We spend time browsing message boards looking for great new products, and we often find construction related stories (sometimes horror stories), and sometimes we stumble into good questions. Here is a question we came across in one of the forums we frequent.
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I am looking at purchasing a stock house plan from (name removed – lets call them “Stock Design Company”). I know that there are a few things I would like to change. Such as (see images below);
Flip the second main floor bedroom so that the bath is nearer the garage and laundry room.
Make the 2-car garage a 3-car garage.
Remove the fireplace from the backwall of the family room.
Make the jack-and-jill bathroom upstairs larger.
I may be acting as my own GC on this. I know that good, solid, clear plans will be helpful. Are these types of changes something that I can go over with the framer or other related subs and have them work off the stock plan or do I need to pay “Stock Design Company” to modify the plan so it’s all on paper from the get go?
Any advice?
Thanks.
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Never take short cuts – do it right!
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Our answer – We try hard not to take shortcuts that could ultimately cost us more in the long run. Not to mention the fact that we don’t to do things that could reduce the quality of the final product.
I would purchase the plans from “Stock Design Company” (their pricing is a little “fuzzy” but it looks to be about $850). You are paying a license to build ONE version of their design, which is ultimately what you are going to do (again their license agreement is a bit fuzzy – but you will be meeting the intent of the license agreement). The plan isn’t cheap, but in the big picture its a small piece of the final product (a new home).
Then I would find a highly regarded home designer or architect in your area to rework the plan to meet your needs. Your architect or designer needs to know that this design is “essentially” what you want to build and you purchased that plan from “Stock Design Company” to make their job easier. The “Stock Design Company” plan is establishing the concept of what you want. A full set of plans helps your architect or designer because you’ve got everything (plans, elevations, sections, details, etc.). You need to make sure your architect or designer doesn’t run amuck and totally rework the design into something unintended (it’s your job to keep them on task). It’s your architects or designers responsibility to make sure that this “reworked” plan doesn’t end up in THEIR portfolio as something they claim to be theirs (which would be wrong – under the scope of THIS discussion).
The advantages of using a local architect or designer to rework this plan are many. It’s always good to have many eyes looking over your design to make sure you get what you want. In this case “Stock Design Company”, your architect or designer, and ultimately your builder have looked this plan over (by the way – I would not recommend being your own general contractor). More importantly, your local architect/designer is going to be familiar with local codes and customs. Construction in your area may be very different than how they like to do things in the “Stock Design Companys” area. Its always a good idea to be familiar with the construction preferences and practices in your area. As long as you are modifying a plan, you might as well do it in a way that looks familiar to the people who actually have to build your new home. Going through the process of reworking your plan will be a good exercise for you too (especially if you do decide to general contract this project yourself). It’s going to cost a little bit more, but it will make you better prepared for this project than you might be otherwise.
If you are uneasy about “Stock Design Companys” reaction to this approach call them and ask – it can’t hurt (but make sure you are talking to someone who knows what they are doing – not somebody that is only trained to take “orders”)
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check out this post and all the responses at GardenWeb Message Boards
