When you're
preparing to build a house, you can choose the plan of your dreams. But can you
tell if it's truly affordable?
We've detailed 10 features to look for in an affordable house plan, along with
some advice for going REALLY low-budget. You don't need to find all 10 features
in your dream plan: Decide what's important to you, and spend your money
there. Just keep in mind that the more affordable features you look for, the
more likely the plan will fit in your budget.
Here’s what to look for in an affordable house plan:
On the Outside
1. Low square-footage - less than 1,500: If a plan is less than 1500 square feet, it will cost significantly
less to build than a larger home. That's because builders assign a
per-square-foot cost that goes up as the plan becomes more complex, which
larger plans tend to do.
2. Small footprint on the lot: If your budget is tight, chances are your
lot size is too. House plans
with a small "footprint" - the perimeter measurement of the house's
foundation in relation to the land - can fit on a modest lot, while also
meeting local building codes for clearance on all sides. Also, a small,
self-contained footprint can be situated to fit the lot as needed for example,
on a narrow, rectangular lot where the short side faces the street.
3. Building
up, not out: A two-story
home with three bedrooms on the second floor costs less to build than a
spread-out single-level with all living and bedrooms on one floor. You can
build an attractive Cape Cod, for example,
with one-and-a-half stories (the second floor has sloped ceilings to
accommodate the roofline), one bedroom/bath downstairs, and the other two
bedrooms and second bath upstairs. If you're looking for a little more
square-footage, you can choose a full two-story Colonial with 800 square feet
on the first floor, 800 on the second. Either way, you'll spend less than you
would on a sprawling French Provincial.
A note: Yes, the one-and-a-half story "expansion" plan costs
less to build than the full two-story. It's called "expansion"
because you can decide to finish the upstairs at a later time. If you're
looking for a starter home, the expansion plan lets you "start" with
one bedroom and full bath on the first floor.
4. Simple,
not complex, rooflines: Interesting rooflines add curb appeal, but simpler ones
cost less to build. However, don't sacrifice an eye-catching exterior - you can
perk up a simple slope with a dormer, adding character to the outside, light
and charm to the room inside. (A dormer is a window set vertically into a small
gable projecting from a sloping roof.)
5. Porches, garages and bonus rooms: Porches and a garage are not costly
features in a house plan, because they don't count as "finished"
spaces, nor do they require heat. But they can add terrific curb appeal (a
side-facing garage, for example, can balance a bedroom wing) and, of course,
superb functionality (imagine dining al fresco on your lovely covered
porch).
Bonus rooms, often built over a garage, can take advantage of a higher roof
pitch, which allows for living space and adds aesthetic value. To give the
bonus room even more space and light, you can consider adding a dormer. You can
decide to finish a bonus room immediately, or at a later time, depending on
budget and living requirements.
On
the Inside
6. Controlled hall space: Halls are useful for directing traffic, but
pull space from living areas. Choose a plan that keeps hall space to a minimum,
but creatively uses other features, such a segregated bedroom wing, a wall of
closets to buffer a bedroom from noise, or extra doors that easily lead you to
other parts of the house.
7. Consolidated plumbing: A single plumbing core can cut costs
dramatically. Look for a plan that backs a bathroom against a kitchen wall,
consolidating the plumbing configuration, or, in a two-story, for bathrooms
stacked above and below, sharing pipes.
8. One fireplace: Fireplaces are charming - and expensive to install.
Affordable plans have one, usually in the living room or family recreation
area.
9. Simpler fixture: Built-in
fixtures - bookcases, an entertainment center, kitchen cabinets and counters, a
computer desk, pantry and linen closet shelving - can save living space,
especially important in a more modest home. Just keep them simple, to avoid
expensive carpentry. And if an island counter in the kitchen is important to
you, cut out elaborate built-ins elsewhere.
10. No basement: A slab foundation is much less costly than a full basement.
However, you do give up valuable work space and storage. If you choose a
no-basement plan, opt instead for eave storage and a two-car garage, plus an
extra utility closet or garage storage alcove for your water heater, furnace
and washer/dryer. (Eave storage refers to the space directly under the lower
slope of the roofline, which provides low-ceiling storage space.)
If
You REALLY Need to Control Costs
Consider
building a garage plan first. A two-story garage gives you storage and utility
space on the first floor, and room for comfortable living quarters on the
second. Many garage plans these days come with very attractive exteriors, and
can be built quickly and economically.
In Conclusion
Now you realize
that making your dream home a reality does not always have to break the
bank. With some careful planning you can
accomplish a lot of house for not-so a lot of money.
Archway Press
House Plans has been selling affordable, single-family home
plans and garage plans since 1946. Richard Campen, president, has
more than 30 years experience working with customers, builders and architects
to develop plans that meet the varied needs of Americans at different times in
their lives. His commitment is to helping people realize their dream home in
the most affordable way.
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