First, however, owner and architect should go over this material together. Making changes after the contracts are let and the work begun is both expensive and foolish. If you find it difficult to visualize an actual house from the drawings, a model made from wall board or similar material is a wise precaution. Fashioned on the same scale of one quarter of an inch to the foot, it is your proposed house in the little, and on seeing it no doubts are left. Windows and doors are all in their proper places. The exterior is painted to match the color and simulate the material that is to be used. Finally, the model can be taken apart so that you can study the interior of bedroom and living room floors. Such models, of course, are not included in the architect's fee but the cost of one for an average house is under $100. If you can visualize your proposed home thoroughly by it, the expense is well warranted.

The architect can be of great service in the matter of contractor's bids. He knows the past performances of those operating in the vicinity where you propose building and can suggest the men or firms whose work is most satisfactory. From four to eight general contractors, that is, individuals or firms competent to undertake the complete building operation, ought to be invited to submit sealed bids. Each is supplied with a complete set of plans and specifications by the architect and given from ten days to two weeks in which to submit their bids. In addition to the total price for the work, these bids, by common custom, give the names of the chief sub-contractors such as plumber, electrician and the like, with the amount of money allocated for the work of each.

On a set day, usually a Sat.u.r.day afternoon, owner and architect meet, open the bids, and compare the offers made by the various contractors.

Most of them include alternate provisions on condition that they be allowed to subst.i.tute materials or methods of construction not according to the specifications. The contractor who submits the lowest bid would logically be the one selected but here again the architect's judgment is valuable. First, he can rapidly determine whether the provisional saving suggested by subst.i.tution of unspecified materials is a wise change. Second, he knows whether the bidder under consideration is dependable or inclined to skimp in hidden but essential points.

There is, also, the possible chance that none of the bids submitted come within the sum the owner is prepared to spend. Then comes the task of revising plans and specifications and eliminating non-essentials to bring costs within the set figure. From practical experience, however, architects have found that, if the proposed house is just what the owner wants, he will somehow find the additional money rather than have plans or details changed.

After a contractor whose bid and quality of work are satisfactory has been selected, the architect, acting for the owner, lets the contract to him. This includes provisions for partial payments at stated periods as the work progresses; so much when the masonry is completed; another amount when the exterior walls are finished; and so on, including plumbing, heating, plastering and electrical wiring. With each payment, fifteen per cent of the total is held back and does not become due until the entire work has been finished. This is a standard practice and is intended to insure completion of the contract to the satisfaction of both owner and architect. Under this provision, the architect certifies to the owner each month that certain work has been done and that the contractor is ent.i.tled to so much money for it.

From the day that construction starts, the architect begins his work of supervision. At least twice a week he goes to the site and observes the progress of the work and how it is being done. Special conditions may arise where the contractor or his foreman call hurriedly for the architect, such as uncovering a large boulder at one corner of the excavation for the cellar. There may be a fine point to be decided regarding the location of piping or some detailed instruction concerning the installation of the interior woodwork. On these occasions it saves time for everybody if the architect or one of his a.s.sociates is readily available. Watching the cellar excavation for unexpected subsurface water is also an item that no experienced architect neglects. He sees to it that concrete for foundations is mixed properly and has the specified percentage of cement. The installation of piping for plumbing and heating is supervised carefully, as is the work of plastering.

As the house nears completion, his supervision increases in direct ratio. In fact, during the last two or three weeks, the architect is not infrequently there most of the time. The last details of the interior trim are being completed, decorating is under way, and lighting fixtures are being installed. All of these require direct supervision and the architect expects to be on hand. These final details can make or mar the general effect more than is realized.

When your house is finished to the architect's satisfaction, he gives his final approval and thirty days thereafter the final bill of the contractor is payable. This period is to allow for minor adjustments, such as windows that stick, doors that will not latch and the like, the small things that always need to be done with any new house and are generally attended to after the owner and his family have taken possession.

Just as the general contractor is paid in installments, the architect's fee is likewise liquidated. There is a standard schedule which provides that one-fifth of the estimated fee shall be paid on completion of satisfactory preliminary sketches; two-fifths when the plans and specifications are finished or on letting the contract for actual building. The balance is paid monthly in proportion to the amounts paid the contractor.

When a house is to be remodeled, the architect proceeds in much the same way. He presents suggested sketches of the ways in which the desired changes can be accomplished. When these are satisfactory, working drawings are prepared that show what is to be removed and what new construction undertaken. The working drawings are, of course, accompanied by a set of specifications, and contractors are invited to submit bids for doing the work. On letting the contract, work proceeds about as with that of building a new house. There are, however, more opportunities for unforeseen contingencies and so the architect often has to devote more of his time to supervision. Sometimes, if the particular remodeling project is one requiring unusual care, the percentage of his fee is a little higher by special arrangement.

Where a house requires minor changes that qualify merely as renovation, the architect's work is, of course, much simpler.

Extensive preliminary sketches are unnecessary, and complete floor and elevation plans not required. But architectural investigation, planning and supervision, as stated before, are highly desirable if not essential. His fee is usually the same ten per cent as applies for new construction. There is less actual plan drafting but the amount of supervision is so much in excess of that required for new construction that such a charge is by no means unreasonable. Besides, the owner has the a.s.surance that all changes and new installations will be done properly with no glaring errors of judgment to mock him as he settles down to life in his country home.

BUILDING VERSUS REMODELING

[Ill.u.s.tration]

_CHAPTER V_

BUILDING VERSUS REMODELING

"Shall I build or remodel?" is a question with so many facets that it would be foolhardy to try to answer it categorically. Circ.u.mstances alter cases in all phases of life and particularly so when one is endeavoring to decide whether the country home is to be a new structure, or an old one remodeled to make the best use of its desirable features and suit the requirements of its new owner.

One of our acquaintances was hung on the horns of this dilemma for several months while he and his wife spent most of their waking hours arguing it pro and con. They had selected the vicinity in which they wanted to live, had the requisite cash in the bank to finance either undertaking, and there were two properties that pleased them. The latter const.i.tuted the snag. On the one hand, there was a sightly piece of land with some nice old shade trees but no existing structure; about a mile farther along the same road, lay another holding of about the same size with a house in fair condition. The price for this was naturally higher than for the undeveloped land, on the theory that it would not cost half as much to remodel the house as to build.

"I don't know what to do," this perplexed man remarked. "On one side I hear and read that new building is much the best investment. That it costs so much less to maintain a new house and if you want to sell, you can find a purchaser quicker and at a better price. But no sooner do I begin to believe that building is the only wise course, than I run smack into an article on remodeling or meet some one I know whose experience in remodeling shows by actual figures a big saving compared with a new house of the same kind and size. In my own case, though, the more I study what estimates I can get, the more I am convinced that in the end I'll spend just about as much whether I build or remodel."

These two people finally built a new house. There were good reasons for their decision. First, they could buy the land for so much money, and a general contractor of excellent reputation was ready to build just the house they wanted for so much more. The two figures, plus the architect's fee, added up to a definite amount. Having an accounting mind, the knowledge that there would be no unforeseen contingencies and that, ready for occupancy, the cost of the house would be so much, was the deciding factor. In addition, he and his wife both inclined towards something new. A house that had not been lived in by other people, had no scars and marks of age and use, that embodied all the newest materials and construction methods, was really what they wanted. Had remodeling offered them an a.s.sured saving of several thousand dollars, this couple would probably have suppressed their subconscious leanings to be builders, proceeded to remodel, and been only moderately pleased with the result.

The answer to the age-old question of whether to build or to remodel is found in the preference of the individual. Some people are temperamentally builders. They are happiest living in a home that was constructed for them. In their eyes it possesses far greater charm than anything that has been mellowed by years of use. There are others to whom nothing is more satisfying than to take an existing structure and alter it to their liking and needs. An elderly acquaintance, now a widow and living in a sleepy New England village, is taking keen pleasure in an old house of almost doll-like proportions. "All my life," she said, "I've wanted to live in a really old house but until now it has always been one new house or city apartment after another and I never got my roots down."

Granted that building or remodeling, like cheese, is a matter of personal preference, it is not improper at this point to set forth some of the merits of both. With a fine old building, there is that elusive something called charm. Time has mellowed it and the countless feet that have crossed its threshold have worn its floors. The blackened bricks or stones of its fireplaces bespeak the generations that basked in the heat of the huge logs that once glowed there. All these things have given it character.

[Ill.u.s.tration: ONCE HALF A HOUSE AND A HEN ROOST

_Photo by Whitney_]

[Ill.u.s.tration: WHAT CAN BE DONE WITH A BARN

_Photo by Samuel H. Gottscho_. _Robertson Ward, architect_]

Don't expect a new house, the day it is turned over to you by the contractor, to look as if it had been a family home for several generations. It can't. It has just been built. Everything is fresh and shiny; edges are sharp and even the bricks of the fireplace are untainted by flame and smoke. But if you have been even moderately articulate, the architect has been able to interpret your wishes and you have a house built as near as possible to your plans. You also have the satisfaction of knowing that, in the building, the workmanship has been honest and thorough, and that in materials used every advantage has been taken of the newest developments.

For instance, behind the plaster is the modern metal lath so superior to the old wooden variety. The exterior walls are as thoroughly insulated against heat and cold as any one of several highly efficient materials can make them; windows and doors are products of large wood-fabricating factories noted for superior work. All these are points of advantage with tangible merit, but time and your own efforts are the only means by which your new home can acquire personality and charm. This new structure is yours, made to your desires; and what you make of it is your own problem.

The house that you buy and remodel starts with certain attributes given by age, as already stated. Here we must offer one caution. It concerns houses built during the last quarter of the 19th century. The majority were badly designed and the quality of workmanship was none too good. Such houses are apt to be perched on high foundations, have exterior walls that offer the minimum resistance to winter winds, while architecturally, lines and proportions reflect an age when taste was either bad or lacking. We know of several attempts to remodel country homes of such vintage and are convinced that better results could have been achieved for less money if the operation had started with wrecking the structure and building anew.

On the contrary, except where decayed beyond salvage, we have yet to see a country home of the 18th or first half of the 19th century that did not respond admirably to remodeling. But it is well to be practical and compare its cost with that of a new building. Among architects, it is generally recognized that, save for a house with unusually expensive details or added equipment, definite figures per cubic foot of size may be computed that will cover the entire cost of construction. To get the cubical contents of a house, the architect takes the area in square feet of the ground floor and multiplies it by the height from the cellar floor to the eaves, plus half the distance from that point to the ridge of the roof.

For example, if the proposed house is thirty feet wide by twenty feet deep, its floor plan area is 600 square feet. Then, if the elevation dimensions are seven feet from cellar floor to living room floor; eight feet from living room floor to that of the bedroom floor; and seven feet from bedroom floor to the level of the eaves, which in turn measure eight feet below the ridge of the roof; the cubical contents would result from multiplying 600 square feet by the sum of seven, eight, seven, and four, or 15,600 cubic feet. With this figure established, it is simple to approximate costs as follows:

Wooden construction $0.45 per cubic foot Brick veneer construction 0.55 " " "

Solid brick construction 0.65 " " "

Field stone construction 0.60 " " "

Cut stone construction $0.75 to 1.50 " " "

This tabulation, an average for the United States as a whole, is as accurate as any generalization can be and a safe one for forming a preliminary estimate, but local conditions may increase or decrease costs. The architect can readily determine which. This table, of course, does not include cost of land, construction of driveway, landscaping, or expenses incident to bringing electric service or telephone wires to the house.

From these calculations, it is an easy matter to take the outside dimensions of a house you are considering remodeling and compute its cubical content. Then you can ask your architect whether it can be remodeled as you wish for a price compet.i.tive with building a new house of like design and equal size. In order for this to mean anything, you should determine what proportion of the price paid for the property represents land value and what reflects the existence of the structure itself. As a simple example, we will concede that land in the neighborhood is held at $500 an acre and you can buy a five-acre tract with a house on it for $3,750. Here $2,500 represents land value, and $1,250 house value. The question resolves itself into comparing remodeling costs plus house value with those for a new house of like size and kind.

If so much must be replaced or rearranged that the figures for house and remodeling are in excess of those for a new structure, the wise course would be to abandon the idea and build instead. But the old house may have certain details that make you willing to bear the added expense. If so, you at least know the comparative costs and have definite standards by which to shape your course.

From personal observation, we believe that there are many instances where the total cost of house and rejuvenation is considerably below that of a new structure. Since confession stories are just as fascinating in home building as in the lurid fiction of the woodpulp magazines, we cite the experience of a family that bought a home nearly two years ago within the New York commuting zone. They were a larger family than the average and the house, of desired size, had once been a stagecoach halfway tavern. It contained twenty-two rooms and was in better than average condition. The exterior had been given two coats of white paint less than six months before.

The price for this old place, including twenty-two acres of land and a barn usable for garage and chicken house, was $8,200. According to actual record, only $2,798 was spent on remodeling. There were almost no structural changes required. Two minor part.i.tions were removed and five new windows cut. Otherwise, this expenditure was largely devoted to the introduction of plumbing, heating, and lighting. By type of work, the costs for this remodeling were as follows:

Two bathrooms, each complete with shower; a kitchen sink and laundry tub $590.00

Heating system, including steam boiler, piping and 25 radiators, totaling 630 feet of radiation 889.00

Water system, cleaning well, installing pump and 500 gallon storage tank 218.00

Electric wiring entirely of armored cable and lighting fixtures 306.00

Sewage system complete with septic tank and disposal fields 230.00

All carpentry, including necessary work for plumber, electrician, etc. 160.00

Masonry, including repairs to fireplaces and chimneys 105.00

Decorations, paint, and paper for twelve rooms 150.00