Home: The Second Story

Built-ins are one of the most loved parts of a custom home, and for good reason. They are furniture, cabinetry, shelving, storage, and architectural features that become part of the house itself. Kitchen cabinets and bathroom vanities count, but when most people talk about built-ins, they mean the fun pieces: bookcases, mudroom storage, pantry systems, bars, room dividers, fireplace walls, hidden doors, and custom storage moments. A good built-in solves more than one problem. Sometimes it hides structure, a chase, or a mechanical need. Other times it turns an awkward space into something useful. In older homes, tight townhouses, and renovations where adding square footage is not possible, built-ins can make every inch work harder. Storage can be hidden in plain sight, so board games, extra blankets, shoes, bathroom supplies, and pantry items all have a place without cluttering the room. Custom built-ins are especially helpful when they are designed around the way people actually live. A mudroom drop zone can include a place for mail and a shredder. A narrow wall can become a shallow can pantry. Eaves can become dressers. A hallway can be lined with closets. A finished basement closet can be sized around storage tubs instead of default dimensions. These details are small, but they make the home easier to use every day. Built-ins can also add flexibility. One small apartment used a single custom wall to hold a Murphy bed, dining chair storage, folding screens, a laptop station, a printer, and hidden HVAC. That one built-in allowed the space to work as a guest room, office, dining room, and party space. It was not cheap, but it made the apartment live much larger than its square footage. The episode also looks at cost. Built-ins are often one of the first things cut from a project because they can be done later, but they often do not get added later. Some built-ins need to be planned early, especially pocket gates, hidden doors, fireplace walls, or anything built into framing. Others can be discovered during construction, especially in renovations, when an odd leftover space becomes ski storage, a cubby, or a secret kid fort. The main point is that built-ins should support real life. They can be simple or elaborate. They can be made by a cabinet shop or built on site by a finish carpenter. They can serve kids, pets, storage, work, entertaining, or daily routines. With thoughtful planning, built-ins make a house feel more personal, more useful, and more fun. (00:00) Intro (01:10) Built-ins as part of the architecture (02:22) Functional built-ins for pantries and mudrooms (03:45) Storage in plain sight (05:51) Built-ins that replace furniture (06:27) Cost and why built-ins get cut (09:51) Hallway closets and hidden storage (10:30) Custom dimensions for real storage needs (12:51) Kid forts, pet storage, and secret compartments (15:00) Simple built-ins versus custom cabinetry (16:47) Planning ahead for built-ins (18:04) Custom projects and discoveries during construction (19:48) Built-ins as creative design moments (20:30) Personal details that support daily life Have questions? Want to be on our show? Email us! [email protected] about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Homeowner Beth joins us with her designer Linda to talk about a kitchen renovation that turned out beautifully, even though the process was far more difficult than expected. Beth had lived in her Lancaster, Pennsylvania home for 29 years and had wanted to remove the wall between her small kitchen and dining room for a long time. Once her husband agreed, she and Linda began interviewing builders. Beth chose the builder who seemed calm, reasonable, and willing to listen. The initial pricing was also lower than the other quotes. Problems started once design began. Beth believed the builder would provide design support, but the person presented as the designer  did not provide the comprehensive kitchen design Beth expected. Beth and Linda arrived with mood boards, colors, and clear ideas, but felt those preferences were largely ignored. The proposed layout prioritized symmetry instead of the functionality Beth wanted. She and Linda eventually realized they would need to design much of the kitchen themselves. Budgeting added another layer of stress. The final number jumped about $40,000 above the original estimate before Beth had even made many selections. She also kept hearing that items she had requested from the beginning, including finishes without stainless steel, could be upgrades. The lack of clear allowances and coordination made it difficult to understand what was included and where different selections needed to be made. One bright spot was the appliance salesperson. He listened, understood Beth's budget, and helped her find the creamy white appliances and double ovens she wanted without exceeding the appliance allowance. That experience showed what the rest of the process could have been. Clear communication, a defined budget, and someone willing to work through alternatives made the experience enjoyable. Construction moved quickly and was completed on schedule, but Beth still felt she became the general contractor. She and her husband had to coordinate trades, solve problems, track installations, and make sure decisions were implemented. At one point, Beth learned that an appliance installation shown on the project schedule had never actually been arranged! Fortunately, the kitchen itself is now everything Beth wanted. It includes a bar displaying her collection of 1950s and 1960s glassware, gold details, a coffee bar, a banquette, wallpaper, double ovens, and a layout built around how she actually cooks and lives. The result feels personal, glamorous, and highly functional. Our biggest takeaway is that homeowners need to understand exactly what “design included” means. A builder arranging appointments with cabinet, appliance, and plumbing vendors is not the same as having someone manage the entire design. A good architect or designer looks across the whole project, coordinates selections, balances the budget, and makes sure individual decisions work together. Beth ultimately got the kitchen she wanted because she stayed involved, stood her ground, and had Linda beside her throughout the process. But when firends ask her who did her kitchen, she won't share the name. While the end result was the kitchen of her dreams, she wouldn't want anyone else to go through the same trials and tribulations of that process. (00:00) Intro (00:28) Beth's Lancaster Kitchen Renovation (06:54) The Promised Designer (07:27) Mood Boards and Design Ideas Get Ignored (09:37) Linda Steps Into the Design Role (11:09) Custom Builder vs. Custom Kitchen (11:35) The Budget Jumps by $40,000 (16:15) Choosing Fixtures, Sinks, and Appliances (19:00) The One Vendor Who Made the Process Fun (20:35) Fighting to Keep the Double Ovens (23:08) Beth Becomes the General Contractor (24:06) Being a Woman on the Job Site (26:02) Making Every Selection Before Construction (28:58) Why the Project Succeeded Anyway (31:14) What Beth Would Tell Other Homeowners (33:28) The Bandwidth Required for Renovation (34:51) Beth's Favorite Kitchen Details (37:09) Marilyn and Sheri Debrief (38:35) Why “Design Included” Can Be a Red Flag (40:08) The Problem With Disconnected Showroom Decisions (41:49) Why the Renovation Process Should Have Been Fun (43:07) Why Homeowners Need to Stand Their Ground (44:50) Would an Architect Have Cost More? (45:30) Closing Thoughts Have questions? Want to be on our show? Email us! [email protected] about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Sometimes, a homeowner wants to use a construction method that is not common in their area. This could mean SIP construction, ICF, modular, masonry, post and beam, or another system outside of standard stick framing. The point is not to compare every building technology or decide which one is best. The real issue is how to know whether a different construction type makes sense for your project. The first step is building the right team. Most residential construction in the United States is stick framing, so anything outside of that requires more care. The builder needs direct experience with the system. Otherwise, the homeowner may end up paying for the builder’s learning curve, or worse, paying for panic pricing because the builder does not know what problems may come up. The architect or designer should also understand the system, but they can often bring in a consultant, structural engineer, or experienced partner. For the builder, hands-on experience matters even more. It also helps to bring the builder in early. When a builder knows the construction system, they can work with the architect during pre-construction and help solve details before the permit set is complete. That collaboration helps avoid surprises later. It is a red flag when someone does not want the architect and builder talking early. A non-traditional system can also raise questions at the building department. The code is often written around standard stick framing, especially in residential construction. That means the team may need to explain how the project meets the code through a different method. This is often called an alternate compliance path. It can mean more drawings, more explanation, and more early conversations with officials. Cost and energy performance need to be studied early. Many homeowners ask about SIP or ICF because they want better energy performance. That can be a good goal, but the financial return is not always simple. In some places, like Massachusetts, strict energy codes make high-performance construction more normal. In other places, like Ohio, the code environment may be different. Climate, local code, construction norms, storms, snow, earthquakes, and other factors all matter. The main takeaway is to know your priorities before choosing an alternative construction method. If the goal is lower energy bills, run the numbers early. If the goal is stewardship, durability, comfort, or a specific construction value, name that clearly. Homeowners do not need to arrive with the answer. They need to bring their goals, questions, and priorities so the right team can help them make a smart decision. (00:00) Intro (00:14) Considering a different construction technology (01:29) Why the right team matters (03:30) The risk of learning curves and panic pricing (03:55) Why designers need system knowledge too (05:20) Partnering with experienced consultants (06:01) Builder experience matters most (07:33) Building department red flags (08:29) Talking with officials before permit submission (12:29) SIP and ICF questions around energy savings (14:23) How Massachusetts and Ohio differ on energy codes (16:02) Rethinking return on investment (18:14) Know your real priorities (20:36) How a HERS rater can help Have questions? Want to be on our show? Email us! [email protected] about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

In this mailbag episode of Home: The Second Story, we answer three common questions about residential construction and renovation. We start with what happens when homeowners feel like they are managing the builder instead of the builder managing the project. We then talk about whether it is realistic to live in a house during a major renovation. Finally, we cover the early design decisions that can have the biggest impact on construction cost. We first respond to a homeowner who feels like building a house has become a second full time job. Communication is slow, decisions happen at the last minute, and trades sometimes arrive without the information they need. The important point is that the coordination work always exists. The homeowner, builder, architect, or someone else has to do it. If nobody is responsible for that work, problems follow. A strong team can prevent much of this. Homeowners should also interview the actual project manager who will manage their job, not only the owner of the construction company. If a project is already going badly, an owner's representative or architect can sometimes step in to help manage communication and decisions. Firing a builder is possible, but it is usually a last resort because replacing a contractor in the middle of construction creates major financial and liability complications. Homeowners should document everything, hold regular meetings, understand their contract and state laws, review payment requests carefully, and avoid allowing the contractor to get too far ahead financially. These things may not seem like your job, but they are crucial. Our second question is whether homeowners should remain in their house during a major renovation. Our preference is clear. If moving out is at all possible, move out. Living through construction slows the project because crews have to work around the family, reconnect utilities, manage dust barriers, limit working hours, and protect occupied areas. It can also be emotionally exhausting to watch your house being demolished and rebuilt. A temporary rental may seem expensive, but it can cost less than the additional time and inefficiency created by living on site. We also recommend finding housing with flexibility in case construction runs longer than expected. (It usually does.) We finish with the early decisions that affect budget most. Site selection can have an enormous impact. Long driveways, difficult terrain, utility extensions, limited construction access, and complicated urban sites can add substantial costs before finishes are even considered. Size matters, but different square footage has different costs. Kitchens and bathrooms are usually more expensive than open living areas. Structural complexity, foundation shape, HVAC planning, window systems, and architectural style also matter. Good design means spending money where it has the most value. Homeowners should establish priorities early, maintain a contingency, and resist increasing the budget every time a more expensive finish catches their attention. (00:00) Intro (00:19) Not All Builders Suck (01:11) When Building a House Becomes a Second Full Time Job (06:12) Interview the Project Manager, Not Just the Company Owner (07:24) What to Do When a Construction Project Is Already Going Wrong (09:24) Document Everything During a Troubled Project (12:21) Why Regular Construction Meetings Matter (16:08) Can You Live in the House During a Renovation? (19:01) Contractors, Kids, Dogs, and Limited Work Hours (22:08) Why a Temporary Rental Can Actually Save Money (27:01) Renovating Before Moving In and Other Alternatives (29:57) Which Early Decisions Affect Construction Cost the Most? (31:39) Driveways, Utilities, Style, and Square Footage (33:36) Infrastructure Costs Are Not Included in Simple Cost Per Square Foot Estimates (34:34) Difficult Urban Sites and Construction Access (38:56) Structural Design Decisions That Save Money (41:17) Spend Money Where the Design Really Benefits (45:13) Protect the Budget Early and Maintain a Contingency (46:06) Decide Whether an Upgrade Really Adds Value (46:33) Closing Thoughts   Have questions? Want to be on our show? Email us! [email protected] about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

How do I find a builder? In this snack size episode of Home: The Second Story, we start by making one thing clear. Clients do not need to come to an architect with a builder already picked out. Some people arrive with a builder in hand. Others come with no names at all. Both are fine. A good architect helps guide that decision and can share builders who have done strong work on similar projects. We also clarify that architects do not build the house, and we do not have financial partnerships with builders. The goal is to help clients find the right fit for their project. We talk about the difference between a good builder and the right builder. A builder may be excellent, but still not suited to a specific project, budget, location, or client. Custom homes, renovations, production builds, and spec homes all require different processes and different kinds of teams. That fit matters more than a polished website or a big social media presence. For owners looking on their own, we walk through practical ways to find names. Social media can help, especially when builders show work that looks similar to what the owner wants. But a strong online presence does not always mean strong execution. Driving through neighborhoods can also be useful. Active job sites reveal a lot. A clean, organized site says something about how the builder works. Friends, neighbors, neighborhood groups, and private messages can also be valuable sources, especially when people are willing to talk honestly about the process. We also talk about builder open houses, model homes, and Parade of Homes events. These can be helpful because they let owners see finished work and meet the builder in person. But they can also move too fast. A beautiful model home is not the same as a custom process, and owners should not sign with someone before checking references and understanding what kind of work that builder really does. Once there is a list of possible builders, the next step is to narrow it down. Owners should ask whether the builder’s services match the project. They should notice whether calls are returned, whether the builder has a clear process, and whether the first conversation feels honest. A salesperson is not a problem, but the goal should be connection, not just closing a deal. If every answer is yes, that can be a warning sign. The best builders know when a project is not the right fit. The main takeaway is simple. Finding a builder takes networking, research, and honest conversations. Or, an owner can start with an architect who has already done much of that vetting and can help build the right team from the beginning. (00:00:00) - Intro (00:00:40) - How clients find builders (00:02:34) - The architect's role in builder selection (00:06:18) - Finding a builder without an architect (00:08:04) - Neighborhood research and asking friends (00:10:02) - Builder open houses and model homes (00:13:14) - Evaluating your shortlist (00:16:18) - First contact and communication style (00:20:12) - Checking references and final vetting (00:23:13) - Outro Have questions? Want to be on our show? Email us! [email protected] about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.