House Plan 59198

A: Hello, Yes, the great room can be vaulted with the peak running left to right, or front to rear. If you want the peak centered on the fireplace, the max. height of the vault would be around 14', unless we add a small gabled roof on the rear to allow the vaulted ceiling to protrude beyond the rear roof plane. If the peak of the vault runs left to right, it could be up to 20' high, but probably 16' height would be plenty on a room this size. The bonus room stairs could be used for the basement. We do offer a basement version, see plan 59206. You may like it better. The basement is the same size and shape as the heated and cooled portions of the main floor, so the basement version stairs go down along the edge of the basement, whereas the bonus room stairs location is going to go down in area under the laundry room. Either location would work. Bonus room can be eliminated. We assume the windows on the front gable of garage will remain as is, or be changed to a smaller decorative window. The cost to modify plan 59198 as requested. including the addition of the basement, removal of bonus, etc. would be $545 in addition to the purchase of the plan package. Allow 4 to 6 working days for prelim. plans, and another 7 to 9 working days for final plans. Thanks.

A: See plan 59206 for the basement version of this plan. It comes as a non walkout basement, so that could be modified to make it a walkout type, with windows and doors along the rear however you like. The cost to create the walkout basement, starting with this plan would be $250 in addition to the purchase of the plan package. Allow 3 to 5 working days for preliminary plans, and another 5 to 8 working days for final plans. Your builder could likely make the walkout basement change onsite, if your permit office allows site changes. Thanks.

A: Hello, We do have a very similar plan with three beds, and 2067 s.f. heated. You may like to review plan 59149. If we removed the fourth bed from plan 59198, the footage would be reduced approx. 208 s.f., so it would have around 2192 s.f. heated.

A: Hello, See plan 59149 (2067 s.f.) and plan 59943 (1800 s.f. ) Thanks.

A: Hello, Everything behind the garage could be shifted to the rear about 8 feet, then another 6 to 8' added to the front of the garage so it doesnt stick out too far on the front. It would look exactly the same, except the front of the garage would protrude another 6' to 8', depending on exactly how much footage is added. We are assuming the extra 1.5 car garage bay would be added onto the front of the garage, with a side entry, like the original plan. Thanks.

A: Hello, See plan 59149 for a 2067 s.f. version and plan 55601 for a 1902 s.f. version, and similar plans 59943 and 59148 for 1800 s.f. versions that have very similar exterior and floor plan. Any of these can be modified if needed, for an additional cost. Thanks.

A: Negative. Any predrawn house plan can only be designed for one set of criteria, and this one happens to be drawn for a Southern climate, with 2x6 rafters @24" on center, and NO snow load. All you would need to do is to have the local truss company to create trusses to match for your local snow/wind loads. Predrawn house plans do NOT come with an architect or engineering stamp. Check with your local building permit office to find out what is required for a permit in your area.

A: Hello, We are the designer of this plan you found at www.FamilyHomePlans.com. The fee would be $585.00 in addition to the purchase of the 5 set or the PDF plan package. When you are ready to proceed, please call the website to place your order for the plan package. Be sure to tell them that you are having modifications done by the designer. They will process the order, and send a copy to us. We will then proceed with preliminary plans for your review. We would request payment for the modification fees when we complete the work. Please allow 8 to 12 working days for preliminary plans, and an additional 10 to 15 working days for final plans to be completed. Amanda ----------- House Plan Gallery, Inc. Special Note: Customized materials list are not included in this quote. If you purchase the online material list, it will match the ORIGINAL plans NOT the customized set. We do not offer customized materials list at this time. Local builders and carpenters are the best source for those.

A: Hello, Yes, we can extend the front of the garage to make the 3.5 car. Modification fee would be $480 in addition to the purchase of the plan package. When you are ready to proceed, please call the website to place your order for the plan package. Be sure to tell them that you are having modifications done by the designer. They will process the order, and send a copy to us. We will then proceed with preliminary plans for your review. We would request payment for the modification fee when we have completed the final plans. Allow 4 to 8 working days for preliminary plans, and another 10 to 15 working days for final plans. Timelines change with our workload, and may vary depending on when you decide to proceed. We look forward to working with you. PS- Customized materials list are not a part of this quote. If you purchase the online materials list, it will match the ORIGINAL plans. We do not offer customized materials lists at this time. Local builders and carpenters are the best source for those.

A: Sure. Thats an easy thing to change onsite. Just use a beam above those walls for support. There would be a column at the corner of flex space/kitchen, and an optional column at the foyer/great room corner.. Your choice on that one. Not necessary, but looks better with the column or small wall segment there. Thanks.

A: Hello, The patio is a separate slab of concrete. It is not covered. We would label it "covered porch" if it had a roof.

A: Hello, No, Sorry, thats all we have for now. If we get more, we will put them up. Thanks.

A: Yes you can! Please click the "Modifications" tab above to get more information.