Has any one used plans,Well, UM you know from a Plan Book? The ones they sell to housewifes at the super market check out counter.
Was it good for you? Or was it something you wish the order house paid you to use? Did you still need to make major Changes to get it right? How were they recieved for those of you that have a building inspection and plan review? Did you still need an engineer or archictect to stamp them from your area? Where they acurate and Quality drawings?
Lets here the Good The Bad AND The Ugly.
Thanks Wally O
Replies
Wally,
I too have struggled with this question and would like to hear more from those that have used these plans. I have done searches on this site and a few others regarding this matter and the responses are mixed between hiring an architect or modifying an existing plan. Consensus tends to lean towards hiring an archie, which is well founded!
I did find a very informative article regarding stock house plans on another forum and I would send it if you like (@ .5 Meg.) It is a little dated (1989) by John Wagner but he does suggest some companies to work with. I have been talking with a company up in Washington (Northwest House Designs) since John recommended them among others. Seems that the building codes are a bit tighter up there which would translate to fewer local code changes.
I hope you get some good feedback on this issue since some of us are very interested with experienced observations.
Regards, Lee
Is it Northwest house design or Northwest Home Designing Inc. you are talking to. If it is the later I also gave them a call
Right now we are just scanning plan books most we get for free, only purchased one because it covered carftsmen homes. My problem is every one we find we are still changing things moving the stairs, changing the bathroom location getting the laundry up stairs. Or we like the upstairs and hate the down. So we are far from finding a perfect stock plan.
If we did find the perfect one I want feed back from others as to if they are worth the trouble, so keep it coming. Boss Hog sounds like he deals with it daily and he make very good points. I wish you could view the whole set before buying, No one does 30 days money back it does seem that once they have your money that is it.
I do agree also on some it seems roofs are going every which way, that they would be next to imposiable to design trusses for.
If we don't find the perfect plan we may just take bits and pieces of one draw it my self and have an architech or designer go over it. The foundation has to be done by an engineer any way, I could have him review the loads. My problem is I am too honest and grapling with the issue of intellectual property. I don't what to borrow too much.
Is it someone elses design if you use the exterior profile and totaly change the interior? When is it not stealing copyrighted material?
As a side note we were touring a house with a builder in a sub division I commeneted about the laundry he said it was upstairs but they changed it in the plan. Also the home was to be in the spring tour of homes a big thing here. Few days later we found the exact plan of the house in a book except the laundry was upstairs. So we got a big laugh and found that big builder use plan books too>
Also, instead of spending money on books of plans, go to somewhere like coolhouseplans.com, there are a gazillion of them. You can search by sq ft, style, number of bedrooms, all that jazz.
I agree with Boss all the way. I had to try to frame those houses drawn by the plan books or by the cad jockeys.(Don't get me started) Here is a novel concept, maybe. Try to find a builder who also designs plans that work in your area. I have the great fortune to know and work for such an individual here in Idaho. Not only do the plans look good on paper, they work in the field and usually the homeowner saves some money because the dimensions of the house are such that material waste is held to a minimum.
Yes, Northwest Home Designing Inc would be the company.
I sent Boss a side note cause I didn’t want to change the focus of your thread and I do agree with many thing stated. I was already changing the 2x4 exterior walls to 2x6 and enlarging the garage as well plus a few other small items. I am re-evaluating my own situation regarding these plans. I will be talking to a designer/architect about the possibilities of incorporating ideas found through other resources. I would not believe using the “concept” from other resources would be wrong or harmful. Ideas come from things we have seen e.g. the wife tearing out magazine articles with pictures cause’ she liked that “certain” look! I am sure others will correct me on this if I write in error!
I also believe that if I found a house (already built) that fit like a glove then I would find the builder and see if you could buy the blueprints with any necessary and all corrections. This would be the cats “Meow!” Line up a business lunch (a very nice one) to discuss the details of a particular house. Buy the lunch and drop a few thousand dollars for the blueprints “if” you plan to have someone else build it and “Bob’s your uncle!” Now I don’t know if there are any problems with this idea (legal or otherwise.) I could see a problem if someone spent the money for a Custom home but then maybe lunch for the homeowners as well. Find out their likes or dislikes (kick the tires so to speak.)
Best of luck… Lee
Lee
If you already talked to Northwest then you probably know this but I thought I would pass it on. We found a plan of theirs in a plan book then we went to their Web site and found four more versions of it, then called them and was told they have about 32 versions of it. Some plans they told me have over 200 versions.
Last question are you in the Pacific NorthWest or elsewhere just curious?
I believe that most plans are produced where variations are many e.g. 3 bedroom and a office/library or 4 bedrooms. I have been looking for something that fits. I know what I want and I know what I don’t want… I do not want a Family room and a Den (that’s what we call it in the south.) I don’t really need a formal dining room. Hearth rooms… never heard of ‘em. I guess its another name for a Den.
I would like a Master and Guest Suite with 2 or 2.5 bath @ 2Ksf (give or take) large kitchen, large family room, an office that works well for a 3rd bedroom (for resale down the road.) Open floor plan. Basement for 2 or 3 cars and a large shop! All smiles at this end! Its just me and the wife these days. Our boy is in the Air Force and well on his own.
Where am I now… Germany today, Israel next week (maybe) but I have a plot @ 2 acres in North Carolina (@1 hour out of Charlotte)
There was a pretty decent discussion on this very subject a few months ago, but for the life of me, I can't find it...
Try the advanced search mode and maybe you'll get lucky.
My own experience with stock plans is limited, but I have had clients provide some they'd purchased so modifications could be drafted to suit their needs and to meet local building codes.
Quite frankly, and I think a few here would agree, hiring an experienced local designer wouldn't cost you a heck of a lot more in the long run (I haven't seen a set of stock plans yet that were both a home run for the HO and the local building codes jurisdiction, which means some alterations are almost inevitable).
An architect will likely cost more, but if you can afford it, you'll be more likely to be happy with the result.
Well, we're in the middle of the building phase, so I can't tell you how it turns out, but:
We found a plan we liked in a book. We approached a contractor, who said "don't buy the plans; we always have to re draw them to suit local codes, so we'll just get our cad guy to do it." So, after three months, we had a set of plans, but the truss guys still couldn't make the roof work, and we put everything on hold.
We then spent the money and ordered the set of plans. Gave them to builer number two. He gave us a price, we decided to rearrange a couple of interior walls (non load bearing); the city looked at the plans and had one comment: the beam carrying most of the upstairs is supported by the header over the double garage door? are you sure? to which we all pointed out that we wanted two single doors anyway. city was happy. we're happy.
so far, a good experience.
I HATE those freakin' plan book plnas !!!
Don't know if you've been around Breaktime long enough to know that I'm in the truss business. Pretty much all I do all day is stare at plans. And to everybody that asks anout plans, I tell 'em NOT to buy plans from the books. Buy a couple of books and get some ideas if you like. But get someone to draw your plans locally, so you can meet 'em face to face.
Why do I feel that way? (I knew you'd ask) Well, for starters, they're full of mistakes. Can't tell you how many times I've had to call homeowners and/or architects in to explain why that nice pretty plan they just dropped $700 on has problems. Inadequate headroom here, elevations drawn incorrectly there, etc.
Another thing is that they aren't always going to be what you expected. I've had to tell many homeowners who bring the plans in how difficult and expensive it will be to frame the roofs as drawn. Then they end up dropping a bunch more money on another set of plans, or having someone draw what they wanted in the first place.
Often the plans with basements are a sea of posts. I had a plan a few weeks ago that had 27 posts in the basement. Who the heck wants that ??? So I got to spend hours re-calcing all the beams in the 2 story house to get it down to 4 total posts. For nothing, of course. But the plan service had THEIR money.
Another pet peeve of mine is sticking a post in the middle of the garage to support the roof and/or 2nd floor. Just what everyone needs - Something to bang their car doors on, and walk around for the rest of their life.
And the garages are typically ridiculously small - Sometimes 20' square. That may be common in some parts of the country, but it don't happen around here.
I have a plan in my office right now that shows an LVL beam going right through the center of a trayed ceiling. The note on the plan calls for the beam to be "concealed". But it's utterly impossible. The same plan had mistakes in the elevations, which I had to re-draw so the homeowner could see what it was actually going to look like.
One of the things I tell people over and over is to keep in mind that once you have the prints, they don't care if you can build the house or not - They've got their money. Doesn't matter to them what your budget is, how expensive it is to build the house, how lousy the print is, etc. Once the credit card charge goes through they're done, and you're out of luck.
The worst 2 companies, IMHO, are "design Basics" and "Donald A. Gardner".
Well, guess I've ranted enough. Cant remember - Did I mention I HATE those plan book plans ???
I didn't work my way to the top of the food chain to eat vegetables.
I can tell you that a lot of the plans we looked at had roofs that looked insane. Multiple roof lines for no apparent reason. To me, that screams "stay away..."
However, going with someone local isn't always any better; the guy we tried to deal with, although he draws nice pictures, had the elevations screwed up, and the roof unsupported in one place. The truss guys who looked at the plans, and said, "oh, another one of his. We saw one he did that had the roof unsupported in FIVE places....." They figured that somehow they could make it work, but it took them a week.
You have a point - Local guys aren't ALWAYS better.
But at least when there are problems, you have someone to go back and talk to.
The "CAD jockeys" are a whole different subject, worthy of a separate thread.When all else fails, read the instructions.
We’re in the middle of getting our house framed. We looked at the national book plans but ended up going with a local architect/drafting service’s book of plans. We then went to them and had them change things. The plans were about $500 but with all the changes (our fault) the total cost was about $1500.
I’m pretty satisfied. We saved money and my builder is happy since he could meet with the draftsman and clarify a few issues. He can also pick up copies with a few hour’s notice. I think our project works because we picked a simple daylight colonial with two other floors. This made the roof very simple. I’ve never liked the "house of seven gables" look anyway.
I say go for it but only if you are willing to pick a simple plan and stay local.
I/we have been looking for home plans quite extensively for the past 6 months and have had some major hair pulling in the process. We have finally made a choice as to the floor plan that we want to use and will have the contractor draw out the plans. This works great for us because he is the one who will be dealing with any potential mistake and he can't blame some architect for the mistake. We found it on a CD of 2500 house plans that we paid for on Ebay. About $5.00 for the disk. Some have great elevations of front and rear, and some don't. I would never use a set of their plans to build from. I have heard of too many horror stories. One house I worked on was completed and the 2 Suburbans didn't fit in the garage because the overhead window was too big. I cut down on the height of the door. They had to go out and buy new cars. Serves them right though. They basically screwed ever sub on the job(except me). I was warned by some of the other subs. cabinets didn't get delivered until paid in full. Installation was paid in advance. No ifs, ands, of buts. The wife told me that I was the "most professional" one on the job. I think it was because every "were" was crossed and very "I" was dotted.
Any way, back to the discussion. We were looking for plans for narrow lots and for layouts that were designed for lakefront. Bought about 5-6 books, 2 on narrow lots and 1-2 on lakefront/waterfront homes. Finally reasonably good layout but wanted the master bedroom side of the house 2-3' wider, the stairs and entry moved and the veranda redesigned to my taste. I took the plans from the Cd and printed them out and then enlarged the to 3/16"=1'. I then made the changes on my drafting table and then went to Kinkos to Have them enlarged to 1/2"=1'. The drawings are in the contractors hands and he is figuring the structural changes and then will give them back to me for approval. This is all included in his construction costs. No extra fee for him doing the plans. I think it will save him costs in the end, which saves me also. There is a plans guys in town and his price is $1.00 per square foot. Most local contractors use him if they don't draw their own. City codes require a licensed draftsman for all plans.
In response for some of you guys recommending a architect, I have not seen a single one held responsible for a mistake in their plans and something needing to be torn out and replaced/repaired on a job and I have worked on a lot of homes in Southern California. Most of these exceed one million dollars, easy. So, why not try a plan preparer or a contractor? Many of these architects aren't licensed engineers either. Thats my 2 cents worth.