Getting House Plans: Design Your Dream Home

Overview

Your house plans are the blueprint for everything. Good plans make construction easier, pass inspections faster, and result in a better house. Bad plans cause delays, cost overruns, and inspection failures.

When This Step Happens

Options for Getting Plans

1. Stock Plans (Best for Most Owner-Builders)

What they are:

Advantages:

Disadvantages:

Best for:

Where to buy:

What to look for:

2. Modified Stock Plans

What they are:

Advantages:

Disadvantages:

Best for:

Common modifications:

3. Full Custom Design

What they are:

Advantages:

Disadvantages:

Best for:

4. DIY with Professional Review

What it is:

Advantages:

Disadvantages:

Best for:

Software options:

What Must Be Included in Plans

Minimum Requirements for Permits

1. Site Plan

2. Foundation Plan

3. Floor Plans (All Levels)

4. Elevations (All Four Sides)

5. Building Sections

6. Structural Details

7. Electrical Plan

8. Mechanical Plan (Sometimes Required)

9. Plumbing Plan (Sometimes Required)

10. Energy Compliance

The Plan Development Process

Step 1: Define Your Needs (Week 1-2)

Create detailed requirements:

Consider lifestyle:

Step 2: Research and Inspiration (Week 2-4)

Gather ideas:

Refine requirements:

Step 3: Select Approach and Begin Design (Week 4-8)

If buying stock plans:

If hiring designer/architect:

Step 4: Plan Review and Modifications (Week 6-12)

Review for:

Common issues to fix:

Step 5: Engineering and Stamps (Week 10-16)

Get required engineering:

Check local requirements:

Step 6: Final Plan Set (Week 12-16)

Ensure complete set includes:

Common Mistakes

1. Choosing Plans Before Buying Land

Problem: Plans don't fit the lot (setbacks, slope, orientation) Solution: Secure land first, choose plans to fit the lot

2. Not Checking Permit Requirements

Problem: Plans missing required information for your jurisdiction Solution: Call building department before purchasing plans

3. Buying Floor Plans Only

Problem: "Floor plans" are not construction drawings Solution: Verify you're buying complete construction set

4. Over-Designing for Budget

Problem: Plans for dream house that costs $100k more than budget Solution: Verify build cost estimate matches budget before finalizing

5. Ignoring Lot Orientation

Problem: House faces wrong direction (no natural light, bad views) Solution: Consider sun orientation, views, privacy, wind

6. Copying Plans from Photos

Problem: Incomplete plans, missing structural details, code violations Solution: Use photos for inspiration, buy actual construction plans

7. Too Many Custom Features

Problem: Custom everything = expensive and complicated Solution: Use standard sizes (doors, windows, cabinets) where possible

Optimizing Plans for Owner-Builder Success

Design for Easier Construction

Simpler is better:

Reduce costs without sacrificing quality:

Design for Future Expansion

Build infrastructure now, finish later:

Budget for Plans

Typical costs:

ApproachCost RangeTimeline
Stock plans$800-$3,000Immediate
Stock + modifications$3,000-$7,0002-6 weeks
Full custom design$8,000-$25,000+8-16 weeks
DIY + professional review$2,000-$5,0004-8 weeks

Additional costs:

Budget 1-3% of total construction cost for plans

Quality Checkpoints

Before finalizing plans:

Design Review:

Technical Review:

Permit Readiness:

What Comes Next

After plans are finalized:

Typical gap between final plans and permit approval: 2-8 weeks

Link to: Permit Application

Related Resources

Ready to budget your project? Use your plans with our detailed budgeting guide.

Need to submit for permits? Our permitting guide walks you through the application process.