This step is one of the most important, but the most forgotten, the Prepared Floor Plan and Inventory List. We get caught up in the excitement of buying, that we do not think through: What we truly need, What we really want, and What will actually fit in our home. Whenever we do not have a plan, we will overspend and/or buy something that we don't need, can't use, or won't fit.

You need to first make a list of all of the furniture that you own that your are going to keep and what you will need to purchase to meet your lifestyle, home and activities in your home, this is your Inventory List. Your next step is to prepare a paper floor plan with all of these items. Measure your rooms and furniture and draw them out on a piece of graph paper where each square equals one foot. If you have never done this before, you can purchase kits with paper and templates, check out books from the library or if you have access to the Internet, I have the directions in my web site, under Design Ideas, How To Create Your Dream Home or just call and I will send you a copy. With this plan in hand, you can now make confident purchases knowing what furniture you really need, what you are going to use it for, and most importantly, the exact size so it fits in your home.

Next, How do I decide where to spend the money I've budgeted?

Remember, budget is not just what you can afford but more importantly what you are willing to spend. We each have different priorities in our lives as well as the design and preferences in our home. That is why it is so important to complete our first step and think about what you really need and what you truly want. Then your budget of what you are willing to spend will help direct you to the right purchases. If you are able to afford and willing to spend to get what you need and want, by all means do it. But most of us can not, so take the time to complete a budget so that you do not end up short and not get something that you really need, because you have over spent on your wants.

So to help you along, let me share with you how model homes are budgeted and then some of my strategies on distributing my budget in a model home. First, so that everyone knows, the budget spent on model homes is set by the client. I wish I was given free rein, but everyone works within a budget of what they are willing to spend. Then with this dollar figure, I prepare a proposal of what I can purchase within that budget. I am then awarded a contract and have to complete the project within the approved budget with the items presented. There is no going over budget. I must shop with my budget in mind at all times, track what I have spent and what I still need to purchase. So our first step of a written inventory list and floor plan is essential.

So how do I decide where to divide my furniture budget? When designing on a budget, I look at what rooms will be seen first. I want these rooms to make the best impression when entering the home. Normally the first rooms seen in any home are the Living and Dining Rooms. In 95% of the homes, these rooms are more for show than for everyday use. We use them on occasion with guests and holidays. So this is where I would go for the look versus the quality. You will probably tire of these rooms before they can ever wear out. We say it will ugly-out before it will wear-out. In the Living Room make your upholstery your impact pieces. Have them represent your theme, mood, style and color scheme. If you are afraid to make a color or pattern commitment on a large piece, select the neutral color from your color scheme and put the impact into the pillows and accents. In the dining room, I like to re-cover the chair cushions. It is easy and in-expensive to do yourself. Spend the money on the chairs versus the table, because you see the chairs first and the table can be accessorized with a runner or cloth and floral arrangement if you need to purchase an in-expensive one.

Next, the Family Room and Nook.  In most homes this is where we spend our time, so I would invest in the best quality you can afford.  Many of my client's have children and rather wait to buy what they want until the kids are grown.  But what I've found is that those pieces aren't bought for years beyond when they thought because once we have something, we don't always replace it until it has out-lived it's time.  We always have somewhere else where our money goes.  So why live with something you really don't like, because when we say, we'll get new in a couple years, those couple of years normally turns into 5 - 10 years.  Purchase a good sturdy Nook table and chairs.  Then in the Family Room, if you can not afford the best sofa, get a good heavy durable fabric.  Another thought is to get the best frame you can, and then when you are ready have it re-upholstered.  Upholstered pieces are only worth re-upholstering if the frame is very good. It costs almost the same to re-upholster as it does to buy new.  If you do have little ones, make a separate place for them that is their own where they can play and be kids.

Master Bedrooms, wait and get exactly what you want, when you can afford it.  This is a room that gets very little wear and tear, so it will last almost forever.  My own bedroom set is 25 years old, as good as new, was fairly in-expensive, and I still love it.  Although bedrooms are used primary for sleeping, you should expand on their use to meet any needs you have within your home to make them multi functional.  As they do not need a major traffic flow as your other rooms, we can sometimes add some additional pieces.  If you do not have extra space, be creative.  A great area to be creative is your night stand.  The main function of your night stand is for bedside lighting and a place for your alarm clock.  Well instead of the traditional matching night stand, why not use a secretary.  Place a small chair in front and now your night stand double functions as a desk with additional storage.  Get a secretary with a hutch and now you have an area to display some of your collectibles.  Or how about using a unique desk.  Another in-expensive idea is to use a 30" round decorative table and a small chair.  Plenty of room for the functional bedside items you need, along with a wonderful place to sit, write a note and have a cup of tea. 

For your secondary bedrooms or extra accent pieces in your home, look to consignment shops, yard sales, and the classified ads.  You can sometimes find wonderful prices on pieces that might just need a little touch up.  Don't be afraid to re-finish a piece with a simple coat of paint and new hardware.   

Finally, What did the furniture cost in our model?

Let's go back to our model home that was designed for $ 12.00 per square foot and look at what the furniture cost in each room.  Our overall budget for the home was $ 19,200 and we spent 45% on furniture.  So our furniture budget was $ 8,640.  Remember this figure includes freight, shipping, receiving, delivery and sales tax. You can use this as a guideline or adjust it as your budget allows.  So, let's look at what pieces we were able to purchase for each room and how much we spent per room?

• Living Room - 25% or $ 2,200 for a sofa, 2 wood and upholstered accent chairs, coffee table of iron, glass and marble and one iron and glass side table.
  
• Dining Room - 5% or $ 475 for a glass and iron table and 4 iron upholstered chairs.
  
• Family Room - 27% or $2,320 for a sofa, fully upholstered club chair, maple TV armoire unit, iron and glass coffee table and one iron and glass side table.
  
• Nook - 7% or $ 605 for 2 iron and upholstered bar stools, iron bakers rack and maple table and 4 chairs with upholstered seats.
  
• Master Bedroom - 14% or $ 1,230 for a queen mattress, maple chest and night stand, iron and upholstered bench, iron and fabric screen and 30" round table with slip covered chair.
  
• Guest Room - 7% or $ 595 for a full mattress, TV armoire unit and one night stand.
  
• Girl's Room - 9% or $ 755 for a twin mattress, vanity, mirror and chair.
  
• Boy's Room - 4% or $ 305 for a twin mattress, chest, night stand and directors chair.
  
• Hall - 2% or $155 for an accent piece of a console table and mirror.