Your property is one of the most important factors in the design of your future home. Long before any construction begins, you'll need to figure out exactly where the house will be, which way it will face, and more. Your architect will be ready to help make these decisions, as they are important factors.

The location of your property and proximity to services will also govern the design and livability of the home. As you start designing the home, you'll need to consider how the home can accommodate the realities of the location.

An Example

Imagine that your home is in a rural area an hour from a large grocery store. This means you're likely to buy groceries in bulk and store them at home in the pantry and a chest freezer. This is important information that will help the architect account for your needs by making space in the floorplan and adding electrical outlets where you need them. By thinking ahead about how location connects to livability, your future home can be designed to work for wherever you are.

Assessing Your Property

Before the design process begins, it will be helpful to consider how the property and your location will influence the future house.

In the northern hemisphere, the sun moves across the southern sky. When reviewing your property, consider where the sun will shine, or not, in different seasons.

Below are a number of items to consider:

Buildability

You’ll want to consider where on the property you see the house and to what degree it’s realistic and affordable. A building site on a steep slope might have an amazing view, but building on it may be an expensive challenge that needs to be considered in the plan.  

Access

Construction may require access for a wide variety of vehicles, like large concrete trucks, cranes, and lumber delivery trucks. If the lot or building site is difficult to access, it may cause problems or delays in the future. If possible, have a GC review the property and evaluate accessibility, and suggest how to account for any challenges. 

Utilities and Infrastructure

One of the features of living in a populated place, like a neighborhood or city block, is that the utilities are often easily available. If your property is in a rural location, you may have to account for a variety of connections, like:  

• Water System/Well 
• Sewer/Septic System 
• Electrical 
• Natural Gas or Propane 
• Telephone 
• Cellular Signal 
• Satellite Signal (TV and/or Internet)
• Internet (fiber, cable, DSL, etc.)

If something you need is not readily available, be sure to plan for it so that your home is ready to accommodate any required infrastructure. For example, if you will rely on satellite internet, it may be good to understand where the dish could be placed on the property.

Some properties will need to identify spaces for large utilities early in the process. Septic systems need space for a septic tank and then a septic field. Propane tanks can be large and not-so-attractive. They can either be buried underground or placed on a concrete pad, ideally a certain distance from the house, and in a spot where a gas leak will not drift into the house. Water storage tanks are also large and may need close access to the house. Identify these spaces early so they can be incorporated into your plans.

Proximity

Evaluate the services you'll need on a regular basis and how accessible they are from your location. If something you rely on represents a challenge, consider how your home could be designed to account for that service. 

• Grocery Stores 
• Gas Stations 
• Hardware Stores 
• Drug Stores 
• Hospitals and Clinics  
• Access to Public Transport or Ride Sharing 
• Mail/Package Delivery
• Access to Beaches, Parks, Trails 
• Dog Parks
• Gyms or Exercise Studios 

Like our grocery store example above, your access to services can influence your home's design. This can mean planning for storage, exercise space, package deliveries, pet spaces, etc. 

Orientation 

In the northern hemisphere, the sun moves across the southern sky. When reviewing your property, consider where the sun will shine, or not, in different seasons. This will be an important factor in the design of your home and help you decide where to have windows, solar panels, and shades. In some designs, the largest windows are placed on the southern side of the house so the sun can warm it in winter. This includes considering any large trees that could interfere with your plans.

A home's orientation in relation to the sun was first defined by Vitruvius, who was a Roman Architect who lived in the time of Ceasar Augustus and wrote what is considered the first book on architecture.

Here's how Michael Pollan put it in his book A Place of My Own:

Wind and Weather 

It can be helpful to understand the reality of living in the area in terms of weather and climate. Your future mountain cabin may require special vehicles in the winter. A prevailing wind could interfere with the serene feeling on an open deck. Droughts and smoke from wildfires could make an outdoor lifestyle more difficult. The potential for flooding, noise from airplanes or highways, and pollution might be a consideration. By understanding these realities, you can plan your home to mitigate the issues you might encounter.  

Beauty and Quality of the Site

You may feel drawn to place the house on the most beautiful spot on the property. Some respected architects have a different perspective.

Christopher Alexander is a legend in the architecture world, in part because of the books. One of the most influential is called A Pattern Language, which sets out 253 patterns that are meant to represent how people build and use buildings.

This is his summary of pattern #104, Site Repair:

Homeowners Associations 

Some neighborhoods have homeowners’ associations or “HOAs” that govern what’s possible on a property. These associations may have Covenants, Conditions, and Restrictions or “CC&Rs” that describe the rules for living in the neighborhood. These can vary widely and may limit the use of some building materials, fences, mobile homes, and whether trees can be removed. 

Local Restrictions 

The local government may impose limits on what’s possible in building a new home. For example, in some cities, a house’s footprint can only cover a specific percentage of the lot. For example, you may only be allowed to build a house footprint on 33% of the lot, but that doesn't include decks below 18 inches or separate structures like a garage or shed. In sensitive natural areas, you may not be allowed to build close to a beach, river, pond, or stream. Ask about “setbacks”, which is a term that’s often used to describe how close a building can be built to a sensitive area or property line. Historical building codes may also apply.

Easements 

Some properties are subject to previous agreements or with the local government. For example, your property may provide access to a shared driveway or have building height limitations to protect the views of uphill neighbors. A utility company may also have access rights to a sewer pipe installed on the property. 

Excavation 

It’s important to understand what lies beneath the surface and what you can expect when excavators start digging the foundation of your home. This can include finding dense rock, softer sediment, multiple layers of material, or maybe even a shallow water table. 

Neighbors 

Your neighbors can have a potential impact on your home experience. Barking dogs, early crowing roosters, lighting at night, public right-of-ways, parks, and busy roads can have an effect. If you are aware of a potential issue, like a source of noise nearby, your architect can help you design a house that reduces the impact of the noise. Also consider the perspective of your neighbors, who may be concerned about your potentially loud construction project.