House plans on the Internet?

[HiTekAlex]

What do you guys think of "ready-made" House Plans available for sale on the Internet? For example, this company offers set of 5 blueprints for as little as $375:

http://www.globalhouseplans.com

This sounds like a very good deal, as compared to hiring an architect.

Are there any caveats with building off the plans bought on the Net? :?:

[grumpydasmurf]

Your still going to need to hie an architect. His job: Bring those plans up to your local code.

The plans bought on the net are great but they are not a finished product. You may save some money buying the plans if you can find an architect willing to bring them up to code.

I want to build a small 1200 sqft vacation home on a piece of land I own next to a lake. I approached a few architects and most were reluctant to do this.

[linear]

In my (homeowner, not builder) opinion you're making a mistake not to hire a real expert to assist with the most expensive purchase you're likely to ever make. (At least till you build the next one....)

I don't regret spending one dime of the money I put toward professional services (architects and engineers). One mistake I did make was to go into too much detail in the plans. A lot of things got done different than the plan based on input from my builder. There's a real possibility of a disconnect there, so I recommend that you discuss the plans/specs in some detail with your builder berore things get too far along as well.

It sucks when you go in thinking that you get something because the architect put it on the drawings, but you don't because the builder is unwilling/unable to do it. One example is that I specified engineered floor joists, and the builder didn't use them. I didn't learn about that prefernce on his part until the first floor was in. Nothing I could do about it at that point.

[HiTekAlex]

Grumpy, the plan I am looking at doesn't include plumbing/electrical, which is the part that varies the most between local codes. My local builder said he could add it on, that shouldn't require a full-fledged architect.

My local builder already reviewed the floor plans I am considering, and he doesn't see any issues with building off it.

I saw some comments on Usenet discouraging people from buying the pre-made plans, but most are made by the architects/designers themselves who feel like they're being left out. It might by why they're reluctant to change the plans by someone else in your case...

[grumpydasmurf]

In my area a full fledged architect has to stamp the prints for them to be approved by the bldg dept. They'd definetly want to see the elec and plumbing. THose are major for my area. I dunno about yours.

[mreynolds]

I have an aquaintance that is a partner in a large architecture firm and we have talked about this topic at length. His suggestion was to start with a set of plans you like and let the architect go from there. This saves a great deal on both sides, the architect doesn't have to plan every detail and you can tweak the plans to your liking. As someone who searched over a year for the perfect plan, I can tell you that there is probably something out there that is close to what you like. My other question is about the plumbing and electric. If you have a certified electrician and plumber do your install, they should be able to create the plans for this portion of your project. So your contractor should be able to have his trades people take care of this.

[roger g]

I'm sure I've said this before but it really irks me to hell that arhitects are used as much as they are. An arhitect doesn't bring anything up to code. It must be built TO code. If you want to play around with structural integrity then you need an engineer.
It's like when you see before doing or taking anything"see your doctor". Give me a break! If you want to be safe in life, pay someone to walk in front of you and behind you and to taste everything first. Why do we think of all these things now when for years it never happened. Follow the money. Play on peoples fears and show them the way albeit an expensive way.

roger

[Sophist]

I agree with Roger.

I have been in both worlds. I was (still am sometimes) a framer and a Cadd Monkey for a major residential design firm in Toronto.

The amount of BS involved to get a drawing completed was unreal. It is no wonder going to a firm like this one costs an arm and a leg.

Definatley find a set of stock plans you are comfortable with and take them to a local designer and have them changed to fit your needs, those of the site and local codes.

Keep it simple. If you want to complicate things there are those out there that will tell you that you need an architect and interior decorator, etc and they are mostly (but not always) un nessecary.