How to Design & Build a Green Home—in Plain English

There’s no one way to design and build a green home. I’m sharing here the process I use in my architectural practice to achieve optimal results for clients. Others firms may do things differently, but many of the steps are likely similar.

Since you’ll be making a sizable investment in hours, energy and dollars to build a green home from the ground up, working with a licensed architect is wise. In many states, working without an architect to build a home is not even an option: for structural and fire safety reasons alone homes must be designed by an architect. In Vermont, and a few other states, non-licensed residential designers and contractors may design and build homes; however, these individuals don’t have the same education and training as an architect.

Why should you work with an architect? Architects are educated to help you determine what you want to build, present options you might never have considered, and solve problems creatively. They know how to reduce construction costs, decrease energy needs and increase future resale value through good design. They create whole environments, both interior, and exterior, which are functional as well as inspirational. Working with an architect also ensures you maximize the return on your construction investment.

How do you find a licensed architect? Look on the website of a nearby American Institute of Architects chapter; for example, the AIA Vermont site. From there, look at members’ websites; see which types of buildings they design and what their style tendencies appear to be. Look for firms that specialize in residences and in a style you like. Facebook and Front Porch Forum can be useful for seeking architect recommendations. Knock on doors if you must—to find out who designed the houses you’ve long admired in your community.

“Interviewing” Potential Architects

My advice is to narrow down your exploration results to three architects to meet with in person. Taking the steps below before meeting with the architects can be helpful, but are not essential:

• Write up a rough “statement of goals” for your home outlining “must haves” (e.g., two-story house including a professional art studio, three bedrooms, three baths, and 3,000+/- square feet). The unique goals for your house will be nailed down in the “Project Plan.”
• Talk to a mortgage lender and get an idea of what you can spend. Be careful about cost-per-square-foot thinking. When these figures get tossed out in casual conversation, you can’t be sure what they’re based on. What’s included? Total project costs, including land and site improvements? Or just the structure itself?
• Come with some idea of a timeframe. If there’s a major event or change in circumstances (e.g., birth of a baby or relocation for a job) on the horizon, communicate it.
• Bring photos from Houzz, Pinterest, Architectural Digest, and other sources. This will provide insight as to the features and quality of finishes you’d like to have.

You might be thinking, “Should I already have a site to build on before meeting with an architect?” The answer is, it’s fine if you have one, but do not feel compelled to have one. Asking architects to evaluate possible properties with you is smart; they are trained to analyze topography, drainage and other aspects of land. They will be able to outline the pros and cons of each site and assess how well each one will accommodate the goals you have for your home. They may point out site improvements (e.g., landscaping, driveway) not accounted for in your prior budgeting.

Project Planning

At my architectural firm, we use a comprehensive questionnaire, developed with the benefit of several decades of home design experience, to guide the “Project Plan” for your residence. You complete it at your leisure with words, photos, and sketches (whatever works best for you). You communicate needs vs. dreams, “don’t wants,” and which rooms and desired features are most important to you. Some architects refer to this stage as “Pre-Design.” My practice is somewhat unique in that, for a nominal fee, I’ll provide the Project Plan as a service, regardless of whether you ultimately choose us for the design.

Essentially, the Project Plan compiles the information an architect will need to design a house that meets your needs. It brings you one step closer to transforming your dreams into reality. Typically, it’s completed in three to four weeks and comprises four elements:

• Architectural Program—a list of the spaces/rooms that you’ve indicated you’d like included and the floor areas we determine are required for each. Your unique list—based on the questionnaire you completed for us—might include a mudroom, a kitchen with a walk-in pantry; a sports closet to neatly contain skis, kayaks and other gear; and other spaces that won’t appear on another client’s list.
• Site Analysis—outlines your site’s particular opportunities and challenges. A site’s characteristics influence the design of a project. This section of the Project Plan will include details about zoning regulations, conservation easements, access to utilities (e.g., septic, electric power), energy codes and more. Since solar power is a key component of a green home, its accessibility will be specified.
• Target Budget—uses architectural program, goals and site analysis as a basis for projecting total project cost. Sometimes, after I show a prospective client the Project Plan with a target budget for the house as first described to me, we’ll rework the architectural program to reduce this number. The private deck off the master bedroom or the media room dreamed of may not be within the budget. Since 80% of construction costs are defined in the first 20% of the home design process, the best time to clearly define the project is at the very beginning. Modifications that are made late in the game are costly.
• Schedule—shows you the time it will take for successful design and construction of your home. We help you see whether or not the original timeline you gave us is realistic—and explain how weather, road repair, contractor availability, etc. may affect the timeline.

Schematic Design

Once the program plan phase is complete, the six-to-eight-week Schematic Design stage starts. The architect prepares a rough layout/preliminary drawing of the floor plan based on further refining of the architectural program. The relationship and proximities between rooms are determined. Architect and client will meet frequently during this time period.

By the end of this phase, the shape and size of the house are decided. I give clients a set of drawings that visually depict the house they’d like to build. Three-D modeling animation drawings show window placements and roof lines and 2-D drawings show the site plan and floor plans for every level.

In my practice, I then prepare documents for a client to take to their local building department and (if applicable) homeowners’ association for approval and permitting. While other architects might perform this step later on, I prefer to know that we have all permit approvals before we dig too deeply into Design Development.

This is an appropriate time for you to begin shopping for a contractor. Ask your architect and again use your social networks for suggestions. Meet with as many contractors as needed to find at least three with whom you have good chemistry. Ask for a copy of their standard agreement and their workers’ compensation and builders’ risk insurance policies. Look at their past residential projects and ask to speak to their clients. The ideal time and way to integrate the builder into the process can vary with project and should be discussed with your architect.

Design Development

Is that Viking range going to burn your budget? Are those cherry floors you’ve longed for incompatible with your Cocker Spaniels? This is the time you’ll find out. During Design Development, you’ll work with your architect to select materials, finishes, and products including exterior siding, windows, doors, appliances, cabinets, and countertops. You’ll make decisions about the color palate, too.

The choice of heating, ventilation, plumbing, and other mechanical systems also takes place during Design Development. My clients choose from the options we present based on systems that have worked well in our previous projects. Your architect should make you aware of energy efficiency credits and rebates that may be available for installing certain systems.

As all of these decisions are made, your architect develops more refined drawings of the house to be built and preliminary engineering begins. After six to eight weeks, the Design Development phase ends when the interior and exterior material selections are firmly established.

Construction-Related Design Services

With design development complete, your architect now prepares drawings and technical specifications called Construction Documents. In days past, these were known as “blueprints.” If you didn’t already hire a builder, these documents are now sent to the builders you previously identified for construction bidding. When the bids are returned, your architect provides an analysis of the proposals, ensures the contractors are reading the construction documents correctly, and makes sure the bids are “apples to apples.” The bidding process can be tricky. At times, the economic climate of the day can affect bidding. In my practice, I recommend a variety of methods—based on what I believe to be the best path for a particular client at a particular time. And do involve your architect in contract negotiations with the builder; architects are trained to evaluate and look for problematic wording in contracts.

At last, your contract agreement is signed and ground-breaking begins! Clearing, excavating, and leveling your site begins. Since you’re building a green home, much of the natural landscape will be preserved. Meanwhile, your builder begins ordering the materials for your home in a timely fashion to keep to the project timeline.

Once site preparation is complete, the footings, foundation, and framing for your new home are tackled, followed by the installation of insulation, air sealing, and exterior finishes. Next up—mechanical and electrical systems, then interior finishes including drywall, flooring, and paint. Last to be put in are fixtures and appliances—you’ll brighten the first time you see the bronze Hubbardton Forge pendant you chose light up your kitchen island.

When the builder is finished, your architect (who has been visiting the job site periodically to ensure the contractor built as per the drawings and architectural specifications) performs a final inspection of the work. This stage is typically followed by landscaping and then…popping of the champagne cork! You’re ready to move into your modern green home. As you begin to learn the workings of your new mechanical systems, don’t hesitate to contact your architect for support.

Click here to see how Efficiency Vermont is transforming Vermont’s clean energy goals. To learn more about green home building, visit harryhuntarchitects.com.

posted by Carol Miklos on 21.06.20

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