CRAFTING DREAMS: Navigating the Process of Creating a Custom Home

Building a custom home can be one of the most exciting and rewarding adventures that you and your family embark upon. The process of planning and designing a custom home is a deeply personal and creative endeavor. Yet, successfully translating your hopes and dreams into a built reality can be a daunting undertaking.  Your success depends on the people you select to assist you, and on the quality of thought and ingenuity that goes into the planning and design process. From conceptualizing the layout to selecting every detail, this journey requires careful consideration and collaboration with an architect, a builder, and perhaps kitchen/bath and interior designers.

We tend to think of house design as something easy and obvious, because we have lived in houses all our lives. But for something to have both functionality and beauty, it must be molded, tailored, and proportioned with an artist's eye.  In a well-designed custom home, you create functional but unique living spaces that are responsive to you and your family, and to your site with its unique constraints and opportunities.

In this article, we will explore the intricate process of designing and planning a custom home, getting it built, highlighting key steps and considerations along the way.

Considering a custom home? Give VVA a call to arrange a complimentary consultation.

1. Define Your Initial Vision and Needs

The first and most crucial step in designing a custom home is to begin defining your initial overall vision, wants and needs. Consider the size of your family, lifestyle preferences, square footage etc., and any specific features or functionalities you desire in your dream home. Collect appealing ideas or pictures; for many this step is exciting and pure fun. This initial brainstorming sets the foundation for the entire design process and is the most helpful thing you can do before you meet with your design professionals.

2. Budgeting and Financing

Establishing a realistic budget is a critical aspect of the project’s planning process. Work with a financial advisor to determine how much you can comfortably invest in your custom home. Factor in not only land purchase and construction costs, but also additional expenses like permits, landscaping, and interior furnishings. Securing financing early in the process ensures a smoother transition from land purchase to design to construction.

3. Find and Purchase your Site

Choosing the right site is crucial. You’ll want to choose a location that is convenient for you and your family, that is in a desirable area and has proximity to those factors that are core to your vision and needs. A good real estate agent can help you find the perfect site for your custom home. This could be cleared/raw land, or a tear down (see my blog post on this). They can help you navigate the complex process of buying land, and they can provide you with valuable insights into the local real estate market. Before you close on the purchase it important to do the following:

• Research local zoning laws – This will help you determine what you can and cannot build on the land for its size, height, setbacks etc. An architect can assist you in properly evaluating the impact of these on your vision and needs.

• Get a survey (or verify an existing one) – This will help you determine the exact boundaries of the land, and it will ensure that you don’t accidentally build on your neighbor’s property.

• Consider the topography – You’ll likely want to choose a site that is relatively flat, as building on a steep slope can be difficult and expensive (however, an architect can assist you in evaluating the potential of a challenging site).

• Check for utilities – Before you purchase a site, it’s important to check for utilities. Make sure that the site has access to water, electricity, and other necessary utilities.

4. Hire an Architect

The next step is to find and hire a design professional to help you to successfully realize your project. For a custom home this means an experienced Architect:

• They have the education, training, experience, and vision to help you define what you want to build, get the most for your investment, and guide you through the entire design and construction process. They try to find the right combination of style, utility, and price to save you time and money.

• They have expertise in every area of home design including space planning, conceptualization, material & product selection, kitchen and bath design, and lighting.  They have a sharp eye for selecting and organizing materials, spaces, forms, and objects in a functional and aesthetically pleasing way.

• They will analyze your wants, needs, objectives, and constraints in a coherent, structured way – exploring your family’s lifestyle and use patterns, how the house relates to its site, assess the house's structure, etc. They work with you to explore ideas through organized design phases, to collaboratively develop a comprehensive design that encompasses both aesthetics and functionality that resonates with your vision.

• They then prepare thorough, detailed drawings and specifications that make it easier for contractors to give you accurately priced, competitive bids – that are based on your specific wants and requirements.

• They are knowledgeable about construction techniques and process, and their work abides by complex building codes, zoning laws and other possible restrictions. They can assist you in obtaining zoning variances and building permits.

• They act as your advocate during the building process, by making sure your home is built as designed/specified, and by helping the contractor resolve any unexpected difficulties that may occur during the construction process.

5. Choose a Builder

Once you have hired an Architect, carefully selecting a builder/contractor is a pivotal step in realizing a successful custom home project. Skilled, experienced custom house builders are a critical part of the design team and should not be left out of the design and estimating process.  Ideally, they are involved in the design stages – working with the architect, reviewing drawings and specifications at various stages to provide cost estimates, ideas, and cost feedback.

Interview qualified builders and select a builder you like and trust, one that has strong professional qualifications and references, and excellent communication skills.  Check out the firms first and ignore those that do not pass muster. Then, and only then, do you start looking at prices.  There will be plenty of price differences among the reliable firms.

When looking for a builder there are several basic requirements the builder should fulfill:

• Reputation:  Look for a builder that has a strong building history, good safety record, excellent customer references and a comprehensive warranty program.  Interview a significant number of recent customer references about price, quality, promptness, and other factors. Don't skimp on this process!  Also, you must verify and document licensing and insurance.

• Quality:  Your builder should be current on the latest construction techniques and committed to superb craftsmanship. Don't be afraid to ask detailed product questions about how they would approach your home.  Always ask to see examples of their work, whether it be completed homes or homes under construction.  Go see other homes and/or communities the builder has built or is currently building.

• Financial Security:  Choose a responsible builder who is financially secure.  Look for a long track record and check the Better Business Bureau etc. for any complaints against a builder. You can also check with a local builder association.  Get a list of the key subcontractors the builder uses and contact them for references.  You do not need subs walking off the job because the builder hasn’t paid them.  Look up if there any mechanics liens filed against the builder.

• Service:  Building a home is a complex process with many opportunities for things not to go perfectly. When problems arise, and they will, a good builder steps up to the plate and makes it right.  Choose a builder that will service the home. Make sure the builder has a good warranty program, which typically should include a ten-year warranty on certain aspects of the structural integrity of the home.  Make sure you ask how the builder resolves service requests during and after construction. If they have a professional system in place to handle such requests, this will ensure prompt attention to your inquiries.

• Value:  Look for items that add certainty and value to your building experience. Great examples are guaranteed price and move in date, warranties, etc. Beware of hidden costs like mileage fees.

• Buying Power:  Choose a builder that has enough buying power to ensure you receive the best prices for high quality goods. Such savings are passed on to the consumer, including purchase price of appliances, light fixtures, and flooring.

• Work by Builder versus Subcontractors: Most builders act as General Contractors, meaning they subcontract most of the work and perform some with their own permanent staff.  Understand what work the builders perform themselves, and what they farm out.  Sometimes it is prudent to review and interview several of these key subs as well.

• Personal Connection: Do you feel comfortable working with your builder and their staff? Does he listen well? Is he organized? Are they helpful, attentive, knowledgeable and most of all, professional? Are they honest and forthright in setting realistic expectations before they start building your new home? What commitment will they make to keep you informed throughout the process?

6. Assemble the Rest of the Team

For very high-end projects you might also bring in additional specialists to assist:

• Kitchen or Bath Specialist – This is either an independent designer, or a designer on the staff of a cabinetry or product showroom (although a good architect does this design service as well).  They should have Certified Kitchen Designer (CKD) or Certified Bath Designer (CBD) credentials from the National Kitchen and Bath Association.  Either can produce a complete room design or flesh out the rough plan drawn by your architect.  Most showrooms do not charge a separate design fee; their flat fee for products and installation also covers the design work.  An independent designer or an architect can provide designs from a much broader spectrum of products than a showroom.

• Interior Designer – If you use one, don’t just hire them at the end of the project to select finishes and furnishings.  Their role varies – from making product recommendations to drafting furniture layout plans, and helping you make smart decisions about allocating your decorating dollars.  Consulting designers charge an hourly fee. Those who have bigger roles may charge a flat fee and/or a percentage of the cost of products purchased.

• Landscape Designer – Hiring a landscape architect or designer can significantly enhance your outdoor space and transform it into a beautiful, functional area. Consider using one if you have a very compelling site and desire something special, or have a site with complex topography, grading, and drainage issues etc.

7. Pre-Design & Programming

Once you have your team in place the fun begins. There are several important steps to undertake before jumping into the actual design:

• First meetings and "programming" of spaces, requirements, objectives, and preferences etc. Refine your initial overall vision, wants and needs.

• Site observation and analysis of solar orientation, topography, vegetation, privacy, access, acoustics, drainage, etc.

• Programming of landscape and site requirements.

• Initial zoning review for setbacks, height limits, buildable area, minimum lot size, maximum lot coverage, etc.  HOA covenants and other restrictions review.

• Review of professional land survey, topography, and soil tests.

• Determine electric and internet/cable utility availability and access. Review of public water and sewer availability, or well and septic system requirements.

• Prepare spatial arrangement diagrams to visualize key aspects of the programming, planning and flow.

• Initial project budgeting (rough construction cost estimate based on square footage and quality level), and program/budget reconciliation.

8. Conceptual Design and Planning

Using the Pre-Design & Programming findings, your architect will begin by creating conceptual sketches for site and floor plan alternatives. These preliminary designs allow for discussion and revisions before moving on to more detailed plans. Consider factors such as room layouts, traffic flow, spatial characteristics, and the positioning of rooms in relation to the sun and landscape.

Explore site plan options for house location and orientation, access, outbuildings, relationship to neighboring homes, and any special site features. If you need zoning or design approvals/variances, they should be worked into this stage.

Prepare “mood boards” to explore alternative options for the character and aesthetic of the home’s exterior and interior. Including potential features and details, materials, and other personalization.

Develop and refine the design in stages. Select as many initial products, materials and finishes as possible, and define allowances for any items that must be selected later.  Don’t skimp on design and allocate enough time and budget to do it properly.

If you are working with a kitchen & bath designer or an interior designer, they should also be working alongside you and your architect during this stage.

At the end of the stage, update project cost estimate and budgeting.  Ideally, a preliminary statement of probable construction cost is also obtained from your builder.

9. Detailed Design Development

Once the Conceptual Design is approved, the project moves into the Detailed Design Development phase. This involves expanding and refining the site and house design and creating more comprehensive drawings and specifications, 3D visualizations, materials and finishes selection, and construction details. This phase is generally the most demanding on you, as many difficult decisions must be made.

Collaborate closely with the design team to make informed decisions about every aspect of your home, from the exterior façade to interior finishes. Explore opportunities for customization and personalization. This could involve unique architectural features, custom-built furniture, or even specialized spaces such as home offices, gyms, or entertainment areas that cater to your specific needs and interests.

Modern custom homes often incorporate advanced systems and technology to enhance comfort, efficiency, and security. During this phase, integrate these systems seamlessly into the overall design. This may include HVAC (Heating, Ventilation, and Air Conditioning) systems, smart home technology, energy-efficient lighting, and other features that align with your preferences and lifestyle.

For a truly inclusive custom home, consider incorporating accessibility features and universal design principles. This ensures that your home remains accommodating to individuals of all ages and abilities, promoting both comfort and longevity.

At the end of the stage, it is essential to conduct a thorough cost estimation to ensure that the project aligns with your budget. Collaborate closely with your design team and builder to identify potential cost implications of various design choices. Decide where and how to align the design with the original or increased budget. This proactive approach helps prevent unexpected financial challenges during the construction phase.

10. Construction Documentation and Bidding

With the design finalized, the creative process transitions to the preparation of construction documentation. Detailed plans, drawings, specifications, and documents are created to fully define the design intent, scope, and quality of the home to be built. They allow for competitive bidding, and guide builders and contractors during the construction phase. This step requires precision and attention to detail to ensure that the creative vision is executed accurately.

11. Permitting and Approvals

Before breaking ground, the project must go through the permitting and approval process. This involves submitting the detailed design plans to local authorities for review and approval. Work with your design team to ensure that all necessary permits are obtained, adhering to local building codes and regulations. Meet with the local authorities to get a preliminary review and comment, to head off potential surprises later.

12. Construction Phase

With the design finalized, builder selected, and permits obtained, the construction phase begins. Regular communication between you, the design team, and the builder is crucial during this stage. Visit the construction site regularly to ensure that the design is being executed according to your specifications. If you hired an architect to be involved in this phase, they will also be doing the same, as well as administering the contract for construction and payments to the builder.

Designing and planning a custom home is a dynamic and multifaceted creative process that transforms inspiration into a tangible living space. From the initial spark and vision to the collaborative efforts with design professionals, each stage contributes to the evolution of a unique and personalized dwelling. The result is not just a house but a curated masterpiece that reflects the dreams, preferences, and lifestyle of its inhabitants. By navigating the creative process with care and collaboration, homeowners can turn their aspirations into a home that is truly one-of-a-kind.