One Story with Basement or 2 Story no Basement - Western Slope (loft, houses)

[StElmoQn]

For those who are builders or have built in the past. Is it more economical to build one way or other say on a lot with little slope? The property we just purchased is almost flat with only a slight slope down to the ponds.

We are planning and trying to save where possible and decide if less expensive to build a basement where you'd have addtl concrete costs or better to go with 2 story with only framing costs. If one story the heating & cooling costs would also be lower?

Will have mountain view in the front of the house and views to a pond in the rear, so have been thinking a loft even if we go with a one story and basement, but can't get a straight answer about which way is most cost effective.

[davidv]

I am not a builder, so I am not qualified to comment on the economics of building the structure, however, there are pros and cons relating to the ongoing costs of each type of structure. I have lived in both types of structures, and I prefer the ranch for the following reasons:

Heating and cooling costs are lower with a one-story. Heat rises, so in the winter the heat will rise to the top of the two-story house making the bottom floor harder to keep warm. This is typically where the thermostat is, so the heat will keep turning on as the bottom floor cools down. The opposite is true for the summer. It will be hard for the a/c to cool the top floor making it miserable for sleeping conditions.

A basement temperature stays constant -- about 65-68 degrees. There is little need to heat or cool the basement. It will stay relatively warm in the winter and relatively cool in the summer.

Maintenance costs are typically higher for two story houses. Think about painting the exterior. A ranch is easily painted, a two-story is not (plus a ranch needs much less paint). Time for new siding? Think two stories vs. one. New windows? Two-stories have more windows than a ranch. Roofing costs are about the same.

Ease of maintenance is also a consideration. Cleaning the gutters, hanging Christmas lights, washing windows, etc. -- two-story is harder.

Is this a forever home? If so, 75-year-old you will greatly appreciate a one-story so the stair climbing is minimized. If you plan to live here til the end of your time, you should also put laundry facilities and other necessities on the ground floor, so you won't have to go to the basement if you do not want to.

Downside of basement: high water table/flooding and expansive soils -- make sure your site is tested.

Also, if you plan to sell, you can reach a wider market with a ranch. The boomers are not buying two-story (or split level or tri-level) houses as they age.