These designs packages usually run between three and five 24" x 36" sheets.
Working drawings usually comprises of the following:
Site plan at 1/8"=1'-0".
Foundation plan at 1/4"=1'-0".
Some plans have foundation options, client to specify at time of order.
Two cross sections at 1/4"=1'-0".
Details as required. Main floor plan at 1/4"=1'-0".
Second floor at 1/4"=1'-0", if applicable.
All four elevations at 1/4"=1'-0".
Structural floor / roof information indicated either on the floor plans or separate framing plans for complicated designs. Plans are engineered by a structural engineer, but not stamped or sealed. Ground snow load 40 psf. (or composite roof live load 32 psf, dead load 10 psf for total roof design load 42 psf) Floor live load 40 psf. Assumed soil bearing capacity 1560 psf.
Electrical fixtures / switches / smoke alarms by location on floor plans. Plumbing fixtures by location on floor plans. Windows are called out as generic nominal sizes on floor plans, opening directions indicated on elevations.
Items not including with plans: Interior cabinet elevations. Window schedules.
Situations beyond the scope of these drawings: High wind speeds. Seismic, shear walls, holddowns, nailing patterns. Energy code compliance.
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All home plans are based on the following design assumptions: 8 foot basement ceiling height, 9 foot first floor ceiling height, 8 foot second floor ceiling height (if used), gable roof; 2 dormers, average roof pitch is 12:12, 1 to 2 covered porches, porch construction on foundations.
Summarized cost report will provide approximately 70 lines of cost detail within the following home construction categories: Site Work, Foundations, Basement (if used), Exterior Shell, Special Spaces (Kitchen, Bathrooms, etc), Interior Construction, Elevators, Plumbing, Heating / AC, Electrical Systems, Appliances, Contractor Markup. View a LIVE Sample Cost Report.
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Previous Q & A
Previous Questions and Answers
Q:Just curious, what are the dimensions of the balcony? Thanks
The second level balcony for design 76012, is 16`wide by 6`deep.
The support for the balcony, is at the perimeter of the sundeck below, so the balcony could easily be extended out to that point, which would be 10`deep, with or without extending the roof above.
Thank you for your interest in one of my designs,
Date Posted: 26-May-20
Q:We need the dimensions for the bathrooms, laundry room & HVAC room so we can determine the modifications we would like to request.
Main floor bathroom inside dimensions are 5’ x 8’-2”.
Second floor bathroom inside dimensions are 9’-10” x 8’.
Main floor laundry inside dimensions are 5’ x 3’-6”.
The crawl space version has the hot water tank in the guest room closet.
The basement version has the hot water tank in the basement.
Both foundation versions have electric baseboard heating called up.
Thank you for your interest in one of my designs.
Q:When were these plans drawn and which version of the code were they following?
A:This design was produced in 2007, following the National Building Code 2005 and the International Residential Code 2006.
Date Posted: 22-Jan-18
Q:Can i build this house with brick?
A:This design calls up horizontal siding for the exterior finish. You could easily substitute and build with 4” brick veneer as the exterior finish. A qualified builder and brick mason could adjust the working drawings to accommodate this new finish.
Date Posted: 01-May-17
Q:Does the wall around the fireplace and the window by the stairs have structural function (extended outwards) or the wall could be changed to straight.
A:The window in the stairwell is a boxed out window and can easily be framed flush within the wall. The fireplace location has the first story floor joists cantilevered out to support this projection. This can easily be framed to have a straight wall. (the fireplace could also be located against the stair wall and vented straight up)
Thank you for your interest in one of my designs and please email with any questions or concerns.
Date Posted: 11-Nov-16
Q:Your main elevation doesn't match the floor plans. Looks like something is reversed. I need the plans to be orientated in the direction of the first floor plan you are showing on this site. Please verify
A:The photo shown for design 76012 is of the rear elevation showing the main floor sundeck and second story rear balcony. If you scroll down to below the second story floor plan there is a line elevation of what the front looks like with the front covered porch gable roof.
Date Posted: 25-Aug-16
Q:We really lie this plan and are considering building this on our lake property. We need two things clarified. Where is the utility area - furnace etc. and does this plan have a garage option?
A:Design 76012 has two foundation options, a crawl space foundation and a walkout basement foundation versions. Both options have electric baseboard heating. The crawl space version has the hot water tank located in the guest bedroom closet. The basement version has the hot water tank located in the basement.
Have a look at garage design 76015, for a detached garage plan designed for plan 76012.
Date Posted: 22-Aug-16
Q:The main picture shows formers on the 2 sides of the second floor. Do you have a floor plan diagram with this modification?
A:Hi, If you meant dormers, please have a look at designs 76010 and 76011 for their floor plans. Both of these plans were based on the original design.
Thank you for your interest in one of my designs. If this does not answer your question please email me back. Best regards, Regan.
Date Posted: 13-Jun-14
Q:This plan shows a Roof Load of 32 psf--- is that because it is a shingled roof and not metal? How would you change that to be 45-50 PSF?
A:Below is an excerpt from the drawings general notes, which discuses how the 32 P.S.F. live load for the drawings, was established. I am not sure if the numbers 45-50 PSF you are referring to are live loads or ground snow loads. If they are ground snow loads the 45 PSF would be okay as the drawings are 44 PSF. Some building authorities will allow for +5 PSF before asking for an engineering review, so please check with them with regards to the 50 PSF.
If the 45-50 PSF are roof live loads, you would need to have the drawings reviewed accordingly by a qualified professional, registered in the state / province where the construction will occur. I hope this addresses your question.
Ground snow load
The amount of load imposed on the structural components of a roof is calculated using the dead load (aggregate weight of building materials) and the applicable live loads. In order to establish the correct live load for the roof it is necessary to know the ground snow and associated rain load specific to the location of the building site.
The ground snow / rain loads for your particular location can be obtained by contacting the local building authority having jurisdiction. If the ground snow / rain loads for the region in which this plan is to be constructed are higher than those stated on these drawings, it is the responsibility of the owner / builder to have this plan revised, at his / her expense, accordingly.
The ground snow load for this plan is 44 P.S.F. (2.1 kPa) and the associated rain load is assumed to be 8 P.S.F. (.38 kPa) unless otherwise indicated. The composite live load is 55% of the ground snow load plus the associated rain load, therefore, the composite live load for this plan is established as follows:
44 P.S.F. (2.1 kPa) x 55% + 8 P.S.F. (.38 kPa) = 32 P.S.F. (1.5 kPa)
The composite live load of 32 P.S.F. (1.5 kPa) is comparable to the “design roof snow load” for locations that do not factor in a rain load component.
Date Posted: 05-Oct-12
Q:Can the roof load be increased to 50psf.
A:The web site lists the roof load at 32 psf. It should read “roof live load at 32 psf.” which is equal to 44 psf ground snow load.
The ground snow for design 1370 is 44 psf and the associated rain load is assumed to be 8 psf. The composite live load is 55 % of the ground snow load plus the associated rain load, therefore, the composite live load is established as follows:
44 psf x 55 % + 8 psf = 32 psf composite live load.
I have found most jurisdictions will allow for a roof loading relaxation of 5 psf from the drawings to that of the building site. More than 5 psf would usually require a review for the higher loading. Please check with your building authorities having jurisdiction whether they will require a review for the higher loading. I would be happy to have my engineer review these drawings if required. (my engineer is registered in BC, Canada) Please let me know if you would like to receive an estimate of fees for this service.
The web site also lists the roof framing as truss, where as it is actually stick framed. A basement foundation is also available, with a material list, as well as right reading reverse for both foundation options.
Please let me know if you require any additional information.
Date Posted: 27-Aug-12
Q:comment from a customer:
I keep looking at this floorplan for our lake lot but the bathroom upstairs seems odd with the vanity in front of the window.
do you have picture of this area or better explain where the mirror would go?
I am presently out of the office until Friday, so I do not have access to any photos until then.
Presently the mirror is located across from the toilet. They is enough room to locate the vanity on the same wall as the toilet, if preferred.
Date Posted: 04-Aug-11
Q:Can I make modifications to this plan?
A:Yes you can! Please click the "Modifications" tab above to get more information.
Q:What is the estimated price to build this plan?
A:The national average for a house is running right at $125.00 per SF. You can get more detailed information by clicking the Cost-To-Build tab above. Sorry, but we cannot give cost estimates for garage, multifamily or project plans.
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