Building a House: 9 Things You Need to Know Before You Start

Julia Mitchem
·11 min read

Victoria Pearson

Building a house from top to bottom and curating every inch to your liking may sound like a dream come true. But are you ready to turn your wishlist into a move-in-ready reality? There’s no one-size-fits-all approach, but there are a few things you should consider before breaking ground on your own home.

“Start by focusing on what truly matters to you and your family—the space you need, and the lifestyle you envision,” says Tommy Zung, founder and principal of AD PRO Directory firm Studio Zung in New York City. He is one of several experts who have offered their advice on everything you need to know about the home-building process in order to get started.

Lay out your priorities

Building a house will likely feel like an overwhelming process. Before spiraling into the corners of the internet researching details or calling in an expert, decide generally what you are looking for—and what you aren’t. Spend time laying out what is non-negotiable in terms of size, location, style, and function, then the desirables or nice-to-haves. “Before embarking on the journey of building your own home or new-build structure, lead with your heart,” Zung says.

Are you concerned about energy efficiency? Already have exterior finishes in mind, or picked out your countertops and faucets? Pulling these ideas together so that they make sense to you is a great place to begin, so you can then present them to others further down the line. Starting with this solid foundation and a clear idea of what will make you the most comfortable and happy should help ensure your vision doesn’t get lost as you progress.

This Olson Kundig–designed house was built from board-formed concrete, steel panels, and glass with support from Dowbuilt.

Develop a solid plan

Learn as much as you can now to avoid as many nasty surprises as possible later. Once your priorities are clear, dive into the research to learn what you will need, who you will need to talk to, and what you can expect from the process to set yourself up for success. “Have the complete plan in place before starting,” advises Mark Koski, president of GYC Group Ltd., a custom home builder in Maryland. “Not every last decision, but the more you are able to decide in advance and the fewer changes that are required after you start, [the more] time and money [you save].”

For example, many people aren’t aware that you’ll unlikely be able to build your own home without hiring a licensed contractor, according to Koski. “I have literally been told that I personally have to hire a builder to build my house,” he says, “and I have been building for the better part of four decades.”

Even though this is an exciting time and you may feel the urge to power ahead, make sure to take the time to be methodical. Don’t underestimate the research and time required; it’s better to go in overprepared than under-. “The preconstruction phase is just as important as the actual building process,” adds Alex Gregg, founder and owner of Gregg Homebuilding based in Franklin, Tennessee.

Make a realistic budget

Of course finances will play an influential role in the options available to you when building your home. The average cost per square foot to build a house varies widely across the country, and the architectural style, materials, finishes, and additional scopes like landscaping or special features will also depend on where you are and who you hire to do the work. Several online tools and software platforms including Intuit Quickbooks and BuildBook can be useful for providing estimates.

According to Marc Thorpe, principal architect of Marc Thorpe Design in New York, your budget must be both clear and honest. Specifically, he recommends developing a budget closely with all parties involved and ensuring you have funds set aside for any unpredicted construction costs. “Nothing is perfect,” Thorpe says. “It’s important to embrace edits, changes, and, many times, mistakes.” And down the line, be prepared to advocate for yourself and your budget. You may have to say no in difficult situations and ensure you’re not taken advantage of, or that costs spiral beyond what you can afford based on either personal savings or a construction loan or a combination of both.

This Beverly Hills home designed by architect and artist Suchi Reddy of Reddymade took two years to design.

Understand the (actual) time involved

The time it will take for your home construction includes factors both within and outside of your control. Some key factors to consider, according to Gregg, are the physical site conditions, weather, availability of subcontractors like electricians and plumbers, as well as wrapping-up with final walk-throughs and final inspections. Additionally, it will be helpful to allot “buffer days” into your overall timeline.

For example, Gregg’s homes range from 4,000 to 7,000 square feet and construction alone takes at least a year. On top of that, finalizing plans, getting permits, and sourcing materials can take months—particularly given current shortages. “Given the supply chain issues since the pandemic, it’s important to check with your suppliers about lead times for items like windows, doors, and appliances,” he says.

Similarly, for an average new-construction home, Thorpe recommends allowing one year for property searching and interviewing the experts you will work with before moving into contracting the design. Then, he recommends allocating three to five months for design, and six to eight months for construction. So a general rule of thumb is to plan for a minimum of two years from start to finish.

See the video.

Look into the location

Exactly where you want to build your dream home will dictate a lot of the options available to you. According to Gregg, a few points you may want to consider are similar to those of traditional homebuyers: the quality of local schools, accessibility concerns, nearby property conditions and the local housing market (a real estate agent can help here), availability of utilities, and, again, the conditions of the site you want to build on. “When selecting a site, the most important thing to understand is the site’s buildability, meaning: ‘Can you get the trucks to the site?’” Thorpe says. “Last thing you want is to purchase a beautiful 10-acre property with amazing views of the mountains and come to find out it’s only accessible via helicopter.”

Even if you have an image of your perfect home already in your mind, it may not be feasible to build it in your location. “Buildings are made in context,” Thorpe says. “Financial, environmental, sociocultural, historical, and material economies are invisible forces that shape a building.” You will also want to consider local zoning laws, building codes, permitting, and the general climate. For example, if you live closer to the water, you may have to risk damage from natural disasters and/or pay for higher insurance rates. Take time to understand the environmental impact of the land you’re considering building on and, even further, the history tied to the land.

A branch-form door handle cast in bronze by Chuck Moffitt graces the entry to a Malibu home designed by AD100 talent Oliver M. Furth.

Don’t downplay design

Ensuring your design vision is feasible is crucial to the success of your project. Jennifer Coots of Kingdom & Co. in Las Vegas, Nevada, emphasizes that any design should meet both aesthetic and practical needs. Yes, you’ll need to keep in mind how the floor plans will impact movement through your home, the amount of storage space you’ll require, and even where the HVAC ducts and electrical wiring for outlets will be placed. But the fun part is choosing materials, styles, finishes, and personal touches, so make your preferences known during the design phase of the project.

“Balancing these elements leads to a well-designed, financially viable, and practical living space,” Coots says. Overall, you want to make sure that you feel comfortable and fully equipped for growing in your space. Hiring the right help will be key here….

Consult the experts

Building a home is of course a lengthy and complex process, so finding the right team of experts is imperative to save yourself time, money, and stress. The AD PRO Directory is a great place to start, offering a curated list of AD-approved builders, general contractors, architects, and designers who can be trusted to deliver your project professionally.

These experts can make sure that you are getting the most accurate and reliable information possible. For example, many costs, building permit processes, and timelines that go into building a home are often not easily accessible to all, notes Tyler Gleeson Kobick, founder, CEO, and principal architect at Design Draw Build in Oakland, California. He states that infrastructure, utilities, and site costs add up to 25–30% of a project’s budget, and most builders don’t include 10–15% of the project costs in their bids. “Clients need to anticipate these shrouded expenditures to avoid being financially blindsided,” he says.

Similarly, you can learn from those who have built a house themselves already. Kayla Simone, a former custom-home designer turned content creator, has built two residences with her husband within the last four years. Based in Austin, she creates DIY, home renovation, and lifestyle content, and through her experience emphasizes how important it is to research your builder options and learn the difference between custom, semi-custom, and spec homes. “Your builder can make or break the entire process,” Simone says.

In Furth’s Malibu project, the bronzed and silvered steel hood in the kitchen was made by Cooper Reynolds Gross.

Account for the emotional aspect

This may be less obvious, but it’s just as important, since home can mean something completely different to everyone. When making all of your decisions, take a minute to consider what you’re hoping to get out of the home-building process as well as the end result. Would this actually be best for you? Who would you trust and enjoy working with on the project for the foreseeable future?

Gleeson Kobick notes that you will have to accept the fine balance of seeing your home as a real-estate investment and a deeply personal space meant to enhance your day-to-day life for years to come. Find experts who align with what you ultimately want to get out of this experience based on your needs and expectations. “Homes embody an individual’s and/or family’s identity, spirit, and memories in a concentrated site they occupy,” Gleeson Kobick says. “Conflating the value of homes with their real estate values dilutes the notion of homemaking.”

Don’t be afraid to change your mind

You may start the research process and realize that building a home is more involved or expensive than you thought. Consider what your capacity really is and don’t feel cornered into a specific route. Remember that you can also mix and match the level of customization that works for you and simply opt for a remodel or upgrades to your existing home, like many homeowners choose to. Ultimately, it comes down to what feels realistic and worthwhile for you.

Building a new home from scratch may not be for everyone, and that’s okay. For example, some experts strongly recommend their clients don’t try to build a new house themselves. “Unless you have a strong knowledge of construction, there are way too many ways to make irreparable mistakes,” Koski says. But the process can be incredibly rewarding. “[Building a home] is possibly one of the greatest forms of self-exploration,” attests Thorpe. So if you have the time, the motivation, and the desire to create your own home, you’re bound to find a way to do so.

Originally Appeared on Architectural Digest

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