[MRM]

Everything is negotiable. In this market you should be able to play hard ball and get a good price. But you need to get all their allowances in writing or they'll be hard to pin down later. Get everything negotiated and on paper so you have a firm price first, then sign on the dotted line of the contract.

Any competent builder should be able to handle the changes your architect suggests from the "master" plan. They will be set up best to do your house the exact same way they did the 300 or so before it, but that doesn't make it right or a good house. A few bucks up front to an architect will simplify the design, not complicate it and will make it easier for the builder to deliver you a nice product.

The builder probably doesn't have an architect on staff, your plans are probably drawn by a draftsman. But your builder will have an architect that he has worked with in the past and who he is comfortable having you go through to get the final product. Ask your builder for a referral and he'll get you to an architect who will give you the design guidance you need that the builder is willing to accept.

You're spending umpteen dollars on a house that should last your lifetime. Hiring a design expert to make sure it was built right is kind of like asking John Walker how to rebuilt an engine before you start the project instead of emailing him after and asking how many ways it got messed up.