House Plan 59947

A: No. The room sizes are clear useable inside the bedroom, not including the closet area.

A: Hello, The rafters in the great room are not exposed. What you see are decorative beams that have been added to the drywall ceiling . The true rafters are hidden above the drywall. If you do not like the false beam look, just omit that feature when you build. No need to modify the plans. Thanks. Modification Department

A: Hello, We are the designer of this plan you found at www.FamilyHomePlans.com. The fee to add a Bonus Room with closet and bathroom would be $495.00 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 12 to 20 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, Predrawn house plans do not include mechanical plans. Mechanical includes Heat and ac plans, plumbing plans, etc.. The layout and location of those items depends on many variables, your budget, foundation options, etc.. If you choose the basement foundation option, the mechanical area can be below. If you choose slab or crawlspace, there would be two heat/ac units, both located in the attic space, unless you wish to designate a 3'x3' closet somewhere on the main floor. Water heaters depend on your budget and choices too. Most often people choose the tankless type, which can be mounted on any exterior wall, interior wall, in the attic, in a closet, etc... If you choose the conventional water heaters with a tank, they would go in the attic with a catch pan under them, or you can designate a closet space on the first floor. The hall closet near the master bedroom would work well for both one hvac unit, and one water heater. The closet in the hallway on the left end could be used for a water heater, but is not big enough for a heat and ac unit. There is a large attic available over the entire house which can be used for any of those items.

A: Hello, The CAD files contain the full set of working drawings including these items-

Foundation plan with typical details
Floor plans
Four exterior elevations
Roof plan
Roof framing
ceiling framing
Full cross section
Wall section
Stair section (if it has stairs)
Misc. Structural details as needed.
Electrical layout of Lighting, outlets, smoke detectors, etc..
Interior cabinet drawings
Few other misc. helpful items such as lumber span tables, etc...

Predrawn house plans do NOT include Plumbing, Heat and ac layout, site plans, or anything other than the items listed above. Plans are designed for the International Residential Code in effect at the time and place the plans were created. Probably 2006 version.

Thanks.

A: See plan 59978 for the basement version.

A: Hello Chris, These plans contain the following items- Cover sheet with notes, foundation plan with typical details, floor plans, four exterior elevations, roof plan, roof framing (stick built, not trusses), ceiling framing, wall section, full cross section through house, interior cabinet drawings, electrical layout, misc. structural details as required.

Predrawn house plans do not, and cannot come with plumbing, or mechanical (heat and air) plans. Those items are site specific and change drastically depending on many factors, including local codes, solar orientation, insulation choices, local codes, equipment used, etc..etc.etc.. There is simply no way to produce a plumbing or heat and air plan that would be useable for people outside of any given area. These items must be done by someone familiar with your local codes, and knowledge of your specific site conditions, etc....

If someone else claims to include those items, they would have to be just some sort of generic layout, which would be pretty useless to most people.

If you wish to use prefab roof trusses, simply provide a copy of the plans to the local truss manufacturer, and they will engineer and build the trusses to meet your local codes, and needs. Even if the plan did show trusses, the local truss manufacturer would still have to design them for your local wind and snow, and/ or seismic loads.

Have a great day and God bless!

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