Changes, such as conversion between framed or trussed roof, are likely to drastically affect the structural design of the house, and should not be undertaken unless all ramifications are clearly considered. If you deviate from the plans, our staff will not be able to support your field changes.
Sawn lumber species are typically Douglas fir, or Hem–fir. Substitution of material (species or grade) should not be undertaken without the review of a qualified professional, as required by your local building codes and ordinances. Many lumber yards have staff that are versed in substitution of material, and can work from the load information contained in our calculations, to determine the proper replacements.
The structure has been evaluated with Roof Live Load of 30psf, Floor Live Load of 40psf, Live Loads of 15psf, and Soil Bearing Pressure of 1,500psf. Otherwise, design loads follow the current I.R.C. code book. Calculations using different design values require additional time and fee. It is best to enlist the services of a local professional for such “location–specific” structural redesign. Local lumber yards sometimes have contacts for such services.
Yes, we can provide vertical gravity load calculations per your request, free of charge. These calculations do not carry a stamp from an engineer. Again, if an engineer’s stamp is required, you will have to make the appropriate arrangements, and allow for the added time and expense involved.
No, this would be virtually impossible as wind and seismic requirements vary dramatically throughout the country. The off–the–shelf engineering that we have available shows a way of reinforcing the structure, which is acceptable in portions of Washington, Oregon, Idaho and Montana.
Our stock plans require additional structural information and detailing in order to meet high wind and seismic requirements, which vary by geographic location and legal jurisdiction. For an additional fee, we can provide engineering to meet specific seismic zone, wind speed and wind exposure values for a specific building site. Such engineering analysis is site-specific and requires additional time to prepare. The drawings detailing this, and the supporting calculations, stamped by a licensed engineer are typically available for Washington or Idaho within a few days — check with our staff for availability in other states.
These plans are not intended to be the only documents of construction. Items, such as mechanical, electrical, and plumbing layout, fixtures, and finish products, are matters of local construction practices or personal taste. Their detailed specifications are a typical function of the general contractor, and a usual part of the construction contract documents.
Once you buy a plan from us you can build it unlimited number of times. If you want to make additional revisions to the plan after you have built it once, you will only pay hourly charge for the changes. Contact our office if you require further explanation, or for permission to copy or alter the design.
The plans, and associated documents have been prepared to comply with the latest adopted version of the International Residential Code (I.R.C.)
Each state in the US adopts a building code as their base code. Over the years, there have been several national code standards for states to choose from, but now the International Residential Code has become very widely accepted as the standard base code. For this reason, we choose to follow the I.R.C. in developing our plans. Unfortunately, each state can modify the base code with their own state adopted amendments, and may chose not to adopt certain sections of the base code. Energy requirements are a common section that is heavily modified or replaced by a different model code, by each state.
To further complicate the issue, the base code is revised every three years or so, and states vary in their timing of when they adopt each new code version – a year or more delay in adopting the latest code is very common. Beyond that – every local permit issuing jurisdiction within each state (counties, cities, etc.) can further amend the state requirements. Aware of this reality – our staff knows to never promise that our plans will be able to meet every requirement of every jurisdiction in the country. We do make every effort to comply with the national base code, and beyond that, we provide follow-up support to help our customers to meet the amended codes of their jurisdiction where possible.
Contact our plan support department. It exists to provide plan clarification, and to control and improve product quality. Our goal is to provide clear and accurate plans. Please contact us immediately, should you encounter any error. It is important that you let us know of any errors or omissions BEFORE you begin construction.