Questions about modifying plans are very common — luckily you do have options for making changes to plans. We have a whole page dedicated to the topic, which provides instructions on how to request modifications and answers common modification questions you might have. View the Plan Modification Page.

We calculate the living or finished square footage of our garage apartments and carriage house plans by determining the total heated area contained within the exterior walls, including the wall thickness. This does not include the thickness of brick veneer if the exterior finish of structure requires brick. It also does not include unfinished spaces such as garages and porches.

These plans include almost everything you need to obtain a building permit. Your general contractor will be able to assist you with the additional material that needs to be gathered and submitted for permits. If you are serving as your own general contractor we suggest you contact the Department of Public Works in the city or county in which you wish to build. They will be able to provide you with a list of what they require in addition to the architectural drawings (blueprints).

Examples of other items necessary for a permit application would be a site plan, septic system design (unless on city sewer), pre-engineered roof truss diagrams, mechanical layout for heating and cooling system and installation instructions from manufacturer for a pre-fabricated fireplace if applicable. There may be additional items necessary. Again, consult with your Department of Public Works.

Yes, we are able to email CAD files and PDF files to you. The benefits of these files are; the timeliness in which you will receive them, the savings because there are no shipping charges and the ability to modify the plans as needed just to name a few. If you are one of our Canadian customers, these files are not subject to custom’s fees and/or duties/taxes at customs. The sale of these files is absolutely final.

Often times you may not know how many sets of prints your will need to complete your project. Having the PDF files gives you the flexibility to run additional sets of prints as you need them.

The plans are drawn on either 18″x24″ or 24″x36″ sheets of paper. Depending on the sheet size and number of sheets in a set of drawings, printing averages about $12.00 – $15.00 per set. Office supply centers and shipping outlets typically have large format printers and can run these prints. Dedicated print shops typically have lower printing rates.

The files can be enlarged or reduced to fit on various sheet sizes. If the original drawings are on 24″x36″ sheets, they can be reduced to fit on smaller sheets for convenience. Some text can become difficult to read if the plans are reduced too far.

Subcontractors and building officials may ask for PDF copies for bidding purposes or record keeping.

The PDF files can be emailed to you often within one business day of placing your order. This saves time and shipping expenses.

As a friendly reminder, purchasing the PDF files only allows you to build the home or garage once. The accompanying license agreement states as much and does not allow for the transfer of the license to any other party.

A reproducible master is a complete set of construction drawings typically printed on erasable paper such as mylar, sepia or vellum. They are offered for those who would like to make simple changes to their plans. This option allows you to work with your builder or a local residential designer to make the necessary changes to your blueprints without investing great amounts of time and money to redraw the entire plan. Once your changes are completed, you can make all the necessary copies you will need for the construction of your new home or garage. Not all designers offer this option, so check for availability.

A copyright release is included with a reproducible master giving you permission to legally make changes to the copyrighted construction drawing and then make the copies you will need for building. You will need to take the copyright release with you when you take the blueprints to a copy shop. The copyright release does not give you the right to build the home more than once with the same set of construction drawings. (Note: Some designers print reproducible masters on bond paper, and it is necessary to use White Out to make changes. The house plans will come with a copyright release.)

Depending on the scope of the project and the number of people/tradesmen working on it, you will need a minimum of three sets of blueprints. Ask your local building department how many sets of plans are required to obtain a building permit. To that, add one set for each contractor or subcontractor working on your shed or garage. If you are getting a loan for your project, also check with your lender to find out how many sets of plans, if any, they require. Also, it is a good idea to have your own set of plans to serve as a reference during construction. Additional sets of blueprints can be ordered if needed (for one project) if ordered within 90 days of the original order.

These plans are copyright protected and cannot be legally copied without the expressed written consent of the designer. Remember, making illegal copies of any blueprint is considered copyright infringement, punishable by law in the form of a fine. We make every effort to keep our costs as low as possible. Please be respectful of our livelihood.

The license to these plans cannot be transferred to anyone.

At the time blueprints are drawn, each designer puts great care into ensuring the construction drawings conform to national building codes. However, this does not mean they will meet all local building codes. Each city, county, municipality, etc. has its own set of building codes consisting of zoning requirements and other regulations that are best suited for that particular area. Be sure to check with your local building official to determine what is required for the area where you plan to build.

It may be necessary to work with your builder, a local residential designer or another design professional to modify the blueprints for code compliance in your specific area. Some areas of North America have very strict engineering codes such as the Northern areas with snow load requirements, hurricane-prone areas of the Golf Coast and parts of California that are in a high-risk zone for earthquakes. If you are building in these areas, it will be advantageous to hire a local engineer to review your plans and provide any additional drawings or calculations required by your building department.

Along with the blueprints, your local building official may require a site plan, septic system design (if your property is not served by a county sewer system) and energy codes. If you are not sure if you will need to hire an engineer or supply the other items along with your construction drawings, contact your local building department. They can provide a list of all the required items needed to obtain a building permit.

Ordering at least one set of plans and a material list, if available, is really the best way to get a handle on the true cost of the project. Another way is to interview local general contractors to see what the average cost per square foot is to build a given design. Keep in mind they will only be able to provide approximate costs without fully analyzing the construction drawings.

Since there are so many variables in the construction of a building (labor rates, material selections, fluctuating material costs, etc…) we are unable to provide estimated building or material costs.