When your new build or remodel is over budget, you’ll be faced with some tough decisions. Ease the pain with this pro’s advice about which components are most necessary to your home’s quality and why.
There are some components of a home that are best to get right the first time around. We’re talking about the components that are difficult (or even impossible) to replace later, especially those that form the home’s building envelope. Investing in this way ensures long-term durability and comfort when resources are limited.
We asked one of our most trusted high-performance builders to explain more. Jake Bruton of Aarow Building in Columbia, Missouri, told us how he talks to his clients about spending the budget. Before we get into his advice, however, it’s helpful to gain a basic understanding of a key building science concept.
(Yes, we said building science. This is a field that applies engineering and physics to make buildings better. And there’s no one better prepared to give a crash course than Bruton who is a leading voice in the industry writing and speaking on the subject — let’s dive in!)
“The No. 1 goal of a building is to create separation between inside and outside,” Bruton said. “We’re trying to keep the air we’ve paid to condition inside and the outside elements outside.” This is how Bruton describes the role of the building envelope or the parts of the building that protect your home from the conditions outside while also helping to preserve the conditions you’ve created indoors.
The main components of a home’s building envelope include:
All of these foundational elements that make up the building envelope must be properly constructed in order to perform well. This means they help control against water, air, thermal, and vapor. The pros call the barriers that address these four things “control layers.” The control layers help keep the building separated from the environment.
For example, windows help make up the building envelope, which is why their quality is so important. But their installation is also important. This is why we say you can have the best window in the world, but it won’t matter if it’s not installed properly. A properly installed window will connect with all the control layers.
A properly planned building envelope should run the perimeter of all parts of the home you’ll be heating and air conditioning. Going back to the example of windows, which make up significant portions of the wall in any home, you can see why they must connect with the control layers in order to keep the interior of the home separate from the outdoors.
The roof, walls, windows, doors, and foundation make up a home’s building envelope. All of these components need to be planned to keep out the elements and protect your investment. This is why quality windows and doors are so important.
Prioritizing a high-quality building envelope is non-negotiable because it helps protect your home — likely your largest investment. “If we get those things correct, we have a durable home,” Bruton said. While this is the No. 1 reason you should care, it’s not the only one. Your everyday comfort will also be affected.
A good building envelope that’s supported by quality mechanicals — heating, ventilation, air conditioning, and other systems — impacts your daily comfort and energy bills. “We all have some experience in a house that had differences in temperature from one room to another,” Bruton said. Maybe your bedroom growing up was the one above the garage, making it freezing in winter and sweltering in summer. Whatever the case, most of us can relate to the way that discomfort negatively affects the experience of being at home.
This is why Bruton describes the combination of windows, walls, and HVAC as the “comfort package” when he’s talking to homeowners. He actually groups these expenses into one budget category because of their relationship to one another. If you spend more on the windows and walls, you’ll have a better building envelope, which means you can spend less on the mechanical system(s).
And along with the increase in comfort that comes from investing in the envelope, there also comes an increase in energy efficiency, so the cost of running your home can be less over time too.
As you’re eyeing your budget, getting ready to make changes, consider this advice: “Air sealing, HVAC, and windows are more difficult to replace,” Bruton said. “If we get those things correct, we have durability. Everything else is jewelry.”
So as you’re assessing where to swap in for a less premium component, here’s a framework:
| Invest in high quality: | Upgrade later |
|---|---|
| Roof system | Countertops, tile, backsplashes |
| Wall system (this includes insulation, etc.) | Cabinetry and hardware |
| HVAC system | Paint and wallpaper |
| Windows and doors | Plumbing fixtures |
Windows are essentially large openings in your wall assembly, which is why their quality is essential. “The window you can see through is never going to perform as well as a 6- to 8-inch wall,” Bruton said. But none of us want to live in a house without windows either. In fact, more and more people want the most glass possible. So how do you strike a balance when your budget is tight?
Jake Bruton, Aarow Building
Bruton recommends prioritizing window quality, even if that means having fewer windows overall. That’s how crucial windows are to a home’s integrity.
Another approach can be to reduce the total square footage of the home. This can help preserve quality.
To sum it all up, Bruton said, “There’s a right way to build a house, and it involves investing first in your building envelope. If we plan for durability and energy efficiency, we might be building a smaller house but we’re building a house that’s comfortable and healthy for our clients.”
Jake Bruton is a custom home builder in Kansas City and Columbia, Missouri. As the owner of Aarow Building for more than 15 years, he brings his education in art and architecture to ensure energy-efficient, durable, and architecturally significant homes. Growing up in construction also positioned him for success in building, having renovated or repaired nearly every mistake made in the industry. He is a contributor to The Build Show, co-host of the UnBuild It Podcast, and contributing editor to Fine Homebuilding. As a speaker, he has presented at IBS, JLC Live, the Fine Homebuilding Summit, and the Midwest Building Science Symposium. He is currently raising a family with his wife in Columbia, Missouri.
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