what to expect from an architect?

[GeorgeG.]

I managed to secure most of that dirt pile for my house pad...I should have enough to improve some of the back yard as well. I have a guy that is going to prep the pad as soon as I get him some blueprints. Which brings me to my next task.

We found a house plan we like from one of the mass builders. The plan is roughly 3,500 sq feet. I need to look for creative ways to reduce that to 3,000 - 3,100'ish square feet without taking away from certain rooms.

My initial questions are...

Are there certain architects that deal with residential vs. commercial?
If not, does their software automatically know building codes when drafting up plans or is this something the architect knows?
What is provided with blueprints?

The pad guy has asked for plans so he knows where/how to build up the pad. Do we let the architect know what's brick and stone? Is there a different blue print for plumbing and electrical?

pardon my noobness

[8mpg]

You dont need an architect in Texas unless its 10ksqft or more, then I think it has to be stamped. You just need a home designer (which will be much cheaper). They will draw up the plans and get it all fixed up

[GeorgeG.]

Sweet! I'll check into that.

Another blue print related question... should a set of prints come with lumber/materials list of some sort? Something I can take to a lumber yard and get all of the wood? Or are they capable of getting that info from the prints?

[lowfast]

You dont need an architect in Texas unless its 10ksqft or more, then I think it has to be stamped. You just need a home designer (which will be much cheaper). They will draw up the plans and get it all fixed up

I am an architect, and for what you need I agree with the above. You go architect when you want full custom from scratch, not needed to modify a canned plan.

[lowfast]

Sweet! I'll check into that.

Another blue print related question... should a set of prints come with lumber/materials list of some sort? Something I can take to a lumber yard and get all of the wood? Or are they capable of getting that info from the prints?

No. Plans do not include a materials list. If you don't know how to calculate the materials you will need hire a contractor.

[GeorgeG.]

Thanks fellas. We plan on using a GC for the job. I just wanted to make sure I have everything they'll need.

Do either of you have any recommendations for a home designer? I came across some blue prints to another house so I was able to get an idea of what it includes. Basically it had front, side, rear and roof elevations, and a print for general electrical stuff(lights, can lights, fans, switches, plugs, etc.). They were purchased at The Plan Factory in Arlington. They charge $.86/sq foot of living space to draw up new plans.

[lowfast]

Thanks fellas. We plan on using a GC for the job. I just wanted to make sure I have everything they'll need.

Do either of you have any recommendations for a home designer? I came across some blue prints to another house so I was able to get an idea of what it includes. Basically it had front, side, rear and roof elevations, and a print for general electrical stuff(lights, can lights, fans, switches, plugs, etc.). They were purchased at The Plan Factory in Arlington. They charge $.86/sq foot of living space to draw up new plans.

If your GC can't calculate quantities get a new GC. A full set of Construction Documents (Blue Prints) will have everything the GC needs to Permit and build the job.

Less than a $1 per foot to redraw the plans is a good price. If you were to hire an architect to do the same thing you would be looking at more like $8-$10 per foot. Typical Architects fees for a clean sheet design will run you anywhere between 5% & 15% of the construction cost.

[8mpg]

If your GC can't calculate quantities get a new GC. A full set of Construction Documents (Blue Prints) will have everything the GC needs to Permit and build the job.

Less than a $1 per foot to redraw the plans is a good price. If you were to hire an architect to do the same thing you would be looking at more like $8-$10 per foot. Typical Architects fees for a clean sheet design will run you anywhere between 5% & 15% of the construction cost.

GC doesnt even have to do it. Materials such as lumber are often done by the lumber yard. Give them a copy of your plans (or the framers) and they bid it. Electrical and plumbing often times go by fixture or by square foot when calculating.

[ceyko]

Who ya using for the GC?

[03mustangdude]

Chief architect shows a basic material list I like playing around with it, get a bootleg copy and build your dream house.

[GeorgeG.]

Who ya using for the GC?

It's not official yet since I haven't met him but it's a referral through my brother. This GC built houses for a couple of my brothers buddies. I should have more info later.

[ceyko]

Got ya, there are two VA based ones that I'm aware of right now.

1. Unique Home Services (GC, handyman and commercial)
2. Tony Miller Construction - has an office in downtown VA. If you drive around you'll see homes he is building. Not technically a GC I guess, but you hand the plans and he'd build it...etc.

[GeorgeG.]

Hypothetically speaking, If I see a floor plan that I like but do not want to use that builder, can I build that layout?

[lowfast]

Technically you can build something extremely close, but not exact. Don't straight up copy the house inside and out and you should be good.

Hell most cookie cutter builder plans are just minor variations of each other. That is why the 'burbs look like the 'burbs.

[8mpg]

Hypothetically speaking, If I see a floor plan that I like but do not want to use that builder, can I build that layout?

have a designer redraw the plans and change it some...