Our Home Addition Journey: Lessons Learned In The Design Stage
We recently embarked on a journey to expand our home, and let me tell you, it's been an eye-opening experience! If you're considering a home addition yourself, here are 4 key takeaways from the design stage of the project that I wish I knew from the outset:
1. Embrace the Unexpected: Flexibility is Key
Unlike building a brand new house, adding onto an existing one comes with its own set of challenges. One of which are property set back lines which establish the outer boundaries in which construction can incur. We’re on a city lot with 50’ setback on the front, 10’ setbacks on the sides and 20’ setback on rear of the property. Unless we intend to take the extra time to pursue a deviance in the permitting process, staying within the setback lines is mandatory. In part, the set back lines drove the size and shape of the primary en suite as well as the width of the workshop.
2. Budget Breakdown: Know Where the Money Goes
Everyone talks budget, but understanding where the real costs lie is crucial. Here's a breakdown of the major expense categories:
Shell Costs: This is the foundation, framing, roof, and exterior walls. It's a big chunk of the budget, and complexity is expensive. The National Association of Home Builders (NAHB) estimates that the “shell” costs run about 50% on the total budget. Without changing the layout, it can be difficult to reduce costs. When we were adjusting the design for budgetary reasons, we looked at these areas. In the end, we nixed a hip roof design on the existing part of the house for a simpler gable roof and eliminated putting a concrete “Rat Slab” in the crawlspace.
Interior Finishes: This includes flooring, cabinets, counter tops, plumbing fixtures, and lighting. The NAHB estimates that the interior finishes covers 24% of overall cost of construction. Here, you have more control. We splurged on the kitchen and the primary bathroom, but chose budget-friendly options for other areas.
MEP Systems: MEP stands for Mechanical (HVAC), Electrical, and Plumbing. Roughing-in for these systems is a big expense. The NAHB estimates this covers 17.9% of the overall cost of construction. Upgrading to more efficient HVAC systems or top-of-the-line appliances will increase the cost.
Pro Tip: Get quotes from several contractors to compare pricing and understand what's included in their estimates.
3. Goals Matter: Be Prepared to Adapt
We had a clear vision for our addition:
Energy Efficiency: Sealing air leaks, improving insulation, and upgrading windows and HVAC.
Fix Drainage Issues: Addressing grading issues and waterproofing the foundation.
Increase Indoor Comfort: Encapsulating the crawlspace to prevent moisture and pest problems.
Aging in Place: Reducing number of stairs for easier access.
Increase Roof Pitch: To prevent pine needle and leaf buildup.
Add a Primary Suite, Pantry, and Workshop: The spaces we crave.
Guess which goal got sacrificed? Unfortunately, our dream of a low-entry main floor had to go. While it would have been fantastic for aging in place, it became infeasible both structurally and financially. Here's where open communication with your architect or contractor is crucial. In our case, their approach to demolition differed from ours, impacting the crawlspace encapsulation plan.
4. See it in 3D!
Flat blueprints can be tough to visualize. 3D renderings are a game-changer! These can help you:
Understand size and space: See how furniture will fit and how traffic will flow in your new space.
Make informed decisions: 3D models can help you determine the right size for rooms and the overall flow of your addition.
I used SketchUp to create 3D mockups from the architect's plans. This was a lifesaver for discussing design ideas with my husband, like roof pitch options and the workshop size.
By embracing the unexpected, carefully planning your budget, sticking to your core goals (while being flexible), and utilizing 3D tools, you can transform your home addition dream into a reality. Good luck!
