No, not at all reasonable. Realtors have no place inserting themselves into a home build. That's not their profession, and any one that tells you that they know what they are doing with regards to a build should be viewed with great suspicion. Or, they need to get their GC or architect's license and actually do the job that they say that they can.

And "basing a plan off an existing structure" isn't any easier than starting from scratch. In fact, it can be tons more difficult.

You're setting yourself up for a poor experience here. Design build is one sure way to get the most expensive build, with the least amount of creativity and competitiveness. If you want to have a tract builder experience, you can certainly do so for a lot less money.

Bottom line is that DW has a hard requirement to be able to walk through and experience a house before construction starts. That means building custom from scratch is not an option, plain and simple. I completely agree that this will not be easier, but it is what it is.

The realtor isn't pretending to be an architect or builder. She is a facilitator and brings 30 years of experiences (good and bad) to the table.

Hoping for a few balanced perspectives, maybe from CONSUMERS and not the architect community on this forum.

I'm not an architect. I'm a Kitchen Designer, and have been on both sides of the design equation. I would gently suggest that your DW download the consumer version of Chief Architect and learn to extrapolate visually from lines on paper. It's a great tool for helping to do that.

Thanks - I'll give that a try. Fair warning, she's as stubborn as they come! ;-)

One thing to keep in mind is the Realtor commission may be more than the architects fees. I'm a consumer and would say a realtor will not provide significant help in the build process. You would be better off putting the commission dollars towards an architect to draft the plan, an interior designer to help with selections and attorney to draft/review the contract.

The realtor isn't pretending to be an architect or builder. She is a facilitator and brings 30 years of experiences (good and bad) to the table.

What exactly is she going to facilitate? Can you and your wife not state what it is you want in a house without her. Why do you think having her as a facilitator would be the best route to take? Her experience is in getting a sale of an existing house. Custom home building is different. An existing house, for the most part, is what it is. With a custom home, the sky is the limit and there are tons of decisions to make.

Although, if you are just planning on making a few tweaks to an existing plan that you have walked through, perhaps you are more interested in customizing an existing plan rather than building a custom home. I think there is a difference, others may not agree.

I would be ok using a realtor on a consulting basis (hourly fee) for some things, or on a commission basis if you need to find and purchase the site. But reviewing contracts -- is she a lawyer?

Do you already own the land? If not, why not just buy an existing home that you like from one of the builders? Seems like that would solve your walk through problem, and if you really are only thinking of tweaks you might be better off just doing a small remodel rather than waiting for an entirely new house to be built. If you are financing, it also would be simpler to buy existing . . .

Good luck.

Hmm, you guys have me second guessing the decision to use a realtor. I would actually feel much more vulnerable dealing directly with a builder (no matter how good their reputation). It seems valuable to have a third party that does hundreds of these transactions. I'm assuming she is negotiating a flat fee with the builder, but I might dig in to better understand the fee she's pulling. If I feel it's too excessive, I will address that. Obviously we're paying for it in the end. There is value. The question is how much it's worth.

I'm not sure why there is a recommendation to buy existing just because we're not looking at a from-scratch custom design. We are building a new home that may not be completely custom but will by all means be unique and meet our specifications.

Hi shiltsy, I just found the old thread where you posted about purchasing your property with a link to photos. That might be helpful to people commenting who don't know your situation. I suggested looking at existing because I didn't realize you already had a lot, it seemed to me that there was an emphasis on being able to walk through the house before buying, and because I read "tweak" as "no major changes." Many times, stock or existing floor plans do not translate optimally to different pieces of property. Based on your photos, it looks like you have a flat open building site with plenty of room for your dream home. Wishing you and your wife the best.

Here is a link that might be useful: Shiltsy's lot?

Oaktown - Yes, I definitely should have called that out. We own the 3 acre lot and do have plenty of room. House orientation and building to suit the site is very important, so our first step will be walking the lot with the builder.

The building site is honestly what I'm most excited about. It's a rural setting atop a hill with a 20 mile view from the front porch ... I've attached a photo from this past spring. It's much prettier with everything green.

{{!gwi}}

Being the owner's advocate is part of what a full service architect will do. I'm really confused as to why you don't want to use those services in light of actually wanting those services from someone-----that doesn't have a clue how to provide them. A REA doesn't belong in the middle of any build. It's outside their expertise in so many ways. No matter how well intentioned they may be, they do not have a clue about construction supervision. If they did, they'd do it professionally and make more money.

Live Wire - as I mentioned in the original post, the builder has two independent architects they use.

Again, I'm rethinking the realtor in this equation. Honestly, it's very common here (even in new construction), but the feedback provided by this group does make sense.

I'm not sure what this realtor's job would be, except to add more cost on to your final product??? How does she belong in this equation?

If you are doing a custom job, you need an architect and a builder.

I'd stay away from a RE agent. What she knows is what's currently selling on the market. In our area, all the RE agents would've told us is we have to have stainless appliances, granite counters and hardwood floors. We have none of those things. The RE agent would've had a baby over how we personalized the home to our needs with an absolute ban on the word "resale". We were building a home for our needs, not the needs of the next homeowner 15 or more years down the road.

Further, one of the most expensive things you can do in building is make changes. Changes often happen because of miscommunication...and miscommunication goes up as a square of the number of people involved. So I don't see anything this REA will add except costs, miscommunications, and attempts to keep you from what best meets your needs.

If your DW is not comfortable with spaces without walking through them, then help her picture spaces by going to model homes, open houses, etc. where she can see rooms that are similar or smaller or larger that will help her judge what she'll be seeing. The builder should also be able to refer you to past clients with similar rooms and set ups that you can see. When we were building, we also did mock ups in our existing home for layouts of things like kitchen cabinets, bathrooms, door swings, etc.

Is this realtor some family friend? Someone you have a crush on? What on earth is the unnatural attraction? It's like using a minister to advise you about the intricacies of brain tumor surgery.

You already have enough unrealistic constraints on board to fail badly in this endeavor without adding in anothr layer of total uselessness.

If you actually want to succeed at a build, then hire an architect to help you with the design and contractor supervision. Then comes the hard part: LISTEN to them. Remember, talk to the brain surgeon about brain surgery and hear what they tell you.

Otherwise, sell the lot and buy an existing home. You're setting yourself up for a costly failure to think that you are smarter than the systems that are in place for the process. Unless YOU are a construction or design specialist yourself, then you need the expertise of those professionals to do the jobs they have the training for. In the roles at which they make their living, not outside their areas of expertise.

you crack me up hollysprings!

I agree that OP hasn't a firm grasp on the process.
but maybe he can get there.

first thing...close that wallet.
don't hire people doing something that is unclear,
for an unknown amount, for an unknown benefit.

I don't see how to get someone past this:
"Bottom line is that DW has a hard requirement to be able to walk through and experience a house before construction starts."
what does that even mean?
walk through a house that isn't built?
isn't this what open houses are about?

go to open houses, pick a plan.
pick a open house/plan your wife can walk through & experience.

build that one.

hasn't 3D software been mentioned for the experience
of the house prior to build? try that.

best of luck.

If you want the best design for your family and how you use it, use the architect you want to use. Do not use the ones the builder has. they typically work with/for the builder. They come as a team, and there is a reason for it. It benefits the builder in most cases. As a side note, at least around here, very few builders actually have true architects, yet many claim they do. What they actually have is a "designer" with drafting ability. Do not want to jump to conclusions, but if you are serious about them, request if they are actually a licenses architect.

The process is simple, not sure why it needs to be any harder.
Hire the architect you want. Let him/her work through with you your home design based on your program and needs. They will make it fit your site, take day lighting into consideration, materials and products to best fit your needs, etc. That is their job. A builder will typically have a set of options to choose from, and anything differing from that is full retail price add.
Modifying a spec home doesnt mean you will save any money on the construction process. Most builders around here price modified spec homes as they would a full custom home from scratch.
After the architect makes the plans, have the plans bid by 3 or more contractors you like. You get a number, and construction starts. As problems arise, you consult your architect. Remember, they are one your side, looking out for your best interests. They can review change order costs or find solutions to fix issues that may arise other than what a contractor may suggest or push.

No realtor needed, unless you want to sell or buy an existing home.

And for full disclosure, yes, I am an architect. However 15% fee for a home? sign me up! Typical rates are anywhere from 3-8 around here.

I would be surprised if your real estate agent wouldn't loose her license for such an arrangement! Real estate licensing books very clearly say never to act in the fashion of a lawyer unless you are licensed to. It doesn't even seem like the best use of the realtors time. I don't get why you are refusing to use an architect that you like his style. Or not searching for one who you like their style better. You should be able to get plans that you and your wife like and bid the same plans to the two different builders you are interested in. You and your wife can still walk through the two builders homes as a start. You are assuming that one of them will even fit your needs without viewing them. As for not wanting to deal directly with the builder, that is not how the home building process works. Good luck with your plan.

Maybe we are jumping to conclusions. How is the realtor paid in this arrangement? On commission or by the hour? Check to see how their pay would compare to that of an architect.

It does sound like you are using a salesmen like a cross between a lawyer and an architect. This makes those of us in other professions cringe...lawyers and architects both have WAY more training then real estate agents.

You say dealing with the builder directly is "scarier" then dealing with the realtor. Why? They are both businessmen trying to sell you something. Is it because the builder is male? You don't know them? The Real Estate Agent has a better bedside manner?

If you do use them, AnnieDeighnaugh makes a good point. There major expertise is in what sells and what doesn't...not what is expensive to build. Be aware of that and compensate......chasing the latest trends can bankrupt you.

I think some folks advised you to buy a house because your wife feels more comfortable walking through a home...naturally that is something you can get better from a prebuilt house. Is there something about the lot that makes it especially valuable to you? Maybe there is a reason for this that we aren't aware of off in internet land?

Also, put a lot of thought into the lot, and whether these plans would work on that lot. Think about house orientation, drainage, etc. Those are things a good architect would think of, but if you are skipping the architect, you will have to. These are things that get forgotten when you are transplanting a house to a new location.

Thanks everyone for the thoughtful responses. Thinking about this a lot more over the past couple of days, we've decided to engage directly with an architect and builder. We trust the realtor and are going to offer to pay her hourly for times that we'd like her guidance and advice.

We just broke ground in September so I have some recent experience as a consumer. It's been long, frustrating, and expensive. Good luck to you!

Since you are moving forward I will just offer the following bits of advice:

1. Have a real attorney review any contracts. Nobody advocates for you in these relationships. You need to make sure you advocate for yourself and that means hiring an attorney before you sign any contracts.

2. My spouse is unable to imagine spaces as well. So we went on numerous house tours. I would say "this master bedroom is the exact same size as ours, but the window would be over here..." and then he would begin to understand.

This was really helpful with the kitchen, as he kept saying how small the kitchen was as designed and I kept saying "it's huge...any bigger and you are cleaning it!" I would show him kitchens in spec homes and say things like "this is smaller than ours would be..." He finally got it.

I am that challenged dw. I cannot judge spacial size at all. We went to some parade homes before we started designing and a few of them actually had dimensions of the rooms posted - oh happy day! I also brought a tape measure and was not afraid to use it. Same thing for rooms that were way too tight (you know the one that looks so cozy until you realize they have almost NO furniture in the room or at least not enough to seat a family of 4). Or the kitchen with an island that was so tight you almost couldn't open the fridge fully (seriously). I made note of those also. It really is helpful.

If I saw a room layout and size that felt right I took a pic if it was allowed, measured and then went home and drew it out on graph paper (yes I am that girl). Viola. Felt much better. Then when it came time to work with a designer I could say - I want the full bath like this - around this dimension - no smaller or could be wider but not narrower or whatever. I knew what felt right and could see when the doorway was too small or caused traffic problems. All of those things I could easily see in a walk through and it did make me look at plans and ideas differently. Does that account for every little thing when designing - certainly no but it helped me a lot. You have to be able to convey your wants/needs clearly to whomever you are working with and I think without visiting spaces that would have been very tough for me. Is my house *perfect*? No it had it's share of snafu's or oopses but those considered it's pretty darn close to how we wanted it to live.

Best of luck to you.