Hi, Melissa,

Typically stock plans will need to be revised to meet current building code requirements in a particular locale as well as any architectural covenants in your neighborhood. Check with your builder before purchasing plans so you'll know what revisions and additional plans may be required and the associated cost.

Hi Charles, thanks so much for the reply! That’s what I heard. Can the contractor/builder revise to meet code, or does it need to be an architect? TY again

Depending on the extent of revisions that are required, your builder may have a draftsperson redraw the plan you've purchased or may request the original plan designer to do it. Ask the builder if he/she wants reproducible hard copies or plans in digital format.

Ok great info. Thank you so much!!

An architect is not required so a drafter or designer can make the necessary changes but an engineer will be required to design any structural elements that are not described in the building code (i.e. structure that is not 2x lumber like LVL or steel members and any unusual foundation configurations). Most of the online house designs have open plans that require engineering.

The engineer could work for the contractor or for you but they are usually required to submit an affidavit of compliance to the building department when the structural work is completed so its important to find out if that's the case.

You will probably need a surveyor to locate the house on a site plan and calculate the zoning information and possibly a civil engineer for site storm drainage depending on the town.

You can hire a builder to arrange for these services but if you want to bid the construction work competitively you might want to hire an architect.

I might be able to be more specific if you tell me the town.

Hi Res2,

Thanks! I’m going to build in Douglas, Massachusetts. I’m just trying to do as much research as possible, so I understand. Everything seems so complicated lol

Before proceeding with a stock plan, check the cost of an original plan developed by a local architect to suit your lot and family's needs. Any additional cost will be only a small fraction of your overall investment.

If competitive bidding the project is an important objective, you'll be well served to investigate the state of the construction market in your area before committing to it. Construction in our area is running at full capacity; it would be difficult to find a contractor willing to competitive bid a project.

Designers and architects may not be running at full capacity in your area so you could at least explore competitive bidding the design work. I haven't ever done that, but I suspect the results from competitive bidding design would be similar to what you can expect from bidding the construction. Caveat emptor.

A leopard doesn't change its spots.

Douglas is a small town off the beaten path so the first task is to find local designers, architects and builders and to look at examples of their work online if that is available and then to interview them. You will probably need to include Worcester in your search.

The best way to find architects quickly is to type into Google Maps: "architects Douglas, MA or "architects Worcester, MA", etc. That might work for home builders and home designers too but such terms are less specific.

Check out Wadsworth & Associates in Worcester.

Do you already have a site? When would you want to build?

I have been looking. We have a possible site engineer. Yes we have a piece of land already. Would like to start everything by May. It’s difficult to understand who to call first. I will look into them, thank you so much!!!

For me design always comes first regardless of who is involved. How wide, deep and level is the site? Are there any natural features, limitations or views?

Show us a photo of a house you like or a link to a design online. What is the desired area, number of bedrooms, etc.

I've been an architect in MA for 50 years and no longer design houses but I might be able to direct you toward something worth building.

Hi Res! Thank you so much. We are not looking for anything crazy. We plan on living there for the next 8 years or so. Something 2200 square feet, around there. We really like this layout, maybe a couple smaller changes. https://www.architecturaldesigns.com/house-plans/country-home-plan-with-marvelous-porches-4122wm
We like the cathedral ceilings, nook, and the porches. We haven’t done the site plan yet but we do have an engineer who gave us a quote for that..septic design etc. it’s 10 raw acres in Douglas, and somewhat hilly but not too bad. I don’t think any wetlands. Lots of white pine trees. Thank you 🙏🏼🙏🏼 we have talked to a general contractor and one design build firm.

https://www.architecturaldesigns.com/house-plans/country-home-plan-with-marvelous-porches-4122wm

We honestly picked a two story too, because we thought it would be less expensive to build.

8 years is not a long time to live in a home, especially one you've gone through the process to custom build. Why do you want to build and then move?

Regarding 2 story homes being less expensive - this is generally true, but you get the best bang for your buck by making the first & 2nd stories equivalent. It's the foundation & roof that cost the big bucks. The house you're looking at has 1700+ SF on the main floor, so you're paying for 1700 SF of foundation and roof but only getting 500 SF more house. You'll save a bit, but not much, especially when you consider stairs eat up SF. You'd get a lot more value by making your main level 1100 SF or less, and using the space over the garage, if you're really concerned about cost.

Things to keep in mind with the plan you picked: all of those porches will block all your natural light except maybe early morning east and late afternoon west. The only uncovered window is the window over the tub. Depending on how you lay out your house on your lot, you may get no light in any of your rooms. Porches also cost a lot to build, so you're adding substantial cost without adding livable square footage (you're not using them November-March). I wouldn't be surprised if those porches cost more than $100k (for reference my sister just built a screen porch and it cost her over 60k for that alone). They look nice, but how much time do you plan on spending on your porches, and how many do you need? Keep in mind, 8' is about the minimum width for a porch, and isn't big enough for larger dining set ups (you can probably do smaller 3' round tables). If you're not hiring an architect because of cost - you can probably reduce the number and extent of the porches and the resulting savings can be used to pay an architect, who will be able to warn you about things like this.

ETA: also make sure you consider all the utility costs...those can add up a lot on raw undeveloped land.

At a glance I like the house.

How well will it respond to your site?

anj_p, you guys are giving me such good information I really appreciate it! I thought about the porches blocking light, but have spoke with people who built the same house and they say they still have a lot of natural light. About only living there for 8 years, lol. Maybe we will stay, maybe we will go North. That is the plan. And me and my husband will use the porches!! We grill and hang outside all winter. Outdoor fires, etc all year round. Hence why eventually we will move north (mountains and snow), but for now family and work keep us here. :) I Okay, so thats definitely something to think about regarding the square footage. I think we found a builder who said he would look at a plan for us and he works with an architect who can tweak it etc. So, we should know about the utility costs, etc as he does it all. But I was worried about that because we have to do the road, which is an extra cost, before we even start building. We are not looking to build the Taj Mahal, just don't want something super cookie cutter that looks like every other house. Thanks anj_p! I have done so much looking online but its hard to get what you're looking for so I really appreciate your input, you have no idea!

Hi Mark, we shall see. I think good, but we have an engineer doing the land plan at some point. And the builder we are talking to knows the land as well. So, I think it will be okay. I am open to other plans, however. Not totally dead set on this one. So, if I have to change it I will. :)

8 years is not a long time to live in a home, especially one you've gone through the process to custom build

Our last four custom homes we lived in for two, four, six and four years each. The next one, I'm planning on four years max--largely because mortality tables show that's my projected lifespan --and if I move, the Reaper can't find me.

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Three years ago, we were planning a new home in Bedford, NH. Spending $200K-$250K for a lot, the thought of economizing with a cookie-cutter design made about as much sense as plunking down a double-wide. (Not knocking anyone in that price range!)

Hahaha, Worthy you sound like us. Bedford is a beautiful area! We are also looking for land in NH for the future.

I guess I'm coming from the perspective that one custom build would be so expensive and time consuming I'd never want to do it again! Ours came in 25% over budget so we couldn't do it. But I guess it's all a function of how much money you have and how much it costs in your area.

Anj_p I will probably be saying the same thing when we are done.