A. Sometimes only one by passing the same set around to sub-contractors but, If you want more than one contractor bidding at the same time then extra sets are handy. Some building departments may require a set and sometimes mortgage companies as well as home owner associations may require a set also. To meet industry standards, we offer a five (5) set package.
A. PDF files are electronic versions of reproducible vellums.
The .PDF can be emailed to suppliers, sub-contractors, engineers and financial intitutions to save time and money on projects. You can also email them to your local printer to get a set of erasable vellums or as many full size 1/4" scale copies (18" x 24") as you need and even print them on your desktop printer at aprox. 1/8" scale (8 1/2"x11"). This format is now cheaper than reproducible vellums and includes a Building License which allows modifications to the plan as well as a copyright release for unlimited construction.
A. Yes they may be reversed but the numbers and words also get mirrored, So we recommend that you request at least one of the sets to be regular to help interpret. With Mylars you can also request mirrored copies from your local print shop.
A. We don't at this time because depending on your location, different materials will be used and it is more accurate to give no information than the wrong information.
A. Most lumber stores offer free material lists to get your business, best part is that they use materials that are available in your area. They will need to borrow a set of your blueprints to work from.
A. Our plans specify UBC (Uniform Building Code) and that the finished house meets all local codes as well. Different parts of the country require different materials because of snow-loads, wind shears, seismic, etc. So here again, we try to keep the plans as simple as possible for your contractors to do their job.
Below is an illustration of typical specifications noted in a wall section...
A. We specify 2x4 walls however, The dimensioning method used allows the use of 2x6 walls without having to change many of the numbers if any at all.
A. The insulation value is R19 (R13 with 2x4 walls) which may save a few bucks on your utility bills. The problem is that it costs more to build so your house payment goes up as well.
IRC code (International) requires 2x6 exterior walls also, many other cold weather areas are making this a requirement as well. If your building in a mean-temperature envirenment then it's probably a really good idea to do the 2x6.
A. This method costs from 10% to 25% more to build at this time but has an R-Value of about 20. And since styrofoam is said to last a million years by environmentalists it makes good sense to build houses with it. As this method gets more and more popular, the costs are likely to drop as well.
(Ten year update: Still pricey and not all that popular)
A. Yes, all of them. Slab or Crawl-space foundation plans may be added to plan orders for an additional $125.
A. We assume that you do at least someday. So, The basements are all designed for a finished Recreation Room, One or two Bedrooms and a bath. Most include a Wet Bar and Fireplace rough-in as well. The layout is a very important criteria for determining load-bearing walls and flexability for property that allows "view-out" or "walk-out" basements. The cost of finishing a basement is usually under $20 per sq ft based on one bedroom, recreation room, and a bath (does not include fireplace, wet bar or the pool table).
A. This is where normally the property on the back of the house allows a drop in the foundation (Shown in the wall section above) to have larger windows downstairs. This can also be done on a fairly flat lot by raising the foundation and adding steps from the garage to the house.
A. Full basements that do not have view-out or walk-out capabilities (due to lot conditions) are provided with "window wells" that allow full size windows for natural light and fire escapes.
A. Basement-foundation plans are included with all houses. However, we dimension the foundations in such a way that they can still be used with slab or crawl spaces with very minor changes for your contractor, or slab and crawl-space foundation plans may be added to plan orders for an additional $125.
A. Yes we do modify plans here and the cost depends on the amount of changes, basically you need to purchase the reproducible mylars plus $50 an hour for the extra work, Please call or email for an estimate, we can do a lot of work in an hour (for example, add a 3rd car garage or move 1 or sometimes 2 major exterior walls).
A. The actual cost of construction varies from one region to the next, the national average is about $95 per square foot. Basically a 1200 sq. ft. home would run about $114,000 to build and would include a 2-car attached garage and a full unfinished basement, but would not include land. Check with Builders in your area to get an even closer figure and then multiply it times the square footage of the home you are interested in.