Consider Your Lifestyle

-Thoughts from an Architectural Designer

The size, type, placement and interconnection of rooms in your house should reflect your lifestyle.  Whether you are designing a custom house, remodeling, or just shopping for a pre-owned house, considering how you live now and how the amenities of a new house could make that lifestyle better is a good way to start   

This post is partially inspired by Gretchen Rubin of the Happiness Project’s blog post entitled “The importance of knowing what you LIKE to do, and then doing it.”  I specifically like this quote: “I have an idea of who I wish I were, and that obscures my understanding of who I actually am.”

So for example: maybe you wish you were the sort of person who enjoys cooking up elaborate meals to serve at formal dinner parties.  But instead you really are the sort of person who likes to have lots of friends over informally and lay out simple but delicious snacks. What you wish could lead you to invest a lot of money in an enormous kitchen isolated from both the living and dining rooms – all of which will be minimally used AND get in the way  – as opposed to focusing one big beautiful gathering space, a kitchen open to a great room with room for guests to cluster and flow.

Or, maybe you wish you threw big parties, but in reality you like intimate gatherings.  So instead of an enormous central space, your home should have moderately-sized rooms with lots of cozy alcoves that have lovely indoor and outdoor views. 

Another example: you wish you were the sort of person that worked out at home every day.  But you actually love socializing while jogging and going to Pilates, so skipping the home exercise room and choosing a house location near trails and a gym is the best option (maybe with space for a tucked away elliptical machine to be used on snowy days).

Another thing to consider is that the larger your home and yard, the more you’ll either need to spend time maintaining them or paying someone else to maintain them.  You may actually be the sort of people who enjoys the routine of gardening, repair, and cleaning OR believes the funds to pay others for these things is a worthwhile investment towards living in a large, beautiful home.  Or, you might just be planning out a big house for the lifestyle you wish you had and some unlikely possibilities for the future.

If you don’t want to pay extra for a house huge enough to allow for all eventualities, then think through how the rooms of a house can really work for you.  Talking to the designers, like the ones at LGA Studios, can help.  You may find that with a unique plan some rooms function for more than one purpose and that there are other rooms that you really don’t need.  Building view corridors, interesting ceilings and abundant built-in storage throughout the house are ways to make each square foot of the house more powerful and efficient.  If your family will use every room of the house you are planning on a regular basis and they will expand your family’s lifestyle by giving you better resources and maybe even more time, then the house plan is a good fit.

One more radical thought to close:  why are master bedrooms usually three times as large as other bedrooms?  Many children spend a lot of time playing and doing homework in their rooms, while adults mostly just use their bedrooms to sleep.  Consider how all of the members of your family will use your house.  Maybe your children would benefit from larger bedrooms or a play/study area.

How to Select a Home Builder, Part 5

Part 5: Finally, Making a Choice
(start with Part 1, Part 2, Part 3, and Part 4)

By Larry Gilland

Obtain references: Obtain several references from the builder. These references may be from other homeowners for whom he has built, educational facilities from which he has graduated, and/or professional organizations of which he might be a member. You may wish to contact laborers he's hired or sub-contractors who have done work with him. Supply houses can give you an idea if his account is current and if he makes payments on-time. If possible, speak with loan officers to gain their opinions of the builder. The loan officers can tell you how long they have worked with the contractor and how many loans have been given to him. 

If you already have a set of blueprints in hand and you wish to have the prospective builders bid on them before selecting one, you'll need to realize a few things. Make sure the contractor understands what you want. The plans should be as detailed as possible. You should include a list of preferences of materials, appliances (with make/model numbers), specific company's products, etc. This detailed list which should accompany the blueprints is called the "specifications" list or simply, "specs". With over 300,000 items going into the construction of a house, the estimates will not be the same. Be wary of the lowest bid, especially if it is considerably lower than all other bids. Quality materials and products will, as you know, cost more than inferior ones. Expect the first bid to be high. 

After you receive the bid from the contractors, allocate time to review the bid with the contractor. Allow them to explain their bidding process and make sure you understand what they have included in the bid. You may find that there are some items that were overlooked or perhaps other items (ideas) they have included that you hadn't thought about. This is also an appropriate time to ask them for recommendations which could cut some of your costs yet provide you with the results you hope to achieve. 

If possible, compare the materials lists which each contractor has compiled. Look for a consistency of the total number required of a general item, e.g., the total linear feet of 2 x 4's required, the number needed of a certain size of window, or the quantity and type of insulation required. This may help you to judge how equally the contractors have estimated the materials required to build the house. Again, beware of the extremely low bid! 

Notify builders of decision: By now you should have enough information to decide who your builder will be. If, however, you are undecided between two or three, ask more questions and consult your gut feeling. Can you get along with them? Do you like them as a person? This may seem irrelevant, but your requirements for “the perfect custom home” are quite personal. You will need to find a builder with whom you can freely speak. You are placing an important part of your life in the hands of a stranger. Personal information about the builder can help you make your decision. A stable private life will allow them to place priority on your needs: physically, mentally, and emotionally. 

After you have made your decision, inform the builder(s). The contractor you choose to build your home can be notified by phone. Move forward by discussing things like financing options, designing a houseplan, selection of an architect or architectural designer, and what the possible ground breaking times might be. At this time, the builder can begin to direct you through the custom home process. This is also when it is best for the architect and contractor to begin working together.

Those contractors you elected not to hire can be noted by letter. The letter should be complimentary and polite. Remember, the builder you selected may not work out, so you'll want to remain in good stead with those who may end up working for/with you. It is a rarity, but accidents and causes beyond anyone's control can prevent a builder from starting or completing the job for you. It’s always best to have a back-up plan....and a back-up person for the job. If any contractor has incurred "out-of-pocket" expenses in an effort to win you as a client, you may consider offering to reimburse him. Possibly the contractor duplicated your blueprints during the bidding process, hired a draftsman to render details about your house, consulted engineers, or obtained samples of specific materials or products. If you pay for any of these costs, you should receive the applicable item(s). You will need a number of copies of blueprints anyway and any form of detail (engineer reports, photos, or drawings) will help to clarify important ideas for your home for later reference. The contractor will be disappointed to have not been hired but at least it will be apparent that you made a sincere effort in your decision.

A side note: We realize that we exclusively referred to the Contractor in these articles as "He" or "Him."  This is not to imply that a woman would not be a competent, valid choice for your project, but merely a simplification based on the fact that currently, the majority of contractors in Colorado Springs are male.

CDG Charrette for Gold Hills Mesa

For those of you unfamiliar, a "Charrette" (pronounced Shuh-ret) is a short, intense, creative activity.  Usually it's performed by a team.  Starting from scratch, the end result is a presentation of a solution to a design problem which can serve as inspiration or proposal for future projects.

Group Discussion

Recently the Collaborative Design Group with LGA Studios held a Charrette for further expansion of the Gold Hill Mesa neighborhood.  First, the team photographed and studied the undeveloped land, comparing it to a site model.  Next, they sketched and brainstormed.  The final result was some cohesive ideas and graphics to show where Gold Hill Mesa might go next.

Larry Presenting A Master Plan

LGA Studios supports the idea of "Traditional Neighborhood Development," (TND) one of the founding principles of Gold Hill Mesa.  In a TND, there are a range of housing types, public spaces connected to the neighborhood, and other amenities within walking distance.  Planning a successful TND requires additional consideration to the future experience of the residents, so the advice of professionals generated from this Charrette will be valuable to Gold Hill Mesa.

This past year, Larry Gilland also consulted on the LEED certification for a 2011 Parade of Homes' residence in the existing Gold Hill Mesa neighborhood.

Site Comparison

For more photos of the Charrette, check out the CDG blog.

Listening to the Presentation

On a side note, I love the origin of the term "Charrette".  From the Wikipedia article:

Thought to originate from the École des Beaux-Arts in Paris in the 19th century, the word charrette is from the French for "cart" or "chariot".

It was not unusual for student architects to continue working furiously, at the last minute, on the illustrations for their design presentations, even while riding in the school cart (en charrette) through the streets of Paris en route to submit the projects to their professors. Hence, the term metamorphosed into the current design-related usage in conjunction with working right up until a deadline.

An alternative explanation is that at the end of a class in the studio a charrette would be wheeled among the student artists to pick up their work for review while they, each working furiously to apply the finishing touch, were said to be working en charrette.

In the 16th, 17th, and 18th century when travel took long periods, a Charrette referred to long carriage rides in which politicians and policy makers would be sequestered together in order to collaborate in solving a set problem over the duration of their journey. This origin is most similar to the current usage of the word in the design world

How to Select a Home Builder, Part 4

Part 4: A Contractor's Portfolio
(start with Part 1, Part 2, and Part 3)

By Larry Gilland

Tour through houses: When arranging interview appointments, request that the builder, not a supervisor, tour you through at least two homes he had recently built: a completed home and one which is presently under construction. 

Homes which are complete: Completed homes should be occupied. This will you an idea of what a typical finished home should look like. Try to ignore poor interior decorating when it occurs, which is not the builder’s fault. 

If the homeowner is present, watch the silent communication between the homeowner and the builder. This can give you a great deal of insight into the final relationship of the employer and employee. Obviously, the builder will not show you a home where the homeowner is disgruntled. If possible, ask a few questions of the homeowners. Inquire about how they liked building their own home and if you might contact them if you should think of any questions later (and you will). Give the owner your information so they that have more control over their privacy.

When they call, have a list of questions to ask pertaining to how smoothly the construction went and what hindsight they‘ve had. Ask them for advice...they will give it. They may be anxious to caution you about something that was horrible. Be prepared for anything. Building a custom home is such a seriously emotional occurrence for most homeowners that they welcome sharing their experience.

The builder should point out special items in the house. Ask yourself if he has gone to an extra effort for the homeowner. Do you think he enjoys his work? If he does, he'll do a better job for you and be more receptive to your requirements. 

How are the appliances and fixtures chosen for the house? Some builders determine a budgeted amount for appliances and fixtures and "allow" the homeowner to choose from a limited selection of items. Other builders will escort the homeowner(s) to various manufacturer’s showrooms to discuss the selections which are available. If the homeowner has the time to comparative shop on his own, the latter situation will prove more rewarding, adding to the individuality of the custom home.

Homes under construction: When you walk through a home that is under construction, you'll need to make written and mental notes about a number of things. Listen to the contractor as he points out various unique features contained in the house.

A) Building techniques and quality of structure: 

The well-decorated interior wall might be hiding a surprise. Shabbily built homes can look wonderful with new coat of paint. If you educate yourself, you can ask some intelligent questions as this point.

B) While at the construction site, observe the relationship between the builder and the sub-contractors (the individuals who are actually working on the house). A builder who maintains a good working and professional relationship with the subcontractors will be most able to control the quality of the subcontractors work. However, don‘t rule out a builder it you observe a poor attitude with one of the "subs". Everyone can have a bad day and we all know there ARE jerks in the world. 

If your tour is interrupted when the builder is required to oversee a situation, you can ask a brief, casual question to the "subs" nearest you. Their verbal and non-verbal responses will tell you a great deal. 

C) Is the construction site orderly and clean?

A clean building site doesn't insure a well built house. It does show that the subcontractors are proud of their work and respect the builder and the homeowner. Cleaning up the building site is one expense that can be kept to a minimum if the subcontractors cooperate in the effort. Delay of a building project because of accidents due to hazardous surroundings can increase the building costs and decrease the quality of structure.

How to Select a Home Builder, Part 3

Part 3: An Effective Interview
We continue with a list of interview questions to ask a prospective contractor (start with Part 1 and Part 2)

By Larry Gilland

What size of homes does the contractor build?

If the builder states that he builds homes far smaller or larger than your needs, he may find it difficult working with extremely different proportions.

A word here about the size home you dream of...and it may be just a dream. Visions of owning and living in a 40,000 sq. ft. castle will probably not become a reality. The majority of homeowners will find that their initial dream houseplan will cost more than they expected when they receive the first bid(s). The next question will help you to determine the limits to your dream.

What is the cost-per-square-foot of the most recent homes the contractor has built?

The area of the country, the materials, the products used in the home, and the size and style of the house will determine its cost/sq ft.

How does the builder calculate his salary/fee?

Basically there are two ways a builder can calculate what his salary will be 1) He can determine his salary as a percentage (cost plus) of the actual cost of the house or 2) a straight fee (lump sum or fixed price). The contractor who derives his salary as a percentage of the total cost really has no incentive to keep your costs down. In fact, the higher the cost of the house the greater his salary. On the other hand, the contractor who is guaranteed a set fee can decrease the homeowner’s cost without risking his income.

Other fees may or may not show up until the final bids. Builder's fees or overhead fees may be included which will cover such thing office and clerical costs, snow removal mileage, temporary service charges, etc. These charges can vary which each project and can only be estimated from experience. Real estate fees will be added if the builder must purchase property upon which to build your home.

You may be interested in offering a "budget incentive fee” to the builder for keeping the house costs below budget. However, it is wise to not mention this before receiving the final bid for the cost of the house. An unscrupulous builder could jack-up the price of the house to insure that he would appear to stay below the budgeted amount to receive the reward money.

The homeowner, finance company, and the contractor will agree upon the time of payment to the builder. Payment could be scheduled monthly or as a partial payment at the beginning of construction with final payment occurring at completion of construction.

What is the builder's availability?

Will you be faced with a long waiting period to break ground? Don't hurry into choosing a builder because he's "beginning to fill his calendar". If the builder tries to rush this decision he'll likely press you for future decisions. You should be prepared to make timely decisions though so that construction isn't delayed while you think. Remember...time IS money, YOUR money!

What are the builder's warranty and guarantee policies?

Obtain a copy of his General Contractors Contract when you meet the contractor in person. It should contain the following:

• 1) The date of the agreement

• 2) The homeowner's name and address

• 3) The contractor's name and address

• 4) The location of the building site

• 5) The begin and end dates of construction

• 8) The cost of the construction (fixed or cost plus a percentage)

•7) The payment method

• 8) A statement defining what services, labor, and materials are included in the price; tool/equipment rental, utilities during construction, landscaping, etc

• 9) The name(s) of supervisors, etc.

•10) A statement that the contractor is responsible for obtaining permits and certificates of approval

• 11) A statement making the contractor responsible for cleaning the site and house upon completion

• 12) A statement of liability in that the contractor will be held responsible for the safety of all persons at the building site

• 13) A statement that the contractor provide proof that he carries workmen's compensation insurance

• 14) A statement which stipulates a monetary penalty for each day the building is delayed past the stated completion date. Failure by the contractor to complete the project should be covered along with the owner's right to hire another contractor in this event

•15) Unforeseen situations which require additional funds should be covered along with the procedures of negotiation or payment

• 16) The American Arbitration Association should be named to settle any unresolved dispute or claims

• 17) The builders warranty and its conditions as well as what services, materials, and problems it covers should be defined; the warranty should last no less than one year from the date of the certificate of occupancy.

• 18) A statement that no liens may be filed against the homeowner's property or house by the contractor, sub-contractors, or suppliers

As always, it is advisable to have your attorney examine the document to insure its legal efficacy and its ability to protect your rights.

Spotlight on Frank Kinder

LGA Studios admires Frank Kinder. In the photo above, he is giving a tour of the GJ Gardiner house we covered on the blog last summer, where the surrounding landscaping conserves water. We support what he stands for and we root for his positive changes! That's why we are re-publishing this interview article from the Colorado Springs Business Journal. Let's help make Colorado Springs a positive place to live for the long term!

Frank Kinder graduated from college with a degree in finance, but it was his graduate studies that led him to his current job.

Kinder works for Colorado Springs Utilities, as a senior conservation specialist for the water services division. Now 38, he’s been at CSU for nearly two years. His responsibilities include commercial indoor water conservation programs, rebates, outreach and education. He holds a master’s degree in applied geography, with an emphasis on sustainable development.

Kinder is currently board president for the Southern Colorado Clean Cities Coalition.

How did you become interested in water conservation and sustainable development?

Graduate work at the University of Colorado at Colorado Springs exposed me to different development methods, and my research led to examples where cities and projects were incorporating consideration of environmental, societal and economic impacts in business decisions.

They defined this decision analysis as sustainability, in that it incorporated more risks and business threats and opportunities. It seemed a more holistic approach than traditional financial formulas. Concepts like the USGBC’s LEED, organic production and fair-trade manufacturing are examples. I thought it made sense, since we’re dependent upon ecosystem services to survive, why not reduce our impacts on them as we are meeting our needs? Combined with the drought we experienced at the time, and the endless story of how our human consumption and processing was damaging the earth and its populations, I wanted to understand better ways of doing business. It seemed our expectations and solutions were being challenged, and I wanted to be a part of doing things better. Resource conservation is the nexus of the environment, science, economics and human behavior, making it endlessly challenging, and always rewarding.

What are some of the challenges you face in your industry?

I’m lucky to have a multi-dimensional career that involves facilitating the adoption of new technology, demonstrating return on investment and generating industry support. We do so through education, product rebates, case studies and collaboration. Major challenges are overcoming product perceptions and misinformation, encouraging new business practices and gaining interest and awareness in conservation. There is no one company or product that fits all needs, which complicates the discussion. Today’s economy has reduced available investment opportunities, and so projects must be overwhelmingly compelling to generate interest. Aligning conservation into planned renovations and remodeling is a simple way to gain cost savings on the job and operationally afterward. Gaining discussion early in the process remains difficult, but engaging all partners in conservation opportunities is becoming easier as owners, managers, tenants and the public become more aware of all aspects of conservation. Historically conservation was not always considered or of high importance.

Sustainability has gained favor over the years, particularly among businesses looking to save money. How has your job changed with time and technology?

Sustainability makes sense, because efficiency is smart. Information is helping society understand our capabilities, impacts and demands; locally and globally. The pace of response, innovation and experimentation is improving, and we’ve got great examples of leadership in the federal sector, specifically the military. Fort Carson and the US Army have taken a long-range view toward economic, social, and environmental stewardship, which has asked more of contractors and the private sector. The goal is to create less impactful products, higher performing projects, and partnerships that consider the triple bottom line. These solutions then are adopted by the private sector as well, and through economies of scale can be adopted by the general public, where we all benefit. The breadth and marketability continues to improve through time and technology, so operating sustainably is becoming easier.

Do you think the Springs is a welcoming environment for young professionals?

We have a small, strong and growing group of passionate, capable and connected individuals pushing to make great things happen here. We feed off of each others’ energy and are inspired by big ideas and accomplishments. It seemed bleak for a while, and there can be some uninformed perspectives that denigrate what many are trying to do. But in just a few short years, natives and new arrivals committed to enhancing our community with innovative projects, concepts and products. They’re making great strides, and these examples of key successes drive us toward pursuing additional stages and challenge status quo and beliefs. We believe Colorado Springs can compete with other great cities and we’re working hard to make that come true. At times the pace of change can be frustrating, and our culture can be too, but we know each increment builds on something greater, and that motivates us to continue and improve things here.

How to Select a Home Builder, Part 2

Part 2: Setting up Interviews (or start with Part 1)

By Larry Gilland

Interviewing the contractors: Your investigation has provided you a number of contractor’s names. Now the real work begins. Prepare yourself for a very enlightening experience. The interview process contains the following steps:

1. Set up interview appointments by phone

2. Prepare/ask pertinent questions

3. Tour through houses (Incomplete & completed)

4. Obtain references

5. Obtain bid on houseplans (if homeowner already has a set of blueprints)

6. Notify builders of your decision

1. Set up interview appointments: Phone each of the builders on your list. It will be rare that the builder answers himself as most builders keep odd office hours due to the demands of their job. Log the date and time you phoned him. Note how long it takes him to return your call. This detail should alert you to the builder’s efficiency and availability.

2. Prepare/ask pertinent questions:

Be prepared to start your comparative shopping by having a list of questions to ask when they return your call. It is convenient to have a list of questions which cover the same ground with a number at contractors. Here’s a list of sample questions, and what the answers will tell you:

How long has he been building houses‘?

You’ll want someone who has a great deal of experience but is flexible. He must be aware of state-of-the-art building techniques and materials. Beware of the contractor who may be "burned out” or will not make the extra effort to research your requirements.

What is his field of expertise?

A contractor who has more expertise in commercial building may or may not be as familiar with residential construction.

How long has he been in the construction business in this vicinity?

The contractor who has built homes in the area near your properly is familiar with the area‘s idiosyncrasies, building codes, and protective covenants. As a result, preparation research time will be decreased. However, a diligent builder new to the area will be able to jump through these hoops as well.

If a builder is new to the area, find out where he was prior to his relocation. Unfortunately, bankrupt and unreliable builders leave victims behind, standing, (literally) in a quagmire to set up shop in another unsuspecting local. Don’t hesitate to check the guy out...buyer beware!

You want your builder to be there after the project is complete so that they can complete “call backs” (a homeowner’s request that the builder redo or repair some situation with has occurred with the house). DO NOT EXPECT YOUR CUSTOM HOME TO BE PERFECT. Although we would like this to be the case, it is an exceptional situation. With the right contractor and designer, the “call backs” will be trivial.

With what lending financial institution(s) does he work?

The answer will provide information about which lending facilities 1) provide construction loans, 2) are better to work with, 3) Provide better rates, and 4) have developed a rapport with the builder. The lending facilities will also be able to give you a reference about the builder. You will want to phone the lending facility later to ascertain their opinion about the builder.

How many homes/projects does he build each year?

A builder who builds a large number of homes each year cannot possibly devote quality time to each. Does the builder supervise the construction himself or does he hire an on-site supervisor? If so, you‘ll be paying an additional salary. If there is a supervisor, how long have the builder and supervisor been working together as a team? The longer, the better because this increases the possibility of successful communication. It’s simply too expensive to have your ideas misunderstood.

How long, on the average, does it take the builder to complete construction at a home?

Six to 24 months is not unusual for a custom home depending upon the complexity of the project. Some builders pride themselves upon completing a home in less than 100 days. Their reasoning is that this saves the homeowner interest costs on the construction loan. These savings aren’t necessarily a big deal though. You will only pay interest on the money that has been spent, so in the beginning very little money is paid out. The big interest payments come at the end of the project when all the money from the construction loan is allocated. And even though interest may be saved with a shorter construction time haste can be waste when too little time is spent building the house. If the subcontractors are hurried to meet an unreasonable deadline, they may use shortcuts resulting in inferior workmanship or may not take the time to use materials most efficiently. Remember to give yourself (and others) adequate time, allowing extra time if possible.

Interview questions to be Continued...