Designs are billed at square footage “under roof.” This means that all drawn square footage, not just heated/cooled space (often referred to when measuring the structure size), is included: garages, porches, patios, and decks are all items that go through the process of getting designed and make their way to the Construction Documents (CDs).

Most custom-built homes do not use an architect. Architects are board-licensed professionals who go through years of training and apprenticeship. They often charge a percentage of the custom build for their services. An architect-designed house usually has enormous detail in the plans and they oversee many build elements. As a draftsman, I can create quality, custom designed house floor plans, but am not a licensed architect and do not generally participate in the build process.

Contact me for a competitive rate. Pricing includes all square footage under roof. That means that all items that need measurements and design—including, but not limited to, garage, patios, basements, interior living spaces—are counted in the calculation.

It can take a few days to a few months to completely finish a house design, depending on a number of factors including, but not limited to, end-customer feedback, builder input, details, and size.

Many homeowners find themselves in a situation where a house is either under- or over-designed or there are simply mistakes and other issues. If you need help with your current plans, please contact me.

The plans I deliver will conform to the latest IBC (International Building Code). However, it is ultimately the responsibility of the builder and sub-contractors to ensure the work they do complies and will meet inspection standards.

After plans are created, an engineer’s stamp is vital to ensuring your plan meets code, will be constructed correctly for your specific plot, and meet plan check guidelines in your city. Engineers usually deliver detailed plans for foundation (e.g. post-tension, rebar, beams, piers, etc. based on soil samples) and shear walls (e.g. nailing pattern, materials, etc.). In some cases, they will provide plans for flooring systems (e.g. beams, TJI’s, etc.). Engineers bill for their time separately from the design phase.