Budgets & Spreadsheets
Complete set. In addition to these basic plans, elevations and a wall section or two, a complete set of construction drawings includes detailed sections, interior elevations, specifications for all of the materials and layouts for all of the plumbing, heating, cooling, electrical and other systems. Coordinating the work on paper is always less costly and time consuming than coordinating the work in the field during construction. Make sure you have a full understanding of what the design professional will provide and if that's what you want for your project.
Construction drawings. The most extensive set of drawings that an architect or other design professional will prepare used to be called the blueprints, but now the more common term is construction drawings, or CDs. These drawings are the result of all of the design decisions that have been made; they communicate to the building official, builders, material suppliers, lenders and others what they need to know about the project. For example, they indicate to the building official how the finished home will be in compliance with the building codes. To a window manufacturer, these drawings describe the quantity, style and type of all of the windows. For a carpenter they provide the dimensions needed to build the home as well as how many wood studs and other components will be needed.
Architects typically use four distinct terms to break down the design phase of a project. These are: Conceptual design: loose, possibly freehand, sketches of a design approach Schematic design: more precise sketches of a preferred design Design development: selecting materials, integrating systems and describing details Construction drawings: the drawings that completely describe what's needed to build Rather than getting lost in the weeds when it comes to these phases, just think of them as either a preliminary set of drawings or the final set of drawings. Everything up to construction drawings is preliminary design, while the construction drawings represent the final design.
Buy early. Stopping work to wait for materials to arrive is costly. Double the lead time you were told and you'll usually be safe. Delays happen all the time. If the materials are onsite, the contractor can check measurements and answer questions that the spec sheet doesn't address. If you don't want to expose items to theft, store the materials offsite where your general contractor can get to them, but don't try to time material deliveries for the moment they're needed.
Buy salvaged. You can often get better-quality building materials with more character for less money by buying salvaged. You will pay more in labor, but once again, this is an opportunity to support your community. Sinks and tubs are good if the finish isn't damaged, but avoid faucets unless the seller can show you they work without leaks. Doors, hardware and masonry are all great items, and stone, wood and glass are great materials, to buy salvaged. With light fixtures, keep in mind that they may need to be rewired, but this is a way to keep a great period fixture out of the Dumpster.
Get recommendations for showrooms and lumberyards. A good builder should have established relationships with reps he or she trusts, so use the recommended suppliers if you can. If you're a DIYer, try asking around for some good suggestions. When all else fails, add 30 percent to any delivery time frame you're told and build a healthy contingency fund into your budget, just in case.
Use eBay and Craigslist. I know, I know — I told you not to buy your own materials. But certain deals are hard to pass up. If you can get the farmhouse sink you want for half price because someone else has to unload it, go for it. Just get it before the cabinet design is finalized and have it onsite before you plan around it.
Permit set. Many sets of construction drawings consist of the necessary floor plans, four elevations and a section or two. This is the basic, or permit, set of construction drawings. And while a permit set is good enough to get a home's construction started, it won't have all of the information that's needed to actually complete the project. Finishes, built-ins, cabinetry, special details, appliances etc. are all things that will have to be decided on but won't show up in the permit set. Of course, there will be a cost difference between a basic set of construction drawings and a complete set of construction drawings. Ultimately that extra cost will save time, money and aggravation during construction. Having made all of the design decisions before starting to build allows the actual construction — always the most stressful time of a project — to go more smoothly.
Q