Housing opinion question

I forget...will it be on a slab or crawlspace?

Personally, I wouldn't build a house without a basement, but that's because of putting my shop down there. I realize it's not as important to everyone as it is me.

It would cost more up front, but this would be a great home to put multi-zone mini-split heat pumps in. I would use a combination of ducted and cassette air handlers, but they are super efficient and you can properly zone the various rooms off. It would save you a pile on utilities.
 
I see you added a window in the main bath, thank you. Now you may want to add a transom in the extra bath. Not just for natural lighting but also if you have Hwy company. You’ll thank us later.

Good point! Done.
 
I forget...will it be on a slab or crawlspace?

Slab


Personally, I wouldn't build a house without a basement, but that's because of putting my shop down there. I realize it's not as important to everyone as it is me.

I'm going to also build a 30x40 metal building for combined garage/shop.


It would cost more up front, but this would be a great home to put multi-zone mini-split heat pumps in. I would use a combination of ducted and cassette air handlers, but they are super efficient and you can properly zone the various rooms off. It would save you a pile on utilities.

Will all that keep it at 68 degrees during the summer? If so, I'm sold!
 
Will all that keep it at 68 degrees during the summer? If so, I'm sold!
Any type system will if sized correctly. Tell your architect to use 68 as a summer design temp when doing a Manual J (load calculation). Normally they'll use 76 or 78.
 
Add to that...over sizing will hurt the dehumidifcation somewhat, but that's just yet another reason to go with the mini-splits. They will ramp down and dehumidify much better than a single system.
 
Any type system will if sized correctly. Tell your architect to use 68 as a summer design temp when doing a Manual J (load calculation). Normally they'll use 76 or 78.
Add to that...over sizing will hurt the dehumidifcation somewhat, but that's just yet another reason to go with the mini-splits. They will ramp down and dehumidify much better than a single system.

Thanks!!!
 
Looks good! Love the big shower in the master primary bath.

Only questions I have are likely because I don't understand your symbols.

Is the device in the closet in the master bath a stacked Washer/Dryer? If so, one comment is about resale, which you may or may not care about. If a family of 4 is looking at the house, they may need more capacity than a over/under can provide. Lack of an ability to expand to full sized units could restrict your resale target group. Also, how are you planning on venting the dryer since you are on a slab? Roof? Over and out the side? Both of these will be difficult to clean. (I screwed this up with my current house which is why I'm looking at it) I would seriously look at flipping the bathroom on the vertical axis and placing the washer/dryer and shower outside wall and the sink/commode on the inside. That gives the dryer a direct vent outside. Cleaning will be VERY quick. You could also put an outside air intake in the closet and very little of your expensive 68 degree A/C air will be sucked out by the dryer. Transom window could be put across the shower for light.

Is the room to right in the master primary bedroom hallway the furnace and an on-demand water heater? What is the little box in that room? If so, my only comment on that door and the room is big enough to ensure there is enough space for a furnace replacement.

Again, for resale, you might consider putting in two sinks in the second bathroom since it's almost a Jack and Jil. That way if it turns out two girls or two boys use those rooms, they could both use sinks at the same time.

What size are your outside walls? If you are planning to have 68 degree summers, HIGHLY recommend you spec 2x6 outer walls with R-19 insulation. We have that it save TONS of money for both A/C and heating. Also as much insulation in the attic as you can stand. Speaking of attics, I recommend you put in access stairs, even if you don't plan on using it for storage. I'm thinking that little hallway on the right. The stairs could extend into one of the bedrooms. Gives you access to look for leaks and/or squirrel or mice infestations.

Last comment. Linen closets. My wife is still complaining 20 years later that I forgot to put in linen closets anywhere, so they are taking up space in the main closets. Just a thought.

As an option, I've sketched up an alternative view of the 2nd and 3rd bedrooms for your consideration. Wall closets have some disadvantages, mainly that they use up the entire wall, which makes room layout less flexible, while giving lots of closet space. But thought I'd drop it out there.

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Is the device in the closet in the master bath a stacked Washer/Dryer? If so, one comment is about resale, which you may or may not care about. If a family of 4 is looking at the house, they may need more capacity than a over/under can provide. Lack of an ability to expand to full sized units could restrict your resale target group.

Yep, that is a stacked W/D. I think the room is big enough for stacking full front loading units if desired. I actually like the combo units for some odd reason.

Also, how are you planning on venting the dryer since you are on a slab? Roof? Over and out the side? Both of these will be difficult to clean. (I screwed this up with my current house which is why I'm looking at it) I would seriously look at flipping the bathroom on the vertical axis and placing the washer/dryer and shower outside wall and the sink/commode on the inside. That gives the dryer a direct vent outside. Cleaning will be VERY quick. You could also put an outside air intake in the closet and very little of your expensive 68 degree A/C air will be sucked out by the dryer. Transom window could be put across the shower for light.

Great point! I like the idea of swapping all that around.

Is the room to right in the master primary bedroom hallway the furnace and an on-demand water heater? What is the little box in that room? If so, my only comment on that door and the room is big enough to ensure there is enough space for a furnace replacement.

Yep, the big square is the furnace and the wall mount box with circles is a tankless water heater. The other box is where I was thinking of terminating all the coax and ethernet cables so there would be a small patch panel and switch mounted there. However, I think I may put all that in the office closet instead.

Again, for resale, you might consider putting in two sinks in the second bathroom since it's almost a Jack and Jil. That way if it turns out two girls or two boys use those rooms, they could both use sinks at the same time.

Since the last pic I posted, I've modified that bathroom again to give the space back to the two closets so now there is only room for one sink. I keep going back and forth on this so I may switch it back.

What size are your outside walls?

Exterior walls are all 2x6 and interior walls are 2x4.

Last comment. Linen closets. My wife is still complaining 20 years later that I forgot to put in linen closets anywhere, so they are taking up space in the main closets. Just a thought.

As an option, I've sketched up an alternative view of the 2nd and 3rd bedrooms for your consideration. Wall closets have some disadvantages, mainly that they use up the entire wall, which makes room layout less flexible, while giving lots of closet space. But thought I'd drop it out there.

Thanks. I like that but I despise bi-fold doors so I'm trying to avoid them if possible. Maybe some sliding doors might work.


Thanks for all the feedback....I really appreciate it!!
 
Thanks. I like that but I despise bi-fold doors so I'm trying to avoid them if possible. Maybe some sliding doors might work.

Yeah, I understand that. I'm not big fan anymore either. That is the design we used here and I've often wondered if I should have done otherwise.
 
If you're serious about keeping the house at 68 in the summer, you should ask the architect about vapor barriers and stuff. I've heard reports of keeping a house that cold causing condensation and mold in the walls.
 
Anyone know much about septic tanks? If a new septic tank was installed 20 years ago, was only used for a couple years, and has been idle since, should it still work OK today?
 
I just remembered earlier today that my brother had a new septic tank installed when he put a doublewide on a part of the land that is about 150 yards from the spot for the new house. If it still works, that will save me a good bit of $$$$.
The biggest concern would be the field line, that vegetation didn't take it over.
 
That’s quite a distance to cover, not sure how effective it would be if located that far from the home site.

I just did some guestimating based on a Google satellite map and I'd say it is more like 90 yards...maybe even a little less.


I'll definitely get it checked out. Hopefully it'll work. New septic systems aren't cheap. I could spend that money on speakers instead.
 
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