The true cost of generic online plans?
Love stone homes
6 years ago
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Mark Bischak, Architect
6 years agolast modified: 6 years agoLove stone homes thanked Mark Bischak, ArchitectRelated Discussions
Building with stock floor plans i.e. eplans.com
Comments (13)Hi Stephanie, some perhaps more detailed answers to your questions based on my experience (civil engineer from Ontario living in Maryland with a coastal place we built in Delaware). 1) eliminate two windows to allow for built-in entertainment centre near fireplace - probably can change but I'm a big fan of having *all* the changes you can think of shown on the drawings. Avoids surprises and extras - and you'll have plenty of those! 2) make main floor sliding patio doors wider - definitely needs to be shown on approved plans as it affects the structure (extreme example: change from a 3' door to a 10' door, what keeps it from sagging in the middle?) 3) modify the layout of the kitchen cabinets - if you mean replace two 24" cabinets with a 48" cabinet, nah, no big deal! If you mean move the sink and/or stove and/or fridge, yes, definitely. Affects plumbing and electrical and other codes (possibly minimum side clearance to stove, for example) 4) move the laundry to the basement - definitely needs to be on approved plans. [Aside: plans I saw on line spoke of a two story and didn't show a basement level, let alone foundation details etc. Questions: 1) Do these small changes have to be reflected on the drawings that gets "stamped" for municipal approval? or can it just be noted? See above. 2) If the drawing does not have a BCIN# (which another commenter says is required for Canada), what is the process for getting that on drawings ordered from a site like eplans.com BCIN (building code identification number) is an Ontario thing - designers need to pass an exam to prove that they're aware of the Ontario Building Code and was passed because the municipalities were tired of dealing with too much generic crap and incomplete designs. Not sure about NB's reqirements - I don't think they have such a thing. That said, you *will* need someone that knows the local codes - for our place in DE we had to add hurricane proof windows and detailed huricane tiedown straps at specific locations in the house. Odds are that the plans from eplans are based on US codes which are similar but not the same as Canadian codes. 3) Are we better off taking the review drawings to a local architect and having them re-draw the plans with our changes and to meet local code? Definitely start the conversation with the review drawings and ask the designer (note that you don't always need an architect, there are designers that can do the job. Ask your contractors for references - they've worked with numerous ones and can surely point you in the right direction.) You might find that the 'local code' changes are much more substantial than you'd think (foundations based on soil conditions on your site, wind loads, snow loads, etc., etc.) Also to save anything, the drawings need to be in an editable format (not just reproducible) for them to be of any use to the designer as a base. Otherwise if they're simply 'reproducible' mylars (a fancy form of plastic for blueprints), they are often a pain to work with other than for very minor changes and end up getting re-done anyway. (Another example would be if, say, the local municipality wants metric drawings instead of imperial drawings - for a relatively simple design such as the one you've chosen, it would probably be faster to re-do than to change all the dimensions.) Good luck!...See MoreHow much does it cost to install stand by generator
Comments (31)Right now in rural NYS, I have a contract to install a 16 kW Generac (air cooled) genset for $3000. Nat gas is in the house already. It has to be extended inside and brought down the foundation wall closer to the genset location. Genset is located between where the gas will emerge and the existing meter pan outside. Main panel is just inside the meter pan in the basement. Our precise location choice was influenced by cost. A less visually obtrusive, and lower noise annoyance spot was rejected because of higher cost. (Dad does not hear so well and he says that he'll sleep somewhere else if it bothers him in a power outage. I smile and say that it will sound like security.) Hardware prices are rounded and I bought on-line: Genset $3000 Generac Genready Panel $391 Assorted parts, remote monitor, some routine service parts, cold weather kit (heater for battery and oil filter), They threw in, as lagniappe, a 5-yr umbrella warranty covering all parts/labor and brought total hardware for me up to $4000. $3000 includes a new electrical service because the existing service is 125 A. The smallest breaker available for the Genready panel is 150A, drat. Went with Genready panel rather then relocate a bunch of circuits to the other end of the finished basement because there is no room near the existing Fed Pac, Stab-Loc panel for a sub. I decided to kill two birds with one stone and get rid of controversial panel for marginally higher cost. Got a sewerage ejector pump that serves the WHOLE HOUSE and a primary reason for installing. Got a hand-full of sump pumps to keep the basement dry and 3 coolers. 16 KW should be enough to run the whole house if someone is home to make judgement about the electric range etc, but that and some more stuff will not be backed up because we have to put SOMETHING on the upper breakers on that panel....See MoreBuilding a new home with house plan online?
Comments (23)I've seen I Love Red's plans and they are very well designed and it's a beautiful house. There are definitely good (and a few excellent) stock plan designs out there but it takes a lot of looking to find a truly good one. I know when I was looking I found nothing that would meet our needs for our lot. We worked with a draftsman. If I had it to do over, I'd have hired an architect to work with us as it probably would have taken me a lot less time. I do have a slight advantage in that I'm a visual person, can think in 3d and was at one time thinking of becoming an interior designer (before I realized I'd have to work with people.) There definitely is no one answer but I will say that so many of the plans posted here from stock plans are not well laid out or are extremely expensive to build with lots of unnecessary jigs and jogs, angled walls, gables on top of gables, roofs that could cover the taj mahal, rooms without any light entering them, etc. They attach gee gaws onto the fronts of the elevations to add interest to what is an overdone plan. Many people have no clue even what they are really looking at in terms of how the rooms flow, what works from a design sense, etc. I know if I show a plan to my DH, he has no clue what relates to what. For someone like my DH, if I wasnt around, working with an architect or someone with true design skills would be his best way to create a custom house. If you're someone like Sandy who knows what works for them, can understand a plan and an elevation, can think somewhat in 3D, then you are ahead of the game. In that case finding a stock plan, or working with a designer or architect will work for you....See MoreCan I get estimates from General Contractors if I plan to GC myself?
Comments (43)I would say best practice for hiring for a position like yours is to include in the posting that there is a preference for internal candidates. I know when I was a job seeker I found that a fair way to give me a heads up about the likelihood of getting the job. That is a great response and thank you for offering a reasonable and thoughtful response, however, that could be an ethical violation. This is a perfect demonstration of the difference between ethical and honest. You have a fiduciary duty to the company you work for. If revealing a preference for internal candidates will yield a less qualified pool (which it definitely will), and there is even a chance you would hire an external candidate (which might apply), then your honesty would be an ethical violation. You were not hired by your organization to look out for the interest of applicants, you were hired to look out for the best interest of the organization that pays you. You were free to turn down the job, but you didn't. ----- So let's turn this back around to a contractor. Suppose a contractor has a couple of partners in his business, and he is asked to do a bid for someone, which is a service he charges for. As the bid comes together he realizes that he has no intention of accepting the job. What should he do? Obviously, the move with the most integrity is to give the money back and come clean, anything else is tantamount to stealing. However, returning money that he had no obligation to, would be a violation of his fiduciary duty to his partners. Ethics aside, I don't think you are well equipped to GC your own home build based on this information. I completely agree with this. This is also why I think finding out how much you will have to pay someone to do it for you is a really great option....See MoreLove stone homes
6 years agolast modified: 6 years agoVirgil Carter Fine Art
6 years agoMark Bischak, Architect
6 years agolast modified: 6 years agoLove stone homes thanked Mark Bischak, Architectbry911
6 years agoMark Bischak, Architect
6 years agolast modified: 6 years agoLove stone homes thanked Mark Bischak, ArchitectMark Bischak, Architect
6 years agolast modified: 6 years agoLove stone homes thanked Mark Bischak, ArchitectLove stone homes
6 years agoLove stone homes
6 years ago
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