Notes and building codes
Plans are designed to meet generally accepted building codes at the time they were produced. As codes change over time, some modifications by your builder may be required. This is true of most all stock plans. While some plan suppliers claim to guarantee compliance with local codes through "all-inclusive" packages, the same notes and disclaimers found here apply if you read the fine print. A supplier would have to keep hundreds of versions for every plan they offer in order to meet those claims. This simply isn't the case and therefore, all but nullifies such "guarantees".
Common items/issues that may arise
but can typically be handled by or through your builder quite
1) Many locations amend standard building codes to address conditions and/or elements specific to their area. Building codes can also vary depending on the version adopted by any given building department. With so many variations in place, it is impossible for any one set of plans to suit all codes in all locations or reproduce all code information into the plans, regardless of a suppliers claimed guarantees.
2) A set of plans that meet codes in one location or region may call for things not required in another region. Therefore, it is the responsibility of the purchaser and/or builder to see that all local building codes and zoning requirements are met by making any necessary adjustments to the plans/details. Most often this is simply a matter of notations made by the builder. Local code references should accompany all plans to see that these codes are met.
3) All home plan packages contain a monolithic slab foundation plan. Depending on your region and local building practices, you may wish to convert to another foundation type such as basement or crawl-space. Any professional builder can easily adapt a plan for the specific foundation type you require.
4) Due to significant variations in site conditions and code requirements from one location to another, basement foundations and 2nd floor systems must be addressed by your builder or building professional.
5) Due to differences in climate from one region to another, it is customary for your contractor to provide HVAC plans.
6) If a sprinkler system is required by your local codes, that design, details and installation plan must be done by someone licensed in your area. This is a "specialty" contractor situation that must be obtained locally.
7) If an engineers or other professional stamp is required by your building department, it is possible that you will need to have the plans evaluated, supplemented (including any required calculations) and stamped at the local level through an architect or engineer licensed in your state. This is common practice. Otherwise it would not be accepted by your building department. See your local building official for information.
8) Some locations may require energy calculations. This must be obtained locally due to widely varying requirements. Much of this can be done through a local review by someone licensed in this area and addressed through basic notations.
9) Since we are not familiar with your lot/property, we do not provide site plans with our packages. This can typically be obtained through your local surveyor.
In some cases, we can provide additional drawings upon request. Anything not listed above will not be included in the standard plan package.