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Moving Forward with Carl's Ambitious Home Renovation
My neighbor Carl and his family are relocating to a new property at the border of Phoenix and Scottsdale. Nestled in a charming enclave with older homes on expansive lots, Carl's new acquisition holds great potential. Over a casual conversation, Carl revealed his plans to renovate the house extensively, adding more space to enhance functionality. Additionally, he intends to move his equipment from a commercial storage facility to a new structure on the property.
Carl's real estate agent, who has some proficiency in CAD, supports his vision. Carl has already ordered a civil survey and consulted with a builder, confident that his $700,000 budget will suffice. Here’s a snippet of our conversation:
Carl: What do you think?
Me: About what?
Carl: The plan?
Me: What plan?
Carl: The plan I just told you about.
Me: Well, that’s not a plan; it's barely an educated guess.
Carl: What would you do?
Me: I would take feasibility seriously.
I recommended that Carl assemble a team to conduct a feasibility analysis to answer critical questions and make informed decisions. Building this team with the expectation of obtaining data-backed answers is crucial. This team should also remain involved through the project's completion, ensuring it is fully engineered, designed, and permitted.
Carl: Sounds expensive.
Me: Compared to your agent who knows CAD, probably. But when weighed against the risk of being significantly wrong—potentially $700,000 wrong—it’s a wise investment.
Carl: What would that look like?
Me: Take a look at Craydl's blogs and read 'Good Program, Good Outcome.' I detail the necessary resources.
Below, we delve deeper into project feasibility and its role in projects like Carl's, helping to answer essential questions such as:
How much time and effort will the project require?
What will be the real cost of the project?
How long will it take to obtain approvals and permits?
What is the realistic timeline for completing the project?
What additional resources will be needed for approvals and permits?
Who will keep Carl informed, and how?
Program Management
Effective program management, often referred to by titles like project architect, BIM manager, or owner’s representative, is vital for custom projects. A program manager is the conductor of your project's symphony, maintaining the tempo during preconstruction and driving accountability for every detail. This role is crucial for managing project data and ensuring that specific questions are answered.
For Carl’s project, a good program manager would start by addressing questions such as:
Can the home extension be done, and where on the lot can it be built?
Are there any association requirements?
Can Carl’s property be used for commercial storage?
Are there stormwater and drainage needs?
What will the home look like?
Is $700,000 a reasonable budget?
Architectural Design
Architects provide cohesive planning, regulatory compliance, and integration of the property into its environment. During feasibility, architects develop concept designs, floor plans, and massing designs. They answer questions like:
What will the space's flow feel like?
What will the floor plan look like?
What will the home look like when complete?
Where are all the rooms and functional spaces?
How will the modifications support the desired aesthetic?
Civil Engineering
Civil engineers optimize site layout, utilities, and access, ensuring functionality and sustainability. They address questions such as:
How much can we add to the home in each direction (setbacks)?
Are there areas that cannot be built on (right of ways, easements, native plant surveys)?
Where do utilities enter the lot, and is there adequate service?
What is the natural grade and topography?
Are there earth retention needs?
Are stormwater and drainage runoff issues present?
Builder/Contractor
A solid contractor is instrumental in developing a strong program from the onset. They can answer questions such as:
How do design decisions impact overall cost?
How do design decisions affect constructability?
How do design decisions influence lead times and the overall timeline?
What tools are used to manage the construction process?
Structural Engineering
Though less involved during feasibility, structural engineers provide valuable early input on primary structural elements. They can answer questions such as:
What beams and girders are needed to support the design?
What footing sizes are required for weight-bearing loads?
Conclusion
Behavioral economists have found that cognitive biases, such as optimism bias, can lead people to underestimate risks and challenges. This bias can significantly impact project planning and execution. Carl should avoid oversimplifying during planning, as it can result in complexity and pain later. Instead, conducting a thorough feasibility analysis with a skilled team can lead to informed decisions and successful project outcomes.
For more insights, subscribe to our blog, where we continue to explore the importance of comprehensive planning and feasibility in home construction projects.
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