Do you modify designs?
Yes, depending on the work requested. I do custom modifications and change requests to satisfy specific local codes. Please visit the Drafting page for services and pricing.
How do I print my plan?
Download the PDF to your desktop.
Take or email the PDF to a local printing store and request either 18" x 24" or 24" x 36" black & white Architectural prints (your downloaded plan will indicate which paper size to request on the General Notes sheet).
Print as many as you need for your project.
What's included in a typical set of building plans?
A typical house plans package is drafted to current IRC code and includes,
3D cover sheet with project details with code notes
Foundation plan + details
Fully dimensioned floor plan with appliance & plumbing fixture locations
Floor framing plan + details
Roof framing plan + details
Exterior building elevations
Interior kitchen & bathroom elevations
Building cross section(s)
Wall section(s) with construction & envelope details
General construction details
Door & Window Schedules (sometimes diagrams)
IRC Fastener Schedules
(see example plan)
Visit the drafting page for more details.
Are you really located in Point Roberts?
Yes, our office is located in Point Roberts, Washington. We also live in Point Roberts!
How much does it cost to build a small house?
In the United States the average cost to have a house built in 2017 was $150 per square foot. Costs tend to run higher in Western states, especially Western Washington state, Oregon and California. These places can average $200-350 per square foot and higher. Point Roberts averages $175-200 per square foot.
Do you offer any free plans?
If you’re a long time follower you know that until April 1, 2017 we had an open source free house plans program. Unfortunately people began stealing the plans and selling them online at Ebay and other venues. As a result we permanently ended the program.
We receive calls and emails all the time from people, especially teachers, asking for free plans. We respectfully request that you do not email requesting free plans and services. If you're a teacher, teaching is your livelihood. We are designers, and this are our livelihood. Plans are extremely low priced and can be purchased and used for teaching purposes!
Do plans have a wet-stamp?
We do not stamp plans from our office. In Washington state we work with structural engineers if/when wet-stamps are required. If your department (in another state) requires a wet-stamp review it's advised that you have it done in the state of permitting and construction. Also, please seek out a licensed structural engineer not an architect for reviews.
Check local building departments for specific requirements and read Our License Agreement & Stock Plan Disclaimer for more information.
What size paper should I use to print my plans?
Most plans are designed to be printed in either of two IRC standard paper sizes:
18" x 24"
24" x 36" (most plans)
Each plan specifies the correct printing size.
Please note: Building departments generally prefer black & white prints.
Can I sell your plans?
No. Feel free to email us with your ideas but don't sell plans without written permission. This is illegal copyright infringement and can get you into trouble with your host, eventually lose your website, or worse.
What's your refund policy?
Plans, models and services are all delivered as digital goods and are non-refundable. We stand behind our products and client satisfaction is important to us. However, our creative work is delivered via an internet download as "intangible goods" and we do not offer refunds for this reason.
What types of buildings can you design?
We can design any size house, accessory dwelling unit (ADUs), tiny house on wheels, cabin, cottage, garage, studio, office or work space, backyard building, shed, barn, even small commercial space, and more. We can also work with clients in the United States or Canada.
Please visit the drafting page for more information and pricing.
Can I build one of your plans for resale?
Yes, your purchase includes a license to build one house from the downloaded plan to use for personal or professional purposes. If you choose to build another house simply purchase another plan for the license.
If you find a mistake in a plan, please let us know!
If you find an error in a plan please contact us so it can be corrected right away.