Can't find a house plan

[EddieWalker]

Re: Can\'t find a house plan

Alan,

The ducting really shuldn't present much of a problem with a vaulted or cathedral ceilings. You can either use sissor truss's or lower the ceiling from the roof a foot or so. It's very common to do this. Usually you just spand the room lengthwise with a gluelam beam and frame off of that. If you want the look of the beam, you frame up on the gluelam. If not, you frame off the bottome. Either way, you get the open span with plenty of space for your ducts, wireing and insulation.

I think your making a mistake by not asking your friend to draw up the plans with you. If he's framing it, than he can come up with the best ways to accomplish what you want based on his experience and knowledge.

Handing him a set of plans drawn by somebody else will force him to spend just as much, if not more time, figureing out how to make those plans work. Especially if he knows a different method to achieve the same result.

On those internet plans, be careful on relying on them too much. Most are just general sketchs and not accurate. If you start adding up the numbers of the room dimentions, you might find that one end of house is longer than the other. Or you might find that a room wont fit in the space provided if you add up all the dimensions. Mechanicals are usually left out too. I think this is done to protect the design and force you to pay $500 to a thousand dollars for their plans. But that' is just my observations and assumptions.

One really good suggestion is to bring pictures from magazines, catalogs and the internet to the person who designs your house. Make sure they know what you like and wnat it to look like. Floorplans are easy. Making it look like your dream is where things get complicated.

Pictures cross all the comunication problems in describing what you like and expect the house to look like.

Every detail that you can provide will save you time and money, not to mention stress and hearthache. Have the exact entryway door picked out. Not close or something like this or that. Make it the exact one! You have to pick it out sooner or later, do it sooner. Same with everything else. The more detail you can provide, the closer to your dream your home will turn out.

Eddie

 

[EddieWalker]

Re: Can\'t find a house plan

Alan,

The ducting really shuldn't present much of a problem with a vaulted or cathedral ceilings. You can either use sissor truss's or lower the ceiling from the roof a foot or so. It's very common to do this. Usually you just spand the room lengthwise with a gluelam beam and frame off of that. If you want the look of the beam, you frame up on the gluelam. If not, you frame off the bottome. Either way, you get the open span with plenty of space for your ducts, wireing and insulation.

I think your making a mistake by not asking your friend to draw up the plans with you. If he's framing it, than he can come up with the best ways to accomplish what you want based on his experience and knowledge.

Handing him a set of plans drawn by somebody else will force him to spend just as much, if not more time, figureing out how to make those plans work. Especially if he knows a different method to achieve the same result.

On those internet plans, be careful on relying on them too much. Most are just general sketchs and not accurate. If you start adding up the numbers of the room dimentions, you might find that one end of house is longer than the other. Or you might find that a room wont fit in the space provided if you add up all the dimensions. Mechanicals are usually left out too. I think this is done to protect the design and force you to pay $500 to a thousand dollars for their plans. But that' is just my observations and assumptions.

One really good suggestion is to bring pictures from magazines, catalogs and the internet to the person who designs your house. Make sure they know what you like and wnat it to look like. Floorplans are easy. Making it look like your dream is where things get complicated.

Pictures cross all the comunication problems in describing what you like and expect the house to look like.

Every detail that you can provide will save you time and money, not to mention stress and hearthache. Have the exact entryway door picked out. Not close or something like this or that. Make it the exact one! You have to pick it out sooner or later, do it sooner. Same with everything else. The more detail you can provide, the closer to your dream your home will turn out.

Eddie

 

[inveresk]

Re: Can\'t find a house plan

Eddie, thanks for explaining your position further. Architects can add value even on lower end houses and, while there are exceptions, as a whole, it's certainly not my experience that builders, who aren't trained as designers, can do a better job designing. The best volume home builders employ in-house architects, not builders, to prepare their designs. That's as it should be. Like any other profession though, there's a fair sprinkling of poorer quality architects out there and chances are they're working at the lower end of the market.

Jason, I've come across architects drawings that weren't worth a light too. On occasion, there have also been some pretty hairy disrepancies in mine that I've missed.

On framing, although there are exceptions, most architects are not familiar with the difficulties and practicalities faced on site and a spell working with a hard hat on would benefit them a great deal.

I like your comment about walking in each others shoes. Better buildings result when the designers and builders behave like a construction TEAM. We're all members of that team and we each have a role to play helping it do the best job it can.

 

[inveresk]

Re: Can\'t find a house plan

Eddie, thanks for explaining your position further. Architects can add value even on lower end houses and, while there are exceptions, as a whole, it's certainly not my experience that builders, who aren't trained as designers, can do a better job designing. The best volume home builders employ in-house architects, not builders, to prepare their designs. That's as it should be. Like any other profession though, there's a fair sprinkling of poorer quality architects out there and chances are they're working at the lower end of the market.

Jason, I've come across architects drawings that weren't worth a light too. On occasion, there have also been some pretty hairy disrepancies in mine that I've missed.

On framing, although there are exceptions, most architects are not familiar with the difficulties and practicalities faced on site and a spell working with a hard hat on would benefit them a great deal.

I like your comment about walking in each others shoes. Better buildings result when the designers and builders behave like a construction TEAM. We're all members of that team and we each have a role to play helping it do the best job it can.

 

[mdbarb]

Re: Can\'t find a house plan

Man oh man
I just cannot understand it.
This is probably the biggest investment you'll ever make, the most complex puzzle you'll ever take on.
A huge effect on every move you make .
Your HOME!
And you want to cut corners in the design.
Leaving the design to framers is shortsighted. Leave them to their expertise.
Leaving the design to a catalog - some company's draftsman 1,000 miles away that has never seen your lot?
You want a plan where everything is figured out and to get a "firm bid" but on the other hand you want to pay discount or no $ for a draftsman or framer to "design" your home.
90% of my work are homes under 3,000 sq. ft. Actually the smaller the house, the more important the design.
And by design I do not necessarily mean how pretty it is from the curb. I mean is it design effeciently, simply. Does it fit your needs and lifestyle. My job on every house is to determine exactly what you wish for then what you really need. I then attempt to provide as much of the former while delivering the later. A framer does not sit down with you and analyze your needs to try to get the most bang for the buck.
They can most definitely determine the most effecient way to frame a house. But they should not engineer a house or design a house.

The best scenario - one I encourage with my clients - is to get everyone on board from the beginning.
I meet with the client and determine a "program". This could be very complex with many needs and restrictions or could be as simple as adding a 150 sq. ft. bedroom with two windows facing the morning sun" (Or a 400 sq. ft. heated barn for my tractor). I then come up with a quick sketch or two and check with the City for their conditions. Then I sit down with the client and anyone else we can bring in that will be involved in the job. Contractor, framer, concrete, plumber, electrisan, roofer, mother-in-law. I filter everyones input into the final product based on decades of experience.
It is sooo much more cost effiecient to solve the puzzle this way than scratch your head as the carpenter and cabinetmaker "discuss" why things don't fit as the crews are standing by.

If you buy a catalog plan it is not all the detail you will need. i.e. foundation.
If you let people from other trades design your house - you'll get what you desrve.
Poor design lingers long after the sweetness of a cheap price is forgotten.
Also this view of architects as artistic premadonnas that cause costs to skyrocket is myth. 1/10th of 1 percent are the artiste that make headlines with their work. Some neither you or I are eveer going to meet. Most Architects are hard working craftsmen like everyone else building your home.My artistic contribution is that the house flows well, people don't bump into doors, the light comes in the room at the right time, the roof and windows don't leak, the underfloor is not damp, it was built effeciently and within budget with most of your wish list in it, its warm and cozy and everyone just feels comfortable being HOME.

 

[mdbarb]

Re: Can\'t find a house plan

Man oh man
I just cannot understand it.
This is probably the biggest investment you'll ever make, the most complex puzzle you'll ever take on.
A huge effect on every move you make .
Your HOME!
And you want to cut corners in the design.
Leaving the design to framers is shortsighted. Leave them to their expertise.
Leaving the design to a catalog - some company's draftsman 1,000 miles away that has never seen your lot?
You want a plan where everything is figured out and to get a "firm bid" but on the other hand you want to pay discount or no $ for a draftsman or framer to "design" your home.
90% of my work are homes under 3,000 sq. ft. Actually the smaller the house, the more important the design.
And by design I do not necessarily mean how pretty it is from the curb. I mean is it design effeciently, simply. Does it fit your needs and lifestyle. My job on every house is to determine exactly what you wish for then what you really need. I then attempt to provide as much of the former while delivering the later. A framer does not sit down with you and analyze your needs to try to get the most bang for the buck.
They can most definitely determine the most effecient way to frame a house. But they should not engineer a house or design a house.

The best scenario - one I encourage with my clients - is to get everyone on board from the beginning.
I meet with the client and determine a "program". This could be very complex with many needs and restrictions or could be as simple as adding a 150 sq. ft. bedroom with two windows facing the morning sun" (Or a 400 sq. ft. heated barn for my tractor). I then come up with a quick sketch or two and check with the City for their conditions. Then I sit down with the client and anyone else we can bring in that will be involved in the job. Contractor, framer, concrete, plumber, electrisan, roofer, mother-in-law. I filter everyones input into the final product based on decades of experience.
It is sooo much more cost effiecient to solve the puzzle this way than scratch your head as the carpenter and cabinetmaker "discuss" why things don't fit as the crews are standing by.

If you buy a catalog plan it is not all the detail you will need. i.e. foundation.
If you let people from other trades design your house - you'll get what you desrve.
Poor design lingers long after the sweetness of a cheap price is forgotten.
Also this view of architects as artistic premadonnas that cause costs to skyrocket is myth. 1/10th of 1 percent are the artiste that make headlines with their work. Some neither you or I are eveer going to meet. Most Architects are hard working craftsmen like everyone else building your home.My artistic contribution is that the house flows well, people don't bump into doors, the light comes in the room at the right time, the roof and windows don't leak, the underfloor is not damp, it was built effeciently and within budget with most of your wish list in it, its warm and cozy and everyone just feels comfortable being HOME.

 

[DrainPondDesign]

Re: Can\'t find a house plan

Alan, We are just completing a home as you describe in northern NY.
You want a "waterfront" or "rear view" floor plan, some house plan web sites let you filter the thousands of plans for this option. Or you could sketch it yourself & have a P.E. do the structural calculations. In NYS any plan over 1500 sf needs a P.E. or architects seal.

Any designer or builder should also check www.buildingscience.com for a wealth of free information developed for the US DOE & HUD programs. The information is climate specific which you will need to apply to any pre-drawn commercial floor plan.

 

[DrainPondDesign]

Re: Can\'t find a house plan

Alan, We are just completing a home as you describe in northern NY.
You want a "waterfront" or "rear view" floor plan, some house plan web sites let you filter the thousands of plans for this option. Or you could sketch it yourself & have a P.E. do the structural calculations. In NYS any plan over 1500 sf needs a P.E. or architects seal.

Any designer or builder should also check www.buildingscience.com for a wealth of free information developed for the US DOE & HUD programs. The information is climate specific which you will need to apply to any pre-drawn commercial floor plan.

 

[RobertN]

Re: Can\'t find a house plan

Find a local architect or designer. Ask for references and check them out. There are not many things worse than going in to a building project without a solid plan.

My wife does landscape design. We had a company going for a few years, doing installations and mods. It was sooo easy to see where people had a defined plan, versus not. It is really important if the project will be done in phases, so all the phases line up properly, are built properly, match in look and feel.

It is better to spend the money up front than to be unhappy with the finished project.

Check those references out. Go look at them. Walk through them if possible. If the designer or architect can't line up some references, pass them up and find someone who can.

 

[RobertN]

Re: Can\'t find a house plan

Find a local architect or designer. Ask for references and check them out. There are not many things worse than going in to a building project without a solid plan.

My wife does landscape design. We had a company going for a few years, doing installations and mods. It was sooo easy to see where people had a defined plan, versus not. It is really important if the project will be done in phases, so all the phases line up properly, are built properly, match in look and feel.

It is better to spend the money up front than to be unhappy with the finished project.

Check those references out. Go look at them. Walk through them if possible. If the designer or architect can't line up some references, pass them up and find someone who can.