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Architectural House Plans - home plans & house floor plans

Offering architect-designed house plans since 1994

Architectural House Plans

Frequently Asked Questions


Should I purchase bond copies, a vellum copy, or electronic files?

If you are planning to make fairly simple modifications, and you are building in an area where permit officials allow modifications to be "marked up" (some people refer it as "red-lining") right on the plans, bond copies are all you will need. They cannot be copied, and contain a notice to this effect on each page in red ink, but as long as your initial order (or reorder, if you've already purchased a Study/Bid Set) is for at least 4 sets of plans, you will receive a Copyright License along with the plans, granting you the legal right to build the house.

If the modifications you wish to make are more complicated, or you are building in an area where plans can't simply be "marked up", an erasable vellum (now Mylar – see note below) copy is what you should order. After the changes have been made to this "master" copy, you or your builder can then print as many copies as you need, whenever you need them, on regular bond paper. That way everyone – you, your builder, his or her subcontractors, local permit officials, and your lenders – will have the final version of the plans to work with.

Please Note: Vellum paper is no longer being manufactured in the U.S., so we’ve switched to a vastly superior (and much more expensive) product called Mylar. These semi-transparent sheets are made of a durable plastic, and since the ink that is printed on them sits on the surface, lines and dimensions can be erased and redrawn quite easily by any design professional.

However, if the modifications you wish to make are extensive, or are primarily structural in nature, you might be better off ordering an electronic version of the plans, if one is available. Changes can be made much more quickly, possibly saving you considerably more than the added cost of the CAD copy. You might want to talk to the person who will be making the modifications for you to determine if purchasing an electronic version makes good economic sense. Keep in mind, though, that you can still make any changes you want on a Mylar copy, if an electronic version is not available.

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How many sets of plans will I actually need?

STUDY/BID SET

A single Study/Bid Set – which is stamped "Not For Construction" in red on each page – is a full and complete set of plans, so it is all you will need if you just want to study the plans for the time being, or want to get a bid from a builder before proceeding. When you are ready to move forward, you can either purchase 4 (or more) bond copies for $50 each, or you can upgrade to an erasable vellum (now Mylar) copy or to electronic files (if they are available). The price you've already paid for the Study/Bid Set will be deducted from the price of the vellum or electronic copy.

4-SET CONSTRUCTION/BID PACKAGE

If you are building in an area that requires very few copies to construct a house, or you wish to get quotes from several builders at the same time, you might want to start by purchasing our 4-Set Construction/Bid Package. These sets (like all of our bond copies) are stamped "Do Not Copy" in red on each page, but they come with a formal Copyright License that grants you the right to modify the plans, and to build the house. After receiving this 4-set package, you can either purchase additional bond copies for $50 each if you need them, or you can upgrade to an erasable vellum (now Mylar) copy or to electronic files (if they are available). The price you've already paid for the 4-Set Package will be deducted from the price of the vellum or electronic copy.

8-SET FULL CONSTRUCTION PACKAGE

In most areas, our 8-Set Full Construction Package will be all you'll need to build your home – one set for yourselves, four for your builder and his or her subcontractors, and the remainder for your lender and your permit officials. Again, you can add copies to your initial order if you think you'll need them, or order extra copies (by phone) at a later date. However, unless there is nowhere nearby where your builder can get plans copied, you'd probably be better off buying a vellum copy instead (see below). It's only $50 more than the 8-Set Package, and you’ll save $21 of that amount in shipping fees! Plans are usually quite inexpensive to reproduce (we pay $1 per sheet), so you can have as many plans as you need, whenever you need them. Also, any modifications you make can be done right on this erasable "master" set, so all the copies will be of the final version.

VELLUM OR ELECTRONIC COPY

If you choose to purchase either an erasable vellum (now Mylar) copy of the plans, or an electronic version if one is available – initially, or after buying a Study/Bid Set or a 4-Set Construction/Bid Package – your order will include a formal Copyright Release that gives you the right to both modify the plans and make as many copies of the plan as you need to successfully build one house. The vellum (Mylar) copy comes with a free bond copy, and the disk with the CAD files comes with the plans in .PDF format as well.

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Can I order additional bond copies, or upgrade to a vellum copy or electronic files, after receiving my original order?

Yes. Just give us a call on our toll-free number (1-888-388-5735), between 10am and 6pm Pacific Time, and we can process your order in about 5 minutes. We're also happy to be of assistance if you need help in deciding what you need.

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Can your home plans be modified?

All of our home plans can be – and usually are – modified in some way. These changes are typically made by our customers' builders, or by design professionals in their area. However, if the changes are significant, or structural in nature (changing the foundation, moving exterior walls, etc.), we recommend that you have the modified plans reviewed by an engineer in your area before beginning construction, even if you are not required to do so.

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Can you modify the plans for us prior to purchase?

We are neither architects nor designers -- we simply represent them. And if you read the answer to the question just below this one, you'll understand why you wouldn't want us to make the changes even if we were design professionals! However, if you'd like to discuss the changes you are thinking of making to a particular house, please feel free to call us at 888-388-5735 between 10am and 6pm Pacific Time, or to email us at info@architecturalhouseplans.com.

Will the architect modify his or her plans for me?

The architects and designers we work with are just too busy with their current workload to have the time available to make modifications to their earlier work, but this is actually good news, as he or she is typically not your best choice for making most modifications!

In most cases, the best person to modify the plans is a professional in your area. Whether the changes are made by your builder, a draftsman, a home designer or an engineer, he or she will be familiar with your local codes and conditions (climate, soils, natural disasters, etc.), they will be able to sit down with you face to face to discuss the modifications you'd like to make (often an essential component of the design process), and they might be able to get started right away (architects typically take 3-4 months to get started on a new project). They can be – and usually are – much less expensive, as well.

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Are your homes more expensive to build than homes built from "stock" plans?

Absolutely not! Our unique, client-inspired homes are not only more attractive, functional, and comfortable than most homes built from "stock" plans. They are also often less costly to build!

First of all, when constructing a new home, the most significant factor in overall cost to build is square-footage. Whatever your family's needs and desires may be, you still have a budget to stay within, and a certain amount of land to build upon. Architects have to deal with these issues every time they design a new house, so they use their training, experience and ingenuity to be as efficient as possible with both interior space and exterior dimensions. The result is a home that fits a family's needs and desires, but with no wasted space. A (typical) reduction of 5 to 10 percent of overall square footage, without any sacrifice in actual living space or comfort, will lower your total cost to build by the same percentage. [For a much more complete explanation, please read the answer to the question titled Why is space efficient design so important? in this section]

And second, an architect's full working drawings include a tremendous amount of detail. [By the way, when we use the word "detail" on this site, we are referring to the amount of information provided to your builder, not to the complexity of the construction process]  With most stock plans, the builder and/or engineer still has to provide quite a bit of information prior to construction, adding to your overall cost to build, as well as possibly delaying the start of construction.

Our homes may look expensive, but they're not!

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How much does it typically cost to build a house from your plans?

Cost to build is clearly a crucial factor in your decision-making, so it is information we would like very much to provide. However, there are so many variables in home building that it is impossible for us (or any other plan provider that's being forthright and candid, for that matter) to answer this question with any degree of accuracy. Labor and material costs vary greatly from state to state and from community to community; site accessibility, and soil content, can affect preparation costs, and the location of your property (how far the builders have to travel each day) can have an impact as well; local building codes and requirements may affect construction costs; the kitchen and bathrooms are by far the most expensive rooms to build, so the choices you make can affect the overall cost rather substantially; and your choices in lighting, finishes, details, and materials in general will have a significant impact as well. The national average is somewhere around $110 per square foot, but in different parts of the country costs can range from as low as $75 to more than $250 to build the same house!

The only person who can answer this question with any degree of accuracy is a builder in the area where you plan to build. To get a ballpark estimate, we suggest that you call at least two local builders with established reputations, and ask what their range has been recently. [Please note that where you fit in the range quoted will be determined by your choices of materials and finishes]

A helpful hint: Send your builder or competing builders to our website! They'll see floor plans, exterior elevations, interior and exterior dimensions, and (when available) photos. It's one thing to ask a builder about a house, and quite another to ask him or her about this house. Be sure to mention any modifications you are thinking of making. If they have any technical questions that need to be answered first, please invite them to call us directly.

However, if you need an actual bid, and not just an estimate, you will need to meet with a builder, show him or her the property, and give them at least one complete set of the plans.

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What's the difference between your plans and "stock" plans?

You may be one of the growing numbers of people who want a home that has the quality and craft that only architectural plans can provide, without investing the time and/or money necessary to have an architect create a custom design for you. To quote Sarah Susanka -- author of the highly acclaimed book The Not So Big House -- from an article she wrote for Fine Homebuilding titled "Why architects should sell house plans" [something they've never dreamed of doing until recently]: "Many of these people [potential stock plan purchasers] want the quality that comes with the Ralph Lauren or Liz Claiborne label, without having to hire Ralph or Liz themselves."

Until recently, people wanting to build a new home from scratch have had just two choices: hire a licensed architect or designer to create new plans that suit their particular needs; or, purchase one of the tens of thousands of stock plans available from builders, in magazines, or on the Internet. We thought there should be another alternative, so we began contacting award-winning architects and designers from all over the U.S. and Canada, asking them to let us sell copies of their client-inspired, one-of-a-kind designs. 

First the definitions: Each set of plans we offer (which we refer to as architectural plans) are the complete working drawings by a licensed architect or designer, created for a specific family (or builder), that enabled them to obtain permits and to construct a one-of-a-kind home. These plans cost tens of thousands of dollars to create (architects typically charge 15 percent of the total cost to build!), and they took somewhere between six months and a year to produce. Most "stock" plans, however, were created as inventory, to be sold to builders, developers and private parties via stock plan retailers. In the vast majority of cases, there was no client involved in the process, and no house was built from the plans prior to them being offered for sale. The plan's "cost" was the time the designer spent drawing the original version with a software program, with slight changes made to produce dozens of different versions. Both types of plans include enough information to enable a builder to construct a house. But the similarity ends there.

It starts with the way they were created. Architectural plans are the product of countless hours of conversation, interpretation, drawing and design. A family with specific real-life needs works with the architect, who then translates those needs into a beautiful and functional home design. Neighborhood surroundings, climate, topography and personal aesthetic are all taken into consideration. A design is created from scratch to fulfill that family's requirements as well as their dreams.

Our dreams are often larger than our bank accounts, so an important part of the architectural design process involves highly efficient use of space and resources, to help clients stay within their budgets. Serious thought is put into the size and location of rooms, doorways, stairs and hallways, and into the selection of materials and finishes, fixtures and appliances, and building systems and techniques. Just the reduction of unnecessary square footage that results from efficient design provides immediate and significant savings (click on the question titled "Why is space-efficient design so important?" for a more complete explanation). The architect's training, past experience and ingenuity are all employed to satisfy his or her client's needs and desires, while staying within their budget.

Architectural plans typically provide much more detail than stock plans as well. The builders start with all the information they'll need, saving them quite a bit of time and effort, and thus saving you quite a bit of money. [Please note that "detail", as it's used here and elsewhere in this website, refers to the amount of information the builder is given to work with, not to how complex and intricate the construction of the house will be]

Lastly, and possibly most importantly, there's the difference in the way a house looks and feels. Architects often refer to their drawings as the "artwork", and the homes created from them are often as much sculptural as structural. Interiors and exteriors express a quality of thought and ingenuity not found in standard designs. Architects go through extensive education and training to be able to think and design in three dimensions, creating spaces that are balanced in scale and proportion, that "feel" right, and that provide for views and lots of natural light. The result is a home that is beautiful, space and energy-efficient, functional and comfortable. There is nothing generic about architect-designed homes. Each is unique, and each has character.

We are proud to represent an ever-growing number of well known and celebrated architects and designers, and the exceptional homes they have created. Hopefully one of their unique designs will fulfill both your needs and your dreams.

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Why is space efficient design so important?

The number one issue for nearly everyone who plans to build a new home is cost. When you get an estimate or a bid from a builder, it's usually quoted as cost per square foot. So, if you can reduce the square footage of your home without sacrificing any usable space, you'd save quite a bit of money without giving up a thing.

When architects design a new home, space efficiency is always a critical issue. This is because they're hired by a client to design a house that fulfills all of their needs, and as many of their wishes and desires as possible, while staying within their budget. And the best way to do that is to waste no space. The best illustration of wasted space is the "bonus room" in many stock plans (unless it's above the garage). Designers of "stock" plans are usually not working with clients. They're just creating designs on their computers, often churning out a tremendous number of "variations" of nearly identical homes. When the design is complete, any left over space is typically called the bonus room. The first time we saw one, we renamed it the "bogus" room!

Keep in mind that this semi-useless space costs just about as much to construct per square foot as the rest of the house. Space can also be wasted by separating rooms unnecessarily, or designing unneeded hallways. With architectural plans, no space is wasted. In fact, they're often able to use their creativity to add space, particularly for storage.

Architects are also trained to design to peoples' actual needs and lifestyles. An enormous Great Room sounds exciting, and looks great, but if no one goes in there except when you're entertaining, you've spent a great deal of money that you didn't need to. An office (or any other room for that matter) that's substantially larger than it needs to be, just because there was space for it in the design, has the same effect.

Space efficiency, and creative use of space, are cornerstones of the architectural design process. A better house for less – what a concept!

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What is your refund/exchange policy?

Since blueprints, vellums, and electronic files are printed (or burned to a disk) in response to your order, and contain copyright-protected information, we are not able to provide refunds or exchanges. Please be sure to do your homework, and ask as many questions as you need to, to ensure that the house you're planning to build suits both your needs and your property, prior to making your purchase. We are happy to be of assistance to you in any way we can, by email or phone.

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Can the plans be printed in reverse of the way they're drawn?

Often views or site characteristics make it either advantageous or necessary to build a house in the reverse of the way the plans were originally drawn. When reversed, the front of the house continues to face in the same direction, but rooms that were on the right side of the house as you face it will now be on the left, and vice versa. If a right-reading reverse version of the plans is offered on the Pricing Options page for the home you wish to build, this is definitely the version you should purchase, whether you're interested in bonds, vellums, or electronic files. However, if – as is often the case -- this option is not available for the home you select, we can simply print your plans in what is referred to as mirror-reverse. The lettering and numbers will appear as they would if you held the plans up to a mirror. This will not present a problem for your builders, as they are quite familiar with this process.

If your initial purchase is going to be of a Study/Bid Set – especially if you plan to get a bid from a builder before moving forward – you should definitely buy the original version, even if you are sure you are going to build the house in reverse of the way it was drawn. However, if you are planning to start by ordering 4 or more bond copies of the plan, we recommend that your order include both right-reading and mirror-reverse copies, since permit officials and lenders will need to see a right-reading version. There is a one-time cost of $50 to mirror-reverse the plans, whether you buy them all in your initial purchase, or a follow up order. The number you will need of each version is something your builder can advise you on.

However, if you decide to purchase an erasable vellum copy of the plans, to enable your builder or a design professional to make modifications right on what is essentially the "master" copy of the plans, be sure to order it in the original version. After the modifications have been made, you or your builder can then make as many copies as you need, in both right-reading and mirror-reverse format, because the plans come with a Copyright Release allowing you to do so.

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What areas are included in Total Square Footage calculations?

All "conditioned" (heated and cooled) living space, except for the basement area, is included in the calculation of total square footage. Measurements are always made to the outside walls of the house. When applicable, we list basement square footage, and the square footage of each floor, separately. Porches and decks are not included in the totals. In a two-story house, the stairwell is typically measured only once, and is not included in the total for the upper floor.

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Can I print out the floor plans and elevations on my printer?

Yes. There is a red link titled Printer Friendly Version at the top and bottom of each page showing the expanded floor plans and the elevations. One click on either of these links and you should have no problem printing the image from your computer.

You can also print out the entire Detail page for each of our plans. Just click on the red link titled Printer Friendly Version on the right side of the page, just below the long button titled VIEW PURCHASE OPTIONS.

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How long will it take for my order to arrive?

We are usually able to process orders and ship plans the day after we receive them, and sometimes on that same day if we receive your order in the morning (Pacific Time). Our standard shipping is by Post Office Priority Mail, which normally takes two (business) days to arrive. We also offer two-day and overnight shipping by Fed-Ex.

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Do your plans come with a materials list?

No, because American architects (as opposed to their European counterparts) never create them. Your builder, or the lumberyard, will do this for you. With many "stock" plans, which are typically quite generic, the software they use to draw the plans can also produce a simple materials list automatically. But until your builder has a chance to analyze your plans, and has talked to you about specific materials, an accurate materials list can't be created.

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Do your plans include electrical, plumbing, and/or mechanical drawings?

While most of our plans include electrical schematic drawings for each floor -- showing the locations of the switches, outlets, and fixtures that the original client asked for -- they never include an actual electrical wiring diagram, or the specific location of the electrical panel. Codes vary from state to state, and the location of the source of electricity varies as well. Part of the electrical subcontractor's job is to come up with the final design.

This is also true of plumbing plans, except that there are no schematic drawings, as the locations of the different fixtures are shown on the detailed floor plans.

Mechanical plans are only occasionally included, for the same reasons shown above, along with the fact that the climate is different is each place where the home will be built.

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Can ceiling heights be changed?

Raising or lowering the height of the ceilings on one or more floors of a house is often a simple change that can be made by your builder, but if you want to raise the ceiling in the basement, or the main floor of a two-story home, there has to be room to add steps to the existing staircase. For example, if the plans call for an 8' ceiling on the main floor, and you prefer a 9' ceiling, there would have to be room to add two steps – either at the bottom of the stairway, at the top, or one on each level.

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Are there photos we can see that are not displayed on the website?

We ask all of the architects and designers we work with to send us any and all photos they have of their homes, so if there are no photos for a particular house, or none of the interior, it's because we have none to show you. It was in response to this problem that we added the four elevations drawings to the website, so that customers could at least see all four sides of the house.

Please understand that when the architect designed this one-of-a-kind house, he or she had no idea that copies of the plan would ever be sold to someone else, so they didn't always make an effort to get photos or other marketing materials.

Our goal is to give our customers as much information as possible, so we feel badly that we can't be of more help. We know it's difficult to visualize the exterior and interior of a house from elevations and floor plans. Keep in mind, though, that each person who purchases our plans ultimately determines which materials and finishes they want, inside and out, regardless of what substances and colors were used in the construction of the original house. So the house will ultimately look the way you want it to look.

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Is my credit card information secure?

Completely. All orders are processed through our secure servers. These servers automatically encrypt your confidential information in transit from your computer using the industry standard encryption protocol known as Secure Socket Layer (SSL) with an encryption key length of 128-bits (the highest level commercially available). Your encrypted credit card information is sent electronically to the secure servers maintained by a Payment Processing Company, which are heavily guarded both physically and electronically, and are not directly connected to the Internet.

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Please separate the following from the answer to the question above, as it is not part of that answer:
You might also wish to visit the portion of our site titled Important Info (you'll find the link on the left side of every page of our website), where other important questions are answered.