What to know about designing a custom home

Key takeaways

• Zoning rules determine what you can build — including size, height and setbacks — so you need an architect involved early to avoid buying land that can’t fit your vision.
• Inspiration photos can guide the design process, helping architects interpret your style and translate it into realistic plans and layouts.
• Lifestyle and long‑term function drive the floor plan, while material choices and finishes should balance durability, budget and personal priorities.

If you are building a custom home, you will make hundreds of decisions from the number of bedrooms to the color of the paint on the wall.

Most people who are building a home instead of buying a resold one are doing it because they have a vision of what their dream house looks like.

To build a home, you will need land and a team of architects and builders. Many experts recommend finding a team before buying the land to make sure your dream house is allowed on the property you are buying.

When buying your land, you will need to look at the zoning code to ensure it can be used for residential development. When you draw up plans to build a home, it’s important to pay special attention to these zoning rules because the home will need to be up to code in order to get the proper permit.

Size is often an issue.

“The most important thing to start with is zoning,” said John Potter, partner at Morgante Wilson Architects in Chicago, Illinois. “On two equal‑sized lots, one might allow a much smaller house than the other because of different zoning districts and setback or height restrictions. If you don’t know the size of the house you can build, you’re going in blind.”

Some zoning codes, such as form‑based codes, limit the design or form of a home. This includes how much space is allowed between the floor and ceiling and how many floors a home can have. The code might have rules on where a garage door can face and the style of the home’s architecture.

You will want to work with builders and architects who are experts in the local zoning rule and will be able to design homes to code. The result may not be exactly what you envisioned if the code is restrictive.

“Zoning also stops a lot of ideas,” Potter said. “People get very frustrated when they want something that just isn’t permitted. So, education is a big part of helping clients understand what’s possible and why.”

The best way to convey your vision for your home is to show your architect pictures of rooms and homes you like.

“Inspiration pictures are key,” Potter said. “A lot of people don’t fully understand what they like about a house photo, but as architects, we can see through the design. Being able to refer back to those pictures helps clients visualize the decisions we’re making.”

When looking for inspiration, Potter says social media platforms Pinterest and Instagram are incredibly helpful for the buyer and the design team.

The photos give architects a framework of the style you are looking for, but the photos also can be very specific, like a picture of a light fixture.

“We take those images and, as we develop design ideas, we refer back to them,” Potter said.

At the end, you want the home to look and feel like the vision board you created.

Lifestyle is a huge consideration when drawing your floor plan.

“Open‑plan concepts are still very strong,” Potter said. “People want spaces that serve multiple uses; the idea of a dining room you only use once a year is going away.”

Architects are experts in design, but as the buyer you know your lifestyle the best. Maybe you eat in the dining room every night and that room is important to you.

You will specify how many bedrooms, bathrooms and other rooms you want, and the architect or builder will present you with a layout. You likely will go back and forth until you settle on a blueprint. It’s your house and, within reason, you should be able to request the design you want, but there are times the team might steer you in a different direction.

“Sometimes clients have design ideas that simply don’t work together,” Potter said. “Part of our job is educating them about architectural styles and how elements complement each other.”

As you look at the design, be sure to consider the sun and where it will rise and set on your home. Natural light is very desirable, but the sun can also impact the function of your home as well as heating and cooling costs.

“Orientation and windows and glazing should allow for the flow of natural light into interior spaces,” said Doug Maxwell, managing partner and co‑founder of Upstate Modernist, based in New York City.

After settling on the layout and the architecture, the buyer then gets to customize the finishes. How much the architect will handle depends on the team, with some firms offering interior designers to make sure the materials you select work together.

You will either visit an in‑house design studio or one in the area to look at what materials to put in the house. It’s important to see materials up close and in renderings to get a good sense of what the final product will be. Investing in high‑quality materials upfront can save money in repairs, but upgrades in materials add up. The high quality also comes with a higher price tag.

“This varies based on market, but specifying high‑quality finishes such as real wood, stone, quartz and porcelain can offer a nice balance of natural materials and durability,” Maxwell said.

Elements like the cabinets can be customized by carpenters, or you can visit a local hardware store to see the stock cabinets offered. Likewise, you can go straight to the source to buy pipes and plumbing from a major supplier. Examine the price, qualities and warranties included when purchasing appliances and fixtures.

“Spend on elements you will get most value and joy out of while saving in other areas,” Maxwell said