The selection of the plan will require much effort and thought. It is the second most important task in the building process.
There are four ways to obtain a written plan:
- Use an architect.
- Use a draftsman.
- Use a plan service.
- Use a draftsman to modify a plan from a plan service.
You'll want to limit the changes after the construction phase starts because of, again TIME and MONEY. Almost all changes will increase the time to build and cost more money. Substantial changes may stop the project for new architectural plans and structural engineering analysis to be submitted to the city for a revised permit.
When changes are made, a builder will give you a change order that should detail the change being made and the associated cost. As you will see later in this guide, one step in choosing a builder is to see how much he/she charges for changes. A normal cost plus percentage would be 15%. You do not want to choose a builder who bids low and anticipates charging a high amount on change orders to make up for his/her low bid. You DO NOT WANT A BUILDER WHO GOUGES THE CLIENTS ON CHANGE ORDERS.
The cost to pre-wire stereo systems and home theatres are very cost effective before sheetrock. The wiring does not have to be finished out or trimmed until you choose to do so. For example, the stereo speakers do not have to be installed until you are ready. The wires are installed in the joist or stud space hidden behind the sheetrock.
Pre-planning considerations.
Air Conditioning/Heating must be multi-zoned if there are split-levels.
Ceiling Height minimum of 8
Size of Rooms layout your furniture
Does garage have enough room to park cars and have a workbench with storage?
Adequate number of hose bids all the way around the house, in basement, in garage and on patios.
Sleeve with PVC from under first floor to attic and all concrete flatwork for future wiring.
Mop sink in garage.
Use tile flooring in wet areas bathroom, laundry, mudroom, and from garage and/or back doors.
Second floor layout must accommodate the venting of cook tops, range hoods, dryers, heating units and hot water heaters.
Make a list of all items needing electrical power and confirm electrical plan includes them.
Confirm electrical light switch locations quantity, adequacy and not behind doors.
Icemaker water supply shut-off should be under the kitchen sink so if it starts leaking, you do not have to pullout the unit to cut-off the water.
Attics should be decked for storage. However, floor joist must be sized up to accommodate the extra load.
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