House Plans Online?

Comments(9)

• 
  GFous27th September, 2003

  I use a local architect that makes his plans available on line. ( I will have to get back to on the website - I couldn't come up with it) In fact I am building a community center from such plans. He is modifiying the plans.
  
  Ther are a coupla issues you should consider:
  1. What about changes that may be reqyuired by your local building dept?
  2. Insurance issues
  3. Warranty Issues
  4. Inspections by architect.
  
  This is not to say don't do it, but if you have plans and no one there for you . you need to consider the above.
  
  Another alternative is to interview a few architects and see if they have "off the shelf" plans that you can purchase at a lower cost.
  
  I was designing the fourflex we wanted to build and was getting a "blackline" done by a local architect ( A free layout proposal). A friend saw a very similar fourplex someplace else. I went to the permit board and called THAT architect. He told me he only worked for one builder exclusively ( a national builder.) I called them and asked if they would wholesale build the product for me. Bottom line is that's what I wound up doing. I saved all architects fees - even tho they had to modify the fourplex. You can see he fourplex at www.brixtondevelopment.com. Click on the Keys model.
  
  Good luck
  
  [addsig]

• 
  MikeMcgee27th September, 2003

  Start with ****Must Reach Senior Investor status before posting URL's***-Plans on line i have seen two of their projects here in N.CAl and they seemed ok..and we have some really "interesting"seismic ****Must Reach Senior Investor status before posting URL's***he architect was Donald Gardner i have done some research and he looks most local codes here are site work and any contractor can point out changes before going for permit.With CAD way it is local codes aren't much of a problem any more.
  hope this helps good luck
  Mike

• 
  NC_Yank27th September, 2003

  Hi Martman,
  
  I have order plans from various sites as well as using architects.
  
  I have had problems with architects, usually not wanting to admit their mistakes,(since often they are charging $2500 -$ 5000 I understand why they are slow to admit their errors) when it comes to design flaws.
  
  With the exception of Donald Gardner and Donald Garland....I have not been impressed with that many online services. They all offer changes to their plans but then you are looking at over $2000.00...
  
  For the last 5 years I do my own plans, or at worst case scenrio I will have the architect email me his CAD file prior to final approval for his/mine clientel.
  
  You may want to also look at finding a
  home designer. If you can find one that
  has actually construction knowledge then you can save quite a bit of money.
  They are often less than half the price of architects. When it comes to structural issues they can get up with an engineer to design / stamp anything in question
  
  Just make sure you find out their background as well as copies of any work they have done in the past.
  
  A good designer knows that all trades have to work together. I find it annoying when a floor layout was not designed to take into consideration where the plumbing goes......hence you have joists notched and cut when it could have been avoided.
  
  Check with your local building official to see what they will accept.
  
  Good luck.

• 
  ambitious_architect14th October, 2003

  Martman - I say spend the extra money and get an architect I'm in this field and I see how the house plans in books are misleading and have alot of hidden cost that most inexperienced builders don't know about and in the end will most likely end up paying for it later. An architect is a little more expensive but if you find a good one it worth protecting your investment. As mentioned above those plans are kind of a generic set of plans since each region of this country build a little different and local state and governments have different codes to build by. If you need further assistance I'm in Texas just PM me.

• 
  GFous15th October, 2003

  Since I first saw your post I bought plans on line. Site is www.buildingsnow.com. I am paying $4200 for the architect to modify his plans that he sells on line (Total price)
  
  This is a community center for one of our developments. 5500 square feet.
  If I was was to pay for scratch for these plans it would cost me $30,000 easy.
  
  I think the difference is, I am buying the plans on line and getting a deep discount, but also hiring the firm to do inspections and stand behind ( insure) his design).
  
  I would not buy plans, esp. commerical ones, when I did not have architect involvement and participation for liability issues.
  [addsig]

• 
  ambitious_architect16th October, 2003

  if your only doing a few houses a you may can get away with buying online. But if your going to do something big your going to need an architectural stamp on your plans to get a permit from the city. In Texas they just change the law where you can build up to 20,000 sq.ft. without an architectural stamp on it. That's good news for the design build community out here and bad for the architects. Knowledge of state and local laws are essential. With out a good set of contract documents (CDs), which by the way is what the contractor will bid on and base the price he charges you on, your project can run way over budget. That's why it's important to have a clear set of drawing where there's no guess work to be had. The contractors can easily make up and assume conditions if they are vague on the plans. Causing unforeseen and costly (to you) problems. That's good news for the contractor and bad news for you.
  
  Cause alot of this is really going to also depend on how good the contractor is.A good contractor will know what and how to put a building together. He can make a good architect look bad and a bad one look good. He often works close with the architect, which is why it is important to have a good set of drawings with everything called out and alot of detail so he knows exactly what you want.
  
  I've seen to many building get built that look different from the orginally intention. Everyone has an idea of what the buiding will look like owner, contract, architect. The key is to get everyone on the same page with the same vision. It's kind of hard to do that when someone sells you a plan online and then your left with the contractor trying to figure the rest out. That is a very cold kind of sales relationship. This is your investment get a good design team together with people you can work with and depend on to be there to ask those little questions and fill in the gaps.
  
  Last but not least (and this really should be the first thing you do). Figure out your BUDGET to spend on this project. This will make everyones life easier when they know what there dealing with and can't go over without taking a lost. Hope this helps GOOD LUCK

• 
  DaveREI16th October, 2003

  Just a thought...house plans for free...
  
  go to the local college/university, architecture students ready to graduate or have and cant find work, now form an alliance with them..... they draw up the plans and you pay a flat fee of lets say $500 at closing, you get plans, they get paid and get a project constructed... great for their portfolio and your pocket... could turn you into a developer

• 
  ambitious_architect16th October, 2003

  Good thought Dave, but knowing what I know now, I don't think that would work to well.
  
  You get what you pay for sometimes
  
  ACADEMIA and PROFESSIONAL practice are not the same. Your chances of getting lucky with an Ace student is slim and even the best student still doesn't know about the practical applications of the practice. The most part they have never worked with a budget (professors feel that limits them and encourages them to dream and think big But most likely I wouldn't entrust my investment to a student, it cost roughly about $70 a sq.ft. here in Dallas and probably the same down in Houston. With that kind of expense you don't want to take it lightly.
  
  Besides these students aren't licensed by the state. Which may or may not be a problem (if you keep it under a certain sq.ft.)with the new laws just passed.
  
  The real solution would be to get an intern architect in an office setting already who has pratical experience in the field already(about 2 to 3 at least). These are the guys that are hunger and ready to make a deal on the side for cheap.
  
  The only alternative to that would be if you have a little drafting experience; drawing it yourself and buddy up with an architect or builder who could redline the drawings for you and catch some of the errors. I kind of whole your hand thing through the process. Start networking with trade groups in the profession and your sure to find someone willing to do a little MOONLIGHTING on the side after hours for a lower rate.

• 
  OCSupertones16th October, 2003

  http://www.dreamhomesource.com/
  
  Plans can be bought for about $500
  
  Check them out.