Ten tips to smooth your design process.

• Whether you are buying, remodeling or building new, the first person to talk to is your bank or mortgage broker.  There is no need to waste time and money on plans if your budget turns out to be higher or lower than you thought.  If I had a dime for every time I have heard of a home not being built because of financing problems I could have retired by now.
• Tell your designer what your budget is.  Redrawing plans because they are too big or too small for the budget will cost extra money.  If a relatively small amount of extra design fee is enough to derail the project then the size of your project is already beyond your ability to afford it.
• Show your preliminary design to a contractor.  A contractor will be able to spot any potential problems.  He may also be able to advise you on the best materials to fit your budget.  Contractors deal with current prices daily.  They can give you a rough idea if your plan is close to your budget.  The actual bid price cannot be determined until after the plans are complete.
• Always have a 15% cushion in your budget.  That means 15% above the actual original bid price.  During construction changes will be made, and more expensive materials picked.  Be prepared for that.
• Make a list of the necessary rooms and the wanted rooms.  Ask yourself the hard questions.  Is it necessary for every child to have their own room?  Is a game room necessary?  If both spouses are working and one loses their job, can you still afford it?
• Look at houses in the neighborhood.  Take pictures of features that you like.  Your designer will be able to integrate those features into your unique home.
• Read your HOA design guidelines.  If you see something that may be more work than what the municipality requires then discuss it with your designer.  Every HOA has different requirements.  The more you can find out before you purchase the lot the better.  If you can take your designer to the lot before you purchase it, do so.
• The design process is more about the ideas that don't get used than the ideas that do get used.  Take the time to listen to all the ideas that your designer didn't use and why he didn't.  The time your designer spends putting the final preliminary floor plan into the computer is small relative to the time actually spent brainstorming that plan.  This helps you understand all the pros and cons of all the different ideas.
• As a project progresses the cost of changes increases exponentially.  The longer the project goes the less control you have over the cost of changes.  The pre-project planning phase is the time when you have the most control.  A home is the largest purchase you will ever make.  Spending extra time and money on the planning of your project will save you in the long run.
• The last and most important tip to smoothing your design process is to use ME.