At Home with Donald A. Gardner is excited to bring you our newest column, Ask the Architect. Senior Architect/Portfolio Manager, Lex Stapleton AIA, answers your most commonly asked questions regarding home plans.

Why aren’t HVAC, plumbing and electrical details included in the plans?

Because local HVAC codes, climatic requirements and commonly used systems vary dramatically throughout the country, we do not include these details on our plans. Likewise, we do not know which direction the water flow will enter your house or where the electrical feed with enter. Your local HVAC contractor, plumber and electrician can determine the best layout for your new home.

Do you make modifications to your plans to meet personal preferences?

Yes! In 1999, we began offering design modification services to meet your personal preferences. Staff members are available to answer questions about our plans and the feasibility of the changes. Page 192 contains more detailed

information about the types of

modifications that are available and contact information if you have further questions.

How is the total living square footage determined?

All square footage is calculated from outside face of stud to outside face of stud. For homes with brick exteriors, it is calculated to the outside face of the brick. Total living square footage includes only the heated area of the house and does not include the garage, storage areas, porches or bonus room (if applicable).

How do I estimate building costs?

Due to the many factors that can affect the cost of building a home, we do not offer cost-to-build estimates for our home plans. As a residential design firm, we recognize that our clients want to be as certain as possible that the home they choose will work within their budget. Donald A. Gardner Architects strongly recommends that you consult a reliable home builder in your area to obtain an estimate for cost to build. To assist in this we offer Materials Lists and Study Sets so that you may obtain pricing information from

local builders and suppliers in your area, as prices will vary from region to region. Actual new home construction costs are affected by many factors, including but not limited to:

•The size of the house

•Land costs in your area

•Interior upgrades such as fixtures, cabinetry, flooring, etc.

•Site preparation or special site conditions, including tree or rock removal, sloping lots, or other conditions

•Contractor and subcontractor availability in your area

•Changes in economic conditions, including interest rates and inflation

We strongly recommend that you consult a reliable home builder for an accurate cost estimate.

Do you think I could build this house myself without hiring a licensed builder?

We recommend hiring a licensed builder to construct your home. Most states require a licensed builder for any residential or commercial project over a specific value. Check out www.contractors-license.org to find out the license requirements for your state or to find out if a builder is licensed in your state. To find your local Homebuilders Association and other helpful resources, visit www.nahb.org. To find out if there have been any complaints registered against your builder, call your local Better Business Bureau or visit www.bbb.org. Lastly, make sure you always ask for and check his/her references, along with seeing examples of his/her work.