1. How many sets of
prints do I need?
We recommend a minimal of 4 sets. Your
builder will need at least 2 sets. The local building
department may require 2. The mortgage lender will require usually 1 set for
conventional loans. At least 8 sets is
advised when submitting FHA or VA. We offer 4 sets packages. Additional sets
are available at the time of purchase.
2. What is "RIGHT READ
REVERSED?
Right read reverse is the process of
reversing the original layout of a house design and keeping the text
readable. This process can only be done on computer generated home plans.
House plans drawn by hand can be reversed; however, the text will read
backwards. This is known as "Mirror reverse". House plans designed by House
Design Studio are all computer generated.
3. Do
your plans carry an architect or engineer stamp?
Our plans do not carry an architect or
engineer stamp. Some states require that the house plans be reviewed and
sealed by a licensed architect or engineer prior to construction. This is
due to concerns over structural design integrity, safety, energy cost, and
other factors. It is strongly recommended that you consult your local
building officials to see if a home plan review is required in your city or
state.
4. Do you include HVAC,
electrical, plumbing, & framing plans?
Our house plans do include floor & roof
layouts specifications and some plans include schematic electrical plans
(suggested fixture, outlet, switch, etc. locations). Since our home plans
are designed to meet IRC codes and not any particular state or county codes,
HVAC and plumbing plans are not shown on the prints. HVAC system information
regarding location of units, what types of units are used, and the duct
layout are determined by local building codes and your preference of heating
and cooling system. Also, we don’t know which direction the water flow will
enter your home. Determining the location and the type of these systems you
install in your new home is something you would discuss with your local
builder, mechanical (HVAC) contractor, and plumbing contractor. They should
be able to provide you with the necessary information based on what your
local building codes will allow.
5. Can I have
modifications made to the house plans?
Yes, either you can have modifications made
to the house plans. Or we can make the changes for you. For more information
on modifications, go to our
Services page
6.
Will your home plans contain the information needed by my local building
codes department?
Absolutely, not. The same is true for any
house plan you may purchase. You will need a site plan that shows where the
home is going to be located on the lot. Your builder or contractor can
usually help you with this. You may also need a septic system design unless
your lot is served by a sanitary sewer system. There are some areas of the
country that have very strict local engineering codes. Examples of this
would be earthquake-prone areas of California or hurricane risk areas along
the Gulf Coast. If you are building in this type of area, it is possible
that you will need to hire a local engineer to analyze the home design and
provide additional drawings and calculations required by your building
department. If you aren’t sure, local building code departments always have
a handout they will give you listing all of the things you need to submit
for a building permit.
7. How is the square
footage of a home plan calculated?
Square footage calculations are taken from
outside perimeter of the exterior frame wall and includes only living
(heated) spaces. Two story, vaulted areas, and staircases are only included
once in the calculations of the first floor. Balconies and open walkways are
included with the second floor calculations. The combine total gives you the
total square footage. Decks, porches, garages, basements, attics, and bonus
rooms are not included in the total heated square footage.
8.
How long will it take to receive my home plans?
House plans are usually shipped within 24
hours and if ground shipping is your method expect 7 to 10 business days. If
you require a reversal (Right read reverse), allow 2 additional days to
perform work. If you require any modifications to the plan, the additional
time will vary depending on the complexity.
9.
Can I Change the Foundation?
Yes. If what you are looking for is not listed,
please contact us to verify the options that are available for each plan.
For an additional fee, we may be able to have the plan redrawn with the
foundation type that you require. In many cases, however, this is a simple
change and can be modified during construction.
10. Can
I Modify the Exterior Walls from 2x4 to 2x6 or Vice Versa?
Can
I Modify the Exterior Walls from 2x4 to 2x6 or Vice Versa?
Yes. This is a simple change that in most cases can be done by your builder
during construction. If you require the actual blueprints changed, please
contact us and we can provide you with a quote.
11.
Can I Return the Plans?
No. Construction plans may
not be returned for credit and/or refund under any circumstances.
