Frequently Asked Questions

When you purchase a plan from us, you receive a complete set of construction-ready documents including detailed floor plans, exterior elevations, building sections, electrical layouts, foundation plans, roof framing plans, and comprehensive specifications. All plans are provided in PDF format for easy sharing with builders and contractors. Depending on the plan package you select, you may also receive editable CAD files that your architect or engineer can modify to meet local building codes.

Our plans are professionally designed and include most details needed for construction. However, building codes vary significantly by location, and most jurisdictions require a local architect or engineer to review and stamp the plans. We recommend consulting with your local building department early in the process to understand specific requirements for your area, such as energy calculations, soil reports, or structural engineering stamps.

Absolutely! We offer several levels of customization. Minor modifications (moving doors, windows, or interior walls) can often be handled by your local builder or architect. For more extensive changes—like adding square footage, changing the roofline, or reconfiguring room layouts—we offer professional modification services for an additional fee. You can also purchase editable CAD files and work with your own architect or designer to make changes.

Our plans are custom-designed with attention to modern living trends, energy efficiency, and buildability. Unlike many stock plans, we regularly update our designs to reflect current building practices and materials. Each plan includes detailed notes for builders and has been reviewed for constructability. We also provide ongoing customer support throughout your building process, which many stock plan providers don't offer.

Yes! Our portfolio includes a wide range of styles including Modern Farmhouse, Contemporary, Craftsman, Traditional, Mediterranean, and Ranch designs. Each plan listing clearly indicates the architectural style, and you can filter our catalog by style to find designs that match your aesthetic preferences.

Modification costs vary based on the complexity of changes. Simple modifications (relocating doors, adjusting window sizes, or changing finishes) typically range from $500-$1,500. More substantial changes like adding square footage, changing the foundation type, or reconfiguring major rooms can range from $2,000-$5,000 or more. We provide free estimates for all modification requests—just send us a detailed list of the changes you'd like to make, and we'll give you a quote within 2-3 business days.

While we respect our clients' privacy and don't share specific project photos without permission, we can provide general guidance on popular modifications for each plan. During the consultation process, our design team can show you how similar requests have been handled and provide sketches of potential modifications to your chosen design.

Reversing a floor plan (creating a mirror image) is one of our most common and easiest modifications. This service is typically included free or for a minimal fee ($150-$300) depending on the complexity of the plan. We'll provide you with a reversed set of all drawings, ensuring all text and dimensions remain readable and properly oriented.

We offer three main packages: (1) PDF Package - includes full construction drawings in PDF format, perfect for getting estimates and submitting for permits; (2) CAD Package - includes editable AutoCAD files plus PDFs, allowing your architect or engineer to make modifications; (3) Multiple Build License - includes PDF and CAD files with the right to build the home multiple times (typically 3-5 builds). Most homeowners building a single home choose the PDF or CAD package.

Digital plans are delivered within 24 hours of purchase via email and download link. If you've requested modifications, the timeline depends on the scope of changes—typically 1-3 weeks for standard modifications. Rush services are available for an additional fee if you're working on a tight timeline.

Due to the digital nature of our products, all sales are final once the plans have been delivered. However, we want you to be completely confident in your purchase. We offer free preliminary consultations before purchase and can provide additional preview materials to ensure the plan meets your needs. If you receive plans that are significantly different from what was described or if there's an error on our part, we'll work with you to make it right.

Currently, we require full payment at the time of purchase. However, many clients use home equity loans, construction loans, or credit cards with promotional financing to purchase plans. We're happy to provide detailed invoices and documentation that you can use when applying for construction financing.

Your first step should be to meet with your local building department to understand permit requirements and any plan modifications needed for local codes. Simultaneously, share the plans with 3-5 licensed contractors to get competitive bids. Many clients also consult with a local architect or engineer at this stage to review the plans and make any site-specific adjustments. We recommend creating a project binder to organize all documents, estimates, and correspondence.

Start by asking for referrals from friends, family, or your real estate agent. Interview at least three licensed contractors and check their references, insurance, and past projects. Ask to see homes they've built, particularly if they have experience with your plan's architectural style. Verify their license status with your state's contractor licensing board and check for any complaints. The builder should be enthusiastic about your plans and willing to work collaboratively throughout the process.

While our plans are comprehensive, most projects benefit from involving a local architect or engineer for at least a consultation. They can ensure the plans comply with local codes, make site-specific adjustments (like adapting for your lot's slope or orientation), and add any required engineering details. Some jurisdictions legally require a local professional to review and stamp the plans before issuing permits.

Construction timelines vary widely based on home size, complexity, weather, and contractor availability. A typical custom home takes 8-14 months from breaking ground to move-in. This doesn't include the pre-construction phase (permits, site prep, financing), which can add another 2-4 months. Your contractor can provide a more accurate timeline based on your specific project and local conditions.

Required permits vary by location but typically include building permits, electrical permits, plumbing permits, and mechanical permits. Start by visiting your local building department with your plans to discuss requirements. They'll provide a checklist of needed permits, fees, and any special requirements (like energy compliance, setback rules, or HOA approvals). Some jurisdictions offer expedited review for an additional fee if you're on a tight timeline.

Our floor plans are typically drawn at 1/4" = 1'-0" scale, while detail sections are at larger scales (3/8" or 1/2" scale) for clarity. All dimensions are clearly marked, so the actual scale is less critical for construction purposes. Plans are provided as full-size PDFs that can be printed at any print shop or viewed digitally on tablets at the job site.

Yes, each plan set includes a comprehensive specifications document that outlines recommended materials, finishes, and construction methods. This covers everything from foundation types and framing lumber to roofing materials and interior finishes. However, you and your builder can substitute materials based on availability, budget, or local building practices.

Basic structural information is included in our plans, but detailed engineering calculations are typically not included. Most jurisdictions require a licensed structural engineer in your state to review and stamp the plans, particularly for foundations, beams, and roof trusses. We can recommend structural engineers in your area or your builder may have existing relationships with local engineers.

Our plans are designed to meet or exceed the International Residential Code (IRC), which is adopted by most U.S. jurisdictions. However, local amendments and specific regional requirements (snow loads, wind ratings, seismic zones) may require modifications. Your local building department and engineer will ensure the plans are adapted to your specific location's codes.

Our plans show the house structure itself, not site-specific elements. Your lot's topography, setback requirements, utilities, and orientation will affect how the house is positioned and may require modifications (like adding a basement, modifying the garage, or adjusting the foundation). We recommend having your builder and/or architect review your specific lot to determine any necessary adaptations.