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

[RubHer Yellow Ducky]

Architect, Home/House Designer, Architectural Draftsperson, Home Planner ?

[DennisAJC]

You want a toilet installed in the middle of your bed?

[RubHer Yellow Ducky]

do you specialize in toilets ?

[devilsfan]

If you're serious...I'm an interior designer, mostly commercial space planning.

I can give you tips on installing a toilet in the middle of your bed, tho.

Stacy

[RubHer Yellow Ducky]

Originally Posted by devilsfan

If you're serious...I'm an interior designer, mostly commercial space planning.

I can give you tips on installing a toilet in the middle of your bed, tho. thanks..........

Stacy

Thanks,

Its not the interior but the exterior home design and drawings I want to get. I've looked on the net at pre-drawn homes/house plans and still haven't found exactly what I want, but I've only looked at about 500 plans...there must be another 20000 to 30000 more to look at. I've also looked at lots of books and magazines of design plans.

I've talked to several arctitects and just can't justify the cost to have them draw plans, so i thought maybe a home/house designer draftsperson, residential designer, etc would come out less expensive.

What I want is a large 2 master bedroom 2 1/2 bath with a great room/kitchen/dining in the middle dividing the bedrooms, no hallway, 12/12 pitch roof and a free standing large 2 car garage with a master suite above it...in a farm house/country/southern style...

Any suggestions would be appreciated...

michael

[KenP]

You finally sold those homes? I hope you did.

[RubHer Yellow Ducky]

No not yet, but I'm working on it...

[TXSUT]

RYD, I'm kinda in the same boat as you...we're looking to have a small weekend lakehouse built, and I have been flipping through hundreds of pages of plans from books bought at Home Depot. The cost of those plans is roughly 50% of the cost of a custom set from an architect, but what concerns me most is that I don't know how good the plans actually are, mainly with respect to building materials (2x6 vs. 2x4 on first story walls of 2-story plans), plumbing layout, electrical, etc. I have called the companies that produce the books to ask specific questions, but I get the "We'll have to call the architect and get back to you" run-around.

Are you building it yourself? I'm not, so I want to be sure that I have a set of plans (5-8 sets are needed) that won't cause any trouble for the builder, i.e., done by a licensed professional. I realize that a good builder can make changes to the plans on the fly, but they'll charge for it and I might wind up eating up the money I saved on the plans in no time.

Anyway, thanks for posting your question...I might get something good out of it also.

-Pete

[BKLYNH2]

RYD
You would still need an architect in the state you are building to stamp the plans, and some filing. If they are not involved in the design drawings you will pay quite a premium for that.

[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...