House Plan FAQs: Everything You Need to Know

We offer both Preliminary Plan Sets and Construction Plan Sets for each model house displayed on our website. Preliminary Plan Sets are available in a PDF format. Construction Plan Sets are available in the following formats: 1) electronic PDF format for printing in unlimited quantities, 2) paper “blue prints” mailed directly to your home address, or 3) electronic CAD format which allows for alterations by a local architect or engineer and includes an unlimited license to build. However, no set of plans licensed to you may be used by, or resold to, another individual. All plans are formatted to print on 24×36 sheets.

Preliminary Plan Sets include floor plans and all four elevations shown to scale. Floor plans include room dimensions, door and window sizes, ceiling heights, cabinet layouts, etc. The elevations provide exterior wall finishes and material call-outs. A Preliminary Plan Set can be used for pricing; however, it cannot be used for obtaining a building permit. The cost of purchasing the Preliminary Set of a selected plan is 100% refunded upon purchase of the final construction plans, whether PDF or CAD.

Construction Plan Sets provide all the information your builder requires to construct your home. However, we urge that purchasers consult their local building officials for particular ordinance requirements. Purchasers are also encouraged to review the plans with a local engineer or architect of their choosing concerning any additional permit documents such as a site-specific foundation plans. Construction Plan Sets include the following:

1. Scaled dimensioned floor plans including detailed call-outs for cabinets, vanities, appliances and plumbing fixtures.

2. Scaled exterior elevations with dimensioned floor to ceiling heights and roof peaks, detailed call-outs for roof slopes, window heights, doors, chimneys, etc., as well as exterior wall and roof finishes.

3. Wall section details with lumber sizes, trim materials, foundation construction detailing, etc., as well as framing component specifications with joists, rafters, and beams delineated.

4. Roof plans illustrating valleys, slopes, ridges, etc.

5. Construction notes and code-required data tabulations conforming to the National Building Code.

There are several options available to purchase a plan depending on your situation. If you would like to make modifications to a plan, you can contact us directly and chat with the architect about your proposed changes.

• Construction Plan Set, Unlimited License: Digital CAD Format. Delivered by email within 24 to 72 hours. Complete construction plan set for modification by others.
• Construction Plan Set: Digital PDF Format. Delivered by Email within 24 to 72 hours. Permit review-ready plans, construction details, wall sections, code reference notes, foundations plans, framing lumber layout, engineer notes to current IRC code.
• Construction Plan Set: Paper Prints (5 copies, 24X36 sheets) Delivered by USPS to the address you provide. Paper copies of the complete construction plan set.
• Preliminary Plan Set: Immediate Download. This set of plans is fully dimensioned and scaled for your review. The set includes the floor plans and scaled renderings. You also receive an image of the reverse plan for free. This shows you the plan with entrances, garages, porches etc. on the opposite side.

All print copies are provided via USPS and mailed plans will generally arrive within a week. Shipping fees may apply to mailed plans. Digital purchases without modifications will be available for immediate download. Plans may be downloaded twice over a period of 30 days, after which the download window will expire. If you have purchased a plan and desire an additional download after this period has ended, please contact us. Our customers frequently request individual modifications to personalize their designs. If you request modifications, the completed plan set will be mailed or emailed to you, depending on your preference, after the design is complete. Please feel free to call us with any questions.

A Preliminary Plan Set does not come with a license to construct. You may use the Preliminary Plan Set to assist in bidding and estimating construction costs for a single structure. The Preliminary Plan Set may also be used as a tool to discuss, with DOWN HOME PLANS, potential modifications to your design. You may not use a Preliminary Plan Set to construct, file for a building permit, or alter for resale. You will be issued a license to construct and file for permits after you have upgraded to a Construction Plan Set. Also, no part of this design may be applied to any other project or distributed to others. DOWN HOME PLANS retains proprietary rights to the designs sold on this website, whether Preliminary Plan Sets or Construction Plan Sets.

Most contractors can provide an estimate of the cost of construction by quantifying material “take offs” from the Preliminary Plan Set. It is a good idea for a homeowner to show a prospective contractor the Preliminary Plan Set and a copy of the property survey where the house is to be built. This negotiation strategy is likely to result in a better understanding of the price of construction than the generic cost-of-construction estimates provided on some house plans websites.

The purchase of the Preliminary Set also enables you to markup a copy to facilitate a discussion of potential changes to the plans. Sketches can be scanned and emailed to DOWN HOME PLANS for pricing of a draft with the desired changes.

The PDF and print purchase options of our Construction Plan Set come with a single-use license; these plans are imprinted: COPYRIGHT SINGLE-USE LICENSE. We can reissue the plans, upon receipt of the property address, imprinted with the address of the site for which the plans are intended to be used. Multiple-use licenses are included with the purchase of CAD format plans and are imprinted: COPYRIGHT FOR MULTIPLE-USE LICENSE. No set of plans licensed to you may be used by, or resold to, another individual.

The square footage of the living area for our plans is calculated by measuring the outside face of wood frame perimeter walls. The square footage does not include decks, covered porches, garages, basements, attics, fireplaces, or open space in two-story or vaulted areas. Open landings are included in the second story floor living area. Stairs are counted on both floors. Width and depth measurements include garages but not porches or balconies.

We can always provide true reverse or mirrored editions of our plans. A charge of $150 will be added to orders requesting mirror image plans including corrected writing. For more extensive modifications, we can make customized changes, or plans may be altered by hiring an architect or engineer local to you. To request changes, you can call us directly at 1-757-498-9800, or even better, purchase a Preliminary Set Plan to clarify requested changes. The cost of a Preliminary Set is always 100% refunded upon the purchase of the final construction plans, PDF or CAD.

Floors other than bedrooms: 40# (Live), 10# (Dead)

Bedroom: 30# (Live), 10# (Dead)

Ceiling: 20# (Live), 10# (Dead)

Roof: 20# (Live), 10# (Dead)

Basic Wind Speed = 90 mph

Wind Exposure = B

Seismic Design Category = B

Bracing method #3 = fully sheathed

We do not provide materials lists for our plans. We strongly recommend that you do not depend on materials lists derived by generic programs that generalize the construction means and methods for your locality. Since local construction requirements and the availability of suppliers and licensed subcontractor tradesmen affects the purchase of materials, it is advisable that the materials list be prepared by a local supplier or your chosen contractor.

In some cases, we have electronic artwork available for marketing purposes included in the purchase price. Contact us directly for availability or a quote on custom created artwork.

Our plans are created to be in compliance with the current edition of the International Residential Building Code. However, at any given time each state may be enforcing a particular edition of the IRC code, and there could be local requirements which will affect the approval of a set of plans. It is extremely important that you consult your local building official, providing a set of plans for reference, to determine what additional requirements there may be. Please read our Terms and Conditions for further information.

All purchases are final; we recommend the purchase of the Preliminary Plan Set to get started. The cost of a Preliminary Set is 100% refunded upon the purchase of the final construction plans, PDF or CAD.  We are dedicated to doing everything possible to ensure that your home design fits your needs before placing your final order.