Home: The Second Story

Building a Multi-Generational Forever Home

In this episode, we talk with John and Lauren Katzman about building their custom multi-generational home in Powell, Ohio, just north of Columbus. Their project was a new build on five acres near a pond and woods. They began working with Sheri and Springhouse Architects well before construction started, and they broke ground in February 2020. About a month later, the pandemic hit. Even with that timing, they moved in by August 2021 and came away feeling supported and safe throughout the process. John and Lauren built the house for their family and Lauren’s parents. The home includes a true independent apartment for her parents, shared family space in the middle, and a two-story family home on the other side. Privacy was important for everyone. Her parents needed their own kitchen, their own front door, and the ability to close off their side. At the same time, the family wanted to open the house up for everyday life, childcare help, and larger gatherings. The result is a home that can function as one house or two connected homes. They also share what they would change. John wishes they had added heated floors to their own bathroom, since they included them on the in-laws’ side. Lauren says the solid maple floors are beautiful, but more delicate than expected. They love the natural look, but scratches and stains have made them rethink durability. John also wishes the garage had been just a little taller for a possible car lift, though that idea was news to Lauren. Many decisions worked very well. The upstairs playroom became one of the biggest wins. It gives the kids a place to spread out, make a mess, store toys, watch TV, and host cousin sleepovers. The siting of the house was another major success. They chose not to put a driveway in front because they wanted to look at the pond, not parked cars. That choice protects the feeling of the property and keeps the house connected to nature. A major theme is the value of building the right team. John and Lauren worked with an architect and builder who cared about the house, not just the job. Weekly meetings, clear communication, and early problem solving kept the process calm. They did not avoid every issue, but they had people around them who brought options and solutions. We close by reflecting on what made the project work. A forever home asks for serious planning. A multi-generational home asks for even more honesty about privacy, finances, decision-making, and future care needs. John and Lauren’s home now gives them a feeling of relief when they walk in. It is beautiful, functional, and deeply tied to the land around it. (00:00) Intro (01:03) A new build that began in February 2020 (02:12) Finding Springhouse Architects and starting the design process (04:02) What John and Lauren would do differently (05:04) Designing a multi-generational home (10:17) Alzheimer’s, timing, and caregiving at home (11:37) What worked and what they would rethink (14:23) The upstairs playroom as a major success (17:32) Designing the driveway around the pond view (18:33) Construction surprises and weekly meetings (22:21) Why the architect and builder team mattered (26:02) The cost of cutting corners (31:31) The value of full-service architectural support (34:05) Creating a house that feels connected to the outdoors (36:19) What they love most about the finished home (38:25) Sheri and Marilyn reflect on the conversation (50:00) Closing and contact information Have questions? Want to be on our show? Email us!  admin@htsspodcast.com [admin@htsspodcast.com] Learn about our hosts: Marilyn: Runcible Studios: https://runciblestudios.com [https://runciblestudios.com] SherI: Springhouse Architects: https://springhousearchitects.com [https://springhousearchitects.com] Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com [https://pcm.adswizz.com] for information about our collection and use of personal data for advertising.

HVAC Basics and Design Impacts (Snack Sized Episode)

Today we focus on why HVAC design matters far earlier in a project than most homeowners expect. Heating, ventilation, and air conditioning shape more than temperature. These systems affect comfort, humidity, indoor air quality, and even the long-term durability of a home. We stress that when HVAC is treated as an afterthought, the result is often awkward soffits, dropped ceilings, poor airflow, and systems that do not perform well. Our hosts also push back on the idea that modern homes are too tight. Houses are not the problem. Poorly designed ventilation is. A house still needs to breathe, but it should do so in a controlled way with filtered and conditioned fresh air. HVAC planning begins very early, often right after the floor plan and scope are established, and in renovation work it can start even sooner. In Sheri's new construction, early decisions include where equipment will go, where outdoor units will sit, and how trunk lines will distribute air through the house. In Marilyn's older homes, the design may have to adapt to the limitations of existing framing and wall construction. But we both agree that waiting until construction to let a subcontractor figure it out is a mistake. HVAC planning is like structural and foundation design. It needs coordination in advance, not improvisation on site. The conversation also covers why proper sizing matters. Sheri shares two personal examples. In one home, a loud system cycled on and off constantly, likely because it was oversized or poorly selected. In another, an oversized mini split cooled a small stone outbuilding too quickly without removing enough moisture, leaving the space clammy and prone to mold. Once it was replaced with a correctly sized unit, the space became more comfortable and humidity was controlled. That story supports one of the main lessons of the episode: bigger is not always better. We also talk through common system choices, including gas versus electric, geothermal, heat pumps, radiant systems, and ducted versus ductless options. Marilyn notes that heat pumps have improved and can perform well in cold climates, despite outdated assumptions to the contrary. We explain the appeal of radiant heat, especially its comfort, but also point out that it usually requires a separate cooling system, which adds cost and complexity.  Homeowners benefit when architects coordinate with skilled HVAC professionals early, understand the tradeoffs, and protect the design of the house from easy but damaging shortcuts. (00:00) Introduction and what HVAC means (00:48) Why HVAC affects comfort, air quality, and durability (02:51) Why houses are not too tight (04:19) When HVAC planning starts in the design process (06:09) Why builder and subcontractor coordination matters (09:09) Oversized systems and Sheri’s real-life examples (11:40) Gas, electric, geothermal, and heat pump choices (15:26) Radiant floor heating and why it needs a second system (16:41) Duct layout and protecting the design of the house (19:03) Working around duct constraints in old homes (22:49) Why easy subcontractor solutions can hurt the project (23:56) Final thoughts on the architect’s role Have questions? Want to be on our show? Email us!  admin@htsspodcast.com [admin@htsspodcast.com] Learn about our hosts: Marilyn: Runcible Studios: https://runciblestudios.com [https://runciblestudios.com] SherI: Springhouse Architects: https://springhousearchitects.com [https://springhousearchitects.com] Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com [https://pcm.adswizz.com] for information about our collection and use of personal data for advertising.

Mailbag: Hidden Costs, Site Risks, and First Steps That Matter

In this mailbag episode of Home: The Second Story, we answer three questions that come up early in almost every home project. First, we talk about the fear of missing hidden constraints before buying a property or committing to a renovation. We walk through the kinds of issues people should investigate early, including zoning, setbacks, easements, drainage, septic limitations, wells, and utility concerns. We explain that these questions often involve multiple layers of rules and that what looks simple on the surface can quickly become more complicated. Our main point is that bringing in an architect early can help homeowners make sense of those moving parts before they get too attached to a lot, house, or idea that may not work. Often, the operative question is not what, but how. We also talk about what to bring to a first meeting with an architect. Inspiration images, Pinterest boards, a survey, and a rough budget are all helpful, but we say the most important thing is having a sense of your priorities. You do not need to arrive with every detail figured out. In fact, part of the process is discovering what matters most, what tradeoffs are worth making, and what ideas may not need to stay on the list. We explain that good design starts with honest conversation, clear goals, and a willingness to engage in the process. We also underline how important it is to share your budget early so the project can be shaped around real expectations. And while you should bring your own opinions, you don't need to crowdsource every idea before - or after- meeting with us! Finally, we dig into the question of what a custom home or renovation will really cost. We break down why price per square foot is only a rough starting point and why homeowners need to understand the difference between a full project budget and a construction budget. We talk about the many expenses that sit outside the build itself, including land, design fees, consultants, financing, furniture, contingency, and temporary housing. We also touch on allowances, soft costs, and the risks of vague contracts or unrealistically low estimates. Throughout the episode, we come back to the same advice: start strong, ask questions early, understand what is actually included, and work with professionals who will tell you the truth before the stakes get higher. (00:00) Intro (02:36) Why zoning rules are harder than they look (06:16) Surveys, setbacks, and easements (12:14) Wells and water access (13:04) Hidden constraints in renovation projects (14:59) What to bring to your first architect meeting (17:28) Why priorities matter more than perfect ideas (21:41) Budget honesty from the start (25:28) Why price per square foot is only a rough gauge (30:39) Spec homes vs true custom homes (35:27) Allowances and soft costs explained (38:24) Consultants, code requirements, and surprise expenses (42:28) Contracts, change orders, and cost structure (45:22) Final takeaways on starting strong (49:00) Outro and how to send questions Have questions? Want to be on our show? Email us!  admin@htsspodcast.com [admin@htsspodcast.com] Learn about our hosts: Marilyn: Runcible Studios: https://runciblestudios.com [https://runciblestudios.com] SherI: Springhouse Architects: https://springhousearchitects.com [https://springhousearchitects.com] Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com [https://pcm.adswizz.com] for information about our collection and use of personal data for advertising.

Project Costs: Figuring Things Out Early (Snack Sized Episode)

We open this snack size episode by asking a simple but critical question. How do we estimate the cost of a renovation or new home when the design is still evolving? We explain that the conversation starts before someone even becomes a client. In our first discovery call, we ask three questions. What is the scope of the project, what is the timeline, and what is the budget. Most people say they do not know their budget because they do not know what things cost. We clarify that cost and budget are not the same. Budget is what you can spend. Cost is what something might require. Without knowing the budget, we would be designing in a vacuum and cannot guide decisions. Sharing a real budget helps us design responsibly. We are not judging anyone’s number. We simply need a target. If a client says they can spend $500,000, we will design toward that amount. If the real number is lower, the client should say so early. Otherwise expectations drift, and the design can quickly outgrow what someone can afford. From there we describe how cost checking works during design. Early conversations are based on experience and ballpark numbers. We promise clients that if they share a real budget, we will design something that is close to it. Sometimes we realize during the design process that the wish list does not fit the budget. When that happens we call a meeting, explain the gap, and pivot early before anyone gets too attached to ideas that cannot be built. One way we can help clients understand tradeoffs is the grocery cart method. During schematic design we put everything in the cart. Then we ask contractors for early pricing. This is not a contract price. It is a ballpark number. Once we see the receipt, we can decide what to remove or change. We also talk about bringing contractors into the process at the right time. Contractors need drawings and clear information to give meaningful estimates. If someone walks a builder through a house with no plans and asks for a price, the answer will be a huge range. If a builder quotes an exact price this early, that's a red flag. Good pricing depends on good information. Another common misunderstanding is the difference between project cost and construction cost. Construction cost is only the building itself. Project cost includes everything else. That means architecture fees, site work, landscaping, furniture, moving costs, and other services. Many homeowners talk in project cost while industry professionals talk in construction cost, which can lead to large misunderstandings. We close by emphasizing one key point. Work with professionals who tell you the truth about costs, even when it is uncomfortable. Honest conversations early in the process make better decisions possible and prevent painful surprises once construction begins. Once you've broken ground, as Sheri says, "You're married."  And a divorce from your team is much harder. (00:00) Intro (00:36) Budget vs Cost Explained (02:34) Why Architects Need a Real Budget Number (04:19) Designing Within Budget Expectations (05:54) The Grocery Cart Method for Early Design (07:28) Ballpark Pricing From Contractors (10:04) Why Renovations Are Harder to Estimate (13:15) Why Accurate Drawings Matter for Pricing (16:55) The Problem With Googling Renovation Costs (18:14) Site Conditions That Change Pricing (19:57) Project Cost vs Construction Cost (22:19) Avoid Professionals Who Tell You Only What You Want to Hear (23:41) Final Thoughts Have questions? Want to be on our show? Email us!  admin@htsspodcast.com [admin@htsspodcast.com] Learn about our hosts: Marilyn: Runcible Studios: https://runciblestudios.com [https://runciblestudios.com] SherI: Springhouse Architects: https://springhousearchitects.com [https://springhousearchitects.com] Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com [https://pcm.adswizz.com] for information about our collection and use of personal data for advertising.

Why Skipping a Designer Made This Kitchen Remodel Harder

We talk with Cami Pinsak about a kitchen remodel in her 1950 ranch home in Camarillo, California, and the conversation turns into a very clear lesson about what happens when a homeowner tries to manage too much of a renovation alone. What began as a simple kitchen update, driven in part by the need for a new refrigerator, quickly expanded into a larger project with more decisions, more coordination, and more stress than expected. Cami explains that she and her husband had lived with a dated 1990s remodel for years, and once they finally committed to changing it, they moved ahead with drawings and engineering but without hiring a designer to guide the process through construction. As we hear from Cami, the biggest challenge is not her taste level or ability to choose finishes. She knows the look she wants. The real problem is managing the constant flow of decisions, trade coordination, schedule disruptions, and communication gaps with the general contractor and subcontractors. She describes how she has had to act like the project manager herself, chasing updates, figuring out what needs to happen next, and learning far more than she ever wanted to know about sinks, quartzite, cabinet stains, and lead times. She makes the point that a designer would not just have helped with aesthetics. A designer would have curated options, set expectations, created a realistic sequence, reviewed drawings and details, and shielded her from a lot of avoidable frustration. The conversation also highlights how custom work breaks the illusion of instant gratification. Materials are not always available quickly, and small choices can create major delays when they affect cabinetry, countertops, paint, or installation order. Cami shares several examples, including the difficulty of finding a 43 inch double bowl sink and the cascading impact that one unresolved choice can have on everything else. We also talk about how contractors and subs often recommend what is easiest for them to build, not always what is best for the finished design, and why having an architect or designer in the middle helps protect the homeowner from compromises they may not recognize until it is too late. Even in the middle of the mess, Cami can see the payoff. The kitchen has been opened to the living spaces and views beyond, the cabinetry is finally coming together, and she can picture the finished room improving daily life in a real way. Her advice is direct: interview several designers, compare levels of service, and hire support that fits your budget. Otherwise, you may end up paying in stress, time, and mistakes what you thought you were saving in fees. (00:00) Intro (01:39) How a kitchen update became a bigger remodel (05:52) Why not hiring a designer became the biggest mistake (08:49) What could have convinced Cami to hire one (10:58) Cabinet stain delays and timeline problems (13:50) Instant gratification vs real material lead times (16:16) What Cami expected from the contractor (18:33) Contracts, lien waivers, and missed protections (22:12) When contractors recommend what is easiest (24:24) Language barriers and daily site communication (27:11) The emotional toll of living through construction (29:27) Why good builders want a designer involved (31:52) Where the project stands now (34:27) Budget, allowances, and hidden costs (38:13) Cami’s advice to homeowners (39:19) Post interview reflections from Marilyn and Sheri (45:35) Why instant decisions do not work in custom projects (50:15) Comparing designer service levels (51:32) Outro and how to be a guest Have questions? Want to be on our show? Email us!  admin@htsspodcast.com [admin@htsspodcast.com] Learn about our hosts: Marilyn: Runcible Studios: https://runciblestudios.com [https://runciblestudios.com] SherI: Springhouse Architects: https://springhousearchitects.com [https://springhousearchitects.com] Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com [https://pcm.adswizz.com] for information about our collection and use of personal data for advertising.