Future Proof Your New Home by Starting with a Clear Design Brief

I have already recommended that the first step in the building process is a design brief. This is even before deciding on a builder or architect and one which could save you thousands down the track. But what are the specific questions you should consider when going through this pre-build process?

Here are the main ones I ask my clients when working with them at LB Living.

To start a design brief we encourage our clients to sit down and really consider what's important to them and their family. Your current needs a great place to start with. This is the needs that you have now with your sized family and lifestyle. But of course, things change so we then need to look into the future the next five, ten and even twenty years and review the needs of what a home might need. 

It's a difficult process to predict the future, but with 30 years in the building game, some of my experience can help you forecast the changes in your family dynamics that can really make the difference when building your new home.

Try to future proof your home as much as you can which saves you from having to sell and move out when you realise the house doesn’t suit a new child or an elderly relative staying. The costs of buying and selling are substantial, particularly in Victoria, and the hassle and stress of moving house is one you can avoid if you plan well.

There are a lot of things we can design for now and repurpose for later. For instance, if you have two young kids and only one living space, what happens when they become teenagers? Perhaps a rumpus room would be handy but you don’t need one now, or want to pay for it. An option could be to prevision a study or spare bedroom which could be converted to a second living space in the future with the right design principles of location in the house and shape of room. Or a space could be set on the block for an extension if the initial cut and landscaping is provided for at the start. It’s difficult to get large machinery into the back of a house once it’s built and fences and gardens are laid.

Perhaps the opposite is true and you have teenage kids which might be leaving home in 10 years. You built them a rumpus room which was very large but now want to convert it to a spare bedroom for an elderly relative or sibling. That room could easily be divided into a bedroom with walk in robe and an ensuite if the plumbing had been installed during the building process. Very inexpensive to provide sewerage and pipes to a location during the build, but very expensive and difficult to add it at a later date. Particularly if it’s a second story, brick home or difficult block.

The process may seem simple, but it is remarkable how many people only build homes for the next few years, regretting not planning properly only when they realise they have to move and an inappropriate time in the market and lives. When you are pregnant with a new baby is not the time to move house!

The first question I ask is simply the number of bedrooms required. Then the number of bathrooms and ensuite's. Do the kids need separate ensuite's? Could they do shared bathrooms? Obviously we help you keep an eye on your costs during this process as sometimes you could have another bathroom if you changed the types of fixtures and fitting used and located them close to each other so they shared wet area facilities.

As parents what’s the size of your master suite and walk in wardrobe now. Does that need to be luxurious or isn’t that important to you? Perhaps you would love a spa or double shower, vanity or separate toilet. If this is a priority for you, where else can we shave some dollars off in a less important area of the home.

Do you entertain and need a formal dining area or you're happy to have a large casual meals area? Would an alfresco outdoor area or deck suffice for this entertainment setting or do you need it under roof. The costs can be substantially different so best to really think about which is more practical for your lifestyle. I have seen many a formal dining area go unused and also a poorly designed outdoor deck not frequented because it was not located correctly on the block to capture the sun or views.

A big one is the location of the kitchen. Do you want it to be the hub of the house or tucked away privately? Do you need a Butler's pantry or an extra dishwasher, sink, fridge and ovens. They could be for religious reasons or to provide for future guests living in the house or an extended stay of a child if they have a need to remain at home.

In these Corona times everyone is building a study, but do you need a full study or a study nook? Do the kids need study areas too? In the future these could be dead areas if we all return to work in the next few years. Consider the noise from above when kids are running around and depending on their age, do you need a break at area with computer screens that could be monitored?

Another important feature which takes into account the north orientation the type of fa?ade. Would you like it to be contemporary Hamptons, Tuscan or ultra-modern. What is your external environment like? I had one client that was near the beach and almost installed the completely wrong fa?ade for the salty environment. This could have cost him thousands a few years down the track. 

If building multiple stories working out features like staircases. Do you want the staircase to be a feature or you're happy for it to be tucked away, basically in a nook as a standard staircase?

As you can see there are quite a few things that you need to consider before you start building or even consulting an architect as multiple changes add up. So the best process is to start with a clear design brief from someone experienced in the building game.

Cheers Danny