Here is another chapter from our unpublished book about housing in Japan based on our own experience of building a home. This one is about the final preparations before construction of our house began.
The design came together quickly because it was so simple. In fact, we thought that whatever form it took it would never be simple enough. Each item that went into it was going to cost us, so we didn’t want a wall or a door or even an electrical outlet that we didn’t need. It’s one of the reasons we chose A-1 as the builder, because every plank and screw was subject to our approval, and while the simplicity of our basic idea made it quick and easy to plan, refining it took time.
The initial estimate was close to ¥14 million, which was reasonable but more than we originally wanted to pay given what the land had cost. The A-1 design our plan was based on cost less than ¥11 million. The difference was taken up by the design fee and some custom add-ons, like the extra toilet. So we scrutinized the plans. Did we really need a door to the office on the first floor? Would a mail slot be cheaper than a mailbox? Could we find less expensive lighting fixtures than the ones A-1 would purchase through its usual supplier? We weren’t being cheap for the sake of being cheap. Several decisions actually cost us more than if we had let A-1 go its normal route. The bathroom on the second floor did not have a standard vanity unit, which would have been less expensive than the built-in sink and mirror combo we requested. We gave in to the unit bath because on further inspection we didn’t think we would find a tradesman who could build the kind of Western bathroom we preferred at a price we could afford. As antiseptic as we found unit baths, they tend to have more structural integrity and are easier to maintain than custom-made bathrooms. And though we weren’t crazy about the standard system kitchen we’d been forced to choose at Housetec, we didn’t need to buy overhead cabinets since it’s an open kitchen. We also opted for sliding doors for the upstairs bathroom and the downstairs toilet, and they are more expensive than conventional hinged doors. Sliding doors take up less room, and at 89 square meters the house didn’t have any extra room to spare. We had already eliminated the “veranda” that tends to be standard in any Japanese home, and that saved us a lot. And since our house is essentially a big box there were fewer angles and thus less surface area. With A-1, real wood panel walls are standard, but for a bit more you can have conventional sheetrock walls, and for a bit less again you can have OSB (oriented strand board), which we chose for the walls of the office and the walk-in closet, since they would eventually be covered by bookcases and other furniture, so the look wasn’t important. Originally, we opted to leave out a UHF-BS antenna unit on the roof, thinking we’d get cable or Internet TV, but after calling around to various cable companies and internet providers we discovered that such services weren’t yet available in our neck of the woods. In fact, they might not be available for some time, so we opted back in for the antenna unit. In the name of simplicity again we asked them not to tile the genkan (foyer), but just leave it as bare concrete, and not just because it’s less money. We like bare concrete and since we included in the design a small recessed storage area just to the right of the genkan it would all be of a piece. We also wanted a lot of windows, which costs more than having less windows, though due to the usual “modular” Japanese design methodology, which bases all measurements on ikken multiples or portions of the length of a tatami (182 cm), we had to chose window sizes accordingly. Any other sizes would require custom work, which would mean going outside the modular parameters and spending more.
Another reason for the simplicity was that it would allow us to change things later more easily. Once everything was built it would be expensive, not to mention stupid, to change features we didn’t like, so rather than risk putting in something we might not like in the long run, we left out as much as possible. We’d be paying for whatever post-construction changes we made, but they would be easier to carry out and probably cheaper. A-1 wasn’t going to do any landscaping–no concrete apron or approach to the front door–and while those are always options they are options most homebuyers want because they think that as long as they’re building a house they should get as much done as possible. We may have been asking for trouble by leaving all that until later, but until the house was built it was difficult to make decisions that would have a permanent effect on the look and practicality of the property as a whole.
It was this aspect of the building process that was the most difficult to address. As we’ve already mentioned, one way A-1 saves money is by doing away with promotional schemes, including model homes. Building and maintaining model homes is expensive, and those costs add to the prices of the homes people buy. A-1 doesn’t see the necessity, and neither did we given how simple we were trying to keep things. But there is a big advantage to model homes, which is that the buyer has a clearer idea of what things will look like once the house is finished. We didn’t. A-1 brought us photos of other houses they’ve built with similar features to ours, but our design was unique, and so these photos could only give us an idea. Take the stairway. Though we thought it might be good aesthetically to have a metal stairway, it would have been very expensive, as much as a million yen more. Nagaoka showed us the standard wooden stairway A-1 installs and it looked nice in the house depicted, but that house is very different from ours. The fact is, we wouldn’t know what it would look like and what sort of practical improvements it would need until it was finished, so we wanted to keep all our options open until we could make choices based on reality.Read More