Starting points for a small house build

11 years ago

I've planned out a floor plan for my first house build. It's 864 sq ft, 24x36, 2 bed 1 bath, with a 12' garage for a total footprint of 24x48 with one roofline, and a full basement under the house portion only. So, a simple ranch. Very simple. This is going to be as inexpensive as possible - its my first home, and its a budget build.

Where do I start? I have a builder in mind - he's a friend of the family, does great work, and is local. He knows the codes, plus he lives in the neighborhood so he'll make sure the house fits in - mostly small country ranches. NYS doesn't require an architect stamp for under 1100 sq ft, but I know building based on an 8.5 x 11 drawing isn't going to work either. So, do I need an architect, or does the builder normally do the drawings in this case? The design is similar to one online, with a few changes, and I can get the plans from the online site for around $1000 with stamp, but I'd need to work via email for changes. Is that a good price? And I've seen online about structural engineers and residential designers...I'm not sure here either.

Thanks for any help!

Featured Answer

User

11 years ago

The cost of an architect would be small for such a small house; the difficulty would be finding one who would do it. If the framing is prescribed in the building code an engineer would not be needed. Everything depends on what you have already designed and we haven't seen that.

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Comments (9)

kirkhall
11 years ago
If it is simple, you can probably just hire a designer per hour to draw it up.
mojomom
11 years ago
If you have a builder in mind, I'd start by asking him. He can tell you what he does and or may have a recommendation. Be careful that you haven't just copied and modified an online plan without purchasing it, there may be some copyright issues.
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DLM2000-GW
11 years ago
I agree, start with the builder and see what is recommended. Of course copyright should be respected however, with such a small, simple single story design, there are only so many ways to do that! Good luck with your home and please update us and post pictures - I would love to follow your build.
bry911
11 years ago
My opinion may well differ from others, but I think a draftsman or designer could easily do it for you. Hiring an architect for such a simple build seems like overkill to me. Your builder will probably know someone to recommend to you. But start with the 8.5 x 11 drawings, and get feedback from him first. Actually post them up here and let GWers look at them, the more eyes the better.
yellowducky
11 years ago
Have you heard about or seen the Katrina cottages? (Created after the destruction of Hurricane Katrina). You may find a plan that is similar to what you have already laid out, and they have been designed with efficiency of materials and cost in mind. Sometimes it's very helpful to see how others have thought about making homes affordable and well designed. Might be worth looking into.

Also, around here, a structural engineer's stamp is required for homes, and they could maybe help reduce costs as well (stacked 2x4's as columns vs solid wood columns, reducing spans by a couple inches saves a couple hundred in size of beams, etc).

Good luck!
Juli Han
11 years ago
I am here to monitor the progress.
artemis_ma
11 years ago
I believe a designer is fine. For such a small house, and ideas already in place, an architect will cost a lot more money, which should not be needed to spend. You could have your builder do the entire design, but having what is in effect a second and independent opinion is a good idea, especially since the builder is a family friend.
aec2013
11 years ago
I've been using grid paper to sketch out and try different floor plan ideas. The grids help keep things in proportion. It has been very helpful to me. I plan to send it to a draftsman soon for fine tuning.