@pricklypearcactus We kept the original floor plan, but previous owners did make some modifications. They removed a set of back stairs to accommodate a powder room and combined the solarium and living room for one open space.

I have several acquaintances who have built 84 lumber homes on their land. I have some knowledge and experience with them, from helping with a few things or just talking finances with them. Here is my 2 cents... 84 Lumber has two collections (1) the Affordable and (2) the Oaks. The Affordable plans are mostly cost effective to build and can generally be done cheaper than a custom home so long as you stay in their selections. Their selections are designed to lower costs, you are not going to get marble counters and Zip sheathing, you are going to get laminate counters and OSB sheathing. They create decent, builder grades homes on your land and with some select upgrades you can get a reasonably affordable lumber package. Having said that, a reasonably affordable lumber package is to a house what a tree is to a reasonably affordable lumber package. There is quite a bit of work and expense to get from a pile of wood to a house. In my opinion, most of the houses in the Oaks collection lose that appeal. They are not designed to be cost effective to build and so while you save on the lumber package, those savings don't carry through to other build costs and you end up with expensive construction costs of cheap materials. The one notable exception to that I believe is the Stratford. I think it is a fairly simple to build Oaks collection home. I believe the two I have seen in person were the Cape May and the Westminster. Just for reference here is a link to the August 2020 price sheet.

Before you replace the ceiling, have someone investigate those joists. They should be continuous from wall to wall and not be sistered without vertical support. Those laps make me very suspicious you may not have that upper level properly supported. If this is the case and you have bounce in them, that is likely what brought your plaster down. You may need to build a temporary wall to support them until an engineer can advise as to what kind of remedy you need. Likely you’ll need a beam up in there, but it will also need vertical support that runs down to footings. Even in older homes it is very unusual for ceilings to fall without obvious cause. Good luck.

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