Blue print Considerations

    You have now decided the style, approximate size, number of rooms, type of kitchen, number of floor plans, basement or not, type of home heating, fireplace design and where to situate your home plan on the lot.

     Now you need to develop and draw yourself, buy, borrow or have drawn a set of blue prints and floor plans. Building a home without blue prints should only be attempted by the most experienced professional.

    If an architects seal is required, you may want to have an architect design and prepare the blue prints for you. If you do not need any help with design, (like when you buy a set of stock blue prints online), perhaps you can find an architect to just prepare the bluep rints and omit the design phase. You should get a discounted price with the second option.

    Another option is to have a drafting company prepare the plans. They may have an arrangement with an architect to get the plans reviewed and sealed, if need be. This option should also be fairly economical.  Try to provide pictures, floor plans, old blue prints etc.

Stock Blueprints

    The simplest way is to find and buy a set of stock floor plans or blue prints from a magazine, a home center, the internet or some other source. You may have to search many floor plans and blue prints to find one that fits your criteria, but this is a very economical option.

    The downside is that they will seldom have the foundation requirements for your area. So, even if the blue prints are exactly what you want in every other way, the blue prints may still need to be modified. This is not difficult however. A few notations on the floor plan should clarify the necessary depth and size required in your area. Even if the plan does not have a basement, you can easily modify the foundation plan to include one. Check with your building department to see if they will accept the modified plans or set of blue prints.

    If an architect's seal is required in your area, try to find one before you buy the plans. Some states do not allow architects to put their seal on someone else's floor plans. If you need to have structural information only reviewed, you may find a structural engineer more easily than an architect to seal the plans. They are accustomed to providing structural information on someone else's blue prints.

    Our "House Plans" page has a collection of home plans and floor plans and blue prints that we have selected from some excellent  architects and designers.

Click Here For Select Home Plans

Blue Print Requirements

    All plans should conform to one of the national codes such as UBC or CABO or the new IBC.  You may need to alter your plans to conform to your local code or the amendments to one of the aforementioned codes. The vast majority of municipalities have adopted at least one of the national codes. Find out which one. The national codes can be found at your local public library, and the local ones should be available there too.

    Of course, you can draw your own floor plans if they will be acceptable to your municipality. Be aware that if you will be applying for a construction loan, the lender will undoubtedly require complete blueprints.

    Lenders are reluctant to lend to people that are acting as their own general contractor. You must impress them with your ability by putting together a good set of blueprints. It will also be helpfull if you get your permanent mortgage from the same lender as the construction loan.

    Whichever option you choose, the blue prints should include at least all of the information listed here. We are not including sample blue prints because of their size. If blue prints were reduced to fit the screen, they would be unreadable. Explanations and diagrams are included so you should be able to read and even draw a set of blue prints from the information provided.

Exterior and interior walls of floor
Window and door locations, identification and door swing direction
Stairs and fireplaces
Walks, patios and decks
Built in cabinets and appliances
Permanent fixtures
Room names and sizes with type of ceiling, flooring and trim
Direction, size and spacing of the ceiling joists or trusses above and rafters if top floor
Type and size of headers, beams and lintels
Complete dimensions and notes including thickness of walls

Grade lines
Floor and ceiling heights
Windows and doors including identification
Roof pitch and type, size of overhangs
Soffit and fascia type and size
Siding type, size color etc.
Other exterior finishes
Porches, decks, patios and exterior steps 
Chimney size and type
Vertical dimensions and notes not shown on the typical wall section of the blueprints

Locations of all switches, outlets, phone jacks, thermostats, smoke detectors, recessed lights, appliance outlets, intercoms, security system, service entrance and panel, special outlets, fans and any other anticipated electrical needs
Type and size of all the above
Electrical plans often show HVAC plan outlets also

Brand, size, type, color, style, ID number, rough opening for each door and window, whether or not a window is egress (Manufacturers provide this information)    (National code is that each sleeping room have at least 1 egress window)

The total square feet of light the door or window will allow through for each unit
The total square feet of vented area when the door or window is open for each unit
( Manufacturers provide this information)

The total square feet of each habitable room along with each rooms total light and vent. (National codes require that the light allowed into each room be at least 8 percent of the total square feet of the room. Vented area must be at least 4 percent).

Example;             window  A  has 5.4 sq. ft. light and 4.1 sq. ft. vent
                             window  B  has 6.1 sq. ft. light but does not open
                             room      C  is 10 feet by 12 feet

Room C is 120 sq. ft. and requires 9.6 sq. ft light and 4.8 sq. ft. vent

Add light of A and B for a total of 11.5 sq. ft. light
Add vent of A and B for a total of 4.1 sq. ft. vent
In this example light is fine but vent is inadequate, and window B will have to be exchanged for one that opens or window A will have to be exchanged for a bigger window

Roof pitch and direction
Downspout locations
Vent type and location

                                                              
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Andy's How To       
Homebuilding 

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