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Home: The Second Story: Daily Summaries Delivered
by Sheri Scott, Marilyn Moedinger
Everyone talks about how hard it is to do a major renovation or custom home building project, but we are here to take the guesswork and fear out of it. Join two veteran architects: Sheri Scott of Spring House Architects, and Marilyn Moedinger of Runcible Studios, as they sit down with folks who have been through the renovation or building process. Our guests will offer their best tips and tricks, and answer the key question: "What do you know NOW that you WISH you'd known when you started?"
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- 1 weeks ago33 min
Resale, Change Orders, and Designing for Real Life (Mailbag 5)
We answer three homeowner questions that come up often during design and construction: how to handle change orders, how to design a house around real life, and how much resale value should influence personal design decisions.We start with an ADU owner who has received several change orders, including a $7,000 increase for tile and fixtures selected from the builder's own options. We explain that allowances need to be realistic and itemized from the beginning. A single $52,000 finish allowance does not tell an owner whether the budget for plumbing, lighting, appliances, tile, or other finishes is reasonable. When a change order arrives, it should also be written and itemized clearly enough for the owner to understand what changed and why.We also stress that owners should not feel pressured into approving changes immediately or agreeing verbally because of schedule concerns. Taking time to understand the cost is reasonable. When several change orders have already appeared, it can be helpful to sit down with the contractor, review the past changes, understand the current one, and ask what additional changes may still be coming. Homeowners should also understand the consumer protection requirements that apply in their state and make sure payments remain connected to work actually completed.Our second question is about designing for real life instead of designing from attractive images. We explain that homeowners do not need to arrive at an architect's office with every answer. A large part of the design process is figuring out how people actually live. That includes when they work, how they entertain, how they exercise, whether guests stay overnight, what pets need, and how spaces might need to change over time.We also talk about inspiration images. The important question is not simply whether someone likes a photo. It is what they like about it. The answer might be the light, materials, layout, color, or relationship between spaces. Images of things people dislike can be just as useful. AI generated images require additional caution because they may show rooms or proportions that could not actually work in a real building.Finally, we consider resale. We believe a home should first support the people living in it. If someone expects to stay for many years, personal finishes do not always need to be selected around a future buyer. There is a difference, however, between a distinctive tile choice and a fundamental layout decision that limits how the house can function. The bones of the house deserve more consideration. Finishes can be more personal. Intro ADU contractor change orders Why allowances should be itemized Do not rush to approve a change order When builder option lists exceed the budget Having a clear the deck meeting with your contractor Consumer protections and homeowner leverage How to design a home for real life Why homeowners do not need everything figured out Balancing specific needs with flexible spaces What does entertaining actually mean? How architects use inspiration images The problem with AI generated design images How much should resale matter? Personal finishes versus major layout decisions Designing for yourself while protecting the home's bones First floor primary bedrooms and aging in place Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.
- 2 weeks ago15 min
Who Owns Your Architect's Design?
A homeowner does not need a finished plan before calling an architect. In this snack-sized episode of Home: The Second Story, we start with a Springhouse Architects client who knew they wanted to change their home but could not yet say what problem they were trying to solve. We walked through the house with them, learned how their family uses it, and developed a master plan.After considering several ideas and pricing different options, the clients chose a porch addition. It would give them outdoor space and change the front of the house without committing to a larger renovation. That decision took months. Once they were ready to move ahead, though, they wanted drawings quickly. Our schedule put the work about six weeks out, so they found someone who could do it in two. We agreed to release the porch design.That outcome raises two useful points. First, the time spent considering a larger renovation was still valuable. The clients could move forward knowing they had examined the alternatives and chosen what made sense for their home and budget. Those decisions affect daily life and finances, so it is reasonable to give them time. At the same time, an architect may be working on other projects by the time a client is ready for the next step.Second, changing professionals after design work begins calls for a direct conversation. We explain that clients hire an architect for services, while drawings are generally provided for use on a specific project under the terms of their agreement. Paying for the work does not automatically mean receiving the CAD files or the right to take a design elsewhere. In this case, the client asked, and we found a solution that worked for both sides. Other arrangements should be discussed with the architect before anyone uses the work.The best time to ask how drawings, files, and design rights will be handled is at the start of a project. A good architect can also help you work through the bigger question: what should you build in the first place? If you have a question, a topic idea, or an interest in joining us as a guest, we would love to hear from you. Intro A renovation plan becomes a porch addition Why another professional took on the drawings When to bring an architect into the conversation The value of considering your options Why major home decisions take time Taking an architect’s design elsewhere What clients receive when they hire an architect Custom designs and reusable details Discussing design rights up front Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.
- 3 weeks ago45 min
The Cost of Not Speaking Up During a Build
In this episode of Home: The Second Story, Sheri Scott and Marilyn Moedinger talk with Jenn, a homeowner in Farmersville, Ohio, who built a custom home on 10 acres near Dayton. Jenn’s project moved quickly. The build took about eight months, and the whole process from plans to move-in was about 10 months.Jenn had a unique perspective because she works for Sheri at Springhouse Architects. She did not go through the full architecture process in the usual way. Looking back, she says she would have paid for the full experience. She saw firsthand how much architects help clients think through details, communicate with builders, and avoid problems before they happen.One of Jenn’s biggest lessons was that she should have written down the specific things she wanted before design began. She had ideas in her head, but the speed of the project and the stress of decisions made some of them easy to forget. The biggest example was her primary suite. She wanted the bathroom, closet, and laundry to work together in a more efficient layout. She remembered this early enough to change it, but she did not speak up because she felt guilty asking for more help from people who were giving her discounts or favors.This became a major theme of the conversation. Working with friends or professional contacts can be helpful, but it can also make the relationship harder to manage. Jenn says she would have defined the relationship earlier. When discussing the project, she would want the roles to be client and architect or client and builder. Then they could return to being friends outside of that process.Jenn also talks about making selections herself, including tile, cabinets, lighting, and custom wood countertops made from trees cut down on their property. The countertops became one of her favorite parts of the house, though there was a stressful moment when the island was installed without the seating overhang she had planned. The woodworker was able to fix it, but Sheri points out that full architectural services could have caught that issue through shop drawings before installation.The episode also covers the end of the build. Jenn’s project stayed close to budget except for additions they chose, but the schedule became stressful. She and her family were renting, had to move belongings around, and eventually needed the builder to finish quickly so they would not be without a place to live. Sheri and Marilyn use that story to stress how important it is to ask builders how their projects finish, not just how they start. Intro Working With an Architect You Know What Jenn Would Do Differently The Primary Suite Regret How Discounts and Friendships Changed the Process Defining the Client Relationship Early Making Selections Without Full Services The Island Overhang Mistake How Full Services Could Have Helped The Value of a Third Party Advocate Budget, Schedule, and the End of the Build Why Project Closeout Matters Jenn’s Favorite Part of the House Sheri and Marilyn’s Recap Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.
- 4 weeks ago23 min
Built-Ins: Design, Costs, and Fun Ideas
Built-ins are one of the most loved parts of a custom home, and for good reason. They are furniture, cabinetry, shelving, storage, and architectural features that become part of the house itself. Kitchen cabinets and bathroom vanities count, but when most people talk about built-ins, they mean the fun pieces: bookcases, mudroom storage, pantry systems, bars, room dividers, fireplace walls, hidden doors, and custom storage moments. A good built-in solves more than one problem. Sometimes it hides structure, a chase, or a mechanical need. Other times it turns an awkward space into something useful. In older homes, tight townhouses, and renovations where adding square footage is not possible, built-ins can make every inch work harder. Storage can be hidden in plain sight, so board games, extra blankets, shoes, bathroom supplies, and pantry items all have a place without cluttering the room. Custom built-ins are especially helpful when they are designed around the way people actually live. A mudroom drop zone can include a place for mail and a shredder. A narrow wall can become a shallow can pantry. Eaves can become dressers. A hallway can be lined with closets. A finished basement closet can be sized around storage tubs instead of default dimensions. These details are small, but they make the home easier to use every day. Built-ins can also add flexibility. One small apartment used a single custom wall to hold a Murphy bed, dining chair storage, folding screens, a laptop station, a printer, and hidden HVAC. That one built-in allowed the space to work as a guest room, office, dining room, and party space. It was not cheap, but it made the apartment live much larger than its square footage. The episode also looks at cost. Built-ins are often one of the first things cut from a project because they can be done later, but they often do not get added later. Some built-ins need to be planned early, especially pocket gates, hidden doors, fireplace walls, or anything built into framing. Others can be discovered during construction, especially in renovations, when an odd leftover space becomes ski storage, a cubby, or a secret kid fort. The main point is that built-ins should support real life. They can be simple or elaborate. They can be made by a cabinet shop or built on site by a finish carpenter. They can serve kids, pets, storage, work, entertaining, or daily routines. With thoughtful planning, built-ins make a house feel more personal, more useful, and more fun. Intro Built-ins as part of the architecture Functional built-ins for pantries and mudrooms Storage in plain sight Built-ins that replace furniture Cost and why built-ins get cut Hallway closets and hidden storage Custom dimensions for real storage needs Kid forts, pet storage, and secret compartments Simple built-ins versus custom cabinetry Planning ahead for built-ins Custom projects and discoveries during construction Built-ins as creative design moments Personal details that support daily life Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.
- Sep 29, 202646 min
The Kitchen Was Perfect. The Process Wasn't.
Homeowner Beth joins us with her designer Linda to talk about a kitchen renovation that turned out beautifully, even though the process was far more difficult than expected. Beth had lived in her Lancaster, Pennsylvania home for 29 years and had wanted to remove the wall between her small kitchen and dining room for a long time. Once her husband agreed, she and Linda began interviewing builders. Beth chose the builder who seemed calm, reasonable, and willing to listen. The initial pricing was also lower than the other quotes. Problems started once design began. Beth believed the builder would provide design support, but the person presented as the designer did not provide the comprehensive kitchen design Beth expected. Beth and Linda arrived with mood boards, colors, and clear ideas, but felt those preferences were largely ignored. The proposed layout prioritized symmetry instead of the functionality Beth wanted. She and Linda eventually realized they would need to design much of the kitchen themselves. Budgeting added another layer of stress. The final number jumped about $40,000 above the original estimate before Beth had even made many selections. She also kept hearing that items she had requested from the beginning, including finishes without stainless steel, could be upgrades. The lack of clear allowances and coordination made it difficult to understand what was included and where different selections needed to be made. One bright spot was the appliance salesperson. He listened, understood Beth's budget, and helped her find the creamy white appliances and double ovens she wanted without exceeding the appliance allowance. That experience showed what the rest of the process could have been. Clear communication, a defined budget, and someone willing to work through alternatives made the experience enjoyable. Construction moved quickly and was completed on schedule, but Beth still felt she became the general contractor. She and her husband had to coordinate trades, solve problems, track installations, and make sure decisions were implemented. At one point, Beth learned that an appliance installation shown on the project schedule had never actually been arranged! Fortunately, the kitchen itself is now everything Beth wanted. It includes a bar displaying her collection of 1950s and 1960s glassware, gold details, a coffee bar, a banquette, wallpaper, double ovens, and a layout built around how she actually cooks and lives. The result feels personal, glamorous, and highly functional. Our biggest takeaway is that homeowners need to understand exactly what “design included” means. A builder arranging appointments with cabinet, appliance, and plumbing vendors is not the same as having someone manage the entire design. A good architect or designer looks across the whole project, coordinates selections, balances the budget, and makes sure individual decisions work together. Beth ultimately got the kitchen she wanted because she stayed involved, stood her ground, and had Linda beside her throughout the process. But when firends ask her who did her kitchen, she won't share the name. While the end result was the kitchen of her dreams, she wouldn't want anyone else to go through the same trials and tribulations of that process. Intro Beth's Lancaster Kitchen Renovation The Promised Designer Mood Boards and Design Ideas Get Ignored Linda Steps Into the Design Role Custom Builder vs. Custom Kitchen The Budget Jumps by $40,000 Choosing Fixtures, Sinks, and Appliances The One Vendor Who Made the Process Fun Fighting to Keep the Double Ovens Beth Becomes the General Contractor Being a Woman on the Job Site Making Every Selection Before Construction Why the Project Succeeded Anyway What Beth Would Tell Other Homeowners The Bandwidth Required for Renovation Beth's Favorite Kitchen Details Marilyn and Sheri Debrief Why “Design Included” Can Be a Red Flag The Problem With Disconnected Showroom Decisions Why the Renovation Process Should Have Been Fun Why Homeowners Need to Stand Their Ground Would an Architect Have Cost More? Closing Thoughts Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.ads
- Sep 22, 202622 min
Non-Traditional Construction: Things to Consider
Sometimes, a homeowner wants to use a construction method that is not common in their area. This could mean SIP construction, ICF, modular, masonry, post and beam, or another system outside of standard stick framing. The point is not to compare every building technology or decide which one is best. The real issue is how to know whether a different construction type makes sense for your project. The first step is building the right team. Most residential construction in the United States is stick framing, so anything outside of that requires more care. The builder needs direct experience with the system. Otherwise, the homeowner may end up paying for the builder’s learning curve, or worse, paying for panic pricing because the builder does not know what problems may come up. The architect or designer should also understand the system, but they can often bring in a consultant, structural engineer, or experienced partner. For the builder, hands-on experience matters even more. It also helps to bring the builder in early. When a builder knows the construction system, they can work with the architect during pre-construction and help solve details before the permit set is complete. That collaboration helps avoid surprises later. It is a red flag when someone does not want the architect and builder talking early. A non-traditional system can also raise questions at the building department. The code is often written around standard stick framing, especially in residential construction. That means the team may need to explain how the project meets the code through a different method. This is often called an alternate compliance path. It can mean more drawings, more explanation, and more early conversations with officials. Cost and energy performance need to be studied early. Many homeowners ask about SIP or ICF because they want better energy performance. That can be a good goal, but the financial return is not always simple. In some places, like Massachusetts, strict energy codes make high-performance construction more normal. In other places, like Ohio, the code environment may be different. Climate, local code, construction norms, storms, snow, earthquakes, and other factors all matter. The main takeaway is to know your priorities before choosing an alternative construction method. If the goal is lower energy bills, run the numbers early. If the goal is stewardship, durability, comfort, or a specific construction value, name that clearly. Homeowners do not need to arrive with the answer. They need to bring their goals, questions, and priorities so the right team can help them make a smart decision. Intro Considering a different construction technology Why the right team matters The risk of learning curves and panic pricing Why designers need system knowledge too Partnering with experienced consultants Builder experience matters most Building department red flags Talking with officials before permit submission SIP and ICF questions around energy savings How Massachusetts and Ohio differ on energy codes Rethinking return on investment Know your real priorities How a HERS rater can help Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.
- Sep 15, 202647 min
Save Costs, Hire Right and Move Out During Construction (Mailbag)
In this mailbag episode of Home: The Second Story, we answer three common questions about residential construction and renovation. We start with what happens when homeowners feel like they are managing the builder instead of the builder managing the project. We then talk about whether it is realistic to live in a house during a major renovation. Finally, we cover the early design decisions that can have the biggest impact on construction cost. We first respond to a homeowner who feels like building a house has become a second full time job. Communication is slow, decisions happen at the last minute, and trades sometimes arrive without the information they need. The important point is that the coordination work always exists. The homeowner, builder, architect, or someone else has to do it. If nobody is responsible for that work, problems follow. A strong team can prevent much of this. Homeowners should also interview the actual project manager who will manage their job, not only the owner of the construction company. If a project is already going badly, an owner's representative or architect can sometimes step in to help manage communication and decisions. Firing a builder is possible, but it is usually a last resort because replacing a contractor in the middle of construction creates major financial and liability complications. Homeowners should document everything, hold regular meetings, understand their contract and state laws, review payment requests carefully, and avoid allowing the contractor to get too far ahead financially. These things may not seem like your job, but they are crucial. Our second question is whether homeowners should remain in their house during a major renovation. Our preference is clear. If moving out is at all possible, move out. Living through construction slows the project because crews have to work around the family, reconnect utilities, manage dust barriers, limit working hours, and protect occupied areas. It can also be emotionally exhausting to watch your house being demolished and rebuilt. A temporary rental may seem expensive, but it can cost less than the additional time and inefficiency created by living on site. We also recommend finding housing with flexibility in case construction runs longer than expected. (It usually does.) We finish with the early decisions that affect budget most. Site selection can have an enormous impact. Long driveways, difficult terrain, utility extensions, limited construction access, and complicated urban sites can add substantial costs before finishes are even considered. Size matters, but different square footage has different costs. Kitchens and bathrooms are usually more expensive than open living areas. Structural complexity, foundation shape, HVAC planning, window systems, and architectural style also matter. Good design means spending money where it has the most value. Homeowners should establish priorities early, maintain a contingency, and resist increasing the budget every time a more expensive finish catches their attention. Intro Not All Builders Suck When Building a House Becomes a Second Full Time Job Interview the Project Manager, Not Just the Company Owner What to Do When a Construction Project Is Already Going Wrong Document Everything During a Troubled Project Why Regular Construction Meetings Matter Can You Live in the House During a Renovation? Contractors, Kids, Dogs, and Limited Work Hours Why a Temporary Rental Can Actually Save Money Renovating Before Moving In and Other Alternatives Which Early Decisions Affect Construction Cost the Most? Driveways, Utilities, Style, and Square Footage Infrastructure Costs Are Not Included in Simple Cost Per Square Foot Estimates Difficult Urban Sites and Construction Access Structural Design Decisions That Save Money Spend Money Where the Design Really Benefits Protect the Budget Early and Maintain a Contingency Decide Whether an Upgrade Really Adds Value Closing Thoughts Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.
- Sep 8, 202623 min
How To: Find a Builder for Your Project
How do I find a builder? In this snack size episode of Home: The Second Story, we start by making one thing clear. Clients do not need to come to an architect with a builder already picked out. Some people arrive with a builder in hand. Others come with no names at all. Both are fine. A good architect helps guide that decision and can share builders who have done strong work on similar projects. We also clarify that architects do not build the house, and we do not have financial partnerships with builders. The goal is to help clients find the right fit for their project. We talk about the difference between a good builder and the right builder. A builder may be excellent, but still not suited to a specific project, budget, location, or client. Custom homes, renovations, production builds, and spec homes all require different processes and different kinds of teams. That fit matters more than a polished website or a big social media presence. For owners looking on their own, we walk through practical ways to find names. Social media can help, especially when builders show work that looks similar to what the owner wants. But a strong online presence does not always mean strong execution. Driving through neighborhoods can also be useful. Active job sites reveal a lot. A clean, organized site says something about how the builder works. Friends, neighbors, neighborhood groups, and private messages can also be valuable sources, especially when people are willing to talk honestly about the process. We also talk about builder open houses, model homes, and Parade of Homes events. These can be helpful because they let owners see finished work and meet the builder in person. But they can also move too fast. A beautiful model home is not the same as a custom process, and owners should not sign with someone before checking references and understanding what kind of work that builder really does. Once there is a list of possible builders, the next step is to narrow it down. Owners should ask whether the builder’s services match the project. They should notice whether calls are returned, whether the builder has a clear process, and whether the first conversation feels honest. A salesperson is not a problem, but the goal should be connection, not just closing a deal. If every answer is yes, that can be a warning sign. The best builders know when a project is not the right fit. The main takeaway is simple. Finding a builder takes networking, research, and honest conversations. Or, an owner can start with an architect who has already done much of that vetting and can help build the right team from the beginning. - Intro - How clients find builders - The architect's role in builder selection - Finding a builder without an architect - Neighborhood research and asking friends - Builder open houses and model homes - Evaluating your shortlist - First contact and communication style - Checking references and final vetting - Outro Have questions? Want to be on our show? Email us! admin@htsspodcast.comLearn about our hosts:Marilyn: Runcible Studios: https://runciblestudios.comSherI: Springhouse Architects: https://springhousearchitects.com Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.
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About Home: The Second Story
Everyone talks about how hard it is to do a major renovation or custom home building project, but we are here to take the guesswork and fear out of it. Join two veteran architects: Sheri Scott of Spring House Architects, and Marilyn Moedinger of Runcible Studios, as they sit down with folks who have been through the renovation or building process. Our guests will offer their best tips and tricks, and answer the key question: "What do you know NOW that you WISH you'd known when you started?"
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