Residential New Construction v. Renovation
When deciding whether to demo and build new or restore a home there are a few things that should be taken into consideration. One of the largest determinants of your options early on is whether or not the home is a Historic Preservation Home. Since the National Historic Preservation Act of 1966, Federal and State programs have become available to preserve these iconic buildings. This means you will be working with an Authority beyond what would be seen on a typical permit though there may be significant tax advantages. In regards to character, Historic buildings often demonstrate a level of craftsmanship that would be difficult and expensive to replicate today, leaving built-in treasures throughout the home. The treatments available for these properties include rehabilitation, restoration, preservation, or reconstruction.
Once you’ve determined the classification of the home, there are a few things you can do to gather more information before making your decision. I begin with an effort to get a hold of floor plans. The local municipality should have them on hand, the designer or builder of record listed, and at a minimum the construction completion date. Codes adopted by local jurisdictions to protect the life and safety of residents develop every few years, for example, 2023, 2020, and 2018 Florida Residential Codes, so depending on when the home was built, there are often common elements to look out for. These include but are not limited to the use of Asbestos in the 70s, Lead Paint, outlets without ground fault interrupters, Lead pipes in your plumbing system, Mold, Radon, and last but not least, structural issues. When electing to renovate an older home, it’s important to leave an adequate budget and time allowance for hazardous discoveries and understand that the portions of the home you plan to renovate will be held to the standards of currently adopted codes. Elements left out of your renovation scope remain “grandfathered in” as they are.
For those considering large works on a property, there becomes a tipping point where the question no longer is a financial one, but one of values. I’d recommend meeting with a contractor or estimator upfront and discussing your desires. Material reuse can help keep the building footprint lower for those looking to keep the building green. Common steps to take if renovating and looking to make the home more sustainable are insulating the home, replacing the windows, using sealant around windows and doors, and planting deciduous trees on the Southern side of the home to provide shade in the summer months and sunlight in the winter season.
On the other hand, electing for demolition and a New Construction Home allows your construction budget greater degrees of freedom. Programming is the act of creating a project scope. When starting with a new construction project, the opportunity to create a list of spaces and their associated square footage needs, centered around a particular lifestyle arises. ESTATE Architecture + Interiors can provide programming services for clients seeking a tailored program or can work with one that is owner-provided. Programmatic elements often found in newer homes that were not often incorporated in the past include garages, laundry rooms, movie—theaters, and home gyms. These spaces demonstrate the speed at which our culture evolves and the impact that has on our day-to-day activities. With this in mind, there can also be decisions made as to how adaptable a design is to be. Are the spaces free and flexible? Are you able to see or easily access the utilities or are they tucked away and unmonitored? What building materials resonate with you and what companies are you supporting in their procurement? What relationship to light and the outdoors do you want to instill throughout the home? What is the relationship the home wants to have with the surrounding lots?
In addition, New Construction homes are held to the codes currently adopted by the Authority having jurisdiction which can make them easier to insure, and their warranties and protective statutes are still in effect as the foundation settles.
Overall, it’s not a one-size-fits-all topic, and having an Architect and Builder walk a site with you would be a good place to start any design project.
