The Idea Blog - Residential Architecture in Charlotte, NC - Houghland Architecture

Evaluating cost-per-square-foot

Sat, 25 Jul 2026 17:29:24 GMT

Why Two Houses the Same Size Can Cost Wildly Different Amounts to Build

Two 3,500-square-foot houses can cost dramatically different amounts to design and build, because square footage only measures floor area, not complexity. Roofline, foundation type, finish level, site conditions, and structural choices often matter more than size, which is why cost-per-square-foot estimates are often unreliable, yet often quoted. You have heard this before but make sure to compare apples to apples.

I had some very thoughtful clients recently who started with a price per square foot fixed in their minds. A friend had built a house, similar size to what they wanted, give or take a couple hundred square feet, and had told them exactly what it cost per square foot. They had done the math on their own project and had a budget they felt good about.

After some investigation on the specifics of their friend’s house, we determined that we were, in fact, comparing apples and oranges. Their friend’s house was fairly large, but it was essentially a large starter home, which is a very common situation these days. There was nothing wrong with their friend’s house. It just had a dramatically different specification level and a very flat lot, both of which helped lower their price per square foot.

I often use the following example to illustrate how to quantify the accuracy of a square-foot estimate. Finishes can dramatically alter the price per square foot. Imagine we need to know what kind of toilet to install in the Primary Bathroom. A visit to the Kohler plumbing website for toilets delivered 139 results. There are options for smart toilets, continuous clean toilets, tall toilets, one-piece toilets, and two-piece toilets. There are prices from several hundred dollars to several thousand dollars. Quite a price difference depending on a seemingly simple decision on which toilet to buy. Now take that same range and apply it to your appliances, finishes, HVAC system, etc. (See our blog post on HVAC.) Cost-per-square-foot estimates get challenged quickly under this scenario.

So Why Doesn't Square Footage Tell the Whole Story?

Square footage is a science-sounding number. It's precise, it's easy to compare, and it feels like it should predict cost the way weight predicts shipping charges. But a house isn't a box of a certain size; it's a few thousand individual decisions, and most of those decisions have nothing to do with how many square feet you're heating and cooling.

This is where architecture stops behaving like a spreadsheet and starts behaving like what it actually is: part art, part science, both at once. The floor area is the science. Everything that happens within that floor area,how the roof comes together, how the rooms connect, how much natural light you're chasing, is closer to art, and art doesn't average out neatly across a per-square-foot number.

Cost-per-square-foot isn't useless. It's just a blunt average of somebody else's decisions, not a formula for yours.

What Actually Drives the Cost Difference?

If two houses are the same size but wildly different in price, it's almost always one or more of these:

Roof complexity. A simple gable roof and a roof with six planes, three dormers, and two valleys can sit over the exact same footprint, and cost nowhere near the same to frame, flash, and shingle.
Foundation and site conditions. A flat, easy lot and a sloped lot with drainage issues or tricky soil are two completely different foundation budgets before a single wall goes up. This is often the single biggest surprise for homeowners who fall in love with a lot before understanding what it's sitting on.
Structural spans. That open-concept great room with the wall of windows you keep pinning on Pinterest? Beautiful, and structurally a different animal than a house broken into smaller, load-bearing rooms. Bigger spans mean more steel, more engineering, more cost.
Finish level. The gap between builder-grade cabinetry and custom millwork, between a stock tile and a hand-selected stone, can swing a budget more than almost anything else on this list, and it has zero relationship to square footage.
Mechanical systems. A zoned, high-efficiency HVAC system designed around how a family actually lives in a house costs more up front than a one-size-fits-all system, and it's worth every penny in comfort and long-term efficiency. (If you want the deeper version of this argument, check out our blog post .)
Ceiling height and volume. Ten-foot ceilings versus eight-foot ceilings sound like a small aesthetic choice. They're actually more cubic footage of air to condition, more wall to build, and more material almost everywhere you look.

None of these show up in a "dollars per square foot" conversation. All of them show up on your final invoice.

Does Code or Zoning Ever Add to the Cost?

Sometimes, yes, and it's worth knowing this exists before you're surprised by it. Charlotte's Unified Development Ordinance and the NC Residential Code both carry requirements that have nothing to do with your taste and everything to do with the lot you're building on: setbacks, fire separation between structures, egress requirements, energy code minimums, wind load and earthquake requirements. None of this is dramatic on its own, but it can quietly shape, and occasionally add to, a budget in ways that a generic square-footage number never accounts for. For example, a house along the beach at Pine Knoll Shores will not compare on a cost-per-square-foot basis to one on Badin Lake because of the additional wind load requirements along the North Carolina coast.

These code-related requirements are usually a smaller factor than roofline or finish level, but they’re part of why identical house plans can price out differently depending on where they are located.

How Do You Get an Honest Number for Your Project?

Here's the honest answer: you don't get a real number from a friend's house, a magazine, or a per-square-foot rule of thumb. You get it from doing some real work and sitting down early with someone who can look at your actual lot, your actual wish list, and your actual priorities, and talk through where your money is likely to go before you've fallen in love with a design you can't build. There is no harm in doing some research on cost-per-square-foot, but understand that once a design is in motion and specification levels are established, your starting number will always shift, usually up but sometimes down. And also remember the only way cost-per-square-foot comparisons work is if you are, sorry for the repeated cliche, comparing apples to apples.

The Bottom Line

Cost-per-square-foot isn't a lie. It's just not a promise. Treating it like a fixed price is one of the more expensive mistakes homeowners make before they've even hired anyone, and it's an entirely avoidable one. If you're starting to think seriously about a custom home or a major addition, the most useful thing you can do isn't finding a better per-square-foot number. It's finding someone who'll walk your specific project through the decisions that actually set the price.

Have questions about what's driving the cost of y our specific project? Reach out to schedule a conversation - no pressure, no sales pitch, just an honest look at what you're working with, or email us at gray@houghlandarchitecture.com

Understanding The Cost Of An Architect In Charlotte, NC

gray@houghlandarchitecture.com (Gray Houghland) — Fri, 17 Jul 2026 17:08:22 GMT

The Fee Question

In Charlotte, most residential architecture fees run 6% to 15% of construction cost. Our minimum fee for permit-ready drawings for a custom home is 6%. Full service through construction typically lands between 10% and 15%. Continue reading to peek behind the curtain.

Fee as Percentage of Construction Cost

To make sense of those percentages, it helps to start with how architects actually calculate fees. This method is the easiest way to discuss and understand architectural fees and is the most informative. Here is an example: your new house will cost $1,000,000 to build and the architecture fee for a construction set of drawings is 6% of the cost of construction. So, $1,000,000 x 6% = $60,000. That is easy math. And it makes some good sense. When the size and cost of construction go up the fee goes up. When the size and cost decrease, you guessed it, the fee goes down. But there is more.

Typical Fee Ranges

The next mystery that you will encounter when researching architecture fees is that fees are defined as a range. You will see ranges like 8% to 15%, or 6% to 10%, of the cost of construction. So why the range and the difference? Let’s imagine you are buying a car. The criteria affecting the price are the manufacturer, model, age, and features. A similar list of criteria will affect your architectural fee.

Scope of Services Make a Difference

Architectural projects come in all shapes and sizes. Some are small and simple, some large and complex. Sometimes final design solutions are understood from the beginning, sometimes they are harder and more time consuming to discover. Architects offer dozens of services across a project lifecycle, everything from site feasibility studies to construction administration to help selecting a toilet. The full list is at the end of this post if you're curious. The specifics really don’t matter, it's the wide range and variety of services offered that hopefully help explain why there is a corresponding range of architecture fees.

Minimum Fee

I imagine you still want to know a number, a cost. Let me start at the easiest fee level to define - permit or construction drawings. On average our lower end, but still custom, design services are 6% of the cost of construction. This will get you a minimum set of drawings with which your builder can get a permit and build the structure. There are many decisions these drawings will outline, but there are many that still need to be made.

Full Service

Full service fee ranges from 10% to 15% of the cost of construction. This range involves adding more detail and decisions to the planning process. Kitchens have more detail, cabinets and appliances get defined, lighting and electrical plans are developed, as well as specifications on materials and finishes.

The simple answer is how many of the hundreds of decisions that go into a house design do you want or need help to make? This comes down to an honest analysis of your strengths and weaknesses and the time you have available to come up with answers. Most clients end up in this middle ground, and most toward the upper end of the middle ground.

Here in Charlotte, good builders are very busy, especially those working in Myers Park, Eastover, and Foxcroft. When you search for a builder to work with, remember they are also searching for good clients. We can help make your pitch to attract the best builders. The extra steps we take to assist you with your resume, if you will, will push you up the fee ladder, but we are confident it is money well spent.

Sometimes a picture is worth a thousand words. See our chart of fee and corresponding tasks:

How to decide on a fee and a level of service

I am going to guide you by example. Imagine we need to know what kind of toilet to install in the Primary Bedroom. A visit to the Kohler plumbing website for toilets delivered 139 results. There are options for smart toilets, continuous clean toilets, tall toilets, one-piece toilets, and two piece toilets. There are prices from several hundred dollars to several thousand dollars. If that list does not scare you or bring you to tears then you are a candidate for a lower level of service and less assistance will be needed from the professionals involved in your house project.

In short there are three categories of professionals involved in your project that could potentially assist you with decisions, the architect, interior designer, or builder. If you do not make the decision yourself, one of those professionals is going to spend time and energy helping you, and that deserves payment.

Before you panic that there are too many decisions and no way to know how much help you will actually need, let me offer the following process and words of encouragement. At least with our architecture firm, you can sign up for a lower level of service to get things going. Once you reach the point where additional help is needed we will sound the alert and you can regroup and decide how you want to proceed. The decisions you will be asked to make are much easier to digest in small bites. We don’t expect you to eat breakfast, lunch, and dinner in one sitting. Furthermore, we don’t expect our clients to have all the answers and know exactly what they want throughout the process. That would not be a fair or reasonable expectation. But we ask that you understand when you want and need additional assistance there is a fee associated with the effort.

Some Frequently Asked Questions on Fee

A Final Word

I hope we have helped you understand that architecture fees have a range. A range reflecting the variation of services we offer. Rarely, if ever, are two projects exactly alike, so to be fair, rarely are two fees exactly the same.

Every project is different, and cost depends on your site, scope, and finishes. If you're considering a project in the Charlotte area, we'd be glad to walk through what's realistic for your situation.

Maximizing a Myers Park Infill Lot

Wed, 08 Jul 2026 16:05:42 GMT

Some thoughts on designing new homes in Myers Park

Maximizing a Myers Park Infill Lot: Designing a Timeless Traditional New Home for Modern Living

At least recently and for the foreseeable future, maximizing a Myers Park infill lot involves tearing down an older structure and constructing an entirely new house. Most of the time that means designing a timeless, somewhat more traditional home that honors the neighborhood's historic streetscape while seamlessly introducing a slightly more open, highly functional floor plan optimized for modern family living. If done with restraint, finesse, and respect for your neighbors, you will have a very livable house in a great neighborhood that will grow significantly in value.

Why Tear Down and Build New on a Myers Park Infill Lot?

Tearing down an aging home on a Myers Park infill lot in Charlotte allows you to bypass the structural compromises of a remodel while securing a highly sought-after location. Often our clients, when asked what portion of their existing house is working and worthy of preservation, come up with very little and sometimes nothing. Building custom new construction from the ground up ensures you get modern energy efficiency, functional spatial flow, and tailored spaces without leaving your ideal neighborhood.

When homeowners debate between a whole-house renovation and a complete tear-down, the deciding factors are usually related to the floor plan and outdated room size and locations. Historic homes often feature low ceilings, cramped structural footprints, and major foundational hurdles that restrict more open living layouts. Let's face it, we now expect very different spaces in our homes than our parents and grandparents did when they were planning their homes.

By opting for a teardown, you gain a blank slate to engineer a home around your lifestyle. You can seamlessly integrate advanced construction details, specify proper high-performing insulation, and design rooms with generous daylighting. But before all the destruction happens, we will start with an analysis of the existing home and determine the options for renovating and adding on, then compare that to the cost of new construction to give you some financial guidance to add to the architectural advice.

Navigating Myers Park Architectural Rules and Charlotte UDO Guidelines

Navigating Charlotte’s Unified Development Ordinance (UDO) requires balancing maximum building coverage caps, strict front setbacks, deed restrictions, and historic tree canopy protection rules. To design a substantial modern home on a narrow infill lot, an architect must deploy clever spatial geometry to maximize the buildable footprint without triggering zoning violations.

The most common zoning hurdle on a neighborhood infill lot is the building coverage limitation. In classic Charlotte residential zones, all roofed footprints—including the primary dwelling, covered porches, and detached garages—cannot exceed a set percentage of the overall lot size.

Our design process maps these constraints before the first sketch is drawn. We ensure the house feels rooted in Myers Park’s heritage while securing every square foot allowed by local ordinance.

Designing Traditional Charlotte Exteriors for Modern Interior Lifestyles

Designing a traditional exterior for modern living means matching timeless classical proportions, such as steep gables, balanced dormers, and brickwork, with a flowing interior floor plan. The ultimate goal is a custom home that looks like it has always been part of the streetscape, yet functions with wide-open, interconnected spaces inside.

The exterior architecture should respect the local context by honoring classical Southern detailing, balanced fenestration, and authentic materials. Passing by, the home feels entirely native to its historic Charlotte surroundings.

Once inside, however, the layout shifts to favor modern family connectivity. We replace standard compartmentalized rooms with an intuitive, seamless flow between the main living area, a bright kitchen, and a custom scullery. Wide glass openings dissolve the boundaries between indoor spaces and the rear yard, creating private outdoor rooms even on tight city lots.

Essential Modern Spaces to Include in Your Custom Home Design

Modern custom home designs on infill lots often include dedicated sculleries, high-functioning home offices, and seamless screened porch additions to maximize utility. Integrating these flexible zones directly into the primary footprint keeps the home compact on the outside but incredibly expansive on the inside.

The Kitchen Scullery: Keeps the main open island clean during entertaining by hiding heavy prep work, large appliances, and secondary sinks and dishwashers out of sight.
Dual-Purpose Home Offices: Built-in cabinetry and soundproof pockets create a quiet daytime workspace that ideally transitions into family use in the evenings.
Integrated Screened Porches: Adding an outdoor fireplace and dining area extends your seasonal living space without exceeding tight rear setbacks. There is also one hidden zoning allowance involving rear setbacks and unheated spaces that can often be utilized.

Please get in touch if you would like to discuss our approach to renovating versus tearing down a home in Charlotte.

Where Can You Put an ADU on a Quarter-Acre Lot in Charlotte?

Mon, 15 Jun 2026 16:22:26 GMT

Thinking about an accessory dwelling unit in Myers Park, Eastover, Cotswold or surrounding neighborhoods?

On a typical quarter-acre lot in Charlotte, you can usually build an ADU up to about 1,000 heated square feet, shorter than 24 feet, placed behind the principal structure with 3-foot side setbacks and specific rear setbacks. The details, exceptions, and specific rules from Charlotte's UDO are below.

The most important factor controlling where an Accessory Dwelling Unit (ADU) can go on your lot is the height of the structure. If the ADU is less than 24 feet in height it can be placed as close as 3 feet from the side and rear property lines. However, if the ADU is 24 feet high or taller, it must be placed further away from the property lines, a minimum of 15 feet from the rear property line and roughly 5 or 6 feet from the side property line (the side yard setback varies depending on the particular neighborhood). Yes, it is somewhat complicated, much easier when taken step by step.

There is a difference between an "Accessory Structure" and an "Accessory Dwelling Unit".

You will hear both definitions and it can get confusing. The two are different categories, and an ADU is both.

Accessory structure is a building/structure classification: a structure on the same lot as the principal building that is incidental and subordinate to its function. Sheds, detached garages, pool houses, carports, fences, decks. Governed by Article 17 of Charlotte's Unified Development Ordinance (UDO). City of Charlotte

Accessory dwelling unit (ADU) is a use, a listed use in Article 15 (UDO). An additional dwelling unit associated with and incidental to a principal dwelling, which must include separate cooking and sanitary facilities and be a complete, separate dwelling unit. It may be within or attached to the principal dwelling, or within a detached accessory structure such as a garage. Governed by the prescribed conditions in Section 15.6. City of Charlotte . Think of an ADU as being a small house, both in function and cost.

Does the distinction control where it can go?

Mostly no. Placement of a detached ADU is controlled by its status as an accessory structure, not by its ADU status. The ADU label does matter in determining the maximum size, however.

The categories overlap rather than compete. A detached ADU is an accessory structure, and it must satisfy both Article 17 (form/placement) and 15.6 (use conditions). Accessory structures that are not ADUs comply with Article 17.1; those that are ADUs must also comply with Article 15.6. Practically, the dividing line is whether the building has cooking and sanitary facilities and is used as a residence, when you declare an accessory structure "is not" an ADU on the permit application, you are confirming it won't be used as a dwelling for short or long-term durations.

ADUs are quite functional and do add a great deal of value to a property and we're seeing more and more interest. Friends are asking about them at dinner parties. Contractors are pitching them on job sites. And frankly, more than a few of our clients have come to us half-convinced they can just drop one in their backyard anywhere it will fit. The reality is a little more nuanced than that, but here's the encouraging part: it's also more achievable than many people think. You just need to understand the rules before you start drawing floor plans.

Charlotte operates under its Unified Development Ordinance, or UDO, which took effect in 2023 and replaced the old zoning code that had governed the city for decades. The UDO reorganized how residential districts are labeled and how ADUs are treated, and the result is actually a fairly permissive framework for homeowners who want to add a second living unit on their property. That said, permissive doesn't mean unlimited. There are setbacks, height limits, size caps, and coverage rules that will directly determine where your ADU can go and whether it can go there at all.

This post is going to walk you through what those rules actually mean on a typical quarter-acre Charlotte lot. We'll cover placement, setbacks, height, floor area, and building coverage, because all of those pieces work together. Understanding them as a system, rather than as isolated rules, is what separates a project that sails through permitting from one that stalls out six months in because the design wasn't grounded in the realities of the lot.

So, let's do the homework. Because as we always say: do your homework… do your homework. And also always check for amendments to the UDO, which can add or subtract requirements.

First: What Exactly Is a Quarter-Acre Lot?

A quarter acre is 10,890 square feet. In Charlotte's older established neighborhoods, think Dilworth, Plaza Midwood, Commonwealth, Cotswold, Eastover, and many parts of South Charlotte, lots in this range are extremely common, and you might own one. They're the workhorses of the Charlotte housing stock, sized to hold a modest to substantial single-family home with a real yard on all four sides.

In the UDO's Neighborhood 1 districts, which cover most of Charlotte's single-family residential fabric, a quarter-acre lot at 10,890 square feet lands just above the minimum lot size threshold for an N1-A district, which requires a minimum of 10,000 square feet. That's important because it means your lot qualifies for all of the residential development rights that come with N1-A zoning, including the ability to add an ADU.

But before we talk about the ADU specifically, we need to understand the lot's buildable envelope. That's the area left over after all the required setbacks are applied to the principal structure. The ADU will then fit into whatever is left, and those two things don't compete with each other in the way many people assume. Let's walk through how that works.

Understanding the Setbacks on Your Principal Structure

In the N1-A zoning district, the primary structure on your lot is subject to the following minimum setbacks under the UDO:

Front setback: Typically 20 feet from the right-of-way, though this can vary based on the established blockface (the UDO allows some flexibility if neighboring homes are already set back differently). In no case can it be less than 10 feet.
Side setbacks: 5 feet minimum from each interior side lot line.
Rear setback: 40 feet minimum from the rear lot line.

On a quarter-acre lot, these setbacks carve away a meaningful portion of the usable area. Let's say the lot is roughly 80 feet wide and 136 feet deep, a common configuration in Charlotte's grid neighborhoods. Once you apply a 20-foot front setback and a 40-foot rear setback, you've already consumed 60 feet of that 136-foot depth. Add the two 5-foot side setbacks and you're left with a 70-foot-wide by 76-foot-deep buildable envelope for the primary home: about 5,320 square feet of gross footprint potential before building coverage rules apply.

That's for the principal structure . The ADU has its own separate placement rules, and they're meaningfully different, and in some ways more forgiving.

Where Can the ADU Actually Go?

Here is the fundamental principle that guides ADU placement in Charlotte: an ADU located within a detached accessory structure is generally subject to accessory structure setbacks, not the principal structure setbacks. For the purposes of this discussion we will focus on detached structures, versus attached to the house itself.

Under Article 17 of the Charlotte UDO, accessory structures in an established side or rear yard must be located a minimum of three feet from any lot line, side or rear. That's it. Three feet (but another foot or two will avoid the requirement for a fire rated wall or eave detail). Compared to the 40-foot rear setback required for the principal dwelling, this is a dramatic difference, and it opens up significant territory in the back of most quarter-acre lots.

Let's put that in context. On our hypothetical 80x136 lot, the rear 40 feet is entirely off-limits for the primary house. But it's largely available for an ADU, as long as the ADU maintains that 3-foot buffer from the rear and side property lines. In practice, that leaves you with roughly a 74-foot-wide by 37-foot-deep footprint zone in the rear yard. Do the math and you have approximately 2,738 square feet of potential ADU footprint territory. That's well more than enough for any ADU that complies with Charlotte's size limits.

There's an equally important point about where the ADU cannot go : it may not be located in the front setback or corner side setback along a street. In plain language, this means no ADU in the front yard, facing the street as a second primary structure. The only narrow exception in the UDO involves lots where the principal dwelling is set back at least 150 feet from the right-of-way, a situation that simply doesn't apply to most in-town Charlotte lots. There must also be a separation between the house and an ADU of at least 5 feet.

The ADU must also share a driveway with the principal structure , with some exceptions for corner lots and lots abutting alleys. You cannot carve out a separate curb cut and driveway for a detached ADU on a standard interior lot. This matters for site planning, and it's something to think about early in the design process.

The Height Question: This Is Where Things Get Specific

Height is one of the most important and most misunderstood pieces of the ADU puzzle in Charlotte. Get it right, and your design has maximum flexibility. Get it wrong, and you'll find yourself re-drawing plans you've already fallen in love with.

Here's the old rule: an ADU located within a detached accessory structure may not exceed the height of the principal dwelling. That condition was removed from the UDO by text amendment 2025-047. There is certainly lingering, false adherence to this rule, but now an accessory structure can be taller than the primary residence.

The remaining height-related rule, and this one affects setbacks, not just design: if an accessory structure reaches a height of 24 feet or more the setback requirements change significantly. In that case, the structure must be set back at least 15 feet from the rear lot line and at least the full required side setback (5 feet in N1-A) from any side lot line. That's a very different building location than the 3-foot minimum that applies to lower structures.

What this means in practice is that a taller ADU will be subject to tighter setbacks and may not work on a smaller or shallower lot. A shorter, single-story ADU designed to stay well under the 24-foot height threshold will have the most placement flexibility and the largest buildable footprint zone. This is often the most cost-effective path as well.

The takeaway here: design the ADU height with intentionality. Don't assume you can maximize height simply because the lot is large or the district allows taller buildings.

How Big Can the ADU Be? Understanding Floor Area Limits

Even when placement and height work out, there are firm size limits for ADUs in Charlotte. Under Article 15.6 of the UDO, a detached ADU, one located within a freestanding accessory structure, shall not exceed 600 heated square feet or 70% of the total floor area of the principal residential use, whichever is greater . However, in no case shall the ADU exceed 1,000 heated square feet.

Let's run through a few scenarios to make that concrete:

If your home is 1,200 square feet , 70% is 840 square feet. Your ADU cap is 840 square feet.

If your home is 2,000 square feet , 70% is 1,400 square feet. But your hard ADU max. cap is 1,000 square feet.

The 1,000-square-foot ceiling is the hard limit no matter the size of the primary home. This is actually a well-designed provision that reflects the underlying intent of the ADU framework: the unit should be genuinely subordinate to the primary residence. An ADU that rivals or exceeds the main house in size isn't really accessory to anything.

For most homeowners on a quarter-acre lot in Charlotte, the practical ADU size falls somewhere between 600 and 1,000 heated square feet. In that range, you can build a fully functional one- or two-bedroom unit with a kitchen, full bath, living area, and real storage. We've designed garage apartments, backyard cottages, and carriage house units in this size range, and the results are consistently livable, charming, and, done right, indistinguishable in quality from a small primary home. The 1,000-square-foot limit is not a constraint to lament. It's a framework to design well within.

It's also worth noting that this floor area limit applies specifically to an ADU within an accessory structure . Attached ADUs, those carved out of existing basement space, added above an attached garage, or built as an addition to the main house, operate under somewhat different provisions. If you're considering an attached ADU, that's a separate conversation worth having with your architect.

Building Coverage: The Often-Overlooked Variable

Here's the calculation that catches the most people off guard: overall building coverage.

In the N1-A district, Charlotte's UDO limits maximum building coverage to 40% of the lot area for lots of 10,000 square feet or greater. On a 10,890-square-foot lot, that means all structures combined, principal dwelling, detached ADU, garage, sheds, covered porches, and any other roofed structures, cannot collectively occupy more than 4,356 square feet of ground area.

For many Charlotte homeowners, this number is tighter than it first appears. If the primary home has a first-floor footprint of 2,500 square feet, which is common for a 3,000- to 3,500-square-foot two-story house, you've already consumed roughly 57% of your coverage allowance before you've placed a single square foot of ADU. The ADU would need to be fully accounted for within whatever coverage headroom remains, which in this case is 1,856 square feet. The allowable area for the ADU then hits the 1,000 square foot maximum, subject also to the Rear Yard Coverage discussed below.

In addition, but a separate calculation, is for Rear Yard Coverage. A detached ADU structure cannot cover more than 30% of the established rear yard. The "established rear yard" is measured as the open space extending across the full width of the lot between the rear building line of the primary house and the rear property line. The footprint of your detached structure cannot take up more than 30% of that specific zone.

This is why we counsel clients to pull their as-built surveys and do this coverage math early, ideally before they've commissioned any ADU designs. The survey will tell you the existing building footprint. The lot dimensions will tell you the maximum coverage. The difference between those two numbers is your remaining buildable coverage, and that number sets the upper boundary on ADU footprint size more definitively than almost anything else.

It's also worth noting that the UDO has a separate provision governing the aggregate square footage of all accessory structures on a lot (excluding the ADU). That total cannot exceed the total heated area on the first floor of the principal structure. If you have an existing detached garage or workshop, that structure counts against this limit. Your design team needs to account for everything on the lot, not just the ADU in isolation.

The One-ADU Rule and Other Key Conditions

A few more items worth understanding clearly before you get too far down the planning road:

Only one ADU per lot. The UDO allows exactly one accessory dwelling unit per lot containing a single-family or qualifying duplex. You cannot layer an attached ADU and a detached ADU on the same property. Pick one configuration and design it well.

The ADU must include separate cooking and sanitary facilities. A structure without a kitchen and a private bathroom isn't an ADU under the code, it's a guesthouse or an accessory structure, which has different rules and restrictions. If income generation or independent living is the goal, the ADU must be fully self-contained.

Ownership requirements. The principal dwelling and the ADU must remain under the same ownership. You cannot subdivide the lot, sell off the ADU as a separate parcel, or separately deed the two structures. The ADU is, by definition, an accessory to the primary use of the lot.

Permits are required. This should go without saying, but it's worth emphasizing: building an ADU without permits creates serious problems, for liability, for insurance, for refinancing, and for eventual resale. The permitting process in Charlotte, through Mecklenburg County's CLT Development Center, has improved significantly and is manageable with the right team in place.

Charlotte's New Queen City ADU Program

One more piece of news that's genuinely exciting: in September 2025, the City of Charlotte launched the Queen City ADU Program , which offers qualifying homeowners up to $80,000 in forgivable, interest-free financing to help fund ADU construction. The loan forgives at a rate of $10,000 per year over up to eight years, with faster forgiveness available for landlords who house voucher holders or residents referred through supportive service agencies.

The program targets rental affordability, units must be rented to tenants earning no more than 80% of area median income, at rents capped at the city's published Fair Market Rent levels. It's not the right fit for every homeowner, but for those whose goals align with the affordability targets, this is a remarkable tool that changes the financial calculus of ADU construction significantly.

The City also offers a free online MyADU Eligibility Tool that lets you check whether your specific property appears eligible before you invest in design or planning work. That's a smart first step for anyone seriously considering the program.

Putting It All Together: What to Do Next

If you've read this far, you probably have a specific lot in mind, and a specific idea about what you'd like to build. Here's how we'd advise you to approach it:

Step 1: Pull your survey. Find your most recent as-built survey, which shows the lot dimensions, existing structures, easements, and setbacks. If you don't have one, order one. This is not an optional step.

Step 2: Confirm your zoning district. Charlotte's online mapping tools will tell you whether you're N1-A, N1-B, N1-C, or something else. Each district has its own setbacks and coverage limits. Know yours before you do anything else.

Step 3: Calculate your coverage headroom. Add up the footprint square footage of all existing structures. Compare that to your lot's 40% coverage ceiling. The difference is your available envelope.

Step 4: Hire an architect. Have a professional apply the placement rules to your specific survey, sketch one or two feasibility concepts, and tell you honestly whether your goals are achievable. This is far cheaper than commissioning full construction documents only to discover a fatal constraint three months into the design process. See our blog post on architecture fees .

Step 5: Hire a builder for a preliminary budget. Before you finalize the design, get a real cost number from a qualified contractor. The Charlotte construction market has remained competitive, and ADU costs vary enormously depending on finishes, site conditions, and utility connections.

Armed with accurate survey data, confirmed zoning information, a feasibility design, and a preliminary cost estimate, you'll be in a position to make a genuinely informed decision. That combination of professional inputs, done in the right sequence, is the homework. And doing the homework is the only reliable way to avoid the costly mistakes we see time and again when homeowners charge ahead without it.

Frequently Asked Questions

Final Thought

Charlotte's ADU rules are, on balance, working in your favor. The UDO framework is more permissive than many homeowners expect, the City has backed its commitment to ADUs with real financial tools, and a quarter-acre lot in most established Charlotte neighborhoods has the raw material to accommodate a well-designed additional unit.

The variable that will determine whether your project succeeds isn't the code. It's the quality of the team you assemble and the discipline you bring to the planning process. Get that right, and an ADU on a quarter-acre Charlotte lot is very much within reach.

When you're ready to have that conversation, we're here. Shoot us an email or give us a call.

Houghland Architecture is a Charlotte, NC–based architectural firm with three generations of experience in residential design. We work with homeowners, builders, and developers across North Carolina, South Carolina, and Virginia. Call us at 704-650-1148 or email gray@houghlandarchitecture.com.

The zoning information in this post reflects the Charlotte Unified Development Ordinance (UDO) and City programs as understood in mid-2026. Regulations are subject to change. Always verify current standards with the City of Charlotte Planning and Development Department or a licensed design professional before making project decisions. New Paragraph

How Clients Can Find Answers to Common Construction Questions

Tue, 02 Jun 2026 13:39:47 GMT

Questions We Often Hear:

Question 1: Can I add an addition or a porch to this house?

Question 2: Can I add a second or third story to this house?

Question 3: Can I add an attached garage to this house?

Question 4: Can I add a detached garage or ‘she-shed’ to the property?

Question 5: Can I add a driveway to this property?

Question 6: Can we cut down these trees?

Question 7: Which improvements have to be reviewed by others?

Question 8: Can I put a fence around this yard?

Question 9: Can I build a solid wall at the back of my property?

Question 10: Can I put a duplex or triplex on this property?

Question 11: Can I put a pool on this property?

Some Common Sources for Answers:

Search Mecklenburg County Real Estate Records

Neighborhood Covenants/Restrictions/HOAs

Survey of Property - metes and bounds, topographic

Building Codes - residential and commercial codes describe the requirements for how to construct a building to meet particular standards.

North Carolina Building Codes - ICC Digital Codes (iccsafe.org)

Question 1: Can I add an addition to this house?

Is there room? Is there any available maximum coverage area? Is there available BUA (Built Upon Area or Impervious)? Will the neighborhood covenants, HOA and/or historic district allow such an addition? Will the zoning setbacks allow enough space for the addition?

Step 1 - Obtain a survey w/setbacks and deed restricted setbacks. Do not use Polaris (Mecklenburg County GIS) for reliable building size and location on the lot.

Step 2 - Search Polaris to determine the zoning district.

Step 3 - Search Charlotte Unified Development Ordinance (UDO) Home | Read The UDO (charlotteudo.org) to determine setbacks for the property.

Step 4 - Using Charlotte Unified Development Ordinance (UDO), determine if there is any available Maximum Coverage Area remaining.

Determine available Maximum Coverage Area (building footprint):

6729sf (from survey) x 50% = 3364sf

Determine current footprint:

1217sf + 324sf = 1541sf
3364sf - 1541sf = 1823sf available for new building addition footprint

Step 5 - Using Polaris and Charlotte Unified Development Ordinance (UDO), determine if there is available

BUA (Built Upon Area)

Great source (yet very complicated) for determining BUA:

determiningbua1114.pdf (charlottenc.gov)

Note: Properties developed in the City of Charlotte after July 1, 2008 or properties developed in Cornelius, Davidson, Huntersville, Matthews, Mint Hill and Pineville after July 1, 2007 are likely subject to built-upon area restrictions.

Contact Charlotte Stormwater to inquire about a parcel by calling: 311 or 704-336-7600

Conclusion - an addition is possible as described above. In this case there are no BUA restrictions (impervious), no neighborhood restrictions, no historic district, no HOA and neighborhood design review board. House must comply with zoning regulations and residential building codes.

There are certain conditions where a portion of a structure can be built over a setback:

From UDO - page 18-2:

Question 2: Can a second or third story be added to this house?

Step 1 - Check Zoning Code (UDO)

Step 2 - Check building code/structural review.

Need to hire a structural engineer to review the capacity of the existing house to support additional weight. They also need to evaluate the ceiling joists of the upper floor to see if they can support the additional construction and code requirements for floor strength.

Step 3 - Check deed restrictions

Question 3: Can I add an attached garage to this house?

Step 1 - determine lot coverage calculations (see Question 1)

Step 2 - determine BUA restrictions (see Question 1)

Step 3 - determine if garage will fit

Question 4: Can I add a detached garage or ‘she-shed’ to the property?

See Article 17 Accessory Structures of UDO for additional information.

Accessory Structure definition: A structure located on the same lot as the principal building that is incidental and subordinate to the function of the principal residence. Accessory dwelling unit (ADU) is a subset of accessory structures.

Key rules from UDO:

No accessory structures in the front yard (there are some exceptions for really big lots).
Accessory structures may be minimum of 3’ from property line (however, not a good idea)
Accessory structures are better if under 24’ tall.
If higher than 24’, they must be 15’ from property lines.
For lots in residential use, the cumulative square footage of all accessory structures on a lot shall not exceed the total square footage of the heated area located on the first floor of the principal structure. Accessory structures open to the sky such as, but not limited to, pools and tennis courts, do not count towards this square footage limitation.

Advantages -

Detached structures allow more area on which to build.
A good way to add space to a house that is otherwise hard to add onto.
By pulling the structure away from the main house, the main house floor plan will dramatically improve.
Detached structures provide physical and mental separation.

Other considerations:

To ensure adequate power line clearance, check with Duke Energy.
To connect a detached structure to the main house, add a breezeway.

Question 5: Can I add a driveway to this property?

Step 1: Check BUA (Built Upon Area or impervious)

Question 6: Can we cut down these trees?

Key Takeaways:

Heritage Trees – Regulations pertaining to Heritage Trees (native species, 30” in diameter at 4 ½’ mark) follow two different ordinances. For Heritage Trees on a lot that is undergoing development, the new UDO is triggered. For Heritage Trees on private property, the Charlotte Tree Ordinance is the place to go. An authorized removal of a Heritage Tree is $1500 along with planting a replacement tree that is a minimum of 6’ tall and 2” in caliper. Penalties for unauthorized removal are still in the works.
Trees in the ROW are considered City Trees and are protected as such. Charlotte Explorer offers views of lot lines and ROW distances to judge whether a tree is in the City’s or NCDOT ROW. Authorized removal of a City Tree is $200, while unauthorized removal has a penalty of $300 (per Laurie Reid, this has been the ordinance for City Trees since 2019 and remains unchanged with the new UDO).
As of June 1st – posted signage for Tree Protection Zones will be required.
Staffing has been in flux, but Urban Forestry has added two additional staff members (creating a 4-person team) to help with plan review. You can find a checklist (attached and link below) on the Charlotte Development Center website which helps builders/developers understand the different components needed for submittal. Review times for second round of comments and beyond are the same as the initial review time (10 business days).
Contiguous tree ordinances under the UDO have proven to have unintended consequences. A text amendment should be available for review in one week.

Link to Stormwater and Urban Forestry Checklists: https://charlotteudo.org/residential-reviews/

Question 7: What kinds of improvements to the property have to be reviewed by others?

Examples of residential projects now requiring City Storm Water and Urban Forestry review:

Construction of a new Single-Family Home
Construction of a new Duplex
Additions to existing residential buildings, or renovations that expand the footprint
Detached garages
Backyard storage buildings
Accessory Dwelling Units (ADUs)
Retaining walls on residential lots
Pools
Installation, modification, creation, or connection to the existing City storm drainage system
Installation of storm drainage systems that convey runoff from a publicly-maintained street

Why is all of this regulation occurring? Significantly more is being built on each lot than in years past. Margin for error is smaller, and construction on any given lot has much more of an impact on the neighboring lots.

My advice - recommend that your clients contact the City with any improvements they want to make to their property. Make no changes to a property without a permit. (Except for adding trees and shrubs).

Currently there are methods available to compare aerial footprints and detect changes that could lead to questions about permitting and compliance.

Records for permits are now much easier to obtain, verify and search than in years past.

Question 8: Can I put a fence around this yard?

Neighborhood 1 Zoning Districts, Neighborhood 2 Zoning Districts, and MHP Zoning District Standards

The following standards apply unless a different standard is required by the landscape regulations of Article 20:

A fence or wall located in the established front setback or setback along a frontage shall be limited to a maximum height of five feet above grade.
A fence or wall located in the established side setback between the established front setback and established rear setback shall be limited to a maximum height of six feet above grade.
A fence or wall located in the established rear setback shall be limited to a maximum height of eight feet above grade.

Article 17. Fences and Walls | Read The UDO (charlotteudo.org)

Question 9: Can I build a solid wall at the back of my property?

Answer: Yes, but it must not block water flow. Therefore, the wall may need to have holes that allow water to drain.

Question 10: Can I put a duplex or triplex on this property?

Step 1: Check the deed restrictions/HOA, etc.

Step 2: Find the parcel on Polaris to determine the zoning district.

Step 3: Refer to the UDO Table 15-1: Use Matrix

Question 11: Can I put a pool on this property?

Step 1: Check deed restrictions/HOA, etc.

Step 2: Check BUA (Built Upon Area) - note, this is not a building coverage question, but just an impervious question. Water surface does not count towards the impervious area.

Step 3: Apply to Mecklenburg County Health Department for approval and submit pool design.

Pools | Public Health (mecknc.gov)

Are We Pushing Renovations Too Far in Today's Tough Real Estate Market?

gray@houghlandarchitecture.com (Gray Houghland) — Fri, 01 Aug 2025 16:47:57 GMT

How to Determine How Much of Your House to Renovate

It definitely feels like Charlotte’s real estate market and, in fact, the housing market across the nation, is in a bit of a standstill right now. With interest rates high and affordability an issue for many buyers, people are hesitant to make a move. Sellers are reluctant to list their homes because they don’t want to give up their lower mortgage rates, while buyers are wary of paying a premium due to the higher rates.

This current market is leading to some difficult decisions regarding home renovations and additions. Unfortunately, these choices often do not lead to a strong long-term return on investment.

Given the challenges of finding a new home, many homeowners feel forced into renovating, and as a result, they’re not always making wise decisions. Often, they’re simply trying to do too much. This can create significant problems when they eventually try to sell.

For example, a $200,000 kitchen renovation in a $600,000 neighborhood is unlikely to recoup its cost upon resale. Another trend we’re seeing too frequently is the addition of a full second story above a small ranch-style home. The inherent limitations of those 1950s ranch floor plans are difficult, and sometimes impossible, to overcome.

Regardless of your specific housing challenge, we caution clients not to push their renovations too far. If the proposed solution doesn’t pass the “sniff test,” it likely won’t deliver a good ROI in the future.

To help clients think through this dilemma and avoid being driven to poor decisions by the current housing market, we recommend working with a team of professionals. Here are some key steps to take:

Hire a real estate agent to perform a comparative market analysis (CMA) of your existing home. This will provide an estimate of your home’s current value. While online tools exist, their accuracy is often questionable, especially when the stakes are this high.

Hire an architect to sketch out one or two design solutions that address your desired improvements.

Hire a builder to provide a cost estimate for the proposed renovations.

Hire the real estate agent (again) to run a new comparative market analysis based on your renovation plans.

Compare the estimated increase in your home’s value to the cost of the renovation to evaluate the wisdom of your project.

Notice the word hire . In my opinion, all of these professionals should be compensated for their time, especially given the purpose of this exercise and the uncertainty of future work.

Armed with a market analysis, a design plan, and a cost estimate, you’ll be equipped with the data needed to make an informed decision. While this process may cost a few thousand dollars, it could save you from losing $100,000 or more on a poorly planned and illogical renovation.

In the past, such a thorough exercise may not have been necessary. The real estate market was fluid enough that homeowners weren’t often backed into corners. But today, with high construction costs and tighter market conditions, the risks are greater.

So, in the words of our parents: Do your homework… do your homework…

Inspiration Overload - Help!

gray@houghlandarchitecture.com (Gray Houghland) — Mon, 14 Apr 2025 13:36:59 GMT

How Houghland Architecture can help sort through all the clutter...

Great question! With so many design ideas floating around on Pinterest and Instagram, clients can easily feel overwhelmed. Architects play a crucial role in helping them cut through the noise and refine their vision. Here's how:

1. Theme - Instead of focusing on individual images, architects can guide clients to articulate the mood, function, and overall feel they want. A home isn’t just a collection of cool ideas—it’s a cohesive story.

2. Patterns - Architects can analyze what clients are pinning or saving to find recurring patterns: Are they drawn to open-concept layouts? Natural materials? Dramatic lighting? Spotting trends helps define their true aesthetic.

3. Feasibility - Not everything online translates well in real life due to budget, climate, or structural limitations. Architects can bring practicality to dreamy concepts—offering alternative solutions that achieve similar effects within constraints.

4. Reduce - Instead of presenting an overload of options, architects can curate a shortlist of ideas, helping clients rank priorities—what’s essential, what’s flexible, and what’s purely decorative.

5. Organize - Once ideas are refined, architects can create custom collections that synthesize the client’s style into a cohesive design direction, making it easier to explore options and then make decisions.

An Ideal Home for Life: 6 Tips for the Process of Building a Home in Charlotte NC

gray@houghlandarchitecture.com (Gray Houghland) — Fri, 12 Jan 2024 16:58:21 GMT

Building a home in Charlotte, NC is an exciting process. From arranging your initial architectural meetings to seeing your vision finally come to life, being a homeowner with a home you helped create from scratch is a dream come true for many.

Building a home in a place like Charlotte can be exciting, but homeowners often feel that the process could have been smoother.

So, how can you keep your home building dream from turning sour?

Our team is here to help you make the most of your custom home. We have expert insights on the building process and 6 tips to reduce stress from start to finish.

Tip 1: Be Realistic about the Process

Building a home is a big milestone in anyone’s life, but it’s no walk in the park. When constructing a new building, it's important to remember that the floor plan and design features are the pleasing aspects of your ideal home project.

The bigger picture of building a home in Charlotte, NC can be a lot more complicated.

That said, with the right architecture firm, there’ll always be dedicated support to guide you through the process. All we ask is that you maintain a realistic mindset about the challenges we might need to tackle together.

To make the building process smoother for you (and your architect!), consider the following:

Set realistic expectations: As a homeowner in North Carolina, it’s easy to get carried away and influenced by what others are building. But, all that really matters is that your new home is the right one for you. It’s important to set realistic expectations for your property based on your personal needs, budget, and timeline.
Budget wisely: Your cost to build shouldn’t put your entire financial future at risk. This is why it’s vital to craft a budget that not only covers the cost of your architect and project materials, it also accommodates unexpected expenses.
Timeline awareness: When you’re building a home with multiple contractors on board, every step takes time. This is why, as a homeowner, you need to familiarize yourself with each stage of your build and be realistic about your timeline.
Regular check-ins: Building a home is a collaborative effort, and regular check-ins with your architect and team will ensure everyone stays on the same page. Helping to avoid misunderstandings and make every step smoother, the more transparency you have between teams — the better!

Tip 2: Understand the Role of Your Architect

Architects aren’t just designers; they’re problem solvers. From determining the slope of your roof to giving you that high-end finish you’ve always wanted, a professional architect can be at the center of your project from start to finish.

But what specific areas of your build will your architect be responsible for?

Design concept: Architects are responsible for developing the overall design concept of your home, incorporating your preferences and lifestyle needs.
Aesthetic details: Beyond structural concerns, architects also focus on aesthetic details like windows and exterior details, ensuring the final product aligns with your vision.
Structural integrity: With the help of a team, they ensure that the structural elements of your home, including load-bearing walls and foundations, meet safety and code requirements.
Construction Drawings: Often referred to as “permit drawings”. This set of drawings assembles all of the technical information needed to have the project approved, but equally important, it guides the builder on what to build and how to build it.
Project oversight: Even with a dedicated project manager on board, many professional architects will choose to oversee certain aspects of the construction phase themselves, ensuring the design is executed as planned.

Note: While architects will have responsibility over certain aesthetic aspects of your new home, unless they offer interior design services—elements like wallpaper, flooring, and furniture won’t be included. Most architects offer interior architecture services like lighting design or integrated fixture design, but this is something you should clarify with your architect before project kick-off.

Tip 3: Get to Know the Building Process

Even with expert guidance, building a home in Charlotte, NC is still a process that demands careful consideration and patience. Through a series of crucial steps, you and your architect will collaborate to ensure your ideal home is brought to life with precision.

Knowing what these steps should be will help you be more confident during the process.

Here’s a breakdown of the 10 key phases the Houghland Architecture team will follow:

Phase 1: Getting Started

Meeting 1: During an initial no-fee meeting, our team will find out if we’re the right fit for your project, discussing everything from the home building process to what team members your project might require.
Meeting 2: Once you’re happy to move forward, at our second meeting (with an hourly fee) we’ll discuss your wish list, budget targets, team members, and a detailed exploration of the homebuilding process. Essentially, this stage lays the foundation for the specifics of your project.
Architectural contract signed: With a clear understanding of your project, it’ll be time to sign your architectural contract. This comprehensive document outlines the scope of the project, responsibilities for both the client and architect, and transparently lays out all associated fees.

Phase 2: Deciding What to Build

Site analysis: This phase involves a meticulous examination of your property, including zoning code analysis, lot coverage considerations, and an analysis of the built-upon area. This step ensures that the proposed design aligns seamlessly with the unique characteristics of your land.

Room list and block-out plans: To visualize the spatial distribution of your home, we prepare a detailed list of rooms and outdoor spaces. This will give you an advanced overview of the relationships between spaces, without overcomplicating things at this stage.

Phase 3: Builder Selection/Budget

Meeting with builder(s): Engaging in discussions with potential builders is crucial for understanding possible costs and establishing an initial budget. This collaborative approach ensures that the construction phase aligns with your financial expectations.
Builder selection: Following the meetings, it’s up to you (with the support of your architect!) to select a home builder to join the team.

Phase 4: Refining the Plans

Detailed floor plans: With the basic structure in place, it’s time to proceed with the development of more detailed floor plans and areas, incorporating your preferences and addressing any spatial requirements you may have.
Client revisions: During this phase, you and your architect can make revisions and additions to the plans as needed, ensuring that the final design perfectly aligns with your vision.

Phase 5: Developing the Home Exterior

Elevations and 3D views: Transitioning from the internal structure to the external aesthetics, your architect will work to define the look and feel of your home through elevations and 3D views. This step helps you both visualize the exterior of your ideal home and allows you to make suggestions for enhancement.

Phase 6: Budget Check

Rough cost estimates: Collaborating with your builder and other relevant contractors, our team will ensure you receive a rough cost estimate of the concept plans. This step confirms that the initial design matches your budget without compromising essential features.

Phase 7: Preparing Construction Drawings

Permit drawings: Moving towards the construction phase, your architect can start to prepare your permit drawings. This phase can also include fine-tuning design aspects like structural engineering, lighting design, and product selection.
Construction contract: Before breaking ground, you’ll be asked to sign a construction contract with your chosen builder. This solidifies your partnership, as well as the intention to bring your design to life.

Phase 8: Agency Review

Building permit submission: Your builder will take charge of submitting permit drawings to the relevant agencies. This ensures compliance with local regulations and sets the stage for the upcoming construction.

Phase 9: Construction Begins

Construction observation (optional): For those who opt for it, your architect can provide construction observation. This additional layer of involvement ensures that the construction continuously satisfies your agreed-upon brief.

Phase 10: Construction Complete

Project sign-off: With a reputable design and construction team on site, your build should reach completion and hopefully, exceed your expectations. At this stage, it might also be time to collaborate with other contractors—like decorators—to turn your house into a home.

Tip 4: Ensure You Have a Home Builder on Board During the Design Process

As mentioned, while architects handle the design aspects of your project, having a builder on board as early as possible can make a big difference to the outcome of your project.

Builders play a crucial role in the construction process. They ensure that the architect's design is within budget and manage the practical aspects of construction. Their early involvement increases efficiency and enhances the overall quality of the build.

Wondering how? Here are some key considerations:

Feasibility check: Builders bring practical insights to each project they work on, assessing the complexity of design concepts from a construction perspective. With early collaboration and potential risks addressed from the outset, an executable final design can be achieved sooner.
Cost-efficient design: Early engagement allows builders to provide valuable input on the purchase of cost-effective design alternatives. This not only aligns the project with your budget, it also ensures that your custom home is budget-friendly without compromising on quality.
Construction planning: Experienced builders can be invaluable when it comes to strategic construction planning. Their involvement from the blueprint stage to actual construction can minimize delays, optimize timelines, and ensure project goals remain realistic.
Material and resource insight: A reputable team of builders can advise on suitable materials and resources during the design phase. This forward-thinking approach ensures that the design incorporates materials that are readily available and within budget, avoiding last-minute changes.
Energy Efficiency and Systems Selection: Builders can guide the team on energy efficiency targets and the associated costs. Hand in hand with energy efficiency is the determination of the heating and cooling systems and the electrical demands and equipment. There is an ever-increasing number of choices in this area, including energy recovery systems, whole house surge protection, humidifiers, leak detection, and smart controls.

Tip: If you’re building a home with the intention of selling it later, having a builder involved in the design process can also help you optimize the final sale price of your home. From a modest residential property to a multi-million dollar home in a gated community, the top-selling homes are the ones that prioritize both aesthetic appeal and functional design on behalf of the resident.

Tip 5: Be Aware of Key Deadlines and Required Documentation

The red tape associated with building a home in Charlotte, NC can be enough to give any homeowner a headache. But, with the right level of support from your architect, the process can be made easier.

As the project owner though, it’s important to be aware of your own responsibilities.

As the project owner, you'll still need to handle certain aspects of your project, even if your team of contractors can take care of many tasks.

Research documentation: As the owner of the property you’re building, it’s your responsibility to understand the permits and documentation needed for your build. In North Carolina, the ultimate responsibility for permitting ultimately is your contractor, but it’s good to know what is going on with your project.
Be aware of project deadlines: With such a large investment of both time and money at stake, it’s vital to know the timelines for approvals, submissions, and phase completion. Owners play a critical role and have many decisions to make. Timely decisions will help prevent the team from missing deadlines that can cause unnecessary delays. You may even lose reliable contractors due to timeline overlaps.
Ask for advice sooner rather than later: Especially as a first-timer, you’re not expected to be an expert. But, you are expected to seek support as you need it. Be sure to engage professionals who can guide you through the documentation and bureaucratic aspects of your project if necessary.
Have a contingency plan in place: With home builds, it’s safe to assume that not all plans will run smoothly. This is why you should always prepare for unforeseen delays by including a contingency plan and additional time in your schedule.

Tip: While it’s important to understand what documentation your project needs, it’s also important to ask "how much does it cost?" Be sure to seek clarity from your builder on the anticipated expenses for permits, paperwork, and other administration fees, so you can budget effectively for your home construction project.

Tip 6: Know What You Want, but Be Open to Guidance

Building your ideal custom home in North Carolina is something you’ve probably thought about for years. But, professionals exist for a reason, and what you initially want from your build might not align with what’s possible.

Luckily, once you have a clear vision and can communicate this to your construction team, you’ll be able to work together to achieve a design you can all be proud of.

To find the right balance between sticking with what you want, and what your team knows is best:

Practice effective communication: Your architect is your creative partner. It’s important to communicate transparently from the start and be sure to discuss your vision, lifestyle needs, and any concerns you have openly and honestly.
Prioritize must-haves vs. nice-to-haves: Clearly distinguish between your non-negotiables and preferences. This clarity will help your team understand what’s most important to your vision and keep things within the scope of the project.
Request regular updates: As mentioned, open communication with your architect is essential for keeping your project on track. By arranging regular check-ins, you can discuss any emerging concerns and gain a deeper insight into the expertise of your team, without overloading them with phone calls or emails!
Be open to design evolution: Sometimes, adjustments are necessary for the greater good of your project. This is why, as part of the creative journey, it’s vital to be flexible and embrace change when needed.
Balance feedback: Your input is vital, especially when it comes to guiding your architect on what designs will work for you. As a homeowner, we suggest finding the right balance between providing feedback at every stage and displaying trust and confidence in the architect you’ve chosen to deliver your final design.

Confidence to Start Building Your Custom Home in Charlotte, NC

The journey of building a home in Charlotte, NC, is a huge undertaking. We hope this article has given you some tips to make you more comfortable and confident during this process.

Still feeling too overwhelmed to start? At Houghland Architecture, we're here to turn the overwhelming into the achievable.

With over 25 years' experience in residential design, we’ve successfully designed hundreds of homes for clients in the Charlotte area.

Is your project next? Contact us for a FREE consultation , and let’s bring your vision to life.

Architecture vs. Interior Design Explained

gray@houghlandarchitecture.com (Gray Houghland) — Wed, 20 Dec 2023 20:04:08 GMT

Embarking on a custom home project in North Carolina can be overwhelming for homeowners.

There are a lot of terms and ideas thrown at you.

Two commonly mixed-up terms are architecture and interior design. No, they aren’t the same thing.

Understanding the roles of architecture and interior design empowers you as a homeowner to make informed decisions at every step of your home improvement journey, from the initial blueprint to the final decor touches.

Our team is here to explain the main differences between architecture and interior design, and how these professions work together.

Architecture: Crafting the Foundations of Your Home

Architecture is the overarching discipline that shapes the very essence of your home, determining its structural integrity, overall appearance, and the flow of spaces within.

According to Gray Houghland, “architecture is at its best at the intersection of art and science.”

Here are key aspects of the role of an architect:

Structural Design: Architects are masterful planners, focusing on the layout and framework of your home. They consider load-bearing elements, foundation design, and structural stability, ensuring your home stands strong for years to come.

Aesthetic Vision: Your home's external appearance is a result of architectural expertise. Architects take into account not only functionality but also the visual impact of your residence, creating a structure that blends with your surroundings and reflects your desired style.

Spatial Planning: Architects carefully design the layout of rooms, corridors, and common areas. They consider the flow of movement, access to natural light, and how spaces connect, creating a harmonious and quality interior environment.

Connecting Interior with Exterior: A big role of your architect will be merging your exterior with the interior. You can't just plunk two designs together—they have to flow and function as one home.

Overall Coordinator : In general, your architect will be the main coordinator of your project. They will help you find and work with interior designers and other contractors. Therefore, they will also be the ones helping to shape your overall vision for your home that the other professionals working on your project will follow.

What are architects not responsible for?

In the grand scheme of creating your dream home, architects deal with multiple aspects of your project and play a crucial role in the final result.

But, there are some areas they won’t get involved in unless specifically requested.

These can include:

Furniture selection
Interior finish selection
Window treatments
Plumbing fixture selection
Decorative elements

Note: For both architects and interior designers, it’s a good idea to find out whether their specialization is in residential or commercial buildings. This can make a big difference to their knowledge of your requirements and the appropriateness of their design skills to your project.

Interior Design: Crafting the Heart of Your Home

While architecture lays the foundation, interior designers fill in the finishing touches that transform a house into a personalized home. This aspect is all about the details, ensuring that the inside of your home aligns with your tastes and lifestyle. Here's what you need to know as a homeowner:

Aesthetic Enhancement: Interior designers design the visual appeal of your home's interior spaces. They select color schemes, textures, and finishes that harmonize with your preferences, creating a cohesive and inviting atmosphere.

Furniture and Decor: From selecting the perfect sofa to choosing the right lighting fixtures, interior designers curate the elements that populate your home. They pay attention to both style and functionality, ensuring that every piece contributes to the overall design.

Space Utilization : Interior designers optimize the use of space within your home. They consider the arrangement of furniture, storage solutions, and the overall layout to maximize functionality while maintaining a pleasing aesthetic.

So, what are interior designers not responsible for?

As part of their service, interior designers take center stage in enhancing the aesthetics and feel of your spaces. As mentioned, they're the masters of furniture arrangement, color palettes, and the overall look and feel of your home.

But, it’s good to know that they typically steer clear of matters such as:

Building codes (unless specifically requested)
Structural engineering
Electrical and plumbing layouts
Permit drawings
Architectural details and specifications

Collaboration Between Architects & Interior Designers

Most higher end projects will have an architect and an interior designer working in collaboration.

Sometimes you will work with an architect who has interior designers on their team. Other times, you or your architect will find an interior design firm to work with on your project.

How does an interior designer work with your architect to successfully design your dream home? Here are 3 things you should see during the design of your indoor spaces.

1. It’s a balancing act

To be happy with your North Carolina home, you need to balance feasibility, functionality, style, and creative flair. This might require some compromises, although the intention is always to build your dream home.

2. Role clarification is essential

To ensure smooth collaboration, any top architect and interior designer should clearly define the roles and responsibilities at the beginning of your project.

3. Project success can depend on effective communication

Open and transparent communication helps avoid design conflicts, leading to a more successful outcome.

How Interior Design and Architecture Complement Each Other

The interaction between architecture and interior design results in an interior space which strikes a balance between form & function—beauty & practicality combined.

For example, an architect designs the overall layout of a home considering factors like how you use your home and safety regulations. But it's the interior designer who helps you select the seating style, wall color, and ambient lighting to create a specific atmosphere.

It's important to note that your interior designer is typically working within the structure set by the architect.

The architect is responsible for merging the outside design with the inside design. Because of this, their design is typically a bit more set in stone.

Typically, your interior designer designs within the framework that the architect has set.

The Importance of Aesthetics in Architecture vs. Interior Design

Both interior design and architecture have a strong focus on aesthetics, but their approaches differ greatly. Architects concentrate on creating functional structures that are structurally sound while being visually appealing.

Think of it like baking a cake; the architect is responsible for the recipe and making sure all ingredients blend perfectly to create a sturdy yet tasty base (the building structure).

On the other hand, an interior designer's role can be likened to icing and decorating this cake with harmonious colors, patterns, textures—essentially transforming it into an artwork that’s not only pleasing to look at but also delightful when experienced.

Aesthetic Approach: Interior Designers

In essence, aesthetically pleasing spaces become a reality because of interior designers.

Their main aim is achieving visual appeal through selection and arrangement of elements such as furniture, decor items, lighting fixtures etc., ensuring they all gel together seamlessly.

The beauty lies in their ability to envision what could be rather than just seeing what currently exists. They work closely with architects during the space planning phase itself so that each piece falls exactly where it should be—akin to how musicians would place notes on sheet music.

Aesthetic Approach: Architects

On the flip side, architects' primary concern revolves around constructing buildings which stand the test of time without compromising their aesthetic value one bit.

They consider factors like geographical location or orientation towards the sun before finalizing the layout, thus aiming to create a structure that's not only structurally sound, but also aesthetically pleasing. This includes considering how light will enter the building or how it blends with its surroundings.

In conclusion, both professions hold aesthetics in high regard; however, their perspectives and methods of achieving it differ significantly. The beauty lies within this contrast as they work together harmoniously towards a common goal—creating spaces that are functional, safe, and visually delightful.

Technical Aspects of Architecture vs. Interior Design

The fields of interior design and architecture share some common ground, but their technical aspects set them apart. Each profession requires a distinct blend of skills, knowledge, and focus.

The Technical Side of Architecture

An architect's job goes beyond drafting up pretty homes; they're responsible for creating structurally sound buildings that meet the needs of their clients.

Here are some technical facets integral to architecture:

Design Principles : Understanding design fundamentals such as scale, proportion, balance, rhythm, and emphasis to create aesthetically pleasing and functional structures.
Building Systems: Knowledge of structural, mechanical, electrical, and plumbing systems to ensure the integrity, safety, and functionality of buildings.
Building Materials and Construction Techniques: Understanding various construction materials (concrete, steel, wood, etc.), their properties, durability, and suitability for different structural elements and climates.
Building Codes and Regulations: Comprehending local building codes, zoning laws, safety standards, and regulations to ensure compliance and safety in architectural designs.
Site Analysis and Planning: Assessing site characteristics, environmental impact, topography, sun path, wind direction, and other factors to optimize building placement, orientation, and landscaping.
Sustainable Design : Integrating eco-friendly practices, green building materials, energy-efficient systems, and passive design strategies to create environmentally sustainable structures.
Technology Integration: Incorporating technological advancements such as Building Information Modeling (BIM), parametric design tools, and computer-aided design (CAD) software for efficient design and construction processes.
Budgeting and Project Management: Estimating costs, creating budgets, managing timelines, and coordinating with contractors, engineers, and clients to execute architectural projects effectively.
Documentation and Drawings: Creating detailed architectural drawings, plans, and specifications that communicate design intent and guide construction.
Accessibility and Universal Design: Ensuring buildings are accessible to people with disabilities and adhering to universal design principles to accommodate diverse user needs.
Cultural and Contextual Understanding : Considering cultural, historical, social, and contextual aspects while designing buildings to reflect and respect the surroundings.

These technical aspects, combined with innovative design thinking and an understanding of the built environment, contribute to the creation of functional, sustainable, and visually appealing architectural designs.

The Technical Side of Interior Design

In contrast to architects who work on the 'big picture' structure and exterior building aspects, interior designers are focused more intimately within these spaces—working to create cohesive designs using furniture placement strategies, lighting design considerations among other things.

Here are some technical facets integral to interior design:

Color Theory and Schemes: Understanding the psychology of colors, color harmonies (complementary, analogous, monochromatic), and their impact on mood, perception, and space.
Space Planning: Analyzing space layout, traffic flow, functionality, and ergonomics to optimize the use of available space.
Furniture Design and Placement: Knowledge of furniture styles, sizes, materials, and their arrangement within a space to ensure comfort, functionality, and aesthetic appeal.
Lighting Design: Utilizing natural and artificial light sources to enhance ambiance, emphasize architectural features, and improve functionality while considering energy efficiency.
Materials and Finishes: Understanding various materials (wood, fabric, metal, etc.), their properties, durability, suitability for specific uses, and combining textures and finishes for a cohesive design.
Environmental Sustainability : Integrating eco-friendly practices, materials, and technologies to create sustainable and environmentally conscious designs.
Technology Integration: Incorporating smart home systems, audio-visual equipment, and other technological elements seamlessly into the design.
Acoustics : Consideration of sound absorption, diffusion, and reflection within a space to create optimal auditory conditions.
Visualization Tools : Proficiency in using design software (e.g., CAD, SketchUp, etc.), hand-drawing skills, and 3D modeling to create and communicate design concepts.

These technical aspects, along with creative flair and a comprehensive understanding of design principles, contribute to successful interior design projects.

Architects and Interior Designers: Partners in Your Dream Home

Grasping the intricate dance between architecture vs interior design isn't always easy, but it's key to understanding how our built environments come to life.

Architects and interior designers collaborate to construct structures that are both practical and visually appealing.

In short: an architect creates your canvas; an interior designer paints it.

Together they bring balance—function with form—breathing soul into spaces we live in every day.

At Houghland Architecture, we can guide you in creating your ideal living space. Whether you’re adding to an existing building or building a new home in North Carolina from scratch, we work seamlessly with other contractors to achieve your vision.

To find out more, reach out to our team in Charlotte, NC or apply for a FREE consultation today .

Information You Didn’t Know You Could Get From Your Architect

gray@houghlandarchitecture.com (Gray Houghland) — Tue, 24 Oct 2023 16:34:48 GMT

As a builder or developer, your demanding pace often leaves little time to gather detailed plans and information that could greatly benefit your project.

This is one of the biggest benefits of hiring an architect for developers.

Partnering with an architect unlocks a wealth of relevant data that builders and developers can use, from your earliest planning stages of construction to the completion of a project and beyond. From 3D footing plans to mechanical schematics, a thorough architect can guide every step of your residential construction project.

Architects often use building information modeling (BIM) for rendering 3D designs, but a savvy architect knows BIM can do a lot more than that.

Using BIM, architects can streamline your residential projects, making them more coordinated and cost-effective.

Below, we'll explore the ten diagrams, quantities and other data-heavy documents you didn’t know you could get from your architect, and discuss the comprehensive information architects can provide using BIM.

10 Plans And Schematics You Didn’t Know You Could Get From Your Architect

Every plan or schematic that improves your building process and project outcome is critical.

With a meticulous architecture team, you gain access to priceless "hidden data" that can:

Improve your construction techniques
Enhance your accuracy in budgeting/timelines
Make your residential construction project a resounding success

A thoughtful architect, using carefully created BIM documents, can supply you with better construction views, quantities, and diagrams like the 10 examples below.

1. 3D footing plans and concrete quantity takeoffs

The image below shows how an architect’s documents inform the earliest parts of a home's construction phase by creating footing plans and then augmenting those plans with the quantities of concrete needed.

2. 3D foundation wall plans

As the construction phase continues, your architect can help you create the foundation walls with specific measurements of each and detailed materials quantities, even predicting the number of blocks required for each wall.

3. 3D floor framing plans

Using a BIM model, your architect creates floor framing plans in 3D with exceptional detail, marking areas that require exact location coordinates, like toilet locations, that leave little room for error.

4. Wall framing layouts

With each wall frame mapped meticulously, builders can frame walls quickly and accurately. Locations of windows and doors are marked with exactness, and the size of each is documented within your architect’s model.

5. 3D floor plans

3D floor plans are crucial for the client, the builder, and subcontractors. They help everyone understand the three-dimensional complexities of the home, especially the roof and foundation framing. With your architect's BIM, clients and builders alike can see each floor, each foundation, and each roof joint and how they all fit together.

6. Countertop and casework schedules

Your architect's BIM provides countertop and casework schedules, which are essential for preliminary project budgeting. Kitchens can be costly, and accurately estimating those costs is incredibly useful for both the developer and the homeowner. These schedules are handy even before the final cabinet layout is complete.

7. Room data plans

Your architect’s models provide each room's area, perimeter, and even volume. Not only does this aid the design phase by creating functional spaces, but it is also essential in the construction phase for cost estimating and tasks like HVAC subcontractors to deliver a comfortable heating and cooling system.

8. Room schedules and finish schedules that can include wall areas

The detail provided in your architect’s documents is astounding, with accurate quantities calculated for every part of the home, including the floor area of each room and the wall area of each dividing wall.

9. Floor finish plans

Floor finishes can cause many residential builders to blow the interior budget. However, a floor finish plan provides accurate cost estimates while communicating the floor finish plan to the client. If there's a change in materials or an increase in costs, recalculating the flooring budget is quick and easy.

10. Mechanical schematics

The mechanical schematics provided in your architect's BIM make it easy to plan the duct locations, coordinate plumbing, and pinpoint recessed light areas. These elements are often at odds with the home's mechanical distribution, so having an architect to inform their coordination streamlines the building process.

Benefits of Architect-Driven Data Through BIM

Working with an architect provides building information modeling (BIM) that benefits your project and revolutionizes your process. In an architect’s hands, a BIM report will become crucial to your design and construction process.

Here are 5 main benefits to using an architect who uses BIM:

1. Improved Communication and Collaboration

Working with an architect allows every stakeholder in a construction project—including the developer, engineer, and general contractor—to work from the same (reliable) data.

All answers lie in your architect’s BIM document, so when questions arise, and decisions need to be made, everyone can turn to the architect for quantities, measurements, schematics, and schedules.

2. You Can Easily Visualize and Analyze a Project

An architect can deliver exciting 3D images of residential buildings that help sell the home design to your client.

Using BIM in the design process, with an architect's guidance, provides a more detailed understanding of every aspect of the home, such as exterior finishes, energy efficiency, lighting, and structural integrity. Clients are happy to be able to visualize their future home, and the construction team feels confident to deliver it.

3. Early Detection Of Issues

When it comes to construction projects, the best time to find an issue is before it's baked into the building.

Architects are skilled at detecting potential problems between different building systems before construction begins. That’s crucial to maintaining the project's budget and timeline. You'll also be able to avoid rework during the building process and reduce waste on the building site.

4. Improved Cost Estimation And Budgeting

One of the most compelling benefits of hiring an architect for developers is that architects can help predict materials and labor costs more accurately. BIM models enhance the architect's accuracy further by linking to databases about materials, labor, and expenses. This extra layer of data on labor and materials enables precise quotes and strict budget management.

5. Assist with Regulatory Compliance And Documentation

Architects can help ease the burden of construction administration by ensuring compliance with building codes and regulations and helping the team secure the required building permits.

They’re a dependable source of building detail and a centralized location for all building-related documentation, so anyone associated with the home's construction or maintenance knows where to find critical information.

Working With An Architect To Access A Deeper Level Of Construction Data

For your construction project, an architect provides diagrams, plans, and schematics created with precise data.

Architect-informed homes are built more efficiently by streamlining the construction phase with accurate materials estimates and clear plans that make communication easier.

Architects also help your clients better understand the home's design, allowing them to make quicker decisions as they envision their new home.

If you'd like to chat about it with a Charlotte, NC, architect, apply for a free call with our architecture team. We work collaboratively with builders and developers to deliver beautiful, well-built homes that stick to the budget and timeline without compromising quality.

Let's talk about how an architect can aid your construction project with building information modeling, construction administration experience, and irreplaceable design expertise.

The Process of Renovation and Home Addition: Charlotte NC Insights

gray@houghlandarchitecture.com (Gray Houghland) — Tue, 05 Sep 2023 17:08:16 GMT

Thinking about a renovation or home addition project in Charlotte, NC? Adding a bonus room in your house, such as a bedroom suite, laundry room, or even an additional floor, should be an exciting chapter in your life! However, it's also completely natural to feel overwhelmed by the process.

Taking on a renovation project or home addition can be daunting, especially for those with a growing family or homeowners struggling to make their house feel like a home.

To ease your concerns, we’re here to separate fact from fiction by walking you through our comprehensive process at Houghland Architecture. By the end of this blog, we hope you’ll have a clearer picture of what to expect — or rather, what to look forward to!

From the initial stages to project handoff, our team is here to help you get to grips with what’s ahead through our 6-step process.

1. The Initial Phase: Project Discovery

At Houghland Architecture, we kick off the design process with an in-depth consultation. Whether you visit our office or invite us into your home, we'll discuss your project scope in its entirety.

Just some of the topics we’ll cover include:

Your initial design goals and aspirations for the entire project
Pain points associated with the functionality or aesthetics of your existing home (e.g., a lack of natural light, usable space, or adequate square footage)
Design steps/ Process checklist
Overview of potential costs
Team members needed for your project
The construction process

How much do Houghland Architecture consultations cost?

Consultations that take place in our office carry no fee and usually last around 45 minutes (but can be longer if needed!).

We also offer 1.5 to 2-hour in-home consultations that involve our architect carrying out an initial review of your existing home and providing insights based on their inspection.

The cost of this in-home visit is $500. Investing in this in-home consultation allows us to understand your project better and provide useful suggestions and recommendations that save you money later.

2. Getting Started: Defining Your Project and Existing House

Now that we understand your goals, it's time to define your project. At Houghland Architecture, we take a collaborative approach. We’ll always work closely with you to establish a detailed brief before getting started.

For example, before putting any detailed design ideas down on paper, our team will:

Carry out a thorough site analysis
Conduct a zoning code analysis
Develop a base plan (including lot lines and landscape details)

After this has been completed, we’ll then present you with up to three plan options: small , medium , and large .

You can also meet with builders to discuss cost estimates for each option, ensuring alignment with your budget.

3. The Finer Details: Refining Your Design

They say ‘the devil is in the details’ and at Houghland Architecture, we couldn't agree more! To help you achieve your perfect home addition or renovation in Charlotte, NC, we're committed to meticulously refining your design.

Once your base plan has been developed, we’ll then create a more detailed floor plan and 3D views, allowing you to visualize your new space. You will be able to visualize how the laundry room connects to the rest of the home or what your new bonus room will look like.

Through collaborative feedback and revisions, we’ll ensure you’re completely satisfied with your final design concept before sign-off. Transparency and effective communication are key during this phase — so if you feel like something isn’t working, don’t be afraid to speak up!

4. Putting the Wheels in Motion: Selecting Your Builder

Choosing the right builder is essential for ensuring your Charlotte, NC, renovation or home addition project is a success.

At Houghland Architecture, we are here to assist you with the decision-making. We can provide access to our network of reliable contractors in the area and discuss if your preferred builder matches our process and values.

It's crucial to ensure that both the architect and builder are on the same page before giving final design approval, which is why we’ll always request that your builder of choice:

Can provide rough cost estimates
Is willing to work with us to facilitate design changes as needed
Can align with our schedule to ensure maximum efficiency
Is committed to delivering high-quality craftsmanship
Is experienced in local building codes and regulations
Is reputable (and preferably known in the Charlotte, NC area)

Tip: It’s also important to ensure that your chosen builder has experience in the type of home addition or renovation in Charlotte, NC you’re looking for. For example, a builder specializing in creating more space in multi-family homes might be completely different from one who caters to luxury additions such as a pool house or second-story addition.

5. Ensuring Clear Collaboration: Submitting Construction Drawings

We approach every home with the same level of care, whether you need a new family room, a new workspace, or want to improve the structural integrity of your home.

To ensure we deliver exceptional work to each client, collaboration is always at the heart of our process at Houghland Architecture. We aim to leave no stone unturned when preparing your construction drawings, with client happiness a priority from concept to completion.

Dealing with local authorities during the building permit stages can be unpredictable at the best of times. During this stage, we take care of everything on our end to ensure the process is as smooth as possible.

This can include:

Providing the necessary permit drawings
Submitting additional design drawings as needed (in cases where further clarification or context is required)
Ensuring all specifications are in line with your application
Making amendments and facilitating changes according to the direction of local authorities
Coordinating with other team members to ensure cohesion

At this stage, it’s also common for your builder to review the project budget and ensure it meets your expectations. Once everything is in order, we’ll then submit your final drawings for your building permit.

6. Achieving Design Excellence: Construction Begins

With the paperwork complete, it's now time to bring your vision to life!

Throughout the construction phase, our Charlotte, NC team also offers optional construction observation services, providing expert support every step of the way and delivering a home we can both be proud of!

Our careful design approach at Houghland Architecture ensures minimal complications and a strong foundation for exceeding your expectations at every level. Whether you want to add extra square footage for your young family or initiate a custom second-story home addition to your home — our team is highly-experienced in catering to your every need.

Understanding the Process of Your Renovation or Addition to Make Better Decisions

We trust that this article has provided you with valuable knowledge about Houghland Architecture's process for home additions and renovations.

Now that you know the process, you will feel more confident and make better choices for your future project.

From the initial project discovery phase to construction sign-off, our team is here to support your design vision from start to finish.

To learn more about what we can do for you and take full advantage of our expert architecture services in Charlotte, NC, apply for a FREE call today .

A better HVAC for all

Thu, 23 Mar 2023 18:39:00 GMT

It’s Time for us ALL to get way better with HVAC

According to recent research most of the complaints about our houses and more alarmingly, our new houses, stem from homeowners being uncomfortable, either too hot or too cold. But in addition to comfort there are complaints about the costs associated with running poorly designed and installed HVAC systems (heating, ventilation, and air conditioning). So the question is who or what is the issue and how do we do a better job?

Recently our firm has been working on an increasing number of multistory houses. And by multistory I mean more than two. In the past a design of a two-story house HVAC system was fairly straightforward, with ducts in the crawl space serving the first floor and in the attic serving the second floor. But once you introduce a slab on grade, a third floor and even a fourth floor (basement plus two or three stories above) the space available to run the ducts and locate the equipment is much more difficult to find and important to accommodate from the beginning.

I realized that architects, our firm included, have to be much more careful and diligent about designing for the realities of modern HVAC systems, from the very first day of schematic design. We can no longer expect the builder and HVAC subcontractor to magically come up with the space needed to provide for a system that makes the homeowners comfortable over the years. (…although not today's topic, architects also need to be more aware of the consequences on the HVAC system of designing with so much glass).

So we are now modeling HVAC systems in 3D so that the realities of the system can be supported by the rest of the design, including structural support of the house that does not interfere with the system, providing locations for plumbing waste lines to exit the house without crashing into the ducts, and even planning for the necessary space outside the house for condensers that are in workable, and out-of-sight locations.

As architects we are not trying to design every aspect of the HVAC system, in fact, far from it. HVAC design, when done correctly, is quite complex and beyond our expertise as architects. But we can, and must, provide some basic conditions and strategies for how the system runs throughout the house. And we must provide a path for the plumbing systems to coexist with the mechanical systems.

In addition to needed improvement from architects on this issue, as with most problems worthy of solving, everyone else needs to step up as well. Homeowners would benefit from builders that require better HVAC design from their subcontractors. There are three design calculations that are currently available, although not used nearly enough:

1. Manual J - load calculation is a formula that determines the heating and cooling capacity of a building based on its characteristics, such as square footage, insulation, windows, walls, and orientation. It is a protocol developed by the Air Conditioning Contractors of America (ACCA) to provide a more accurate solution for HVAC equipment size than the rule-of-thumb approach.

2. Manual S - ensures the heating and cooling equipment is properly sized and will maintain the required design comfort conditions calculated by Manual J. Also ACCA Manual S verifies the HVAC has enough blower power to move the required amount of air (CFM) through the duct system. An understanding of how to interpret the manufacturer's equipment (OEM) data is essential to correct HVAC sizing.

3. Manual D - the third step in designing your HVAC system with ACCA’s System Design Process and is used to determine the overall duct layout and sizes for your HVAC system. Having performed Manual J and S, we now know the load requirements and what equipment we are going to use, the next step is to design the duct system.

So requiring these calculations will meet with some resistance from the subs and will necessitate compensation for the additional engineering provided. An even better strategy is to contract with an engineer to design the system independent of the HVAC subcontractor. It may also take some sales work by builders to convince clients that it is worth it. But, without a doubt, today's HVAC systems are too complex and our houses too expensive to continue to provide HVAC as we have in the past. If you hear a HVAC subcontractor say "but that's the way we have always done it" then please run away! In addition to already complex heating and cooling equipment today's systems can include humidifiers, dehumidifiers, energy recovery, ventilation, and air purification, and UV light purifiers. Point being that we demand much more from our houses as machines, but it takes some skill and knowledge to get these systems all working together.

In addition to now providing schematic duct layouts our firm can also provide much more data to help make these calculations easier. For example we can now provide floor plans showing the area and even volume of each room, along with anticipated R-values of various building components like walls, roofs, and floors.

In addition to requesting better engineering from the subs, builders can also help in the design process (assuming they are involved in this part of the process) by establishing design criteria and reviewing design drawings more carefully. Builders are busy, so this is not as easy ask, but without good input the design output will suffer.

Homeowners are not innocent in this overall problem of comfort in our houses. Good systems are more expensive than cheap ones. Homeowners care a great deal about how things look on the surface, like with finishes and appliances for example, but seem to spend much less time and resources considering the internal bones of their house. We, as architects and builders, can encourage more consideration of the house systems, but ultimately homeowners need to make better systems more of a priority themselves or accept the consequences if they do not.

For all of us involved in building houses and providing HVAC systems it may be helpful to reduce the criteria to a good, better, best approach. There is admittedly debate here, but we must start the improvement process somewhere. And bear in mind HVAC design is greatly affected by geographical location:

Four tips for all HVAC systems:

Get your system engineered, independently of your HVAC contactor if possible.
Use as much rigid ductwork as you can.
Place all ductwork within conditioned building envelope.
Transition from rigid to flex duct only in about the last 10' of the air terminal.

Good, Better, Best Systems

(Note - we have left off gas as a fuel source from our lists but understand that transition may take some time and is not without some regret)

Good

Add stand-alone dehumidifier
Heat pump - 1 stage (as of January 2023 for Charlotte area):
For split system ACs (AC < 45K Btu/h) = 15.0 SEER and 14.3 SEER 2
For split system ACs (AC > 45K Btu/h) = 14.5 SEER and 13.8 SEER 2
Provide a fresh air source and control to the return side of the air handler. This will allow the system to provide ventilation
Properly sized central returns

Better

Install permanent dehumidifier
Two stage compressor on 18 or better SEER heat pump
Fresh air to return & air cycler piped to dehumidifier
Merv 6-8 air filter
Combination of central returns and individual returns in key rooms that have doors

Best

Install permanent dehumidifier (summer) /humidifier (winter)
Variable Refrigerant Heat Pumps (VRF) - matches load to capacity
Fresh air to return & air cycler piped to dehumidifier
Add energy recovery ventilator (ERV)
UV light air purifier
Individual room returns
Merv 9-13 air filter

So to wrap up, if owners desire more comfortable houses they will need to pay for more advanced systems and engineering than in the past. As architects, we need to provide the space and overall strategies to accomplish better systems, and builders will have to be willing to coordinate a more complex and demanding HVAC environment.

Where have all the deed restrictions gone?

Wed, 15 Feb 2023 22:55:00 GMT

If you live in any of Charlotte’s older neighborhoods things are a changing…

Read all about it at The Charlotte Ledger:

Older Charlotte neighborhoods worry about pro-development court ruling (substack.com)

Our Tenth Houzz Award Just In

Wed, 15 Feb 2023 15:46:00 GMT

Houghland Architecture Awarded Best of Houzz 2023

The annual people’s choice award recognizes professionals among the Houzz community who stand out in both talent and customer service

Charlotte, NC February 15, 2023 – Houghland Architecture of Charlotte, NC has won a “Best of Houzz” award for Design on Houzz ®, the leading platform for home remodeling and design. This is the tenth award Houzz has given the design firm and was chosen by the millions of homeowners that comprise the Houzz community from among more than 3 million active home building, remodeling and design industry professionals.

Best of Houzz awards are given annually, in three categories: Design, Customer Service and Photography. Design awards honor professionals whose work was the most popular among the Houzz community.

“Best of Houzz 2023” badges appear on winners’ profiles as a sign of their commitment to excellence. These badges help the more than 65 million homeowners and home design enthusiasts on Houzz to identify popular and top-rated home professionals for their projects.

"We are thrilled to highlight incredibly talented and customer-driven pros from the Houzz community through the Best of Houzz awards," said Liza Hausman, vice president of Industry Marketing for Houzz. "At Houzz, we strive to support professionals from building their brands and attracting clients, to managing their business efficiently and profitably, and collaborating with clients. The Best of Houzz awards provide a distinctive mark of credibility for homeowners looking for pros on Houzz. We congratulate all the winners for everything they’ve accomplished in 2022 and look forward to seeing their work and positive reviews in the year ahead."

Best Product Design Award

Tue, 25 Oct 2022 20:15:00 GMT

We are honored to announce one of our best clients, Chelsea Building Group, won the Home Builders Association of Greater Charlotte’s 2022 Major Achievement in Marketing Excellence Award for Best Product Design of an Attached Home for our contemporary, luxury duplex designs at Cityside West!

This project was an infill development on Mattoon Street in Charlotte, NC, which is just minutes from uptown. It includes twenty new construction units ranging from 2,281 - 2,464 square feet.

Our design objective was to provide more affordable luxury living very close to the center of Charlotte. Duplexes are a perfect way to achieve that, as land in Charlotte is scarce and expensive. Duplexes lower the land costs dramatically while still providing a housing unit that feels like a single family residence.

Open floor plans, outdoor spaces, and beautiful kitchens make these units perfect for entertaining.

The exteriors are contemporary. Shed roofs, stucco finishes, wood siding accents and brightly colored front doors are just some of the design features on the exterior.

Careful placement of these materials allowed the builder, Chelsea Design Build, to build simple, more affordable exterior shapes that still provided a great deal of visual interest and variety.

Who do you hire first - the architect or the builder?

Tue, 18 Oct 2022 19:50:00 GMT

Getting started on a renovation, addition, or a new house may seem stressful for homeowners and it can be difficult to know where to begin. Do you talk to an architect or a builder first?

Let’s start with renovations and additions and explore some thoughts involved (check back for specific steps on a new home design). Each project is different, but here are the typical steps involved:

Step 1: Project Feasibility

A. Talk to an architect first. I always say that I would not want an architect to build my house, and I would not want a contractor to design it. We each have our own expertise. So before a builder can tell you how much something will cost he or she needs to know approximately what is being proposed.

B. Meet with your architect on-site and review any ideas. This initial meeting could take one to two hours. Ideally a homeowner has a survey of the property and any deed restrictions (sometimes included with your closing documents). Often a homeowner has a number of ideas - sometimes conflicting. That is fine. The more ideas, the better.

C. Once the architect understands your objectives and thoughts, he or she can guide you towards the ones that show promise and provide some cost parameters. Total project cost estimates at this point are difficult to provide since plans are not yet defined, but this meeting should establish the framework for early design efforts.

D. At the end of the architect site meeting, a homeowner will now know if their project is feasible and worthy of further study.

Step 2: Define What is to be Built

A. Often this can be a challenging step. If the homeowner has a simple idea and a small scope of work, the project can move forward quickly with just one concept. More often there are several ideas that need to be explored. This is where we introduce the idea of the "small, medium and large".

B. Your objective as the homeowner is to explore ideas without spending too much money and time. We will take your best and most promising idea and call that one the "medium" idea. We will develop a rough floor plan that shows rooms and sizes, but not much else. This step is to ensure the plan will fit on the site.

C. Next we will take that "medium" idea and remove a piece of the equation to provide a lower priced option. This option becomes the "small" option. (Perhaps there is no master suite renovation, maybe the detached garage is moved to a future phase, etc.)

D. Then we will develop a "large" option. In this version we will offer our design expertise and present options you did not know were even possible or add a layer that makes it extraordinary. This may sound extravagant, but it often proves to be the step that makes it all worthwhile while adding significant value.

E. At the completion of these steps, you will have three solid options.

Step 3: Consult a Builder

A. With several options and relevant rough sketches, it is then time to meet with a builder or two who can advise and provide guidance on pricing.

B. While some builders may provide a quick cost estimate on the spot, it is our recommendation to pay them for their time and request a more comprehensive cost estimate.

C. At this stage, the cost estimate will be approximate, and the numbers may look like $150K, $200K, and $400K, etc.

Step 4: Proceed with Architectural Design

A. Now that ideas and associated cost estimates are determined, an architect can begin designing with confidence, using a tested overview of the project.

B. One of the options can be selected (or a combination of two) and your architect can continue refining and exploring the design - with assurance that there is a match between what they are trying to achieve and the costs to get there.

Nice to be on the list…

Wed, 12 Oct 2022 20:36:00 GMT

Houghland Architecture named one of the best residential firms in Charlotte:

The Best Architects in Charlotte (with Photographs) | Residential Projects (charlottearchitects.org)

Do Architects Charge for an Initial Consultation?

Mon, 22 Aug 2022 14:18:00 GMT

As with everything, it depends…

Here is what we offer at Houghland Architecture:

No charge option

Come to our office for a general discussion of the design process and how to work with an architect. We advise on how to determine how much the process costs, how to find a builder, and factors that determine how long the process takes. The discussion is limited to about thirty minutes and focuses on the process, but not the specifics of your project.

Fee option

This discussion includes the topics mentioned above, but adds specific advice and guidance on your particular project. We will discuss the feasibility of your design ideas and more targeted guidance on costs including strategies and cost ranges. There are two options of this level of consultation:

In office - $300 and lasts about 90 minutes.
At your lot or home - $600 (assuming Charlotte area).

We are confident you will find either discussion to be beneficial.

Dormer Design

Wed, 17 Aug 2022 20:39:00 GMT

Dormer Design

In residential design, there is a plethora of really bad stuff being built. Of the concepts that many designers (and some architects) mishandle are dormers. I cringe at the majority of the dormers being constructed.

Oftentimes, the cost to construct dormers outweighs their benefits. They are expensive and typically assembled using one window, three walls, roof, siding, eaves, gutters, flashing and trim. They are complex little structures and more times than not are designed poorly - making them an inefficient use of construction dollars.

In newer construction, there are fewer dormers as of late in part because of a more modern direction architects and their clients are wanting. There are certainly times, however, when dormers are helpful. They provide additional living spaces within a roof area – a useful way to provide extra space without affecting the overall scale of a house. Dormers can let in daylight in just the right area as well.

So, when conditions call for a dormer, let’s get it right:

No siding on the front of a dormer
No “pork chops

Instead:

Ensure the overall width of the dormer equals the width of the windows below.
Make sure the dormers don’t overpower the roof.
Design the face of dormers with window trim, not siding.
Provide adequate spacing between dormers.
Be certain the pediment has equal trim projection on all three sides.

Some other guidelines:

Design dormers so that the dormer ridge line does not compete with the main ridgeline of the house.
Don’t use brick in the front of a dormer and siding on the sides – ever!
Create the eave width on a dormer approximately 50% of the main house eave width.

Admittedly these examples are stylistically on the traditional side. Other rules apply to craftsman style or modern houses, for example. The main point is that designers (and their clients) should pay much more attention to dormer design. Dormers are not just an afterthought that are way up high and not seen. They, in fact, play quite an important role in the aesthetics of a house, and if designed properly, can be money well spent.

Beware of “Trends”

Thu, 16 Jun 2022 15:13:00 GMT

In Architecture, It’s Better to Favor Timeless Design Over Passing Trends

As consumers, we are constantly bombarded by products marketed as “trendy”, “new”, “the latest, the greatest”, and “critical” to our lives. In the fashion world, our clothes go out of style each year - long before the stitching is worn, or the fabric frayed. In architecture, designs are often under some of the same scrutiny to be trendy or current. But it is recommended we resist that pressure and instead establish a timeframe for architecture – one that is more in keeping with a long-term role. This design should create a better relationship to the financial commitment that is made when building a home.

So, instead of being trendy, we should be timeless. How do we create timeless architecture and resist the superficial pursuit of the newest idea? Let’s start by discussing “timeless” architecture. Timeless architecture is not determined by architectural style. There are renowned, timeless buildings built in every style imaginable - Classical, Victorian, Tudor, Greek Revival, etc. Secondly, timeless does not equate to being traditional with classical proportions and materials. And thirdly, timeless does not blindly recreate a style from the past, not unlike a bad movie sequel (think Police Academy 7). Timeless architecture looks both directions - into the past that pulls from the history of building design and into the future with consideration of how we live today and are likely to live in the future. We should be thinking of houses as 100-year-old structures.

Architecture should tell the story of its time through thoughtful ideas along with durable and sustainable materials that utilize the best technologies available at the time. Therefore, architects must have the maturity and self-confidence to bypass fashion and instead rely on the timeless rules of proportion, light, emotion, function, and space. Architects strive to achieve designs without outsourcing ideas from flashy pictures on Pinterest, TikTok or relying on, for example, Sherwin Williams to tell us the hot new color of the year. We aspire for more sophisticated design ideas that will outlast the next news cycle.

An architect’s intent is to consider how spaces function and contemplate the reasons why they are created in the first place. This approach takes courage and earnest effort, resulting in timeless homes to pass along to generations to come.

Williamsburg - a different version of “timeless”

Thu, 02 Jun 2022 15:12:00 GMT

Timeless Architecture is About Taking A Long View

Before I even thought about becoming an architect, I was surrounded by timeless buildings. I grew up in Williamsburg, VA. As you may know, Williamsburg is frozen in time and preserved for a vision of life in the 18th century. Its transition into a time capsule was not intentional, but interesting nonetheless.

Williamsburg was once the capital of Virginia and a very prominent, important city - at least until 1780 when the capital was moved to Richmond. Then Williamsburg became just a normal little town - its significance deflated like a balloon. Much of the wealth and intellectual strength moved on, and over the years many buildings were literally abandoned. It was somewhat preserved, like a woolly mammoth falling into the tar pits for later discovery.

My grandmother, Maxwell Brockenbrough Houghland (GranMax as we called her), grew up on a farm near Tappahannock, and attended the College of William and Mary in Williamsburg. Her memory of Williamsburg was of the time when it was struggling and had reverted to just a sleepy college town and rural county seat. In fact, her description of the Duke of Gloucester Street (Main Street in any other town) sounded rather rough with whore houses (although I’m sure she used a different term) and pool halls.

Soon after she graduated from William and Mary, John D. Rockefeller, Jr. funded and led the massive reconstruction of the 18th century city. And during Franklin D. Roosevelt’s 1934 visit to Williamsburg, my grandmother’s familiar Duke of Gloucester Street was proclaimed “the most historic avenue in America”.

Fast forward to me as a boy and then a teenager, wearing a tricorne hat working as a shepherd, tour guide, and Fife and Drum drummer surrounded by buildings that were literally hundreds of years old. It all had quite an effect on me. A great respect for history, preservation, city planning, architecture, (and a dislike of hot, uncomfortable clothing) was subtly introduced into my psyche.

This is a rather literal take on “timeless” since Williamsburg is now part of a protected historic area. But it does not diminish my belief in the value of timeless architecture and believing that, when we design and build, we need to take a longer view.

The Idea Blog - Residential Architecture in Charlotte, NC - Houghland Architecture

Evaluating cost-per-square-foot

Why Two Houses the Same Size Can Cost Wildly Different Amounts to Build

So Why Doesn't Square Footage Tell the Whole Story?

What Actually Drives the Cost Difference?

Does Code or Zoning Ever Add to the Cost?

How Do You Get an Honest Number for Your Project?

The Bottom Line

Understanding The Cost Of An Architect In Charlotte, NC

The Fee Question

Fee as Percentage of Construction Cost

Typical Fee Ranges

Scope of Services Make a Difference

Minimum Fee

Full Service

How to decide on a fee and a level of service

Some Frequently Asked Questions on Fee

A Final Word

Maximizing a Myers Park Infill Lot

Some thoughts on designing new homes in Myers Park

Maximizing a Myers Park Infill Lot: Designing a Timeless Traditional New Home for Modern Living

Why Tear Down and Build New on a Myers Park Infill Lot?

Navigating Myers Park Architectural Rules and Charlotte UDO Guidelines

Designing Traditional Charlotte Exteriors for Modern Interior Lifestyles

Essential Modern Spaces to Include in Your Custom Home Design

Where Can You Put an ADU on a Quarter-Acre Lot in Charlotte?

Thinking about an accessory dwelling unit in Myers Park, Eastover, Cotswold or surrounding neighborhoods?

There is a difference between an "Accessory Structure" and an "Accessory Dwelling Unit".

Does the distinction control where it can go?

First: What Exactly Is a Quarter-Acre Lot?

Understanding the Setbacks on Your Principal Structure

Where Can the ADU Actually Go?

The Height Question: This Is Where Things Get Specific

How Big Can the ADU Be? Understanding Floor Area Limits

Building Coverage: The Often-Overlooked Variable

The One-ADU Rule and Other Key Conditions

Charlotte's New Queen City ADU Program

Putting It All Together: What to Do Next

Frequently Asked Questions

﻿ Final Thought

How Clients Can Find Answers to Common Construction Questions

Questions We Often Hear:

Some Common Sources for Answers:

Question 1: Can I add an addition to this house?

There are certain conditions where a portion of a structure can be built over a setback:

Question 2: Can a second or third story be added to this house?

Question 3: Can I add an attached garage to this house?

Question 4: Can I add a detached garage or ‘she-shed’ to the property?

Question 5: Can I add a driveway to this property?

Question 6: Can we cut down these trees?

Question 7: What kinds of improvements to the property have to be reviewed by others?

Question 8: Can I put a fence around this yard?

Question 9: Can I build a solid wall at the back of my property?

Question 10: Can I put a duplex or triplex on this property?

Question 11: Can I put a pool on this property?

Are We Pushing Renovations Too Far in Today's Tough Real Estate Market?

How to Determine How Much of Your House to Renovate

Inspiration Overload - Help!

How Houghland Architecture can help sort through all the clutter...

An Ideal Home for Life: 6 Tips for the Process of Building a Home in Charlotte NC

Tip 1: Be Realistic about the Process

Tip 2: Understand the Role of Your Architect

Tip 3: Get to Know the Building Process

Phase 1: Getting Started

Phase 2: Deciding What to Build

Phase 3: Builder Selection/Budget

Phase 4: Refining the Plans

Phase 5: Developing the Home Exterior

Phase 6: Budget Check

Phase 7: Preparing Construction Drawings

Phase 8: Agency Review

Phase 9: Construction Begins

Phase 10: Construction Complete

Tip 4: Ensure You Have a Home Builder on Board During the Design Process

Tip 5: Be Aware of Key Deadlines and Required Documentation

Tip 6: Know What You Want, but Be Open to Guidance

Confidence to Start Building Your Custom Home in Charlotte, NC

Architecture vs. Interior Design Explained

Architecture: Crafting the Foundations of Your Home

What are architects not responsible for?

Final Thought

2. 3D foundation wall plans

3. 3D floor framing plans

4. Wall framing layouts

5. 3D floor plans

6. Countertop and casework schedules

7. Room data plans

8. Room schedules and finish schedules that can include wall areas

5. Ensuring Clear Collaboration: Submitting Construction Drawings

6. Achieving Design Excellence: Construction Begins

Understanding the Process of Your Renovation or Addition to Make Better Decisions