wall. I have some really bad horror stories from years of building to the point I would only build my designs or would require that I was able to redraw the plans for accuracy before anything was done onsite. Looking good on paper is very different from being functional in real life.
I'm a designer that comes from a manufacturing background. Now I am retired and designing my own home ...and I totally agree with you regarding some designs I have seen out there. Good grief.
Only when you have the experience to have handicapped family living under the same roof, one thinks about how important is to have wide walkways, wider doors, bigger bathrooms with flat floors to showers, as many pocket doors as possible, and wider stairs with ample landings; all of them should be standard in every built, since the service they provide is well enjoyed by everyone!
I would add that no matter what size you build you should keep your floor plan simple, keep hallways straight, no dog legs, keep rooms square or rectangular and avoid angles or curved walls especially on external walls. Another very important and often forgotten point is keep your kitchens bathrooms ensuite and laundry close to your water heater, nothing worse then waiting a minute to wash your hands with hot water. 3rd point is don't build to the minimum, use that larger 2 by 12 joist even if the engineer says a 2 by 10 will be fine, you don't want everything rattling in the house when you walk or when your children are playing. And beef up your insulation even if you are in a warmer climate. 4th point make use of the sun, larger windows on your south side.
You are not far off. Realistically all Structure should be 30-40% better than code so bedrooms usually have a code required 30lbs sft rating but a 40lbs sft rating will result in a much better life-longevity. Though a 60lbs sft + rating would really be the best as it can handle heavy furniture, think dressers! Clothing is very heavy when it is stacked up. Walls really need to transition to 2x6 minimum due to the amount of electrical, plumbing, and obstructions. Also having the benefits of thicker insulation. Advanced framing with thicker walls is structurally more sound, uses less wood, quieter, easier to frame, and lasts longer. We need to get away from building the 20 year homes that have become the norm and go back to building 50-100 year homes that last. Realistically a proper ICF home is a 100+ year home. That would outlast any stick-built home with better efficiency and longevity. Better building practices are what we really need rather than the bare minimums required under code. As a former builder, "Striving to meet code is failure!". Every thing you do should exceed the minimum and strive for the maximum available at the budget given. You don't save money on framing, insulation, waterproofing, or roofing systems. You save money on trim and accessories that are easy to upgrade in the future. The accessories are what will need to be replaced anyway every time the home is updated.
Please, everyone when you design your new home or addition, think about designing it so that you can add solar panels. This is not so hard...for nearly any location or house style, you can chose to orient your roof so that you have a large flat section facing south-ish, without decorative dormers or other complications of the roofline. Also, think about how to achieve passive ventilation of your attic and cross ventillation in your living space. Some thought put into the energy functionality of the house ahead of time will save you a little money each month going forward, adding up to a lot of money overall.
Excellent information. My parents built their second house about 10 years ago... They spent a lot of time with an architect planning and planning. Unfortunately one parent (who is an expert in all subjects) at the last min. saw a friend's new house and copied that layout instead. When I hear the complaints which are often, I have to find the nearest exit!
We were thinking about putting in an elevator, or at least a shaft to install an elevator later. Do you have any information on in home elevators? We have elderly parents and an adult son so the future is hard to predict. Could be just the two of us, or all could end up here, so trying to plan for anything.!
Elevators in residential homes are becoming more popular but most builders haven't had the experience with them. If it's not in the budget during the build you can always plan ahead with the 'space' for it. It's not uncommon to use the elevator area has additional closets until the time comes you need it. Definitely speak with a local company to ensure you have everything planned out with your architect, engineer, electrician and builder. Our 'sister' company does large scale commercial projects so we go across the hall and ask if we have a client request one:)
Elevators are great but also plan to have a lift chair installed on a stairway to ensure access. It will mean you will have to have a set of stairs wide enough to allow the installation and have the blocking to support it in the walls. You don't have to install it right away but when the elevator is down for maintenance or has an issue, all of them have issues, it will keep access to the upper levels open for anyone who has a hard time with stairs.
@2ndtwo1: Designing a new home to accommodate both an elevator and a chairlift is overkill. As if homes aren't already expensive enough, a residential elevator costs anywhere from $25k-$100k before installation. That doesn't include annual maintenance or servicing, and prices are only going up. Chairlifts are a cheaper option, but when most retirees live on fixed incomes, few will be able to afford both should the need arise. Unless you plan to live in a stilt home where a lift is absolutely necessary for someone struggling with mobility issues, you would be better off designing a home where the master suite is on the main floor. That being said, most retirees struggling with mobility issues seldom leave their home, even just to go outside - even when access is easy. Should they have a lift (chair or elevator) that requires servicing, it's not likely they will be without it long enough to be inconvenienced. I certainly wouldn't pay an extra $10k-$20k (or more) for that rare occasion I 'might' need an alternative lift. It's just foolish, and anyone living on a fixed income will tell you that. Our abilities (cooking, cleaning, maintaining), priorities (needs vs. wants), and lifestyles (activities outside of the home) change dramatically as we age, and especially when we are no longer mobile. For that reason, aging in place requires being honest with yourself about what your needs will be when you are no longer mobile enough to bathe on your own, let alone ascend a set of stairs. Plan accordingly. Plan wisely. Plan for what your budget can really afford without going overboard.
Unless this is your true forever home, you want to avoid customization that may not be desirable for resale value. Also build appropriately to the property. If you have views, take full advantage of the design to obtain the best views. Most of all, look at other design plans as a starting point and make the best layout design your own with your modifications. Do the cost benefit things that would increase resale value such as a walkout basement on a raised foundation with a slope grade. These are all the things we did when we built our custom home.
Many builders of custom homes have their own design departments. Is it better to use the builder's design shop, or is it better to retain separate designers and bring the plans to the custom builder?
One could probably argue pros and cons to both but, I believe in house is better as it streamlines the process. Many times a designer helps with a plan but since the engineer or builder wasn't involved through that process much of the design has to be changed so its actually a 'buildable' home. Now...if the builder has a bad in house design team...I'd shop elsewhere;)
@@ColoradoCustomHomes thanks for responding! Love your show! I am still working on my “napkin drawing” and am very early in the process. My issue is that I want to build a very complicated ICF pool in the center of the house (humidity issues galore), use ICF forms for walls, install a complicated HVAC system (aiming for a passive house), and mix in post-and-beam trusses with cathedral ceilings. I also want to use Indiana Limestone for the exterior (along with limestone window surrounds). Plan to use very new building techniques, and I don’t know whether there are a lot of custom builders out there with ICF pool experience. I will say that you are the most impressive custom builder that I have encountered on TH-cam. Would be great if you considered doing a “select your design shop” video going into pros and cons in more detail!
Speaking as a middle class American, IMHO, building a house for your children (whose life in the home is only temporary) is a foolish waste of money. When they have a bedroom in which to retreat, and the outdoors in which to play, having their own additional space is a luxury, not a need. Why do parents today believe they need to accommodate their kids' every whim? The kids won't even know how to appreciate it. This is where a false sense of entitlement begins. Have you thought about the struggle they will endure (or the hell they'll create for others) when they go from having their own space to later being required to share a tiny college dorm room and an eventual apartment with roommates? Until you plan to age in place, I'd refrain from building a custom home for a growing family. The design only meets your "needs" (wants) for a temporary amount of time before it loses its novelty. Instead, build a custom home for your life after the kids leave the nest, where you can focus the design on your needs as an aging retiree with a limited budget, and who is much less mobile than you used to be. You will get so much more out of that than a temporary home built for the kids.
Maybe they're planning on doing what rich folks do, and having their kids live at home until they've finished their qualifications, got real jobs, and saved up to buy their own homes? Only poor people kick out their kids when they turn 18 - and making their kids pay rent to a landlord instead of saving and investing that money is how they make sure their kids will stay poor too. Of course if you're planning on ageing in place, you need at least one of your kids or grandkids to agree to live with you forever. Treating them with the same respect you give yourself in your house design isn't exactly rocket science when you start to think about them as your future carer.
I figured 2 large bedrooms and 1 bath on the second story with a den. When kids move out, this will be turned into a rental apartment with outside stairs. Yes! Do think ahead and if you can make a space to generate income with down the line, definitely do it.
Your guestroom should be ensuite and be located somewhat separate from the main living area or bedrooms. Have a big pantry close to the garage with enough space to unpack all shopping items and a garbage can to eliminate moving trash in and out. If you have you primary suit far from the laundry room you should have a washer and dryer in one in the dressing room for all the quick fixes. The primary bedroom should have a home office space to be used during the day. Designing homes for retired people means to have his and her primary suit because most older couples want their own space. So giant primary suits with two sinks are not useful. The Glorious primary suite in general is only working for younger couples. Keep also in mind that single men almost never buy houses but single women do. So make sure there is a big walk in closet and possibly a bidet. These things are being totally ignored because most home designers are men.
Speaking as someone who has a great deal of experience working with people with physical disabilities and mobility issues, 36" doors throughout the entirety of the house is overkill and makes the entire house look like a nursing home. With the exception of the front entrance where code requires 36" doorways, 32" doors are wide enough to accommodate standard wheel chairs. That is, unless you're building for someone who is exceptionally large (wide) and has trouble passing through a standard doorway in general. That said, 32" is only necessary for a few rooms where wheelchair access is necessary; otherwise 30" doors are perfectly fine for the rest of the house. Residential elevators are nice to have, but they run anywhere from $25k-$100k before installation and follow-up maintenance. Unless the home is on stilts where a lift is absolutely necessary, I would recommend a design where the master bedroom is on the main floor before designing a second story requiring an elevator. Curbless showers are a must for people with mobility issues. But also consider making the shower wide enough that a wheeled shower chair can fit inside with space for a second person (aide) to move around when assisting the resident with proper bathing. Wall railings and handles are essential, too. That also applies to the water closet (toilet).
After looking at HUNDREDS of floorplans online, I am convinced designers don't know what they are doing. Coming in through the garage and having to walk the entire length of the house to the kitchen, spare bathroom not accessible without entering a bedroom, kitchen pantry that holds hardly anything, master bedrooms that are only 11x11, half bath that requires guests to walk through other rooms to access, no coat closets for guests or owners, 2-car garage that won't hold 2 cars let alone a truck... the list goes on.
Online plans are junk. The are made by students and low level architects that don't have the experience of walking through the plans after they are built. Typically they are just trying to shove as much as they can in a given footprint for a zoning spec. I walked away from building several internet homes because I could tell from the plans no one would ever be happy actually living in the house. From floor plans that were so cut up to impossible doors that could not be structurally framed. Garages that wouldn't fit a compact car due to door locations and driveway access. Windows that cannot be framed in a structural wall. I have some really bad horror stories from years of building to the point I would only build my designs or would require that I was able to redraw the plans for accuracy before anything was done onsite.
Looking good on paper is very different from being functional in real life.
I'm a designer that comes from a manufacturing background. Now I am retired and designing my own home ...and I totally agree with you regarding some designs I have seen out there. Good grief.
Agreed! A lot of the online designs make no sense. It’s taken me a long time to design my own, where everything makes sense
Only when you have the experience to have handicapped family living under the same roof, one thinks about how important is to have wide walkways, wider doors, bigger bathrooms with flat floors to showers, as many pocket doors as possible, and wider stairs with ample landings; all of them should be standard in every built, since the service they provide is well enjoyed by everyone!
I would add that no matter what size you build you should keep your floor plan simple, keep hallways straight, no dog legs, keep rooms square or rectangular and avoid angles or curved walls especially on external walls.
Another very important and often forgotten point is keep your kitchens bathrooms ensuite and laundry close to your water heater, nothing worse then waiting a minute to wash your hands with hot water.
3rd point is don't build to the minimum, use that larger 2 by 12 joist even if the engineer says a 2 by 10 will be fine, you don't want everything rattling in the house when you walk or when your children are playing.
And beef up your insulation even if you are in a warmer climate.
4th point make use of the sun, larger windows on your south side.
Great suggestions!
Circulation pump takes care of hot water issues on new construction. It’s the best and costs almost nothing.
You are not far off.
Realistically all Structure should be 30-40% better than code so bedrooms usually have a code required 30lbs sft rating but a 40lbs sft rating will result in a much better life-longevity. Though a 60lbs sft + rating would really be the best as it can handle heavy furniture, think dressers! Clothing is very heavy when it is stacked up.
Walls really need to transition to 2x6 minimum due to the amount of electrical, plumbing, and obstructions. Also having the benefits of thicker insulation. Advanced framing with thicker walls is structurally more sound, uses less wood, quieter, easier to frame, and lasts longer. We need to get away from building the 20 year homes that have become the norm and go back to building 50-100 year homes that last.
Realistically a proper ICF home is a 100+ year home. That would outlast any stick-built home with better efficiency and longevity.
Better building practices are what we really need rather than the bare minimums required under code. As a former builder, "Striving to meet code is failure!". Every thing you do should exceed the minimum and strive for the maximum available at the budget given. You don't save money on framing, insulation, waterproofing, or roofing systems. You save money on trim and accessories that are easy to upgrade in the future. The accessories are what will need to be replaced anyway every time the home is updated.
A lot of good points, will have large windows on the north, since we’re in Florida so still plenty of light here
Please, everyone when you design your new home or addition, think about designing it so that you can add solar panels. This is not so hard...for nearly any location or house style, you can chose to orient your roof so that you have a large flat section facing south-ish, without decorative dormers or other complications of the roofline. Also, think about how to achieve passive ventilation of your attic and cross ventillation in your living space. Some thought put into the energy functionality of the house ahead of time will save you a little money each month going forward, adding up to a lot of money overall.
Thank you so much for this! I came here looking for answers after a house fire. You have a new subscriber. ❤
Excellent information. My parents built their second house about 10 years ago... They spent a lot of time with an architect planning and planning. Unfortunately one parent (who is an expert in all subjects) at the last min. saw a friend's new house and copied that layout instead. When I hear the complaints which are often, I have to find the nearest exit!
We were thinking about putting in an elevator, or at least a shaft to install an elevator later. Do you have any information on in home elevators? We have elderly parents and an adult son so the future is hard to predict. Could be just the two of us, or all could end up here, so trying to plan for anything.!
Elevators in residential homes are becoming more popular but most builders haven't had the experience with them. If it's not in the budget during the build you can always plan ahead with the 'space' for it. It's not uncommon to use the elevator area has additional closets until the time comes you need it. Definitely speak with a local company to ensure you have everything planned out with your architect, engineer, electrician and builder. Our 'sister' company does large scale commercial projects so we go across the hall and ask if we have a client request
one:)
Elevators are great but also plan to have a lift chair installed on a stairway to ensure access. It will mean you will have to have a set of stairs wide enough to allow the installation and have the blocking to support it in the walls. You don't have to install it right away but when the elevator is down for maintenance or has an issue, all of them have issues, it will keep access to the upper levels open for anyone who has a hard time with stairs.
@2ndtwo1:
Designing a new home to accommodate both an elevator and a chairlift is overkill. As if homes aren't already expensive enough, a residential elevator costs anywhere from $25k-$100k before installation. That doesn't include annual maintenance or servicing, and prices are only going up. Chairlifts are a cheaper option, but when most retirees live on fixed incomes, few will be able to afford both should the need arise. Unless you plan to live in a stilt home where a lift is absolutely necessary for someone struggling with mobility issues, you would be better off designing a home where the master suite is on the main floor.
That being said, most retirees struggling with mobility issues seldom leave their home, even just to go outside - even when access is easy. Should they have a lift (chair or elevator) that requires servicing, it's not likely they will be without it long enough to be inconvenienced. I certainly wouldn't pay an extra $10k-$20k (or more) for that rare occasion I 'might' need an alternative lift. It's just foolish, and anyone living on a fixed income will tell you that.
Our abilities (cooking, cleaning, maintaining), priorities (needs vs. wants), and lifestyles (activities outside of the home) change dramatically as we age, and especially when we are no longer mobile. For that reason, aging in place requires being honest with yourself about what your needs will be when you are no longer mobile enough to bathe on your own, let alone ascend a set of stairs. Plan accordingly. Plan wisely. Plan for what your budget can really afford without going overboard.
@@jennifer9528 No chair lift. Elevator or just the space to install it later if we need it.
I need a Sigle ranch style type with 2 master bedrooms ? Where can I get some ideas ?
Unless this is your true forever home, you want to avoid customization that may not be desirable for resale value. Also build appropriately to the property. If you have views, take full advantage of the design to obtain the best views. Most of all, look at other design plans as a starting point and make the best layout design your own with your modifications. Do the cost benefit things that would increase resale value such as a walkout basement on a raised foundation with a slope grade. These are all the things we did when we built our custom home.
I was hoping you would answer the more technical questions.
Many builders of custom homes have their own design departments. Is it better to use the builder's design shop, or is it better to retain separate designers and bring the plans to the custom builder?
One could probably argue pros and cons to both but, I believe in house is better as it streamlines the process. Many times a designer helps with a plan but since the engineer or builder wasn't involved through that process much of the design has to be changed so its actually a 'buildable' home. Now...if the builder has a bad in house design team...I'd shop elsewhere;)
@@ColoradoCustomHomes thanks for responding! Love your show! I am still working on my “napkin drawing” and am very early in the process. My issue is that I want to build a very complicated ICF pool in the center of the house (humidity issues galore), use ICF forms for walls, install a complicated HVAC system (aiming for a passive house), and mix in post-and-beam trusses with cathedral ceilings. I also want to use Indiana Limestone for the exterior (along with limestone window surrounds). Plan to use very new building techniques, and I don’t know whether there are a lot of custom builders out there with ICF pool experience. I will say that you are the most impressive custom builder that I have encountered on TH-cam. Would be great if you considered doing a “select your design shop” video going into pros and cons in more detail!
'Many builders of custom homes have their own design departments.' You are then not getting a custom home if someone else is limiting your choices.
Speaking as a middle class American, IMHO, building a house for your children (whose life in the home is only temporary) is a foolish waste of money. When they have a bedroom in which to retreat, and the outdoors in which to play, having their own additional space is a luxury, not a need. Why do parents today believe they need to accommodate their kids' every whim? The kids won't even know how to appreciate it. This is where a false sense of entitlement begins. Have you thought about the struggle they will endure (or the hell they'll create for others) when they go from having their own space to later being required to share a tiny college dorm room and an eventual apartment with roommates?
Until you plan to age in place, I'd refrain from building a custom home for a growing family. The design only meets your "needs" (wants) for a temporary amount of time before it loses its novelty. Instead, build a custom home for your life after the kids leave the nest, where you can focus the design on your needs as an aging retiree with a limited budget, and who is much less mobile than you used to be. You will get so much more out of that than a temporary home built for the kids.
Maybe they're planning on doing what rich folks do, and having their kids live at home until they've finished their qualifications, got real jobs, and saved up to buy their own homes? Only poor people kick out their kids when they turn 18 - and making their kids pay rent to a landlord instead of saving and investing that money is how they make sure their kids will stay poor too.
Of course if you're planning on ageing in place, you need at least one of your kids or grandkids to agree to live with you forever. Treating them with the same respect you give yourself in your house design isn't exactly rocket science when you start to think about them as your future carer.
I figured 2 large bedrooms and 1 bath on the second story with a den. When kids move out, this will be turned into a rental apartment with outside stairs. Yes! Do think ahead and if you can make a space to generate income with down the line, definitely do it.
Your guestroom should be ensuite and be located somewhat separate from the main living area or bedrooms.
Have a big pantry close to the garage with enough space to unpack all shopping items and a garbage can to eliminate moving trash in and out.
If you have you primary suit far from the laundry room you should have a washer and dryer in one in the dressing room for all the quick fixes.
The primary bedroom should have a home office space to be used during the day.
Designing homes for retired people means to have his and her primary suit because most older couples want their own space.
So giant primary suits with two sinks are not useful.
The Glorious primary suite in general is only working for younger couples.
Keep also in mind that single men almost never buy houses but single women do.
So make sure there is a big walk in closet and possibly a bidet.
These things are being totally ignored because most home designers are men.
Hallway minimum width 48 inches. ALL doors minimum width 36 inches. Curbless shower. If the house is multi -level plan a place for an elevator shaft.
Speaking as someone who has a great deal of experience working with people with physical disabilities and mobility issues, 36" doors throughout the entirety of the house is overkill and makes the entire house look like a nursing home. With the exception of the front entrance where code requires 36" doorways, 32" doors are wide enough to accommodate standard wheel chairs. That is, unless you're building for someone who is exceptionally large (wide) and has trouble passing through a standard doorway in general. That said, 32" is only necessary for a few rooms where wheelchair access is necessary; otherwise 30" doors are perfectly fine for the rest of the house.
Residential elevators are nice to have, but they run anywhere from $25k-$100k before installation and follow-up maintenance. Unless the home is on stilts where a lift is absolutely necessary, I would recommend a design where the master bedroom is on the main floor before designing a second story requiring an elevator.
Curbless showers are a must for people with mobility issues. But also consider making the shower wide enough that a wheeled shower chair can fit inside with space for a second person (aide) to move around when assisting the resident with proper bathing. Wall railings and handles are essential, too. That also applies to the water closet (toilet).