Jessica 
All design trends have a lifespan. Most of the design trends are worth for a long period of time, up to 20 years. Most of the design trends solve problems within buildings. Yet, within a short period of time, the design trends seem to go out of style. They cease to be trendy within a magazine cycle, that is, within a period of 3 to 6 months. The designer’s task is to forecast which finishes are trendy within a certain period of time, and which will be worth for a long period of time. In addition, they must determine which finishes are worth for a long period of time in relation to the budget, builder and the construction process as a whole.
In this post, a number of design decisions are outlined that offer greater durability than others, with corresponding discussions on how to link these decisions to issues of budget, selecting a builder and the sequencing of the construction process.
Trends that survive because they change how a house works
Most projects of real lasting value try to modify the fundamental nature of circulation, light, or storage. The superficial finishes are often changed much later when ‘trendy’ has faded. Recent trends indicate that even ‘open plans’ are being partially ‘reversed’. People’s fundamental need to clearly see the connection between the kitchen and the ‘living’ areas of their home means that projects are incorporating more and more acoustic separations. Many of these acoustic separations are being achieved using ‘pocket doors’ and ‘sliding doors’ of one form or another. Some are creating ‘dedicated work spaces’ whilst others are even creating separate rooms.
Several patterns within architecture, that are ‘worth the cost’ of their implementation, are difficult to implement as an afterthought and are therefore described within the context of the design process as they occur.
- A ground floor flexible room with a full bath adjacent, usable as an office now and a bedroom later.
- Oversized structural openings framed for future glazing, even when the glass itself is deferred.
- Deep roof overhangs and correctly sized soffits, which control solar gain and protect cladding.
- Mudroom and utility zones sized for actual household volume rather than plan drawings.
- Continuous insulation and airtightness detailing, which quietly determines comfort for the life of the building.
Where the fashion risk actually sits
Fashion risk relates to finishes, hardware, paint color etc. And will always be a risk which can be mitigated by completing items such as cabinetry which can always be repainted and pendant lights etc which can always be changed after completion of the house. The real issues that will not be easy to change after completion of a custom home are the structural elements such as relocating a stair core or raising a ceiling.
Aligning design ambition with a budget that holds
Budget failures for custom residential design projects usually occur late in the design process and are a result of very poor design decisions. Roof plan complexity, varying floor levels, and excessive exterior corners are examples of how design decisions affect cost, not the cost of certain products or finishes. Simple forms with liberal material allowances for perceived quality are far better than unusual expensive designs that are built for the lowest cost possible.
Allowance Structure. This should be established early in the Design Development Phase. As decisions are made, test the design against the allocated budget for each design option prior to issuing the Construction Documents (CDs) for tendering.
| Stage | Design decisions locked | Typical cost accuracy | Cost of changing later |
| Feasibility | Footprint, story count, siting | Plus or minus 20 percent | Low |
| Schematic | Room layout, roof form, glazing extent | Plus or minus 12 percent | Moderate |
| Design development | Structure, mechanical strategy, envelope | Plus or minus 7 percent | High |
| Construction documents | Finishes, fixtures, cabinetry | Plus or minus 3 percent | Very high |
Choosing a builder who can execute the design you drew
Design intent will not translate well to the builder and their trades unless that builder and their trades have done similar detailing before. This means that the builder’s typical detailing in typical framing with typical trim will not translate well to flush reveals, minimal base and large format tile without visible transitions. Insist that the builder completes work that is similar in detail to the proposed detail set. Ask to speak with the trades that performed the work to gain further insight into the detailing.
Questions that reveal capability
- How is the envelope air sealed, and who verifies it before drywall?
- Which trades are employed directly, and which are subcontracted long term?
- What is the process when a detail on the drawings cannot be built as shown?
- How are allowances tracked and reported during construction?
- What does the punch list process look like, and who signs it off?
Secondly, regional competence in the design of houses is vital in ensuring that a house can withstand local conditions and/or stresses such as weather. Cleveland custom home builders will need to contend with a variety of stresses such as freeze/thaw cycles in the winter, and potential basement moisture in the home. In addition, home designers in Cleveland must also be able to deal with heating loads on the home in the winter months, to be able to design a home that will keep its occupants warm and comfortable during the long, cold winter. For that reason it is worth shortlisting firms that build custom homes in Cleveland, Ohio week in and week out, since their standard details already answer these regional pressures.
Construction quality as a design outcome
Quality is established long before a countertop is selected. The quality of framing and the resulting tolerance of the cabinet to the surrounding construction of the cabinet is established before the cabinets are installed. The quality of the concrete slab and the resulting flatness will affect the installation of wide plank flooring and whether or not the flooring will appear to have been installed with the joists running in every direction. The quality of the mechanical installation (plumbing, HVAC, electrical) will determine the true ceiling height of the home.
Hold points. A pre-drywall walkthrough of the architect, builder and client at the building for discussion of decisions to be made prior to closure of the building. This is best documented with photographs of all wall cavities prior to closure. Such documentation will save greatly in future renovation and/or warranty issues.
Sequencing the process so decisions arrive on time
Finally, linking design choices with the construction sequence is key. Create a list of interior design choices needed to be made, and align these with the relevant trades in the construction schedule. The best projects are those where all choices are made before design development occurs, and are ‘roughed in’ to be correct the first time.
A Decision Calendar should be constructed for the design decisions as has been done for the construction schedule. Each decision should be assigned a date by which a decision must be made. This date is the point at which the relevant trade would complete the decision and therefore it is too late for the client to make the decision. Late decisions should be treated as schedule delays and not as trivial administrative slippages.
