what to expect from an architect?

[GeorgeG.]

[Lucy Ricardo voice] Weeeeeelllll[Lucy Ricardo voice], I might be able to save the entire cost of redrawing them if I can procure the original blue prints. My best friend's sister's boyfriend's brother's girlfriend heard from this guy who knows this kid who's going with the girl who might have access to the blueprints. I just don't know if I want to go down that road.

The smart me says don't. But drawing plans at .85 cents/ sq foot will run me between $2500 - $3000.

[GeorgeG.]

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.

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

This is what I was going to do up to this point. We found a plan we like but would prefer it be <500 sq feet so redrawing was/is probably going to happen.

[GeorgeG.]

We finally agreed on a floor plan. Now it's off to a designer. So far I'm looking at www.theplanfactory.com . Does anyone know of a few others I can check out?

[GeorgeG.]

The designer is just about done with the plans. It's amazing how fast time flies and how easy it is to waste time. I would have never expected it to take this long just to complete the drawings. Honestly, a lot of it was because of us (wife and I) not discussing things in a timely manner.

We opted for 2x4 framing. I was going to look into 2x6 but I just brought that up with the designer and he said at this stage, it will be a bid deal to modify the plans. Plus the costs will increase drastically, though I don't have any idea how much. I already plan on going with the sealed attic, 1" exterior rigid foam, and hope to make up the framing thickness difference with a good insulating technique. I'd like to price out foam insulation but I read that it's prone to trapping moisture in.

I think I've covered all of my questions for the designer. From what I've gathered while talking with him and speaking with the pad prepper, engineered foundation guy, and the soils guy....these are my next steps.

1) the pad prepper needs the plans to stake out the pad dimensions and push the dirt around. Then we can tell if the dirt I brought in will be enough.
2) Then call the soils guy. He said the pad needs to be in place prior to soil testing.
3) Then get this info, with the plans, to the engineered foundation guy.
4) Meet with lumber yard, concrete guy, framer, plumber, electrician and HVAC to get estimates so I know what I need to borrow.

I'm open to any opinions or thoughts.... Are there any "gotcha's" I should look out for now so I don't get hit with them later?

[GrayStangGT]

Add a half bath on the back porch if you enjoy drinking and BBQing out there, friend of mine just built a house with one and it might be the best thing you can add.

[8mpg]

sealed attic and 1" exterior rigid foam is a great idea. Just make sure the foam is taped. A you doing OSB then foam or just structural foam in places it needs it with regular foam everywhere else? Zip sheeting?

If I was building, Id check into the cost of zip sheeting, tape those seams, then do foam with taped seams over that (making sure the seams are staggered). Even better is one layer vertical and the other horizontal.

[sdun]

Whitworth engineering does the soil test and the foundation plan. Hire a builder and he will bid everything out for you to take to the lender.

Oh, 2x6 exterior walls do not cost a lot more and you get a lot better insulated wall. Optima is an R23 compared to a 2x4 wall with bats that is an R13 and that is before your foam.

If you use the foam on the outside be sure it is the foil covered so you get the advantage of the radiant barrier.

[8mpg]

R13 cavity + R7 sheeting should be plenty. I wouldnt hassle redrawing the plans and that cost. Invest in good windows and attic foam

[ceyko]

http://www.sips.org/about/what-are-sips

Something to consider