Involved Parties

In simple terms, building a house three parties usually are involved - Owner , Architect ( Design Firm ) , and Builder ( Contractors Firm ) .

The Owner . He is the person for whom the work is to be done. He creates the market and provides the money.

The Architect . He is almost as important as the Owner , for he creates (primarily by the preparation of the working drawings and specifications ) the " dream home " . He acts as the representative of the Owner and brings to him the necessary professional knowledge and ability , as well as the technical skill required in planning , designing  and administrating the construction of the house.

The Contractor . The third party is the Contractor. He takes the working drawings and specifications of the Architect and constructs the house. The Contractor furnishes the men , the necessary materials specified , and the required machinery or equipment to produce the finished product. If the Owner has the ambition and is handy and reasonably business-wise , he can dispense with the builder and handle all contracting work , purchase materials , and hire the necessary labor. In this case the owner works directly with the Architect on matters of design and construction. The Owner can also bypass the Architect directly by hiring a Contractor who will take care of everything including the Architectural drawings. The important factor is that the Owner should get what he bargained for.

The Site . The Site of your property includes the area surrounding your lot. You should make a thorough study of the Site - it's topography ( level or hilly terrain , nearby sea , lake  or river ) , zoning  and building codes ( which control the type and size of house and how it is constructed ) , existing and proposed community facilities ( schools , parks, churches, etc ), shopping facilities , utilities , availability of transportation , and the like.

The Lot . The Lot is the actual piece of land on which your house is to be built. It should be large enough to ensure the privacy , outdoor living space, and proper placement of the house that your family needs dictate. A house built on a hilly site costs more because of the necessary excavations , foundation and grading ; but the view and natural landscaping may offset the extra expense. The proper orientation of your house on the lot in relationship to topography , sun and wind is of the greatest importance. The placement of walks , drives , carports , garages and the entrance is fairly simple on flat ground . Cutting through rock ( blasting ) or extensive excavations coupled with retaining walls or specially reinforced foundations will cause costs of construction to soar. Level ground has it's problems also : A slight pitch may prevent the natural water accumulation from draining off , or the ground to support the foundation directly so that piles must be driven into the ground before the foundation is placed. Proper orientation to the sun to permit the penetration of light into certain rooms at certain periods of the day can affect the "feeling" of the entire house. The living areas ( Living Room , Family Room  or recreation room ) seem to to produce the best " living results" when they are exposed to the south or southeast. The Dining or kitchen sections are usually best with eastern exposure - what is more delightful than breakfasting in a sunlit room ? If the sleeping quarters are exposed to the north  or northeast , they will be cool in summer and will get sunlight in the morning hours. However orientation of the rooms is largely a personal matter - some people want sun in the kitchen in the morning , others want it in the afternoon , for instance. There may also be built-in restrictions , a preference for one view over another , setback regulations or interior room layout. By taking advantage of the prevailing wind direction , you can add comfort to your home. A limited number of openings and the use of proper insulation  on a north wall will reduce the amount of wind penetration during the colder months of the year.

Landscaping .The natural landscaping of a lot is an important economy factor in purchasing a piece of property for home construction. If the lot already has trees , bushes and other foliage plants that need not be removed when the house is built , landscaping will cost less. The dressing up of the exterior areas surrounding your house should be as personal in taste and execution as the interior furnishings. The zoning regulations of the community will determine the limitations on the height and placement of the house. The plan and cost of landscaping vary with each house. The location of the house on the lot and the size and shapes of areas left for lawns , shrubs flowers and trees will of course , be the controlling factor. Skillful landscaping of a patio , barbecue ,outdoor family area or swimming pool - all are usually located in the rear of the property - will add greatly to their usability and attractiveness. Here , too, the element of privacy may determine the plan.

Zoning . Zoning ordinances are designed to regulate the use of buildings and the land that they are built on. They restrict , in the interest of the community , many personal desires. The community , through it's legislative body , may create areas in which land and buildings may or may not be put to certain uses. It may also regulate the height of the buildings , how much of the land may be used for the building , and the area of the front side and rear spaces. The basic purpose of zoning is the protection of the esthetic qualities of residential neighborhoods and their environs , thus preserving property values. Benefits from the zoning regulations are manifold : Limiting building area and height results in increased sunlight ; restrictions on the number of families that may be housed on a piece of property under development are regulated by the density of population , and vary with each community ; a minimum lot area is usually allocated for each proposed home.

Building Codes . The purpose and function of the building code should not be confused with those of zoning regulations. The local building code usually makes provision for protection of both life and property from fire , earthquakes , and for health , sanitation and safety. It also regulates the details of building construction , including both methods and materials. In Greece a building permit must be obtained before the work of construction or demolition is begun. A building inspector will make periodic inspections as construction progresses to make sure there are no violations of the permit issued based on the approved plans.After all the work is completed a certificate of occupancy may be issued , indicating that the bulging(s) has met the building code requirements of the state.