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PLANS & SPECIFICATIONS

Plans

Basic Sets include:

Foundation plan
Basement or Slab plan
1st Floor plan
2nd Floor plan (if applicable)
Elevations (Front, right, left, and rear sides)
Roof plan

Full Sets will also include:

Floor Framing plan
Ceiling Framing plan
Roof Framing plan
Electrical plan

Complete Premium Sets can also include:

Wall Sections
Building Sections
Alternate Elevations
Construction Details
Structural Plan
Door and Window Schedule

Basement Plans include:

Detailed measurement of existing conditions unless you have the original plans.

"As Built" basic floor plan of existing conditions including: Walls, Electrical, Shut off valves, Heat/cool equipment with their fresh air requirements and duct locations, any Plumbing rough-ins with their specific locations, and any other particulars.

"Finish Floor Plan" with new walls, electrical, access doors to shut offs, heat/cool ducting (rare occasions require additional heating and/or air conditioning equipment), and all the finish information. I usually do a "As Built" plan and "New Floor" plan, a "As Built" electrical plan and "New Electrical" plan, a "Plumbing and HVAC" plan, and "Finishes" plan.

The more plan you have will save you money, produce a better project, reduce misunderstandings, and help you get competitive bids.

Additions Plans will include:

All of the above that are required.
Do as much of the planning as you can, and then hire a drafting service to prepare you plans. It is important with additions that the architecture be correct. Budget $1000 to $5000 for this service depending on your project size and complexity.

For links to Plans and Drafting Services, go to Web Resources.

Specifications

We will divide specifications into two categories.
(1) Construction Specifications
(2) Selection Specifications

Construction Specs will be your local Building Codes with any upgrades you want. I always add more reinforcing to foundations and more structural integrity to the framing among the upgrades to the Building Code. This usually involves my structural engineer. I also use engineered floor systems with extra bracing.

Selection Specs will be all those choices you must make for a finished project. This includes exterior and interior finishes. A long list that requires a lot of your time. Making selections and staying in budget can be a challenge. The Free Forms will help you get started.

Some typical finish selections:

Exterior

Siding, Stone, Brick with colors.
Front Door.
Windows and Doors (Prices vary greatly).
Roofing.
And More

Interior

Cabinets.
Doors and Trim.
Stairs.
Ceramic and Marble.
Painting.
Light Fixtures.
Finish Floorings.
And More.

Mechanical Systems

Heating and Cooling Types and Efficiency.
Plumbing Type and Fixtures and Faucets.
And More.

"What really impressed us was the quality of construction. Quality was evident in things like the truss style floor joists, the anchoring of the porch to the foundation, upgraded phone wiring. These are the things that often are overlooked in evaluating houses but are important to the long term maintenance and livability of the house. We were very pleased to have a home that was both attractive and well constructed."

Owner, Lot 9 Devereux Cove

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