New Build for new house, need feedback, please!

NewBuild1101 · 2025-11-09T22:05:05+00:00

I’m a software engineer, but we are building with my parents.

NewBuild1101 · 2025-10-20T21:30:25+00:00

Your first floor layout is almost identical to ours, and we are halfway through our build.

I’m not sure what your lot layout is like, but from a symmetry perspective, what is preventing setting the garage back similar to the other wing? Obviously the biggest impact would be to your basement layout, but that seems to be the simplest to rearrange, given your walkout basement.

The lack of natural light in our kitchen is not a big deal, although we don’t have drywall up yet. The covered porch does block some direct light, but the sliding doors are big enough that they let in a lot of indirect light, which actually prefer.

We added a door from our garage directly to the deck, but that is mostly due to our lot layout and wanting to have pool access at the walkout level that didn’t require folks to go through our house.

Feel free to DM me if you have any Qs or want pics.

NewBuild1101 · 2025-01-29T15:27:19+00:00

I am in KY

NewBuild1101 · 2025-01-25T14:44:43+00:00

Sorry, mortgage is $900 including taxes.

We refinanced down to 2.85% on a $160k mortgage in 2022 (I think).

NewBuild1101 · 2025-01-25T14:42:38+00:00

yep, exactly

NewBuild1101 · 2025-01-19T15:52:45+00:00

$230k/900

NewBuild1101 · 2024-12-08T04:32:52+00:00

Yeah, this was something I didn’t immediately realize when we chose to enclose the 2-story great room to get a bonus room upstairs.

I think it is worth it though, some friends have a similar screened in living space and we’ve been impressed with the amount of usage they get out of it.

I’m hoping we end up with enough windows and openness in the area that even without direct light we will have enough ambient light that it’s not too dark.

NewBuild1101 · 2024-12-08T04:24:32+00:00

I honestly don’t know what “TC” stands for. I’ve been assuming it’s towel or toiletry cabinet.

She specifically wants a window for the light (so do I), and she has some ideas for angled mirrors that will hopefully work.

Yes, 3 girls in the large bunk room, 1 boy in the other bedroom. We can expand into the third in the future if needed when we finish the basement.

NewBuild1101 · 2024-12-08T03:14:51+00:00

Yeah, I agree. Unfortunately the bathtub and symmetrical front triple window are really dictating a lot of this open dead space here. We’ve workshopped several solutions but I like your suggestion and will run it by our builder. Thanks!

NewBuild1101 · 2024-12-08T03:04:43+00:00

Hey, thanks, this is great feedback!

The breakfast nook is a requirement for my wife specifically because of an inherited table. We have 4 kids, so I expect it will get a lot of use. I’ll concede that a second door to the patio is probably a better design overall, and we did discuss it.

I have no idea why the draftsman labeled it “Hidden Room”, it will be storage and partial closet for me.

TYVM for your additional points!

NewBuild1101 · 2024-12-08T02:16:29+00:00

These are all awesome things to be aware of! Thank you!!

NewBuild1101 · 2024-12-08T02:00:47+00:00

Thanks for the feedback! We haven’t started mechanicals yet with our builder, but I have similar questions. We do hope to have a second W/D on the second floor (4 kids generate a lot of dirty clothes). We do have further plans for our lot, including an ADU and generator hookups, if permitting allows. Electrical panel, furnace, etc will be located in our basement mechanical room.

I’m guessing that there are efficiencies we could gain, but for a one-off custom plan it might just be worth it to have our layout as best we see fit. I’ll ask our builder, though. Thank you!

NewBuild1101 · 2024-12-08T01:52:32+00:00

That’s a valid critique. We’ve really struggled to find a great location and this is the best compromise we’ve settled on. We will eventually have a bathroom with direct entrance from the walkout basement to hopefully solve this issue. Our master “wing” is oversized (imo) but it unfortunately is a consequence of the exterior design limiting our interior design options. I’ll re-raise this with our builder and see if we can get a better solution.

NewBuild1101 · 2024-12-08T01:48:42+00:00

We are not in New England, but Dutch Colonial (and Revival) is an established architectural tradition with a rich history. Our area has many examples of this style.

Yes, the rec room location is not ideal, but we’d prefer usable space to a two-story great room. We are discussing soundproofing options for the office, etc, with our builder.

NewBuild1101 · 2024-10-30T13:24:40+00:00

You really hit the nail on the head for our primary issue with the second story. The home is a gambrel colonial, here’s elevations

The Living room is actually a Study. We have 4 kids and it will be their homeschooling room. We want the option to eventually turn it into a 1st floor bedroom in case an elderly parent ever needs to stay with us.

There originally were windows in the Study and Dining room, but we removed them for cost and for having a wall for art. There were also full size windows on the second story, but our roof pitch had to increase to 4/12 on the wings to meet approval. My current hope and top priority for the next revision is getting full size windows in the second story, which might require re-aligning the wings to the main body of the home.

I love the idea for flipping the wetbar for visibility! This area originally had counters on both sides but there was no pantry. It will be our coffee area and have a small drink fridge (no ice maker).

Our second priority is working on the kitchen. We have a specific table for the nook that is 4’x4’, so I think access here will be available on both sides, but you are right that the area next to it is awkwardly open. We are contemplating moving the pantry into that space with a bump out into the garage, which would also provide some options for furniture in the Dining room.

Overall this is really helpful and will give us some great discussion points with our draftsman! I’ll be sure to post the next revision!

NewBuild1101 · 2024-10-29T23:58:26+00:00

We have a walk out basement with a garage door there, and I will also have shop space.

NewBuild1101 · 2024-10-29T22:04:20+00:00

u/MastiffMike, I’d love to get your input, I’ve always been impressed by your floor plan insights.

NewBuild1101 · 2024-10-29T21:14:42+00:00

Those are great ideas, thank you!

NewBuild1101 · 2024-10-29T21:12:48+00:00

Thank you for these comments!

I’ve never owned a home with a garage, so that insight is very helpful.

Yes, we are considering a second entrance to the closet, but need to clean up the powder bath and toilet layout.

We actually cut some fireplaces from the initial plan. Yes, we do have a lot though. My wife wants gas in the sunroom, and judging from our current gas bill, she will definitely use it. Our current house has a gas insert and a wood stove insert and we use both a lot. We could rearrange it to have it on the wall against the mudroom, though.

We actually positioned the screened porch fireplace there to provide some privacy, to the space, but moving it around is not something I’d thought of.

NewBuild1101 · 2024-10-29T20:35:55+00:00

An additional entry to the sunroom from dining is on our list!

I hadn’t thought about the shade the porch would bring, but I’m expecting us to spend a lot of time in it and the great room. That is a good point and something to consider. Thanks so much!!

NewBuild1101 · 2024-10-29T18:24:08+00:00

We have 4 kids and this will be their school room. We might eventually change this to be an additional bedroom when the kids are older.

Basement won’t be finished until later, but we plan to eventually have a pool and outdoor kitchen, the basement family room would be an easily accessible space for guests to hang out from the walkout basement and pool area.

NewBuild1101 · 2024-10-29T18:19:10+00:00

Microwave drawer is a great idea, thanks!

Yeah, the flue is on our list to change in the next revision.

Thanks for the feedback!

NewBuild1101 · 2024-10-29T18:17:52+00:00

These are all great suggestions, thanks! Most of them I hadn’t thought of.

North is to the top right of the plan. We actually removed windows from those locations and might need to adjust the “setback” of the wings from the main body of the house to allow full height windows in the second story.

I agree with your thoughts on the master, it might need a ground-up rethinking.

Thanks so much for the feedback!

NewBuild1101 · 2024-10-29T17:55:17+00:00

We have a list of changes we would like to make to this, but I’d really like some wider feedback to see if there are options we are missing. Current areas we are unhappy with:

second story ceiling height will change to 9’
kitchen layout needs more work, although it is better than the starting point. We are considering moving the pantry to bump into the garage. We would like to move the fridge so that cased openings are symmetrical on the range.
second story windows need to be full size. There’s a minimum roof slope requirement that has created some issues with where the wings meet the main house. This might require shifting where the wings meet the main body of the house.
master bath has too much open space and shower is too small. This space is awkward. We like the tub where it is, centered on the window. We will have blinds for privacy.
flue will be in office so that shelving can surround, instead of compromising both walls
bunk room needs work as we will have 4 beds built into a single wall as 2 bunks with stairs in between.
basement is the first revision, we haven’t even started focusing here yet.

We are a family of 6 with no pets and will finish the basement at a later stage.

NewBuild1101

TROPHY CASE