Residential Guidebook
The process of designing and building a home is exciting and daunting at the same time. After all, we are creating something out of thin air. The goal of designing a home varies from individual to individual, however a constant I have seen in my professional career is the story behind the home. These stories enrich the process of designing something beautiful and close to the individual, family or community. A home can be intimate. A home can be shared. A home can be a shelter from the outside world, a sanctuary. A home can be an exciting place. A home can feel like a resort. A home can be the place to create and share memories with your loved ones.
Architects are responsible for amplifying the vision of what home is for you. It is a once in a lifetime adventure.
This Residential Guidebook offers information and recommendations on best practices to develop your project. This publication will give you a glimpse on how to navigate the process of designing and building a house. Habanero Architecture believes in helping people create inspiring spaces to improve their quality of life.
Thank you for reading. We look forward to helping you.
Owner Habanero Architecture
Jose Lopez, Architect. AIA, NCARB.
Regardless of the budget, Habanero Architecture intentionally designs simple and breaks apart from common conceptions.
By proposing spaces stripped to their core we invite our clients and users to focus on what really is important. Our projects propose to design simply, always seeking a balance between functionality and beauty. We strive to make every single square-inch of your project count.
Our process is artistic and collaborative. Our methodology is efficient and pragmatic.
We promote modern architecture as a state of mind rather than a style. We believe that when something works well it looks and feels beautiful. It is imperative that our architecture has a purpose and meaning, a soul. We think that offering this to a building goes beyond a listing of spaces, four walls and a roof. It provides a cohesive sense of identity that evokes excitement and brings the best out of our daily lives.
01 Designing and Building a Home
“Dream big. Start Small but most of all Start.”
Simon Sinek
Text Joe Lopez
Project Basiq Blaq Raleigh, NC.
Building a new home is an exhilarating journey that opens the door to endless possibilities and the realization of dreams. From the initial spark of imagination to the final touch of a carefully chosen paint color, the process of creating a new home is a thrilling adventure that brings joy, anticipation, and a sense of accomplishment.
One of the most exciting aspects of building a new home is the ability to tailor every detail to suit personal preferences and lifestyle. Unlike buying an existing property, building from the ground up allows individuals to shape their living space according to their unique vision. From the architectural design to the interior layout, each decision is an opportunity to express creativity and personal style. The excitement lies in the ability to create a space that truly reflects who you are and how you want to live.
This guidebook will serve as a road map of what is required to successfully design and build your single-family residence. As you read in this guidebook, not all projects are the same and many decisions need to be constantly calibrated to uncover your unique vision.
Before design, planning is essential to get all our information sorted to understand the scope of the work. Once your professional design team is able to determine what your aspirations and resources are, they can offer a work plan tailored for your specific needs.
We recommend thinking that the process is a marathon, not a sprint. The journey can be rewarding as you take the time to explore ideas and iterations with your architect. Designing a home is a once in a life time opportunity. Make sure you allocate enough time for you and your professional to nurture ideas and explore possibilities that align with you vision.
Proper standards of care through the design and building process will place your project in a position of success. We believe that beautiful design emerges from creativity, experience, communication and collaboration.
What is Contemporary-Modern design?
Today, modern and contemporary as styles are used interchangeably. Modern refers more to the mid-century era and contemporary refers to current trends. Regardless of the term, both propose rethinking space making and design innovation.
Habanero Architecture practices contemporary-modern design. We believe in designing simply so that our clients focus more in what is most important to them. The act of editing and removing excess is liberating, and used as a powerful design tool.
Contemporary modern architecture, characterized by its innovative and forwardthinking design principles, offers a range of benefits that contribute to the well-being of individuals and the sustainability. A couple of key advantages can be innovation and creativity; adaptability and flexibility; sustainability; artful and humanistic, etc.
Custom houses and contemporary custom houses can be similar depending on the complexity of the design. However, contemporary modern houses can become iconic and represent a landmarks of our communities. This helps valuating your home higher than your typical average
custom house.
The benefits of designing and building modern extend from simple and elegant spaces, to interesting geometry composition and highly functional spaces. Contemporary-modern spaces take advantage of natural lighting and cross ventilation. Modern often times attempts to invite the outside to the inside. Perhaps one of the most notorious traits of modern spaces is the use of new materials and technologies to be able to build smarter, efficiently and more resilient to current demands.
In summary, contemporary-modern architecture brings numerous benefits, ranging from sustainability and innovation to human-centric design and economic advantages. By embracing these principles, architects contribute to the creation of vibrant, efficient, and spaces that enhance our built environment environments.
Text Joe Lopez
Project Three-Couryard House Chapel Hill, NC.
Project
Three-Couryard House
Chapel Hill, NC.
02 Selecting an Architect
Experience, expertise and trust are key to selecting your professional team.
Text Joe Lopez
Project Z-House Cary, NC.
Architects are professional individuals and teams trained to provide design services. However an architect is more than just a designer. They manage projects and coordinate endeavors on behalf of the owner, acting as an agent. They can solve problems or limitations inherited with your property and turn them into opportunities by creative means of design. Constructing a building is very complex and it requires hiring the right team.
An architect is not only a professional designer, he or she acts as a coordinator that seeks to efficiently organize the events required to successfully communicate the big picture of your project.
The sequencing of the events will be determined by a series of factors. Every project will be different, but generally speaking, the architect will be talking to many people though the course of the project to ensure everyone is on the same page. These can be the town or city building inspectors, stakeholders, general contractors, engineers, and other consultants.
An architect thinks in three-dimensions
rather than just looking at the functionality of a floor plan. Working in three-dimensions allows you to think about the number of feet and inches in a room, clearances and the technical ability to put all details together.
Proper design managing and construction sequences is a task, that if done properly, reduces redundancies and problems. In contrast, if done incorrectly, it can cost money, time and headaches. Hiring a good architect that aligns with your vision will impulse the design aesthetics and function to levels that you would not otherwise have thought.
A good place to start the selection of your architect is to write down the most important goals and aspirations you have. Check a couple of websites to compare their work, graphical representations styles, communication style and their values. Then have an initial interview with the architect to see how they resonate with your values and vision.
Cary, NC.
Project Z-House
How should I select my Architect?
Of course hiring an architect is an important decision. I wrote this guidebook to help you organize thoughts and ensure you have the right team backing your vision. You will spend time with him or her. You may spend months or perhaps years if the project is big and complex. Portfolio, expertise, experience, philosophy, firm size and personality are some factors you want to consider before making your selection.
Questions for your Architect:
What would you say is your architecture style and firm’s philosophy?
Have you done a project similar to mine?
Text Joe Lopez
03 The Process
Designing your dream house is a beautiful and exciting journey. Think of it not as a sprint, but as a marathon.
Text
Joe Lopez
Project
Three-Courtyard House Chapel Hill, NC.
Architects design in phases. Five is the industry standard: schematic design, design development, construction documents, bidding & negotiation and construction administration.
If the project’s parameters are unclear or the typology nature of it is complex, the project will need a preliminary phase called pre-design. During this phase the architect and owner work to gather all pertinent information and sometimes rough-test some ideas to ensure the program fits into the site. During this phase the project can measure the feasibility or challenges of what is yet to be designed.
When you interview an architect, he or she will be able to determine and suggest if you require a pre-design service. If the date is evident and clear, he or she might suggest starting at the schematic design phase.
A survey, sketches, existing drawings, a septic report and inspiration images, will facilitate the conversation with your professional. The architect will be able to gather data, give you a potential work plan and suggest a timeline for your project.
When we talk about custom design and construction, is important to remember that there are never two projects alike. Patience and following the recommended steps will yield a beautiful design. Just like a doctor, after having the initial meeting, the architect will be able to diagnose and then prescribe a plan that he or she recommends.
The process of designing your project will involve feedback cycles where we test and explore design ideas to then present them to you. Once the schematic phase is over, the owner needs to select one idea to be developed and later produced into the construction documents (A.K.A. blueprints). These contain the drawings and specifications of your project.” The sets will offer information to the selected contractor in order to submit them for permit and build your project.
On average, the timeline to design your custom modern home will be four to six months. For construction typically nine to twelve moths should be alloted for building your house.
Phases
a. Pre-Design Phase
Pre-design is a planning phase with the aim to uncover information before the design starts. This phase allows the architect to break down the available data to analyze any issues, constraints and opportunities projects might present. Any planning and research of information done during this phase is pertinent to the feasibility of the project. It can consist of a site analysis, feasibility study, massing studies, code research, data collection or a combination of all of these.
b. Schematic Design Phase
During this phase the architect explores concepts and communicates the big ideas throughout sketches, site diagrams, models and presentations. A couple of rounds of iterations and studies are presented to the client during this phase creating a feedback loop. This phase serves as exploratory time to uncover the essence of your design. This phase concludes with the owner selecting one idea.
c. Design Development Phase
During this phase the architect takes the selected idea and fine tunes the overall design. In other words, the architect starts working on the details. Coordination will occur with other consultants, including the structural engineering, plumbing, mechanical, electrical and any other required to design the systems. A construction price check will be run either by the architect as a cost opinion, by a general contractor (if pre-selected) or by a professional cost estimator.
d. Construction Documents Phase
This phase is where the nuts and bolts are put together. All details, schedules and systems integrations are depicted into a set of drawings. A project manual will be included in the contract documents where the specifications and construction drawing will act as the biding document to build the project. This is the most labor intensive phase for the architect as he or she has to coordinate and finish the drawing set.
e. Bidding and Negotiation Phase
If required by the project, the architect will aid the owner in the administration of the process of soliciting biddings from several contractors. The Architect will respond to questions from all general contractors during a determined period of time and then recommend the owner to hire the best option for the project.
f. Construction Administration Phase
As the name implies, the architect serves as an administrator on behalf of the owner during the construction process. The architect conducts site visits and reports observations to the owner. If the contractor requires supplemental instructions from the architect, the architect will make him or herself available to answer those in a written way. At the termination of the project the architect will issue a certificate of substantial completion when the building is considered by the architect to be ready to be inhabited.
The Project’s Budget
Text Joe Lopez
Project Eagle House Winston-Salem, NC.
Quality is subjective because it talks about tangible and intangible objectives. To better align expectations and aspirations before the project starts, the architect needs to make sure the goals of the project are defined.
Quality, when measured against expectations, refers to the degree to which a product, service, or outcome meets or exceeds the anticipated standards and requirements. It is a comparative assessment that considers the alignment between what was promised or expected and what is actually delivered.
How to determine my budget?
The worksheet on page 26
The best way to anticipate how much your project will cost is to do a list of spaces and needs and determine the quality of the scope. Apply the appropriate price per square foot factor applicable to your project’s typology and expected quality. See page 25 for budget price-range examples.
Quality refers to a way of measuring the level of sophistication you are expecting. What type of materials will we be using to design the project? On what type of spaces do we want to focus our attention? Who
ideally will be putting together all of this, do you have a builder in mind?
Identifying these answers will set up a benchmark for the project’s design parameters. The architect will advise how to achieve a design that corresponds to the level pursued by designing and coordinating efforts towards the big picture.
Defining the scope of work relies entirely on the set of instructions the architect writes and specifies in their drawings set (and specifications). A builder will need a depiction of what is pursued as part of the owner’s vision to be able to offer a bid.
You work hard for your money, let your professional team guide you to allocate your resources for your future home.
Materials & Finishes
Craftsmanship
Quality
Quality is a balancing act.
Quality is directly related to the project’s overall design value. High-end material level and craftsmanship correlate to a more involved set of instructions to achieve complex craftsmanship execution. Lower-end quality has a higher degree of tolerance in labor and / or could mean lowerend materials. It is all about how materials and labor harmonize to create the quality pursued. It is good to keep in mind that an architect’s design is just as good as the craftsmanship of the builder. They have to match if not to exceed.
Budget Cost Range Examples
Budget ranges depend on the quality (materials & labor) and the overall scope of work (amount and complexity.)
Modern-Average Custom Home
Square-footage factor range:
$300- $400 per Square-foot
High-End Custom Home
Square-footage factor range:
$400 - $500 per Square-foot
Luxury Grade
Square-footage factor range:
$500 & Above per Square-foot
Market conditions are wild cards that needs special consideration. Always plan a contingency percentage based on your construction cost to mitigate any unforeseen price escalation.
Market conditions may include:
Labor shortage
Material availability
Supply chain issues
Site location (region urban vs suburban vs rural)
Inflation
Interest rates
Seasonal construction periods (winter vs. summer)
Local zoning and building regulations
Election year
How much does an Architect Cost?
The national average of an architect’s fee is between 8 to 18 % of the total construction cost.
Text Joe Lopez
Three common architectural fee structures:
1. Percentage of Construction Cost:
This method is based on the total amount that the owner wants to spend on his building. The Architect then writes a proposal for a set percentage of the assumed construction cost.
For example:
The owner informs the architect that she has $1,200,000 to build the project. The architect offers a 12% fee that will include schematics throughout construction administration. Therefore the architect’s compensation will be $144,000
3. Hourly Rate:
2. Price per square-foot factor:
This method offers a price per area factor to be multiplied by the anticipated square footage of the building.
For example:
The owner expresses that they are pursuing to build a 5,000 square-foot vacation home. The architect writes a proposal that charges a $24 per squarefoot factor. The architect will charge $120,000.00 for her services.
Project Villa/Me Merida, MX.
Owners many times prefer this method, because it gives them control of the amount of time used to study a design. The Architect and owner usually put a cap for these services. The architect would alert the owner at 75% or so before reaching the cap to make final decisions.
This method of compensation is also adequate when the scope of work may vary. For example conducting pre-design services. A small design study or a short term agreement is also a good reason to use an hourly rate service structure. Usually the hourly fee can be found in the range of $90 to $350 per hour depending in the firm’s size, location, seniority of the staff member, firm’s prestige, etc.
05 Communication & Responsibilties
Below is some practical advise on communication and coordination that will forge a better relationship with your architect:
1. Listen to your architect’s advise. You are hiring an architect because of his or her experience and eye. Take advantage of that in order to amplify the experience.
2. Provide as much clear and concrete feedback as possible. Design is a process of balancing and elimination. Narrow down solutions that work for you and retire the solutions that do not work for you. Do not shy away from expressing what works and does not work for you.
3. Don’t rush the process. Instead choose momentum. Skipping some steps or fast-tracking means that you are choosing speed over quality. As a result, some opportunities may not be fully explored.
4. Respect the milestones. Momentum is gained if things are going at the proper pace. Staying on track will force all parties to be engaged and on the same page. This can lead to providing feedback in a timely manner or making final decisions in order to move forward. This will avoid redundant work, redrafting and delays in the overall timeline.
5. Be very clear about your budget. Transparency and honesty will allow the architect and builder to be accountable and balance your design with the resources offered in your budget. This will set up the exceptions for the scope of work and ultimately give you piece of mind.
Responsibilities
Who is responsible for what?
It requires many people to develop a project. However three main characters play big roles: the owner, the architect and builder.
In the beginning of the project, the architect will act as the agent for the owner. He or she will be in charge of not only designing the big picture, but also making sure that all parties involved are coordinating. The architect is the designer and project manager. During the concept and production phases the owner and architect collaborate together through a feedback loop to develop the project’s design composition and functionality.
In order to receive bids, contractors need to have a set of drawings. The more information given, the more clarity the scope of work can be. This translates into a more realistic estimate. Engaging a contractor early has its benefits as they help to review the scope early (during schematic design) to review the budget health before moving into production.
After the architect signs and seals the construction documents, the architect will help the owner select the general contractor based on expertise, experience, and of course the bid itself. Once the owner
signs a contract with the builder, it is the contractor who will assume a lead position in order to execute what has been designed so far.
The general contractor’s responsibilities include everything that relates to materials and methods of construction. During construction, he or she will be the main point of contact between the owner and the AHJ (Authority Having Jurisdiction), AKA The City or Town Planning and Building Departments.
The architect’s role during construction is to support the builder and owner by reviewing construction issues that may arise, reviewing product submittal and observing the progress on site. In other words, the architect makes sure that the drawings and specifications are being followed and built accordingly.
Text Joe Lopez
Architect Builder
1. Site analysis
2. Building codes and zoning regulations
3. Concept design
4. Design development
5. Material selection
6. Construction Drawings
7. Coordinate design with local authorities
8. Coordinate with consultants (engineers)
9. Reviewing Request for Information
10. Reviewing Submittals from the G.C. 1. Supplying building materials
Not In-charge of
In-charge of In-charge of In-charge of
Supplying labor 3. Procuring building documents 4. Safety Regulations on site 5. Managing the building project 6. Coordinating building inspections
Owner
1. Procuring building permit documents
2. Structural engineering, nor plumbing, electrical or mechanical installation and/or design.
3. Project’s finances
4. Safety on site
5. Coordination with subcontractors
6. Supplying materials
7. Supplying labor
8. Providing construction estimates
Making payments
Providing testing and information required for the project’s development
Making decisions in a timely manner
*These are assumed average industry standards. Exceptions may differ according to project delivery method or owner-professional specific agreement.
Project Z-House Cary, NC.
06 Who should build my Project?
“An architect can make a plywood feature look like a high-end feature. With little effort a contractor can make your Italian marble slab look like a substandard solution.”
Certainly not every project requires you to have an A-list team of specialists. However, if what you are looking for is to build a beautiful home that is unique to you and your needs, hiring a contractor that aligns with these aspirations is crucial.
The owner needs to recognize that not all projects are the same. Quality determines how much and how long things will take to make your design a reality. The contractor’s abilities need to match the caliber of the architect’s design. Failing to do this will compromise the quality of the home.
I advise my clients not to only focus on the contractor’s bid. When hiring your general contractor, focus on how the construction group aligns with your vision and whether the group has enough experience to build a custom modern design. Experience and trust are also important. Review some of his work, ask for references and make sure that his or her way of communication resonates with yours.
Typical Builder’s Delivery Methods
a. Fixed Price
Fixed prices are lump sum agreements on which the project construction will be based. Generally the owner invites three or more G.C.’s to bid the project. Based on bid number and credentials the owner chooses one licensed professional to build the project. The fixed price will be based on the construction documents (blueprints) and because of this the owner will run less financial risk, offering a piece of mind during the process. However this method creates a more adversarial relationship among parties if something is missing in the original bid. Another disadvantage could be that the owner would not share any savings if market conditions change or if the G.C. finds an equal substitute.
b. Cost Plus Fee
In my opinion this is the fairest way of delivering a project. It is also the most popular method of delivering a residential project. During and after the global pandemic, this has been chosen as the delivery structure of preference by many general contractors around the Triangle Area (in North Carolina). The delivery method consists of invoicing for the materials and labor utilized plus a percentage fee to cover the G.C.’s overhead and profit. This process is very transparent and the adversity between parties is minimized. Any savings will be reflected in the totals as the project moves forward. However, it can be overwhelming to the owner not knowing how much the final amount will be. Be prepared and request having the builder disclose the anticipated amounts ahead of time.
c. Negotiated Bid / Lump Sum or Cost Plus Fee
This delivery method is the best for quality. It involves a pre-qualified general contractor to start early in the design process [schematic design]. The G.C. may offer pre-construction services that will help the architect and owner make decisions across the design phases. These services help the owner and architect make design decisions based on finances, sequencing, building performance, and even market conditions to avoid any surprises. The fee structure can be a fixed price (lump sum) or a cost plus fee structure.
d. Self Contracted
In this method, the owner contracts the labor and materials directly. With this method the owner will be saving a percentage of the contractors markup. However, if you are unfamiliar with building in general or construction protocols, there will be a learning curve and those savings can be neglected or can incur costly mistakes. Habanero Architecture does not recommend this delivery method unless you have had experience in the building industry.
Text Joe Lopez
Project Z-House Cary, NC.
We are ready. What are the next Steps?
To get the most of your introduction meeting with the architect, be ready to share some basic information such as:
Project address
Property survey (if available)
Septic Tank information if applicable
HOA document if applicable
A list of spaces
A list of must-haves in the project
Project’s aspirations (reference images)
Your budget range
Habanero Architecture offers an on-boarding publication entitled the “Discover Workbook.” It consists of a questionnaire about you and about your project. If filled-out before your meeting, this will be an excellent way to organize your ideas, resources and information. Make sure to contact Habanero Architecture and get your copy.
It is never too early to hire an Architect
The earlier you bring an architect into the process the more resources you will get to do things the right way. From site selection to doing design research and due diligence, a design consultation can benefit you greatly and help you avoid missteps. Engaging the architect as a professional consultant for a pre-design study can help you prepare all that is required to start your project.
Building a new home is not just about creating a structure. It’s about crafting a future. The excitement is not just in the bricks and mortar but in the endless possibilities that come with a space designed and built to fulfill dreams. It’s a journey that transforms aspirations into reality, turning a vision into a place called home.
Project
Photo Farm Chapel Hill, NC.
Residential Guidebook
The Value of Architecture Handbook
www.habaneroarchitecture.com
info@habaneroarchitecture.com