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

Brooklyn Gut Renovation: What Patrick Wishes He Knew Before Starting

We talk with Patrick Paul about a Brooklyn gut renovation that began as something much smaller and turned into a much bigger project. Patrick bought a two-family home in a historic district in New York City after years of searching. He and his family used an FHA loan, lived with the risk of an as-is purchase, and took on a house that came with both DOB and landmark violations. The project started in November 2024, reached completion in July 2025, and, like many homes, still has work happening around the edges. Patrick’s biggest lesson is that he wishes he had brought in an architect earlier. He had a real estate agent and a lender from the start, but the architect came later through the contractor. Looking back, he believes an architect could have helped him understand the house better before purchase, shape the renovation strategy, and maybe even strengthen the negotiation. In a city like New York, where agencies do not always communicate clearly with each other, the architect and expediter became essential. The permitting process involved the Department of Buildings, Landmark, and the added complexity of working in a historic district. The original plan was to patch things up, live in part of the house, and phase the work. After the architect asked better questions about noise, dust, permits, resale, and the unknown conditions behind the walls, the project shifted toward a full gut renovation. Patrick explains that every trade carried a different level of uncertainty. The electrician did not know what old wiring might be behind the walls. The plumber could not fully price the work without knowing what needed to be opened. The risk of piecemeal work became too high, so the full gut became the more sensible long-term decision. The renovation was stressful. Patrick and his family were spending money they did not really have and trusting people they were still getting to know. They dealt with decision fatigue, delays, and the emotional weight of watching the house get torn apart before it came back together. Patrick stayed involved by visiting the site often, asking questions, and keeping communication moving through the architect, GC, and foreman. He learned how important the foreman is because that person knows the daily reality of the job better than almost anyone. The biggest construction issue came when the wrong joists were installed. The architect caught the mistake during construction administration, which forced the GC to replace them. The relationship was strained, but the problem was fixed before it became a hidden structural issue. That moment became a clear example of why construction administration matters. Now that Patrick is living in the house, the stress has turned into pride. He knows the details of the home, from the doors to the layout to the systems behind the walls. The house supports the way his family lives, hosts, works, and gathers. It was scary, expensive, and difficult, but it became an investment in family life, not just real estate. (00:00) Intro (00:45) A project that became a gut renovation (01:22) Working with an architect and expediter (03:23) Why city approvals need the right expertise (04:15) What Patrick would tell his past self (05:56) Buying a two-family home with an FHA loan (11:57) Buying an as-is house with violations (13:26) Why the project became a full gut renovation (17:55) Staying involved through proactive communication (20:07) How to be present on site without disrupting the team (22:22) Why the foreman matters so much (29:38) The joist mistake that changed the project (33:15) What construction administration really protects (36:33) What Patrick loves about the finished home (39:41) Marilyn and Sheri reflect on Patrick’s lessons (50:38) Closing and how to share your story 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.

What To Say When Things Start Going Wrong (Snack Sized Episode)

In this snack-sized episode, we lay out three simple phrases that help when a construction project starts to feel tense or disorganized. The focus is not on winning an argument. It is on getting everyone back to the same set of facts so the team can move forward. The first phrase is, “Let’s look at the contract.” When communication breaks down or stress rises, the contract is often the best place to start. It defines what counts as completion, what counts as a delay, how payments work, and what happens when part of the work is in dispute. Instead of reacting emotionally, we can return to what was already agreed to and use that as the basis for the next step. The second phrase is, “Let’s look at the drawings.” The drawings are part of the contract documents, and they show what the team agreed to build. In the middle of construction, it is easy for everyone to rely on memory, especially when there are multiple projects and many revisions in play. Looking at the drawings brings everyone back to the same information. It can also calm a charged moment because people stop speculating and start looking at the actual plan. Sometimes the drawings do not fully resolve the issue, and sometimes they reveal that something was missed. Even then, they still give the team a clear place to begin solving the problem.  Drawings can say, in pictures, what would take far longer to say in text. The third phrase is, “Let’s look at the minutes.” Weekly meeting minutes create a record of decisions, responsibilities, and timing. They help track who agreed to what and when an issue first came up. The episode makes a strong case for architects keeping and organizing the minutes, because that process helps shape an accurate narrative of the project. Marilyn and Sheri also talk about AI tools for meeting minutes. They see value in them, but they do not think AI is fully reliable yet. It can miss context, confuse speakers, and create concerns around confidentiality and recording. For now, they describe a hybrid approach as more useful. The larger point is that custom residential work is complicated, and perfection is not the standard. Problems will come up. The goal is to keep the team aligned, reduce finger-pointing, and stay focused on solutions. These three phrases help do exactly that by bringing everyone back to the contract, the drawings, and the written record. (00:00) Intro (01:30) Phrase 1: Let’s look at the contract (05:18) Phrase 2: Let’s look at the drawings (13:24) Phrase 3: Let’s look at the minutes (15:23) Why owners need to review meeting minutes (16:01) AI for meeting notes: benefits and limits (19:05) Who should receive the meeting minutes (22:07) Final recap of the three phrases (23:06) Outro 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.

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.