Yes! We can reverse (mirror) the construction set if needed. For example: you like the plan which shows garage on left side, but you need it to be on the right. This service is free of charge.
In some states there is an additional Energy Calculations required in order to apply for a building permit. Based on heated space square footage, ceiling heights, insulation values of walls, floors, attic, doors, and windows, the Heat Loss Calculations will determine the HVAC equipment size needed for your home.
HVAC contractor can do those for you, or we can provide them for additional fee. This service is available from us for Washington only.
An AutoCAD digital file allows plan changes to be made using professional CAD software. If you want to modify a plan and would like to do that locally, a Master CAD file offers the most flexibility and easiest way for professionals to modify the design. Once your plan has been modified to suit your needs, you can print as many copies as needed for the construction of your projects.
This fully licensed digital construction set allows you to make as many paper copies of the plan as needed for your construction project, as outlined in the license agreement. Ideal for keeping on a mobile device, our PDF files are easily viewable on the go. Suited for streamlining your plan modification process, you can also attach notes and additional details to your construction drawings using your favorite annotation software. Specify materials, note drawing changes, or make full modifications to the original design as you need.
Square footage calculations are made from the outside face of exterior wall and include all walls. Window, fireplace and room projections are included only when floor joists are extended over that area. Areas not included are decks, porches, garages, basements and attics.
Absolutely! If you find the plan you like but want to change it, we can easily do it for you. There is an hourly charge which we can give you the estimate of . Some modifications, i.e. mirroring the plan, are free of charge. Contact us for details or a quote. Our prices are reasonable and turn-around time is fast!
All plans are drawn at ¼” scale or larger and include:
- Exterior Elevations: A blueprint picture of all four sides showing exterior materials and height measurements
- Roof Plan: A view of the roof from the top, showing roof configuration, slope, hips/valleys, and overhang
- Foundation Plan: Drawn to 1/4″ scale, this page shows all necessary notations and dimensions including support columns, walls and excavated and unexcavated areas. Most of our plans show a basement or crawl space or slab plan.
- Floor Plan(s): Detailed plans, drawn to 1/4″ scale for each level showing room dimensions, wall partitions, windows, doors, cabinetry, beams/headers, etc..
- Cross Section: A vertical cutaway view of the house from roof to foundation showing details of framing, construction, flooring and roofing.
- Details: Typical details of structural elements.
- Notes and Specification: Design Criteria notes, important Building Codes and Portal Frame Details
Please note that 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.
All sales on house plans and customization/modifications are final. No refunds or exchanges can be given once your order has started the fulfillment process.
All house plans from SpokaneHousePlans.com are designed to conform to the local codes when and where the original house was constructed.
Structural changes 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.
In addition to the house plans you order, you may also need a site plan that shows where the house is going to be located on the property. You might also need beams sized to accommodate roof loads specific to your region. Your home builder can usually help you with this. You may also need a septic design unless your lot is served by a sanitary sewer system. Many areas now have area-specific energy codes that also have to be followed. This normally involves filling out a simple form providing documentation that your house plans are in compliance.
In some regions, there is a second step you will need to take to insure your house plans are in compliance with local codes. Some areas of North America have very strict engineering requirements. Examples of this would be, but not limited to, earthquake-prone areas of California and the Pacific Coast, hurricane risk areas of the Florida, Gulf & Carolina Coasts. New York, New Jersey, Nevada, and parts of Illinois require review by a local professional as well. If you are building in these areas, it is most likely you will need to hire a state licensed structural engineer to analyze the design and provide additional drawings and calculations required by your building department. If you aren’t sure, building departments typically have a handout they will give you listing all of the items they require to submit for and obtain a building permit.
Additionally, stock plans do not have a professional stamp attached. If your building department requires one, they will only accept a stamp from a professional licensed in the state where you plan to build. In this case, you will need to take your house plans to a local engineer or architect for review and stamping. In addition, plans which are used to construct homes in Nevada are required to be drawn by a licensed Nevada architect.