FAQ on Residential Building/Remodeling/Home Plans/Specifications

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FAQ Frequently Asked Questions on Home Building and Remodeling

1. How is the Square Footage for New Homes or Remodeling Calculated?
2. Why Do Different Builders Have Different Costs Per Square Foot?
3. Should My P&S (Purchase and Sale Agreement) Be Based on Cost Per Square Foot?
4. What Do We Need to Know Before We Sign the P&S?
5. Our Builder Reserves the Right to Exchange Materials and Fixtures Listed in the Specifications. Is This OK?
6. Our Dream is a Log Home. Are There Any Special Considerations for Log Homes?
7. We've Heard a Lot About Modular Homes, Should We Consider Building One?
8. How Do We Choose a Log Home or Modular Builder?
9. Should We Buy in a Development?
10. One Builder Will Give Us "Free Plans". Why Should We Buy Plans?
11. How Can Construction Plans Save Us Money?
12. What Are the Most Important Choices for Buying a New Home?
13. OK, What's the Next Most Important Choice We Need to Make?
14. My Builder Says We'll Be "Wetting the Bush" Next Week. What Does This Mean??
15. Can I buy your electronic (CAD) file for this plan?
16. My buddy, Uncle, neighbor's kid, has CAD can we get a copy of your CAD file for him to "fix" for us?
17. My electrician, builder, town engineer, State something agency, "requires" a copy of the CAD file, please email it to them.

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Check out our list of useful links for home buyers and builders.

1. How is the Square Footage for New Homes or Remodeling Calculated?

There are a lot of different methods for determining square footage and you really need to ask which method your builder (seller?) is using. Most common is the out to out method -- outside of exterior wall to outside of exterior wall. This would include the thickness of the walls, duct chases and chimneys, of course, so you can't go on inside room dimensions alone.

For example if the foundation measures 40'x 26' and the house is two stories high then the square footage is 40x26x2=2080. This would include only "finished space"--i.e. insulated, heated, sheet rocked area. Crawl spaces, unheated attics, garages etc. are usually not included (except by sellers who are trying to "hype" the property). Two story foyers or vaulted ceilings may or may not be included.

2. Why Do Different Builders Have Different Costs Per Square Foot?

The cost per square foot is a rough "ball-park" figure used to calculate approximate building costs. Each builder bases the cost on actual materials and fixtures to be used. Obviously if one builder uses only hardwood flooring and another always uses economy grade carpet the "cost per square foot" will differ significantly.

3. Should My P&S (Purchase and Sale Agreement) Be Based on Cost Per Square Foot?

Not entirely. You are certainly entitled to an explanation of how the square footage is calculated (and by whom). An existing house which you've seen and walked through probably wouldn't be disputable. However a purchase and sale for a house to be built should be based on actual final plans--(with dimensions!) Dimensioned plans should be part of the "contract documents"- and will certainly be required by most mortgage lenders and building departments (at least in my neck of the woods).

If the price is based on "square footage-to-be-built"- by all means clarify BEFORE construction begins.

**4. What Do We Need to Know Before We Sign the P&S?**

Get everything in writing! I mean everything! In addition to dimensioned plans, your contract documents should include specifications for materials, fixtures, appliances and finishes such as: carpets, wall paper, cabinets. Many builders also offer warranty programs which need to be specified in writing.

5. Our Builder Reserves the Right to Exchange Materials and Fixtures Listed in the Specifications. Is This OK?

Yes, Absolutely. You may have 3 to 8 months between signing your P&S and closing. A house is a very complex assembly with many components. Some products may become unavailable during that time. Just be sure that substitutions are "equal or better" than those originally specified, especially with large ticket items like siding or flooring.

6. Our Dream is a Log Home. Are There Any Special Considerations for Log Homes?

Don't focus exclusively on the manufacturer and overlook the more important selection of the builder, the actual dealer for the manufacturer who will assemble, and finish the home for you in your location. Your ultimate "home building experience" is more dependent on a really good builder.

Assembling a log home does require specialized skills and experience, and is not something you'll want to trust to a builder who's never worked with log kits before, no matter how good their reputation as conventional builders.

7. We've Heard a Lot About Modular Homes, Should We Consider Building One?

Modular homes are not "Mobile Homes". They have to meet all the building codes for all the places they ship to, which frequently exceed your local codes. The parts built in the factory are inspected and certified by independent inspectors (probably more thorough than an underpaid rural inspector might be).

As for strength of construction, these "boxes" are built to withstand transportation and lifting with a crane to be set in place on full foundations. Modular houses are "road tested at 60 miles per hour".

8. How Do We Choose a Log Home or Modular Builder?

Any reputable log home or modular manufacturer will show you homes built in your area. Ask to see actual examples of homes your builder has done, and recommendations from his customers in your area. Some things to check:

· A. How long has this company been in business?
· B. Who actually assembles and finishes your home on the site?: If this is an independent contractor be sure to check him out as well.; The log or modular company may work with several builder/dealers in your area.
· C. Be sure to add up ALL the finishing/hooking up costs.
· D. Be sure your financial company is familiar with working with this type of home.: You may actually save on construction financing interest -because your building time from start to move-in can be so much faster if your contractor and scheduling is carefully controlled.

9. Should We Buy in a Development?

Yes, if you like the location and the quality of the homes being built, you should consider a development. Remember a builder who is building a lot of homes must be doing something right. A well planned development will assure you of the quality of the whole neighborhood and should be a good investment.

10. One Builder Will Give Us "Free Plans". Why Should We Buy Plans?

Many Builders will offer "free plans" as part of a package deal. You won't get detailed plans to shop around with. You may even be getting into a vague open-ended project where your builder is thinking of one house and you expect get something entirely different. This is, of course, is a scenario for disaster. Remember, "you get what you pay for". . Your "free" plans could be worth exactly what you paid.

For more advice on choosing home plans see our article "A New Home For The Holidays"

11. How Can Construction Plans Save Us Money?

It's always cheaper to make your mistakes on paper than during construction.

Something you think you might like could be unworkable, too expensive, or unattractive when you actually see it on paper.

You should ask several builders for estimates. With your own plans you're sure everyone is estimating the same job, not comparing apples and oranges. Also with detailed plans a builder can give a more accurate estimate. Most builders add in a "fudge factor" or contingency fund to cover possible changes when the customers are vague about what they want.

Working with an architect or home designer can save you thousands of dollars on construction.

Another option is a "stock home plan" from a plan service such ours, CADSmith Studio . If you find a stock plan which only needs a few changes your builder will probably be able to accommodate you for no additional charge. See our Portfolio of Plans for ideas.

12. What Are the Most Important Choices for Buying a New Home?

The three most important choices when buying real estate are: Location, Location, Location

13. OK, What's the Next Most Important Choice We Need to Make?

Next most important choice is your builder.

You'll be working with your builder for several months to create the home you're going to live in for years. You need someone you trust, someone you can work with, someone who can pull small miracles out of the back of his pick-up at the eleventh hour.... :-)

For more advice on choosing a builder and building a home see our article A New Home For The Holidays

14. My Builder Says We'll Be "Wetting the Bush" Next Week. What Does This Mean?

This is a great first celebration for your new home.

There is an Old English (and New England) tradition called "wetting the bush" which happens when the roof is framed. An evergreen (an ancient symbol of life) is nailed up to the roof frame and libations (usually alcoholic) are imbibed with toasts to the future health and happiness in the new home, etc.

The Owner is expected to bring the beverage (of high quality) to share with the building crew.

Enjoy! This is a great first celebration for your new home.

15. Can I buy your electronic (CAD) file for this plan?

Sorry, these are not for sale.
16. My buddy, Uncle, neighbor's kid, has CAD can we get a copy of your CAD file for him to "fix" for us?

No.

17. My electrician, builder, town engineer, State something agency, "requires" a copy of the CAD file, please email it to them.

No.

At CADSmith Studio our associates offer the experience and skill for your design, drafting, and graphic needs. Check out our list of useful links for home buyers and builders. And please visit our holiday page coming soon.