While style and practicality rarely conflict in theory, there are several points throughout the design process where compromises between style and practicality could occur (usually at the worst time, i.e. Late in the process when drawings are meeting a price). Projects will end well and look as intended when conflicts between style and practicality are resolved early on, at a cost to the owner that they are aware of and in accordance with the criteria established prior to rendering.
Below is a working method for keeping aesthetic ambition and long-term function on the same side of the table, from builder selection through final walkthrough.
Set decision criteria before the design stage
By deciding on a list of priorities to your building before you begin the schematic design phase, you can ensure that poor compromises are avoided by making good ones later. This turns your aesthetic decisions into functional design problems.
Typically, four factors need to be weighed and decisions made.
- Which living rooms carry daily use, and which are occasional
- Expected length of ownership, which determines whether resale flexibility matters
- Tolerance for maintenance, expressed in hours per year rather than adjectives
- The single architectural feature the owner would protect if the budget tightened by fifteen percent
Test the brief against the site
Site constraints are greater than the preference of the owner and the budget of the project. The site is a constraint greater than any of the preference of the owner or the budget of the project. Therefore, the designer must first resolve the site constraints before he or she can proceed to develop the design for the building. This may result in the designer having to redraw the elevations for the building on several occasions.
Choose a builder who prices design, not just square footage
Prioritizing Site Constraints, Elevations, and Budget Decisions During Builder Selection, When Can You Trust a Builder with an Incomplete Set of Drawings?
Find out how many homes the builder has designed where the original design would have cost the owner more than was necessary. Walk through the compromises of the finish that resulted in a home that was within the owner’s budget to build. The builder’s explanation for the compromise of the finish and how it resulted in a cost effective solution for the owner will indicate whether or not the builder understands where to add value. In other words, does the builder protect the owner’s investment in the structure and envelope but look for ways to cut costs in the finish to save money?
What to verify beyond references
Scheduling discipline of builders also corresponds with their ability to retain key subcontractors such as framing, mechanical, and trim subcontractors. If you are weighing regional firms, it is worth looking at how companies building custom homes in Greenville SC keep a core group of quality subcontractors on their framing, mechanical, and trim crews from one project to the next.
Budget by durability, not by allowance
Almost all budgets for homes are set up as “allowance-based” budgets, which allow owners to spend as much as they like on various selections throughout the home, with the owner then determining the base specification for the “remainder” of the home. In other words, the owner can go as high as they like on items that can easily be replaced in a weekend of work, and then the remainder of the home is built to the base specification for that owner. As noted above, the items that cannot be changed (i.e. The assemblies that make up the major portion of the home) will return far more than the items that can be replaced.
| Category | Replacement difficulty | Where to spend |
| Foundation, framing, drainage | Effectively permanent | Full specification, no substitutions |
| Windows, roofing, air sealing | Major disruption, 20 to 40 year cycle | Upgrade early, hardest to retrofit |
| Mechanical systems | Moderate, 15 to 20 year cycle | Size and zone correctly, mid-tier equipment |
| Cabinetry and built-ins | Costly but feasible | Match to daily use, not to guest rooms |
| Fixtures, lighting, hardware | Low, swap in a day | Defer upgrades to later years |
Hold a contingency that is not a wish list
An 8-10% contingency of the hard cost for the project is recommended. This would cover the cost of excavation through rock, a code issue that needs to be revised, or other aspects of the construction that were not anticipated. The contingency fund will go away at the worst time, in the highest amount of risk on the project. Therefore, do not use it as a means to go on a shopping spree of up-spec items.
Design for the way rooms are actually used
Moving from style to plan, or practicality, deals with issues surrounding circulation, storage, and transition areas, or ‘dirty’ zones, that are part of the clean design. In many designs an impressive entry with formal living spaces is often the focal point of the house and in reality is seldom used. In most cases the daily activities of family members result in them taking the long way around and entering the house through the garage door.
Three details to a high degree repay in excess of their cost in detail to scrutinize.
- Kitchen clearances that allow two people to work without crossing paths
- Laundry located on the floor where the laundry is generated
- Decoration tips that balance practical storage with a polished, welcoming look
- Garden access and storage planned for tools, plants, and outdoor living essentials
- Smart home features positioned where they make everyday routines easier and more efficient
Verify quality while it is still visible
Verify critical aspects of the construction process before the drywall goes up (and thus before the cost of verifying becomes very expensive). Critical inspections should be scheduled for the following four points, 1) framing completion, 2) rough-in, 3) completion of insulation and air sealing, and 4) completion of the build (when the owner can do a final walkthrough).
What to look for at each stage
By the time your build reaches the framing stage, the decisions made at earlier stages will have determined the final structure of your building. Verify that the rough-in of trade work (i.e. The layout and connections of their materials) matches your design. Then, resist the temptation of the easiest route for the various trades through your building and ensure that their finished work is of the quality and appearance that you seek. Finally, verify that there are no gaps at the rim joist, behind tubs, etc. The poor connection of insulation at these locations is the most common cause of the failure of a building’s thermal performance.
Making the right decisions at the right time throughout the design and construction process will ensure that your building’s style lasts long after the necessary compromises have been made.
