One question that we receive almost daily is whether or not the plan package for a specific home design contains everything that a person would need to build in their state.

In most areas of the country, stock house plans will provide everything you need to build, but not necessarily everything you need to obtain a building permit.

In addition to the house plans you order, you may also need the following:

• A site plan that shows where the house is going to be located on your property. 
• Beams sized to accommodate room loads specific to your region. 
• A septic design, unless your lot is served by a sanitary sewer system. 
• Many areas now have area-specific energy codes that have to be followed. This normally involves filling out a simple form providing documentation that your house plans are in compliance. In some regions, there is a second step you will need to take to insure your house plans are in compliance with local codes. Some areas of North America have very strict engineering requirements. Examples of this would be earthquake-prone areas of CA and the Pacific coast, hurricane-risk areas of the Gulf and Eastern seacoast. Even parts of NY, NJ, NV, and IL require review by a local professional. If you are building in these areas, it is most likely you will need to hire a state licensed structural engineer to analyze the design and provide additional drawings and calculations required by your building department. If you aren’t sure, building departments typically have a handout they will give you listing all of the items they require to submit for and obtain a building permit. 

Additionally, stock plans do not have a professional stamp attached. If your building department requires one, they will only accept a stamp from a professional licensed in the state where you plan to build. In this case, you will need to take your house plans to a local engineer or architect for review and stamping. It is always a good idea to check with your local city, municipality, and state building authorities to ensure that your home construction will meet all applicable building codes.

Note that your home builder, if you have one, will be able to help you with all of the above.

Read more about what Homeplans.com’s blueprints include.  Then check out common FAQ’s about home plans.

View House Plan HPG-2000-B for an example. Scroll to the bottom of the plan’s “Details” page to see the packages available for that design.

See all of Mark’s house plans at Homeplans.com.

Stucco and stone make a winning combination on this home’s facade. Inside, the dramatic two-story Great Room is perfect for entertaining with its fireplace, openness to the kitchen and rear views. The formal dining room at the front of the home serves as a quiet spot for special occasions or intimate conversation, while casual meals may be enjoyed in the bright dinette. The main-floor master suite is easily accessed yet private. Besides two additional bedrooms, the upper floor provides more entertaining options with its versatile loft and bonus room or game room. See more of plan LS-2902-HB.

Check out lovely two-story house plan LS-2902-HB!

The home-design profession is a highly specialized area of architecture. Essentially, there are two professional organizations that provide certification and require designers to possess substantial understanding and expertise in structural design, building systems, and overall competency in the field of home design.

The American Institute of Architects (AIA) provides licensing and continuing education for all registered architects. The AIA offers no distinction between residential architects and commercial architects. The American Institute of Building Designers (AIBD) is a professional organization that offers a national certification program for designers. Governed by the National Council of Building Design Certification, the program sets the standards for professional designers and requires continuing education. While Professional Building Designers may design commercial structures, the vast majority specialize in residential design.

Residential design, like various other professions, includes individuals who may or may not be licensed by a recognized certification program. The fact that an individual has some “letters of the alphabet” following their name does not necessarily guarantee their qualifications. A designer’s ability to create exceptional designs must be combined with an understanding of the construction process. Experience gained from working with builders and contractors allows a designer to prepare drawings and details that will successfully communicate exactly how the home should be built.

(Note: all designers in the Homeplans.com network are members of the AIBD or the Council of Publishing Home Designers.)

More rural families and individuals may be able to become homeowners with the help of the Rural Housing Service Programs. The USDA Rural Housing Service has various programs available to aid low- to moderate-income rural residents to purchase, construct, repair, or relocate a dwelling and related facilities. USDA rural housing loan programs allow qualified homebuyers to get loans with minimal closing costs and no downpayment. For additional information on this program, visit the USDA website at http://www.rurdev.usda.gov.

This federal program has become extremely popular over the last few years and is only increasing in prevalence…especially in the Southeastern United States where the vast majority of stock house plans are sold.

Check out our full collection of best-selling house plans that can be certified for FHA and Rural Development loans.

One of Mark’s beautiful country-style home plans: HPG-1800-B

One of the most critical elements of a floor plan has to do with the traffic flow. In other words, the path you take to travel from one room to another. Carefully designed plans address this by placing short hallways and galleries that connect the various areas of the home. For example, upon entering the home, you should be able to walk to the bedrooms or the kitchen without being forced to cross through the family room.

Another indication of thoughtful design relates to storage areas. Bathrooms should have ample linen storage and the kitchen obviously needs plenty of cabinets and pantry area. Remember, a walk-in pantry is not always the most efficient form of storage. Cabinet style pantries with multiple fold-out shelves are often more functional.

Finally, while open concept designs work wonderfully for most families, there still needs to be a certain amount of privacy, especially for the master suite. Although hallways have been considered “wasted space” in recent years, they often provide the buffer for bedrooms. Be very cautious of selecting a plan that allows the master bedroom to open directly into the family room!

The plans you receive should have sufficient detail for your builder to begin a cost estimate. However, in addition to these plans, or working drawings, you will also need to obtain a set of specifications. This is a detailed list that indicates the various materials you want in your new home. For example, this will specify everything from kitchen appliances to the style of doorknobs, along with the exact finish of all materials. Additionally, you will need to specify certain “allowances,” or dollar amounts available to select such items as light fixtures and cabinet hardware. If this sounds a bit overwhelming, remember, your builder will normally help you determine all of the items on the specification list.

While each set of house plans contains an enormous amount of detail, there is often the need to supplement this material with information that may require local expertise. For example, foundation design and requirements vary from one region to another. Once again, your builder should be able to help you with any additional information and details that may be required.