MODIFICATIONS /CUSTOMIZATION OF HOUSE PLANS

Perhaps you have found one of our house plans and would love to build it but you require some modifications? If these are the type of changes that require the plans to be revised we may be able to help you.

What we suggest is that you e-mail a detailed list of the changes you are contemplating to us. If you need to graphically show certain things, download and print a floor plan and then fax it to us;  again include a detailed list of your changes.  Our contact numbers are on the Contact Us page.

Within three working days we will get back to you with our comments and fees and an approximate time frame to complete the changes.  Our fees are predicated on an hourly charge of $70 per hour, with a minimum setup fee of  $350.

However before you do the above you should read the following about other, potentially less expensive ways, to have all of your changes made.

Mirror prints

If you are simply building the design in reverse, mirror prints should do the job for you.  Mirror prints, where the plan is printed in reverse are available from us. See the order form under View Prices for the home you are considering.  We may also be able to provide fully reversed plans for many plans, where even the lettering reads directly, at an additional fee of $350; contact us for availability. Mirror prints are the most economical solution but since the lettering will be reversed so you still need to order basic sets of the plans where the lettering is easier to read.  

Red-lining blueprints

This is by far the most common way that most changes are made; it is also the simplest and least expensive. Although our industry uses the word “blueprints” this is a holdover from days past. All the plans used today for construction are printed on white paper with black or blue line lettering.  Because of this fact notations are easily made on these prints. They can be made by pen, pencil or a red line pencil, which stands out clearly, – hence the term “red-lining”.

Red-lining is not suitable for major changes, but is suited for the vast majority of changes, such as:

• shifting of interior partitions that have no effect on structural spans
• extending a wing of a house lengthwise that has no effect on structural spans
• material changes, specifications, fixtures, cabinet layouts, contract provisions, etc.
• shifting or adding or changing windows or doors
• addition or deletion of fireplaces, garages, false dormers, raised or dropped ceilings, etc.

If it involves other than some material or specification notes, red-lining is best done by an experienced contractor who is familiar with your local codes and would know if the change requires further input from a local professional.  Since plans may not be photocopied make sure to order enough sets – usually at least 8 – so each can be noted with the proposed changes. A red-line set is acceptable for contracts, most lending institutions and most building departments. If you are building in very high wind zones or flood plains zones where local engineering is required red-lining may be unacceptable.

Reproducibles

Where major changes are contemplated a reproducible may be an alternate, less expensive, solution for your consideration.  We make these available for all of our plans; again please see the View Prices link on the page for the specific plan you are considering. The reproducible allows an experienced local draftsperson to add, erase or draw involved changes to any plan. Reproducibles are also extremely helpful where local engineering or code modifications are required. Changes that may be made with our reproducibles are as follows:

• enlarging the home in any direction even where roof pitches or rafter lengths are changed
• adding a room, garage or porch

• changing foundation types if not available with the basic plans (most are available, so check first)

• elevation changes including roof pitch and roofline changes
• significant interior layout changes
• adapting a plan to meet local codes or to provide engineering where required

Reproducibles are best if modified by a local architect, designer or engineer, but may also be modified by an experienced contractor. Authorization is provided to enable you to make prints from the reproducibles at a local copy shop. Copy shops are not permitted to reproduce house plans without such an authorization.

We also may be able to provide you with CAD files for use in modifying plans. These are the electronic files that contain all the information on your blueprints. These will only be made available if a local architect or designer signs off. Contact us for further information and availability.

Summary

Whatever decision you make, rest assured that everybody makes some changes to their plans, and knowing that, we are committed to helping you obtain your dream home and we will steer you in the right direction to help you achieve that dream.