Common questions

Do I need house plans?
Experienced builders can build a new home from a napkin sketch. However, the purpose of a set of construction drawings (aside from permitting, if needed), is to make sure you and your builder share the same vision for what your new home will be. And, a complete set of construction drawings will allow builders to provide more accurate bids.
What about resale?
There are plenty of opinions regarding features that should be included in today's homes to make them sellable. Three bedrooms, two baths, gourmet kitchen, open floor plan, neutral color palette, etc. Unless you're building for speculative or resale reasons, our advice to clients who are designing their forever home is this...don't worry about it. Unless your plans are for something wildly imaginative and difficult to build, if you are ever decide to sell, someone will love the features that you have in your home. The key is...build it well with quality materials and in a good location, and you will find a buyer. If budget concerns arise, consider cutting square footage before quality.
What is aging in place (universal design)?
The concept of aging in place is designing your home to be adaptable to any future changes in need, such as wheel chair accessibility or hospice care. This does not necessarily mean grab bars, ramps and open lower cabinets, but providing infrastructure and space to make it easier to maneuver or remodel in the future, should the need arise.
Do I need an architect?
Most municipalities do not require residential or light commercial construction drawings to be produced by an architect. A residential designer can provide all the information a builder needs to construct your home, generally for lower cost. However, we do not seal and stamp drawings. If a stamp is required, usually the truss supplier utilized by your builder will provide stamped, engineered structural drawings that satisfy the requirement. Check with your city or county construction permit provider for specific requirements in your area.
Do I need an engineer?
We strongly encourage our clients to utilize the service of an engineer for foundation and structural design. Occasionally a topographical survey will be helpful with some projects. This is something that should be discussed with your home builder.
Are house plans expensive?
We review each project individually and provide a written proposal for the scope of services that best fit the needs of our client. The cost of any additional services are listed in case the client decides they are needed. Generally, our fees are much less than the cost of utilizing an architectural firm.
What is a "builder's set" of construction drawings?
Our product is a "builder's set," meaning that it will provide enough information for a qualified builder and trades to understand the design, scope, produce an estimate and get permits. Most builders will provide a finish allowance for materials, colors, millwork, appliances, etc., so those decisions will be made with the builder.
How long does it take?
There are many variables that can impact the time it takes to develop a set of construction documents. Sometimes clients produce a scaled drawing of the exact layout they want and pictures of the exterior style, which helps reduce overall development. Other clients may not be certain of exactly what they want, and we are happy to help work through those decisions to develop a scope for the project.
What do you need to know to get started?
Designing the home that is right for you is a collaborative process where many questions will be asked along the way to develop a clear vision of what you are looking for. Although every project is different, below is a list of things to consider when planning for your new home. In creating your list, keep two columns; one for "must have" features and another for "nice to have". When budget is a concern, it's important to know the difference between needs and wants. For example, you need three bedrooms, but want to have a fourth as a guest suite.
Experienced builders can build a new home from a napkin sketch. However, the purpose of a set of construction drawings (aside from permitting, if needed), is to make sure you and your builder share the same vision for what your new home will be. And, a complete set of construction drawings will allow builders to provide more accurate bids.
What about resale?
There are plenty of opinions regarding features that should be included in today's homes to make them sellable. Three bedrooms, two baths, gourmet kitchen, open floor plan, neutral color palette, etc. Unless you're building for speculative or resale reasons, our advice to clients who are designing their forever home is this...don't worry about it. Unless your plans are for something wildly imaginative and difficult to build, if you are ever decide to sell, someone will love the features that you have in your home. The key is...build it well with quality materials and in a good location, and you will find a buyer. If budget concerns arise, consider cutting square footage before quality.
What is aging in place (universal design)?
The concept of aging in place is designing your home to be adaptable to any future changes in need, such as wheel chair accessibility or hospice care. This does not necessarily mean grab bars, ramps and open lower cabinets, but providing infrastructure and space to make it easier to maneuver or remodel in the future, should the need arise.
Do I need an architect?
Most municipalities do not require residential or light commercial construction drawings to be produced by an architect. A residential designer can provide all the information a builder needs to construct your home, generally for lower cost. However, we do not seal and stamp drawings. If a stamp is required, usually the truss supplier utilized by your builder will provide stamped, engineered structural drawings that satisfy the requirement. Check with your city or county construction permit provider for specific requirements in your area.
Do I need an engineer?
We strongly encourage our clients to utilize the service of an engineer for foundation and structural design. Occasionally a topographical survey will be helpful with some projects. This is something that should be discussed with your home builder.
Are house plans expensive?
We review each project individually and provide a written proposal for the scope of services that best fit the needs of our client. The cost of any additional services are listed in case the client decides they are needed. Generally, our fees are much less than the cost of utilizing an architectural firm.
What is a "builder's set" of construction drawings?
Our product is a "builder's set," meaning that it will provide enough information for a qualified builder and trades to understand the design, scope, produce an estimate and get permits. Most builders will provide a finish allowance for materials, colors, millwork, appliances, etc., so those decisions will be made with the builder.
How long does it take?
There are many variables that can impact the time it takes to develop a set of construction documents. Sometimes clients produce a scaled drawing of the exact layout they want and pictures of the exterior style, which helps reduce overall development. Other clients may not be certain of exactly what they want, and we are happy to help work through those decisions to develop a scope for the project.
What do you need to know to get started?
Designing the home that is right for you is a collaborative process where many questions will be asked along the way to develop a clear vision of what you are looking for. Although every project is different, below is a list of things to consider when planning for your new home. In creating your list, keep two columns; one for "must have" features and another for "nice to have". When budget is a concern, it's important to know the difference between needs and wants. For example, you need three bedrooms, but want to have a fourth as a guest suite.
some things to consider
What do you imagine your new home will look like? The internet is a great resource for pictures of interiors and exteriors. Sites such as Pinterest and Google Images are a great place to start and have countless categories that can help narrow down the look and feel that most appeals to you. Apps such as Evernote and Google Docs can help you organize links and images to share. The next step is to determine what specific elements are most important. The following list may help you answer some of the most important questions.
Bedrooms
How many What size furniture (including bed size) Walk in or reach-in closets? Lots of light or dark? Owner's retreat on main floor? Bathrooms Owner's suite with bath? Tub, shower, or both? Freestanding or drop-in tub? Standard or custom (over size) shower? Sauna? Heated floors? Standard or shaver height cabinets? Toilet closet in Owner's suite? Living Areas High ceilings? Fireplace? Built-ins? Open to Kitchen? Separate formal living? Study Built-ins? Closet? Special power requirements? Special door? Entrance/Foyer Grand or informal? Drop zone? Single, oversize or double doors? High ceilings? Large front porch? Kitchen Open to other areas? Island? Walk-in pantry? Range, microwave? Cooktop, double ovens? Ice maker, trash compactor? Wine refrigerator? Separate freezer space? Built-in refrigerator? Standard or custom cabinets? Special lighting (under/over cabinets, pendants)? Eat-in kitchen? Dining Formal or informal? How many to be seated/size of table? Space needed for hutch, buffet? Laundry Stack units or separate? Extra or oversize washer dryer units? Laundry sink? Ironing board? Folding table? Combination mud room or drop zone? Lower floor with drain? Closet? |
Mud Room
Drop zone? Cubbies/coat storage? Closet? Sink? Garage How many cars? Need room for truck/boat/golf cart? Oversized doors? Room for built-ins/work space? Storage space? Attached or detached? Above or below grade? Basement Finished space? Unfinished for future use? Storage Extra closets? Garage storage? Separate outside storage area? Attic storage? Outdoor Space Covered porches Outdoor kitchen Room for future pool Outdoor shower Special Purpose Space Home theater Billiards room Home office Trophy/Collectors room Nursery Dog washing station Gun safe Concealed storage Safe room Tornado/hurricane shelter Sewing room Reading nook Other? HVAC/Mechanical/Plumbing Electric or Gas? (depending on availability) Tank or tankless water heater? Traditional split HVAC system, ducted or ductless mini? Pre-plumb for water softener? Pre-wire for outdoor sprinkler? Energy Efficiency Find information and resources at EnergyStar.gov |
A note about Architectural Control Committees (ACC)
If you purchase a lot in a development it may come with covenants and restrictions that include architectural minimum requirements for the community. This may include things like setbacks from the property lines, square footage minimums, specific material requirements, garage orientations, etc. It is recommended that these requirements be reviewed (ideally, prior to the purchase) prior to design to make sure there are no guidelines that conflict with your goals. If there is potential conflict, you may want to contact the governing body to inquire about the potential of a variance. Some communities are more strict than others in regard to adherence. We can help prepare your presentation to the ACC so that it meets their submittal requirements.
If you purchase a lot in a development it may come with covenants and restrictions that include architectural minimum requirements for the community. This may include things like setbacks from the property lines, square footage minimums, specific material requirements, garage orientations, etc. It is recommended that these requirements be reviewed (ideally, prior to the purchase) prior to design to make sure there are no guidelines that conflict with your goals. If there is potential conflict, you may want to contact the governing body to inquire about the potential of a variance. Some communities are more strict than others in regard to adherence. We can help prepare your presentation to the ACC so that it meets their submittal requirements.