Is anyone here an .............

[RubHer Yellow Ducky]

Thanks for the feedback so far...looking for more...

My best friend of 40 years (met in the Coast Guard) just completed his home across from where I want to build in FAR N.W. Georgia. They had chosen a plan from a book bought in Borders and showed it to 3 licenced builders which told them no problem. They also checked with their insurance agent in Trenton, GA to make sure it was insurable. Well as it turns out while I was up there last year we talked to another builder, showing him the BOOK, not the actual plans he said he had plans to a similar house just a bit bigger. Bob and his wife looked them over and liked them better then the Book plans so they contacted the Architect and bougth them from him. I believe they paid about $1000 for 8 sets. The house is now complete and they are living in it.

Anyway they had long talks with the Architect and he told them that about 98% of the plan you see in the books and on line are excellent and there are no problems. Where problems can arise is if you live in an area where the building codes are severe like MIAMI-DADE (considered the most strict in the nation), or California or some New England areas. Then YES, you better get a guarantee that they will be approved.

Going back to where I want to build in Georgia. You only need 2 permits to start. The first is a permit for the TEMP ELECTRICAL so the workmen can use power tools and then the MOST IMPORTANT is from the county as to where the SEPTIC TANK is to be placed. (they tell me depending on the time of year you better have ICED SWEET TEA or HOT COFFEE ready for the county inspecter) its the only bribe he will accept...LOL

Other then that there are no other required inspections. Of course you want to build the house to meet or exceed the SOUTHERN BUILDING CODE so that you can get homeowners insurance.

In regard to your comment about 2x4 vs 2x6 this is what I have learned. If your going 2 story (stick built) you want AT LEAST 2x6 if not 2x8 on exterior load bearing ground level. Then depending on climate and not just cold but heat I would put 2x6 on the second story exterior walls for the extra insulation that can be added. All your interior walls, 1st and 2nd story can be 2x4 (EXCEPT LOAD BEARING on the ground floor) The difference in cost is minimal compaired to the saving in energy over the first 7 years.

I as still a novice (altho I am a journeyman carpenter by training) in all this but have been searching info and talking to a lot of people over the past 2 years. (also got a 4.0 in both interior design classes I took at the university)

Anyway ...I's still looking for advise...

If I can figure out how to I will post my own drawings to this thread for comment...