Lesson 4: Miscellaneous Information
This lesson will briefly touch on evaluating stock house plans, remodeling and renovation issues, and how to approach presenting design details.
Evaluating Plans From House Plan Books & Magazines
Finding flaws is about knowing where to look, and often when you find one it cascades into many others. Look first at the relationships of rooms (arrangement), relative size, especially critical rooms, i.e. master bedroom suite, family room. Check the accuracy of square footage, especially construction square footage, how are room dimensions calculated (are closets included in room size?) What is your first impression, curb appeal, walk in front door, go with gut feeling. If you have a fast internet connection, try flipping through a design every fifteen seconds and come back to the ones you had a good feeling about.
Although there are tens of thousands of house plans, you probably won’t find the one that is exactly what you are looking for. Correctable flaws which would not preclude you from purchasing a plan include, what will house look like if change form stucco to brick to clapboards or change roof pitches without changing design of roof, roof style from hip to gable. You can change to a side entry garage, or add a room above the garage, or make minor window arrangement changes. If a plan is within 10 percent of your budget square footage adjustments can usually be made.
The following flaws would preclude me from attempting to modify a particular design. Changing stairs is single most difficult change because affects layout and relationship of rooms on both floors. Identify poor or unworkable stair locations or configurations.
Second, even if the first floor is perfect, if the second floor requires significant revisions, such as increasing room sizes, adding a bedroom, closets, or bathrooms will push locations of exterior walls, change roof lines, change window arrangements, etc. Remember on the flip side however that changing the second floor plan is the most effective strategy in changing overall appearance of design; i.e. perfect 1st floor but not happy with exterior appearance.
I would define the perfect plan as requiring only minor changes to the first floor, room sizes, closets or cabinet layout, the exterior design is appealing and the square footage is within your budget and accurate. Note that the roof design is most critical feature in "shaping" character of house, windows are more easily revised. Also be disciplined in assessing the complexity of design to be sure it matches your budget, remember that old saying, "champagne taste, beer budget"
When starting with stock plans remember some information provide may be in error, verify what you can. Look to determine how are room sizes noted, do they include closets? Does the plan service offer design or modifications after you've done your work? Can they provide you with revised plans at moderate cost?
