In this snack-size episode of Home: The Second Story, we dive into the world of construction contract structures—a topic many homeowners find confusing but absolutely essential to understand. We break down the two main contract types: fixed price (or stipulated sum) and cost-plus (often referred to as time and materials), exploring how each affects cost, transparency, and risk.

From Marilyn’s background as a contractor, we hear that contracts are essentially about who carries the risk. In a cost-plus setup, the owner takes on the risk—and reaps any potential savings if material prices drop. In contrast, a fixed-price contract shifts that risk to the contractor, who may build in a cushion to protect against unexpected costs.

We talk about markup structures and how they vary between contractors. A critical point we emphasize is that not all percentages are created equal—one contractor’s 12% markup might include overhead and profit, while another’s 18% could only reflect profit. This makes it essential to ask what’s included in the markup when comparing bids.

Another key topic is allowances in hybrid contracts. These are line items for unknowns—like what's behind a wall during renovation—and act as mini cost-plus agreements inside a fixed-price contract. Interestingly, while allowances often cover things like tile and appliances, Marilyn notes she always wished they’d be used for unknown site conditions instead—since tile choices can be made upfront.

We also highlight control estimates, which provide a baseline for cost-plus contracts. They’re not binding but offer owners a framework for budgeting. Marilyn reminds us these estimates are often required by consumer protection laws, not just construction best practices.

In terms of billing, fixed-price contracts result in streamlined invoices showing progress against the agreed amount. Cost-plus contracts, on the other hand, provide detailed receipts for every purchase and expense, which architects or owner’s reps typically review before payment.

We touch briefly on change orders, clarifying that in cost-plus contracts, they don’t exist—the contractor builds as directed. In fixed-price arrangements, change orders formalize any scope changes, whether due to material availability, homeowner decisions, or contractor requests. We suggest keeping a change order log to track who initiated each one.

Lastly, we stress that asking questions is not only allowed—it’s encouraged. Homeowners should feel empowered to understand where their money is going but should also respect the realities of construction work. The success of any contract, we agree, depends on clear communication, realistic expectations, and detailed upfront planning.

Have questions? Want to be on our show? Email us! admin@htsspodcast.com

Learn about our hosts:

Taylor: TPD Architecture and Design: https://tpdarchitect.com

Marilyn: Runcible Studios: https://runciblestudios.com

SherI: Springhouse Architects: https://springhousearchitects.com

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In this episode of Home: The Second Story, we talk with Kelly Settle about her home renovation journey in Springboro, Ohio. Kelly initially planned a modest kitchen update, simply new cabinets and an island. But as we dug into the space with her, the scope evolved into a transformation that redefined how her family uses their home. Working with Sheri, Kelly was able to go beyond surface updates and create a space that works with the way she lives.

This was a renovation in a standard development home. Kelly and her husband had been there for over two decades and were at a crossroads: sell or stay. With a tough market in 2021, they chose to invest in their existing home. What began as a simple kitchen update turned into a full reimagining of the first floor, including integrating unused rooms into the kitchen layout. The original dining room was repurposed, the pantry enlarged, and they added a substantial island for entertaining and everyday use.

Kelly’s journey highlighted the importance of collaboration. Sheri brought creative ideas that initially surprised Kelly—like moving the refrigerator to the old dining room space—but ultimately improved function dramatically. They incorporated a sentimental butcher block table into a coffee bar, anchoring the design around a meaningful piece.

We also discussed how her budget grew from the initial estimate but stayed disciplined once the full scope was set. One challenge was the delay in flooring due to supply chain issues, which left them living on plywood for weeks. That experience underscored the importance of anticipating the unexpected in renovations.

Kelly offered advice she wished she'd had—like taking architectural plans to the appliance store to explore better equipment options. A bigger stove would’ve been a smarter choice with the space they had. She also emphasized how the design now supports how they want to live: cooking more, entertaining more, and staying in the home longer than they originally planned.

By rethinking their space rather than expanding it, Kelly’s family has gained functionality and beauty. The renovation turned what could have been a simple update into a lifestyle upgrade. Her story is a clear example of how even “just a kitchen” renovation can have deep, lasting impact when guided by thoughtful design.

Have questions? Want to be on our show? Email us! admin@htsspodcast.com

Learn about our hosts:

Taylor: TPD Architecture and Design: https://tpdarchitect.com

Marilyn: Runcible Studios: https://runciblestudios.com

SherI: Springhouse Architects: https://springhousearchitects.com

Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

In this snack-sized episode of Home: The Second Story, we dive into evolving kitchen trends from our own architectural practices, focusing on the functionality, creativity, and customization homeowners increasingly desire. Kitchens are adapting to the daily needs of families. Kid-specific beverage fridges, dog food stations, and innovative trash and compost systems are all on the table as we explore how kitchen layouts can support different household rhythms.

One standout trend is the return of the pantry — not just as storage, but as an auxiliary kitchen. From walk-in pantries that serve poolside snacks to hybrid pantry-mudroom setups in tight urban homes, we’re rethinking how to maximize space. We share strategies for incorporating Costco closets, “kitchen attic” storage for infrequently used items, and cleverly hidden paper towel dispensers that maintain clean counter aesthetics.

We also tackle the nuance between entertaining and cooking-focused kitchens. We recount creating custom storage solutions for clients’ specialty appliances and delve into how regional differences shape kitchen priorities — like silver storage in the South or salt-stained boot lockers in New England.

Our design philosophies differ slightly on dining rooms, but we all agree on the value of tailoring kitchen openness based on family dynamics and privacy. From generational preferences to layout sensitivities like avoiding direct views of the kitchen from the front door, we highlight the importance of adapting design to lifestyle.

Ultimately, we reinforce that while trends come and go, the most successful kitchens reflect the unique needs of the people using them. Whether you're storing heirloom silver or building a nook for your Vitamix, it’s all about making the space work for you.

Have questions? Want to be on our show? Email us! admin@htsspodcast.com

Learn about our hosts:

Taylor: TPD Architecture and Design: https://tpdarchitect.com

Marilyn: Runcible Studios: https://runciblestudios.com

SherI: Springhouse Architects: https://springhousearchitects.com

Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.