Frequently Asked Questions
BASEMENTS / FOUNDATIONS
• Can this plan be built with
a full basement (or slab, piers, etc.)?
• Can the plan I want be converted
to have a daylight basement?
CERTIFICATION / CODE COMPLIANCE
• What does "sealed"
mean? Must a plan be certified (stamped with the architects seal)?
• Will the plans comply with
my building code?
COST TO BUILD
• Are there any programs I can
use to estimate building costs?
• What
program does my builder use to calculate construction cost?
• What is the cost to build
this plan?
CEILINGS
• Can ceiling heights be increased
without problems?
INTERIOR / EXTERIOR
• Can I see interior pictures
of the house?
• The plan specifies vinyl siding,
but I want brick veneer.
FINANCING
• I would like to find financing
to buy some land now, and then build on it later.
FRAMING (WALL, ROOF, ETC)
• Can a plan be built with 2x6
framing instead of 2x4 framing?
• Can this house be built with
2x4 framing instead of 2x6 framing?
GARAGES
• Can we add a garage to a plan
which doesn't have one?
• Can we eliminate the garage
from a plan?
• Can we make the garage larger?
• Can we include an apartment
above the garage?
• Can a plan be modified to
provide garage entry from the side (or front, rear,
etc.)?
ROOMS
• Is it possible to change room
sizes or rearrange the rooms by moving walls?
WINDOWS AND DOORS
• Is it possible to add more
windows, or change window sizes?
MISCELLANEOUS
• How many plan sets do I need?
• Can I see a rear elevation
for this plan?
• Can plans be returned?
•
Is your question still not answered? Ask Us Here.
BASEMENTS / FOUNDATIONS
Can
this plan be built with a full basement (or slab, piers, etc.)?
In most cases you can choose whatever foundation you want, as long as
it's compatible with the soil and climate conditions in your area. If
you select a slab or pier foundation it may have to be designed by an
engineer in some areas. Check with your contractor or local building
department.
Can
the plan I want be converted to have a daylight basement?
Any house with a basement that is built on a sloping lot can include
a daylight feature. If your lot doesn't have much slope, you might consider
raising the house somewhat by either increasing the height of the foundation,
by specifying a shallower excavation, or both. Your local climate and
sub-soil conditions, as well as local codes may dictate the options
available to you. Your contractor can advise you.
CERTIFICATION / CODE COMPLIANCE
What
does "sealed" mean? Must a plan be certified (stamped with
the architects seal)?
Even if the plan is already certified by the original designer, some
states and localities require that plans be certified by an architect
(or engineer in some places) who is licensed to do business in the jurisdiction
where the house is to be built. Your local building department can tell
you if you need to have the plan certified. Most departments will recommend
a local architect.
Will
the plans comply with my building code?
All of our plans comply with the national building codes and standards
for residential design that are established by the Council of American
Building Officials. At the same time however, local conditions such
as hurricane winds, snow loads, and others sometimes require considerable
differences among local building codes. Our plans can always be adapted
if needed, and we recommend that you consult with your contractor or
building authorities.
COST TO BUILD
Are
there any programs I can use to estimate building costs?
You can get a rough idea of the cost to build one of our plans by using
our building cost calculator link on each plan page. It's a good way
to compare the relative cost to build different plans. Keep in mind
this is a ballpark figure and it does not include land and other costs.
We recommend that you have a contractor review the plans for a more
accurate estimate.
So
what program does by builder use calculate construction cost?
Unfortunately the available programs for professional use are elaborate,
very hard to learn, and expensive. Some require that you subscribe to
a daily material pricing service which costs several hundred dollars
per month.
What
is the cost to build this plan?
Unfortunately, we can't tell you because, overall, the total cost can
vary by as much as 50% or more in some cases. There are substantial
differences in both material and labor costs depending on where you
are located. The cost to comply with local building codes can add between
5% and 20%. And of course, the types and quality level of materials
you select will make quite a difference -- brick veneer costs more than
vinyl siding, a hardwood floor costs more than carpeting, etc.
As a very rough rule of thumb ONLY, a
reasonable assumption for the construction cost might be in the range
of $100 to $175 per
squarefoot of living ("heated")
area. This assumes that the home will be in a temperate climate, and
will include a good quality (but not luxury level) kitchen and bath
fixtures, roofing, siding, and other materials. Porches, decks, garage,
etc., would be included at this price, but not the land, site improvement,
or regulatory costs.
CEILINGS
Can
ceiling heights be increased without problems?
Generally yes but it depends on the plan. Multi-level ceilings, cathedral
ceilings, split level designs, and similar features can be more complicated.
In some cases, increasing the ceiling height can have a noticeable effect
on construction cost. HSH offers complete customization services at
very competitive rates. We will be glad to discuss your needs prior
to offering a quotation for the necessary design changes.
INTERIOR / EXTERIOR
Can
I see interior pictures of the house?
We're sorry, but we do not have interior pictures available.
The
plan specifies vinyl siding, but I want brick veneer.
Converting to brick or stone veneer requires a wider foundation to support
the veneer.
FINANCING
I
would like to find financing to buy some land now, and then build on
it later.
Financing a land-only purchase can be difficult but it's not impossible.
Depending on where you are, you may need to get a secured personal loan
instead of a mortgage. If you're purchasing more than a few acres you
may be able to get Farmer's Home loan (it's like an FHA mortgage),
so ask about it. Only a few mortgage companies offer this type of product,
so your best bet will probably be a local bank or savings & loan.
Click on "Find Loans" for a list of the lenders who tell us
they make construction loans (which often include land loans). Take
a look: http://homeplans.hsh.com/cloan/
FRAMING (WALL, ROOF, ETC)
Can
a plan be built with 2x6 framing instead of 2x4 framing?
Almost certainly yes. Some measurements may have to be shifted slightly
to accommodate the thicker walls, so you will need to have the designer
review the plans and make any necessary changes. The cost will depend
on the individual plan but it should be relatively modest. Also, 2X6
framing does increase your material costs and labor somewhat, so you
will probably want to 2X6 frame only the exterior walls.
Can
this house be built with 2x4 framing instead of 2x6 framing?
Possibly, but it will depend on the individual plan as well as your
local building code and other factors. In general, we recommend against
reducing any framing sizes.
GARAGES
Can
we add a garage to a plan which doesn't have one?
Sure, as long as you have room on your lot.
Can
we eliminate the garage from a plan?
Yes, but check to be sure your local codes allow it. Entry ways and
other features may be affected, and you may also want to modify the
front or side elevation a bit for appearance. But don't change things
so much that you would not be able to add a garage later on. The cost
to change the plans will depend on the individual plan but it should
be relatively modest.
Can
we make the garage larger?
It depends. Oversized garages are prohibited in many areas, so first
check your local codes before asking our designer to review the plan
and determine what has to be done. We will be glad to provide a very
competitive quotation for the necessary design changes.
Can
we include an apartment above the garage?
Maybe. First check ALL your local codes before you do anything else.
Separate apartments are almost always prohibited except under specific
conditions. Assuming you can get approval, then it will depend on the
individual plan. Some questions to consider include whether you want
interior access to the unit? If so, where is the door between the units
to be located? Do you want separate utility meters? And so on. This
is a major customization which we will be glad to discuss with you.
Can
a plan be modified to provide garage entry from the side (or front,
rear, etc.) rather than the present location?
Usually, yes. You may want to consider the locations of the house entry
doors to the new garage entry, and whether you will need to reorient
or reposition the house on your lot. We will be glad to provide a very
competitive quotation for the necessary design changes.
ROOMS
Is
it possible to change room sizes or rearrange the rooms by moving walls?
Yes, within limits. Curtain walls (partitions which do not support other
framing) can be moved fairly inexpensively, but repositioning bearing
partitions can become difficult. It depends on the plan.
WINDOWS AND DOORS
Is
it possible to add more windows, or change window sizes?
Yes, quite easily in most cases.
MISCELLANEOUS
How
many plan sets do I need?
The number of sets you will need can vary. You need a set for yourself,
and a set for your builder,mortgage lender, local building
department, and any subcontractors who need one. Make sure you have
enough blueprints to satisfy everyone involved in the building process. We recommend you buy at least
a five-set plan package or a reproducible master. If you purchase
a reproducible master you are given a license to make changes to the
plan and also make up to twelve additional copies of the plan.
Can
I see a rear elevation for this plan?
Most plans have a rear elevation available. We
will gladly fax or e-mail you a copy if the designer offers this option.You can fill out theplan question form to request the elevation, or email us at:info@homeplans.hsh.com. Make sure to include the plan number, your
name, and your fax numberor
e-mail address.
Can
plans be returned?
Plans are copyright
material and are printed on demand for customers when the order is processed.
For that reason they cannot be returned.
