My partner and I are starting to design the next (and last) house. We’ve been debating the pros and cons of single level living vs two story or at least a story and a half. She’s for the multi’s I’m for single level but that battle is yet to be won! As a general rule is it cheaper to build, square foot for square foot, on one level or two? Assume rectangular form with uncomplicated single pitch and direction roof.
Now, are there cost estimate guidlines for adding corners to the form, e.g. an ell and/or gabled roofs etc, as % $ increments to a basic rectangle of given size? In other words, if we can build a basic box 40 X 30 single level for $120/sq ft what happens, as a percentage, if we add an ell or half that size? Still $120/sq?
And then there’s the issue/question about basement versus pad assuming the lot is level!!
Any thing you can (honestly) do to help me win this one (it’ll be a first) is appreciated!
Replies
Per ft², your multi level will be cheaper, but I don't have any #'s offhand to give you a ratio.
One thing to keep in mind is mulit level houses have stairs. You mentioned that this will be your last house, so it's something to consider. Imagine the knees go out at 60. It's earlier than planned, but not unusual. That leave between 1 and 3 decades of climbing up and down stairs, at least twice a day. With this in mind, I would design for one level.
Jon Blakemore
Foundation costs are some of the highest so reducing the footprint generally cuts costs quite a bit. Working way up off the ground costs a premium though so you loose some of the gain in additional labor costs. The second level floor will also cost more than a first floor ceiling.
Now, to make a two story function with the convenience of a single story will almost certainly cost more than a single story. An elevator will run you about $20K plus. Chair lifts are doable as an alternate but man, what an eye sore.
All in all, I think you are going to be happiest with the style that is most appealing to you, whether that is one or two story. I don't think your cost difference will be significant enough to warrant a preference compromise to pocket the change from selecting 2 stories if you really think you would be better served by one.
Kevin Halliburton
"Do you see a man skilled in his work? He will serve before kings; he will not serve before obscure men." - Solomon
Thank you both. Incidently we're both now 67 so that does weigh heavily in my (our) considerations. Any thoughts about what happens $wise if we add an angled part to the basic rectangle thus an L shaped form?
Edited 3/13/2004 9:24 am ET by LIMEYZEN
Two additional corners will certainly add a little to your labor costs and some material as well - adding that valley to the roof, more cut and trim on the veneer, more trigger work in framing and and foundation form work.
Still, an L shape is pretty tame by today's "cut it up twelve different ways on every plane and tack on 4 extra dormers just for fun" type of construction. Kevin Halliburton
"Do you see a man skilled in his work? He will serve before kings; he will not serve before obscure men." - Solomon
There are some other options. For example you can still have the MBR on the first floor, but have "childrens" room (guest rooms) on the 2nd.
Here is a site that will help cost out a house. You have lots of options available about different construction and if should give you some basic ideas of the cost of different layouts.
http://building-cost.net/
Edited 3/13/2004 12:12 pm ET by Bill Hartmann
lime... i'm 59... if i were building today and had a lot with a low water table.. i'd have a single level with a basement... maybe a small 2d floor for the adult children and mobile visitors... but it would definitely be laid out as if one of us were going to be less than ambulatory....
the basement allows the best layout for utilities... but is an added expense..
if you live in a heating zone like we do... the basement is a good thing.. run all your ducts and heating / air conditioning / humidification / air filter system in the basement.. not the attic..
keep your laundry near the master bedroom....
oh... and buy a lot in town so you can walk to anyplace you need ...
Mike Smith Rhode Island : Design / Build / Repair / Restore
Mike ..
and Limezen .. what are the typical house layouts for your location?
I know where Mike lives ... I'd "guess" 2 story is the rule ...
how about U lime?
Here in Pgh .. only ranches have one story ... everything had a basement ... and even a nice ranch with a full basement is a hard sell ...
Not enough like a "real house" ... being one story and all.
A smaller, well equiped story, would sell better.
jeffBuck Construction Pittsburgh,PA
Artistry in Carpentry
jeff... when you're 67.. this is your ultimate "retirement " house...... resale has nothing ot do with it..
location and utility should be the primo factors.. IMNSHOMike Smith Rhode Island : Design / Build / Repair / Restore
Hi! I/we live in western North Carolina near the Smokey mountains so, finding a flat lot is a major challenge! If the house has to be built on the side of a mountain that almost certainally makes the question about basement moot. Heating/air could be done with a heat pump as we are just on the northern periphery for them.
If you are looking for the most bang for the buck look into a Split-foyer style.
Kinda vanilla as far as looks, but thay are a very efficient way to build.
A split level will give a little more style but you will always have to go up or down stairs to go to another area of the house (only 1/2 a flight though)
Ells and jogs and bumpouts add a lot of cost for the sq. foot gained.
much more efficient to increase the size of your basic rectangle.
Mr T
Happiness is a cold wet nose
GO ORANGEMEN!!!
Could you explain "split foyer"? Not a design that I'm familiar with. Thanks.
Two story house.
"Basement" level and a main level.
U shaped stairs in the front-center
Front Foyer is at the level of the landing halfway up the stairs.
So you come in the front door and go up or down a half flight.
The garage is usually with in one or two steps of the lower level.
They have only a 48" foundation which saves on excavation and concrete.
Usually a 5-pitch truss roof, again to save $$Mr T
Happiness is a cold wet nose
GO ORANGEMEN!!!
Around here (new england) we call that a raised ranch. Kind of frowned apon if you want to stick one in an upscale neighborhood. Cheap to build, a lot more square footage for your foot print.
Any time you go multi level you save $ in excavation, concrete, framing, roofing materials, insulation and even heat loss.
That said if I were 67 years old I wouldnt consider a multi.
I know that some of the builders in our area say that the cost of 1 story runs about the same as 2 story. I have also been told that 1 story homes are appraised at a higher dollar amount. I know that when we sold our home in SoCal, the single story homes were selling 5 times faster than 2 story homes and the 2 story homes typically had more price reductions. And last of all, what is the average age of the new homeowners in you area? Older people or people with disabilites prefer a single story. Talk to a local real estate agent and look to see what the previous sales in your area have done.
If future cost of living is a serious concern, keep utility costs in mind as being as important as initial cost. There are people here who will tell you "not to worry", that utility prices have been a good deal and level or below the general inflation rate for decades... I don't buy it for a minute! Sun is still free.
Another thought to consider: The outside surface of a structure considered as a ration to square footage contained. Of typical (not round!) building shapes, a cube is the easiest to heat (least outside square feet to square feet contained). Also, not as much heat goes out the walls (percentage wise) as goes out the roof i.e. two story will likely cost less to heat. Since many people don't use bedrooms during the day much, if those bedrooms are on a second floor and that floor is insulated then the first floor can be heated and the second floor will stay "warm enough" without much, if any, additional heat. That depends on climate, of course.
I read recently that one story home popularity was at it's height in about 1972. Since then multi story homes have become more popular every year with over 50% of new homes built last year being multi story.
Something is what it does.
do you really want to climb stairs the older you get? If you end up with a two level house at least put the master suite on ground level and a walk-in shower.
We're breaking ground soon also on a new house. We're going 32' X32' two floors to save money. The foundation work takes time. We're also adding an attic for storage so I can actually have room in my garage to work. I saw a billboard with Kermit the Frog. It said,"Eating flys and dating pigs.......chase your dreams." So I'm going for it. I figure I'll need the exercise when I get old.