EXCAVATION, FOUNDATION, ROOFING, SEPTIC SYSTEM ISSUES AND OTHER MISCELLANEOUS BUILDING MATERIAL COSTS.

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Muriel Wright
6 years ago
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Building on Budget by Design Green planning can help you discover green savings! Can green thinking provide immediate and substantial savings for you today? The answer is yes, absolutely!

However, there is another side to green: better use of our natural resources through efficient project planning.

1 Building on Budget by Design Green planning can help you discover green savings! Can green thinking provide immediate and substantial savings for you today? The answer is yes, absolutely! Most people realize that green building is a means to obtain higher energy efficiency through utilization of better products and services. However, there is another side to green: better use of our natural resources through efficient project planning. For those who realize not all plan directions cost the same, innovative planning is everything. There are numerous areas in custom home planning or remodeling where one can save thousands without compromising their program through better planning options. Although all of our clients have been able to capitalize on some savings through better planning by designing and pricing for greater efficiency, here are a few examples of how less was more, since the revised plan direction provided a similar direction for a lot less money! Example #1 Imagine planning to update your home with a new 20 x 24 addition renovation project and discovering with a bit of ingenuity that the 528 square foot addition is not necessary to obtain the new space you requested. Instead you find that through efficient planning you could correct the existing problems that existed (See BEFORE picture below: Sagging, leaky, unventilated and poorly insulated roof) while building on the existing footprint to achieve the space required avoiding the cost for: NEW EXCAVATION, FOUNDATION, ROOFING, SEPTIC SYSTEM ISSUES AND OTHER MISCELLANEOUS BUILDING MATERIAL COSTS. The client requested a 20 x 24 addition to the side of this home to accomplish the space needed but J.R.N. Design discovered a less expensive direction avoiding unnecessary costs while working to provide the required program and the desired budget!

The sketch below illustrates a suggestion made during the design process to remove 80sf at the upper level loft and a covered porch below along with all hand framing for the roof construction.

2 JRN suggested the removal of 80SF of low ceiling area that required a hand framed roof direction. Example #1 continued planning with efficiency. The understanding of the costs involved during the design process allows for greater efficiency through plan adjustments to help remove unnecessary complexity and expense. The sketch below illustrates a suggestion made during the design process to remove 80sf at the upper level loft and a covered porch below along with all hand framing for the roof construction. These additional design suggestions reduced the project cost by $15, nd story addition The proposed addition on the left consisted of a hand framed roof to match the existing method of construction at right, but was omitted for cost and efficiency. Omit covered porch area. Existing construction: See Before photo above. THE ORIGINAL DIRECTION ABOVE PROPOSED ALL HAND FRAMING TO MATCH THE EXISTING SIDE, BUT AFTER PRICE UNDERSTANDING, A LESS COSTLY APPROACH WAS PROPOSED FOR BETTER EFFICIENCY AND THE ACQUISITION OF THE DESIRED BUDGET. The removal of 80 sq. ft and the hand framing in place of simple truss direction allowed for greater efficiency and a price reduction of $15, ! This simple span truss was used in place of hand framing. See section left. THE PROPOSED REDUCTIONS FOR GREATER EFFICIENCY WERE: ELIMINATION OF 80 SQ. FT. AT THE LOFT PLUS THE COVERED PORCH BELOW AND THE COMPLEX HAND FRAMED ROOF DIRECTION FOR A SIMPLER TRUSSED ROOF DIRECTION THAT COULD BE CONSTRUCTED IN 1/4 THE TIME. (See Testimony #1)

However, with a little innovative thinking and efficient planning, you discover that it is possible to add one 900 SF addition for around 320k connecting the two cottages resulting in approximately

3 Example #2 (SAVING $500,000.00!!!) Here is another example of what green planning can do. Let s say you were planning to demolish two adjacent 1,500 SF cottages to make room for one new 4,000 SF log home. A new log home of this size could cost approximately $820,000. However, with a little innovative thinking and efficient planning, you discover that it is possible to add one 900 SF addition for around 320k connecting the two cottages resulting in approximately the same square footage, but at about $500,000 less! That s a lot of unnecessary labor and lumber saved. (See Testimony example #2) Save those houses! Planning green will save you green! The existing cottage at left is joined with the existing cottage on the right with a 900 S.F. addition in the middle creating one 3,900 SF Log home. See after photo This 900 S.F. renovation and addition project cost $320k in place of an $820, new log home that the client was considering. Acquiring pricing specifics from builders or sub-contractors can sometimes be hard to do since often times complexity or uncertainty found within the plan requested by a client is a basis for caution relative to pricing, but J.R.N. Design seeks pricing information for its designs competitively and works to understand better directions for the areas that can cause the uncertainty for improved clarity and efficiency. The homes in this article were put together by a design process that allowed for greater insight since they provided pricing together with the design development. This type of design process works to offer accountability for what was designed and the accountability allowed for better planning since our clients could see real pricing (competitively) associated with real plan options in place of only one uncertain direction. Additionally, our clients have the option to remove the unnecessary complexity through the understanding of alternate design directions in place of the standard practice of revisions. (If pricing is uncertain or high, we consider why and look to alterations or adjustments for less ambiguity).

With a focus on efficiency, Design provides comparable directions that are able to offer large savings that were not thought possible Example #3 (Savings through better

procure the view to the lake you wanted?

girder trusses and dormers. Client s requested plan. Proposed Rear Elev. by Design Dormers add a significant cost to the lumber and labor package of any home project.

4 J.R.N. Design offers greater insight to planning through the combination of competitive pricing and design. With a focus on efficiency, J.R.N. Design provides comparable directions that are able to offer large savings that were not thought possible Example #3 (Savings through better planning) What if you discovered that the 3 large dormers you were considering adding to your new home project at an estimated cost of about $18,000 were not required to procure the view to the lake you wanted? Rather you discovered that by reconfiguring the home plan on the site that a fantastic view was provided through the natural gable ends of the home without the cost of the girder trusses and dormers. Client s requested plan. Proposed Rear Elev. by J.R.N. Design Dormers add a significant cost to the lumber and labor package of any home project. This client requested three dormers across the front of the home in an attempt to create views to the lake through the roof. but J.R.N. discovered a less expensive direction avoiding unnecessary costs while providing the required program and the desired budget! We were able to provide a view without the dormer cost. Proposed front elevation by J.R.N. Design The above revised plan direction by J.R.N. Design offered natural views from the upper level without the expense of dormers. (Truss bearing left to right at house and garage) See testimony Example #3.

Example #4 This plan size direction was based off the client s requested program needs. Note the size of the home illustrating a two window pattern or 6-0 of glass left and right of center.

proposed reducing the square foot area left and right of center to help lower the total cost of the project.

5 Example #4 This plan size direction was based off the client s requested program needs. Note the size of the home illustrating a two window pattern or 6-0 of glass left and right of center. The final direction below illustrates a reduction by ½ or 3-0. After understanding pricing, J.R.N. proposed reducing the square foot area left and right of center to help lower the total cost of the project. The final direction below illustrates further reductions to the final square foot area noted by the single window left and right of center. The total amount of excess square footage removed from the requested program was 800 square feet. The general contractor s cost was $ per square foot. Savings = 800 S.F. removed x $ per sq ft. = $152, This final direction illustrates a reduction of 800 Sq. Ft. evident by the reduced window area at the upper and lower level. (See proposal above.) Less can be more if one discovers a suitable plan option that renders large savings through greater efficiency!

Example #5 (Fill dirt and roof complexity averted!!!) Imagine reconfiguring your home plan allowing you to save $10,000.

6 Example #5 (Fill dirt and roof complexity averted!!!) Imagine reconfiguring your home plan allowing you to save $10, in site preparation costs by eliminating the need for fill with a few basic plan floor plan changes. See estimates below. Example # 5 Continued (Fill dirt and roof complexity averted!!!) Again, imagine realizing another $5, in savings from framing labor and lumber because further analysis of the roof framing direction revealed an easier method for the construction of the same exact roof requested by eliminating the need for girder trusses and unnecessary framing complexity. These types of potential savings or losses are highly common in the development and building of most residential and commercial plans, but unfortunately go undetected since most planning processes do not offer pricing with planning to help understand what the potential costs are so as to design around them with alternate directions that provide greater efficiency. See next page.

floor beams, bolted two ply-girder trusses, multiple pieces to assemble, extensive crane operation

7 Example # 5 Continued (Fill dirt and roof complexity averted!!!) The framing direction of option #1 required numerous point loads, concrete pads and columns, floor beams, bolted two ply-girder trusses, multiple pieces to assemble, extensive crane operation time, numerous truss hanger connections, and $1, more truss lumber in order to create the clear story window access. CLEAR STORY WINDOWS

8 HERE ARE THE LOCATIONS OF THE GIRDER TRUSSES FOR THE CLEAR STORY WINDOWS THAT WERE OMITTED FOR A MUCH SIMPLER FRAMING DIRECTION. REAR ELEVATION FRONT ELEVATION This one truss allowed for the removal of much complexity and all girder trusses. CLEAR STORY WINDOWS Option # 2: This revised direction required only one front to back truss with a piggy back cap to create the same exact clear story window access and look as the direction in option #1 above, but without the complexity listed and allowed for an estimated savings worth $5, in lumber and labor. Less can mean more when you reduce complexity!!!

9 Example # 6 (Builder s requested plan) Below is a plan request from a builder for his client. The small home plan was for a 1,390 Sq. Ft. home with an out to out dimension of 30-0 x After further discussions they were open to suggestions to improve the plan and were shown the following below

10 Example # 6 continued (Builder s requested plan) The requested plan below contained the following characteristics: 1) Extensive traffic area. 2) Long dark hallways and little privacy to the master suite situated off the foyer. 3) A long walk to the laundry room from the master suite. 4) An average total usable family room dining room area of 28-0 x ) No access to the lake view present at the N.W. corner. Builder s requested plan for his client x 46-4 =1,390 SF

Example # 6 continued This revised 1,344 SF plan below offers a brighter entry, a view to the lake, a private location to the master suite in close proximity to the laundry room, 50% less traffic

11 Example # 6 continued This revised 1,344 SF plan below offers a brighter entry, a view to the lake, a private location to the master suite in close proximity to the laundry room, 50% less traffic area, a larger living room and dining room area with no traffic flow required through the rooms. Finally, the revised plan offered a reduction of 46 Sq. Ft. +- from the requested plan. With a construction $ per square foot that was a nice savings. 46 SF x $ per square foot = $4,600.00!!! LESS CAN BE MORE

12 Example # 6 continued In addition to the floor plan improvements discussed, J.R.N. Design allowed for further improvements and advice for the reduction of the following 1). Roof core costs 2). Site prep core costs Below is one of several additional plan options that were provided by J.R.N. Design during the design development process.

Example #7 (Planning without pricing!??) This client received a finished plan that consisted of 2,995 Sq. Ft. without pricing and discovered the cost associated with the plan afterward.

13 Example #7 (Planning without pricing!??) This client received a finished plan that consisted of 2,995 Sq. Ft. without pricing and discovered the cost associated with the plan afterward. He was recommended to J.R.N. Design to help bring him to a plan size that would meet his needs while removing the unnecessary and excess costs. See next page. Traffic flow and volume diagram.

14 Total Sq. Ft. 2,295 Traffic flow reduction and volume diagram. The total sq. ft. area of this proposed plan provided by J.R.N. Design was 2,295 Sq. Ft. and offered the following: A reduction of hall way space, a relocation of the double stairway in the garage with a future option, reduction of square footage in all rooms except the kitchen totaling 665 sq. ft, a reduction in the site preparation cost, reduction for the cost of the roof system and foundation. Finally, they were able to receive the larger Kitchen area as originally requested.

15 Example #8 (More living space please and less hall way) This client received a Preliminary plan direction that consisted of 3,060 Sq. Ft. and discovered afterward with J.R.N. Design they only needed 2,600 Sq. Ft. See next page. Traffic flow and volume diagram.

Example #8 (More living space please and less hall way) Traffic flow reduction and volume diagram. The total sq. ft. area of this proposed plan provided by J.R.N. Design was 2,600 Sq. Ft.

16 Example #8 (More living space please and less hall way) Traffic flow reduction and volume diagram. The total sq. ft. area of this proposed plan provided by J.R.N. Design was 2,600 Sq. Ft. +- and offered the following: A reduction of total square foot from the previous direction, a reduction of hall way space, a stairway to bonus room over the garage option, Den/office with guest suite option, added 5 x5 ½ bath off entry, added shower to the mud room bath to create optional guest suite for the Den, added walk-in closet for the Den/Guest suite, added informal eating area, created a larger Kitchen area, added raised curve bar off the great room, window seat option in kitchen, pantry closets off the breezeway and all in less space! Less can be more when you plan green and save with J.R.N. Design Associates, LLC.

17 Put a little Green in your planning today! It is possible to save money and resources by re-evaluating one s custom home plan or remodel project before construction. By being open to alternatives, you may discover undreamed of savings with better plan directions. These are only a few examples of where one might save, but green thinking with J.R.N. at the inception can save money every time! See testimonials below. I have found that a great deal of money is lost as the result of inefficient planning. Resourcefulness at the onset will help you to Build on Budget by Design by thinking green and saving green! If you are interested in discovering what efficiency and green planning can do for you, call for a consultation with J.R.N. Design Associates, LLC. Thank you! Sincerely, Jeffrey B. Rice JRN Design Associates, llc Building on Budget by Design

18 Testimonials

19 Testimony from example #1 Testimony from example #2 Fred and Pam Plenge: I am writing in regard to JRN design. Jeff did the design work for our cabin remodel on Tonawanda Lake Rd in Grawn, Mi. and I can't say enough good about his design work. I love the result and still I am amazed that he could have taken the two houses that we started with and join them into one beautiful home...

20 Testimony from example #3 Design with pricing! I met Jeffrey Rice of JRN Design at the 2005 Home Builders Expo. I was intrigued with Jeff s unique Design Build format that allowed us to receive a fantastic design and the ability to understand all of our building costs associated with the designs he provided. More importantly, JRN provided alternative design solutions and adjustments to allow our final plan to stay within our construction budget. We received the plan we wanted, along with complete project pricing from quality contractors and sub-contractors. Most importantly, we were given the opportunity to adjust the plan prior to it s completion in order to have our plan accommodate our total construction budget. This was highly beneficial. We received an amazing design from JRN. Our home plan by JRN has allowed almost every room in our 3,000 SF home to focus on a lake view that we never thought we could have. Somehow Jeff managed to allow every room access to this view, and the value in this alone will be longstanding. Understanding our building costs: We received a highly sensitive design process that gave insight and control over all our plan needs and our construction costs. Additionally, we were provided structural engineering, on-site inspections, continued design support, competitive bids from quality subcontractors, on- site assistance to any design change we needed, and a few laughs along the way. We managed to build our quality custom home for $ per square foot with quality options that included in-floor heating, 50 year guarantee on our roof, Hardie plank siding, and high density insulation just to name a few. Bob Spalding. Leelanau, Mi.

21 Additional testimonials Mr. and Mrs. Horrocks: We met Jeff at the Little Traverse Home Builders Show in spring of After talking with him and looking at his designs for new construction and remodels, both at the show and on his web site, we decided that his design concepts, expertise, and personality were exactly what we were looking for to assist us with our challenging remodel and new construction project. Jeff has been exceptional to work with and so conscientious about cost and budget. He addressed the cost factor at our first meeting to assist us in determining how much we could do within our budget. Jeff has been very helpful with cost-effective concepts and recommendations while maintaining the design integrity and our vision. Although separated in distance, there has been excellent communication with Jeff via phone, , and a couple of one-on-one meetings. His design was what we were looking for but just had not been able to envision. The whole design process has been a wonderful and exciting process. Jeff has been great to work with when we confer with him about what ifs and layout changes to fit our upcoming retirement lifestyle. He has made us feel that we and he are a great design team. We look forward to enjoying the next 20 or more years in our new/old home and all the concepts that have been incorporated into the design. Thanks, Jeff, for a wonderful experience and assisting us in making our dreams become reality. Ron and Jean Horrocks Ron and Jean Horrocks Onaway, Michigan

22 Testimonials continued Mr. Bieganowski: It was really nice working with a professional designer like Jeff. Not only does Jeff have the creative vision and knowledge to generate on paper what we had in our minds, he provided much more value by incorporating real cost information to ensure that the project would fit our budget. David A. Bieganowski Grawn, Mi. Mr. Zach Liggitt: We contacted Jeffrey B. Rice from JRN Design Associates on-line and soon after meeting him felt confident of his design skills and his desire to provide a home plan direction that fits our lifestyle and construction budget. JRN Design, in unison with his associate builder s program, has allowed us to competitively price our project. He actually provided two different directions; one at a conservative level and the other at a grander scale. With an ability to analyze different builder s pricing structures through J.R.N. s design process, we are very pleased that JRN has positioned us to receive the grander scaled plan direction, within the guidelines of our desired budget! Additionally, he has offered continued design support during construction that has allowed us to adjust the plan to reduce roof costs further. Zach Liggitt. Elk Rapids Mi. Mr. and Mrs. James Potocki: We met Jeff at the 2006 Builders Expo. We are excited about Jeff s energy level and creative ability to problem solve. He has presented unique and cost effective design solutions to date for the development of our new addition. We are in the planning stages of a very difficult remodel project and feel confident JRN design will provide a planning process that with put forth a direction that will accommodate our planning needs and construction budget (Jeff has expressed a concern for both from the beginning.) Jim and Kim Potocki. Elk Rapids, Mi.

23 Testimonials continued.

Cottage of the Year SL-593 MOSER DESIGN GROUP PLAN SPECIFICATIONS ABOUT THIS PLAN PLAN PRICING. illustration MUIR STEWART

Cottage of the Year SL-593 MOSER DESIGN GROUP PLAN SPECIFICATIONS ABOUT THIS PLAN PLAN PRICING. illustration MUIR STEWART PLAN SPECIFICATIONS 4 bedrooms 3½ baths Living Area (sq ft): Main Floor: 2,028 Second Floor: 584 Total Living Area: 2,612 Exterior Wall Framing: Foundation: PLAN PRICING 2x6 Crawlspace 8 sets: $1,675 Addtional