A complex two or three story house takes much longer to design than a one-story bungalow. Plan review by the customer also determines how long the design process takes. Some people need weeks to review plans and others just a day or two. The customer determines this time. We do our best to complete plans in a timely manner and provide quick turnaround.

WHAT DO YOUR PLANS INCLUDE?

Our complete plan design package (intended for building and permitting) includes:

The first preliminary floor plan will be based on information you provide. This floorplan shows fully dimensioned rooms, window and door locations and sizes. It will also show cabinet, appliance and ac locations. A front view of the house is also included. A breakdown of square footage sizes of enclosed parking, ac space and porches is also given. You will be able to review this plan, mark any changes and send it back to us. If you prefer mailing, this plan will be drawn in 1/4" scale and printed on 2' x 3' paper, then mailed directly to you. If you desire an email version we can send it directly to you. When you have finished reviewing this version you can return it to us with all your changes.

The second preliminary floor plan will be based on any changes you make to your first prelim. It will show all changes requested from your first preliminary and includes an electrical plan showing outlets and switches. A revised front view of the house is also included. After you review this 2^nd version you can mark any changes and send it back to us.

We use this plan to create your final plan for permitting purposes. We will contact you to make sure we understand all changes, before we complete your final plan. The final plan intended for permitting includes the following:

A complete floor plan showing all window and door locations and sizes. Cabinet and vanity overviews are drawn to scale. All rooms are dimensioned. All exterior walls are dimensioned.

Exterior views Front and rear views of exterior and both side views, including overhang sizes, wall and building height is shown. Exterior wall treatment is shown, (stucco, lap siding etc.)

Electrical plan showing all wall and ceiling outlets, all appliance locations, all heating and cooling equipment locations, and all exterior electrical installations. An electrical riser diagram is included showing meter and panel wiring and basic house circuits. Electrical calculations are included.

Plumbing riser diagram showing approx sizes of drain lines and plumbing vent lines. All plumbing fixtures are indicated. The floor plan shows all plumbing fixtures (toilets, sinks, tubs and showers). Fixtures are drawn to scale.

Foundation plan showing all structural rebar locations, type and grade of concrete required, cross sections of each different type of footing.

Wall section details and other structural details showing cross-sections of all bearing walls, floors, and roofs. Structural detail notes are included.

Roof decking and nailing diagram shows placement of roof decking, nailing pattern and types of nails.

Connector schedule shows recommended steel connectors.

Fastener schedule shows recommended nails and bolts to use for different locations on plan.

We include five complete sets printed in black line on 2’x3’ paper. The average plan will usually include 4 to 7 pages.

WHAT WILL MY PROJECT COST TO BUILD ?

We avoid cost estimating for construction. Costs in each area are different. Those costs can also vary from month to month. It’s better to get accurate pricing from local suppliers and subcontractors (usually at no cost) than to rely on an estimate. Each of our plans includes an estimating form that you can use to estimate the cost of your project

Our stock plans:

If you are outside Florida, our stock plan may require modification to meet your local codes. Cost for those revisions vary from state to state. We will be happy to give you a price for your modifications.

Our custom plans:

Your custom plan will be designed to meet the building codes in your area with certain exceptions: Depending on your location, you may have to provide additional information to your building dept. Most areas require energy calculations (usually provided free by your ac contractor), and if trusses are to be used, Truss Companies provide truss plans. A house site plan showing the proposed project on the property will also be required. Usually this can be an outline of the house drawn or taped to a survey, showing distances from property lines, drainage, paving etc. If additional engineering for plans in your area is required, a local licensed engineer can add an information page to your plan (together with an engineering seal). This can often meet engineering requirements. Your local building dept will provide a complete list of any other items needed for your permit. If additional design items are required for permitting, (that we feel are our responsibility) we will provide these design items at no additional cost.

CAN YOU DESIGN A BUILDING FOR A STEEP SLOPE ?

Gradual slopes are not usually a problem, but building on a steep slope is not a good idea. Many homes have been washed out and collapsed down the hill during rainstorms and landslides, and some areas have prohibited building on steep slopes. We can design the house itself but the foundation may have to be designed by a local structural engineer. Soil type and stability will have to be examined by the engineer. We would recommend using an engineer with previous experience in designing this type of foundation.

We have experience in designing solar houses. We do not design the solar powered system itself. We can help with the passive elements like window placement, and building position in relation to the sun, insulated areas and other methods that save energy. We can help determine areas for location of battery storage, and installation of generating equipment. The actual design of the generating systems should be done by an electrical engineer and installed by a licensed electrician.

CAN YOU DESIGN AN ENVIRONMENTALLY FRIENDLY “GREEN BUILDING“?

Yes we can. There are many definitions of green buildings, our definition is, “a building that is more environmentally friendly than most buildings.” The most environmentally friendly building is a grass shack. Zero energy usage, totally biodegradable, and built of readily available local materials. The grass shack is the ultimate green building, but few of us are willing to live in one. The question is how do we integrate our desire for environmental building with our need for comfort, security and energy efficiency. Each “green building” will be different, and designed to fill different needs and uses. Currently, buildings that are labeled “green” are much more costly to build than conventional structures. Not only are they more difficult to build, they are more expensive to design. Design costs are higher because there are more design details to work out. We have to spend more time planning and designing for the materials, systems, and other features that are usually different in each building.

I WANT TO BUILD THE SAME HOUSE OVER AND OVER. DO YOU ALLOW THIS ?

We can sell you a reasonably priced licensing agreement to reuse our plans for a specified number of homes. This agreement is very cost effective for a developer or builder. It will cost far less to buy a licensing agreement than to pay for each additional plan

WHY ARE YOUR PLANS COPYRIGHTED ?

We hold copyrights to each of our plan designs. This prevents others from profiting from our work without our permission. Our basic plans are intended for a one-time use (by the original customer) for one building only. To re-use our plans for additional homes without our permission violates our copyright. This would make the customer and builder liable for $100,000 or more in damages for violation of the United States copyright laws

HOW LARGE A BUILDING WILL FIT ON MY SMALL LOT ?

The size of your structure will be determined by many factors. Lot setbacks (distance from the property lines) must be met. Many areas now limit the percentage of lot coverage allowed. This may also include paved areas. If your area requires septic systems you may need to leave additional open space. Contact your local zoning dept. for a quick answer.

DO YOU PROVIDE A LIST OF MATERIALS ?

Your local suppliers and subcontractors will usually provide take-offs free of charge for lumber, paint, shingles, concrete etc. We do specify the different types of structural materials on the plans, but not the quantities needed. Building materials used on an identical job may vary depending on theft, short deliveries, and how much of a material is miscut or wasted by the installer. A list of types of material or manufacturers and model numbers of items like doors, windows, tubs and toilets is usually available from local builders or building supply centers. Also construction lenders will furnish a blank specification list showing standard information. Each builder uses different specifications, and in different areas of the country windows and doors have to conform to local code requirements. Builders like to find the best deals on trim, carpet, plumbing fixtures and other items, and then offer those items as standard.