Can this plan be built with a full basement (or slab, piers, etc.)?
In most cases you can choose whatever foundation you want, as long as it's compatible with the soil and climate conditions in your area. If you select a slab or pier foundation it may have to be designed by an engineer in some areas. Check with your contractor or local building department.

Can the plan I want be converted to have a daylight basement?
Any house with a basement that is built on a sloping lot can include a daylight feature. If your lot doesn't have much slope, you might consider raising the house somewhat by either increasing the height of the foundation, by specifying a shallower excavation, or both. Your local climate and sub-soil conditions, as well as local codes may dictate the options available to you. Your contractor can advise you.

What does "sealed" mean? Must a plan be certified (stamped with the architects seal)?
Even if the plan is already certified by the original designer, some states and localities require that plans be certified by an architect (or engineer in some places) who is licensed to do business in the jurisdiction where the house is to be built. Your local building department can tell you if you need to have the plan certified. Most departments will recommend a local architect.

Will the plans comply with my building code?
All of our plans comply with the national building codes and standards for residential design that are established by the Council of American Building Officials. At the same time however, local conditions such as hurricane winds, snow loads, and others sometimes require considerable differences among local building codes. Our plans can always be adapted if needed, and we recommend that you consult with your contractor or building authorities.

Are there any programs I can use to estimate building costs?
You can get a rough idea of the cost to build one of our plans by using our building cost calculator link on each plan page. It's a good way to compare the relative cost to build different plans. Keep in mind this is a ballpark figure and it does not include land and other costs. We recommend that you have a contractor review the plans for a more accurate estimate.

So what program does by builder use calculate construction cost?
Unfortunately the available programs for professional use are elaborate, very hard to learn, and expensive. Some require that you subscribe to a daily material pricing service which costs several hundred dollars per month.

What is the cost to build this plan?
Unfortunately, we can't tell you because, overall, the total cost can vary by as much as 50% or more in some cases. There are substantial differences in both material and labor costs depending on where you are located. The cost to comply with local building codes can add between 5% and 20%. And of course, the types and quality level of materials you select will make quite a difference -- brick veneer costs more than vinyl siding, a hardwood floor costs more than carpeting, etc.

As a very rough rule of thumb ONLY, a reasonable assumption for the construction cost might be in the range of $80 to $125 per square foot of living ("heated") area. This assumes that the home will be in a temperate climate, and will include a good quality (but not luxury level) kitchen and bath fixtures, roofing, siding, and other materials. Porches, decks, garage, etc., would be included at this price, but not the land, site improvement, or regulatory costs.

Can ceiling heights be increased without problems?
Generally yes but it depends on the plan. Multi-level ceilings, cathedral ceilings, split level designs, and similar features can be more complicated. In some cases, increasing the ceiling height can have a noticeable effect on construction cost. HSH offers complete customization services at very competitive rates. We will be glad to discuss your needs prior to offering a quotation for the necessary design changes.

Can I see interior pictures of the house?
We're sorry, but we do not have interior pictures available.

The plan specifies vinyl siding, but I want brick veneer.
Converting to brick or stone veneer requires a wider foundation to support the veneer.

Can a plan be built with 2x6 framing instead of 2x4 framing?
Almost certainly yes. Some measurements may have to be shifted slightly to accommodate the thicker walls, so you will need to have the designer review the plans and make any necessary changes. The cost will depend on the individual plan but it should be relatively modest. Also, 2X6 framing does increase your material costs and labor somewhat, so you will probably want to 2X6 frame only the exterior walls.

Can this house be built with 2x4 framing instead of 2x6 framing?
Possibly, but it will depend on the individual plan as well as your local building code and other factors. In general, we recommend against reducing any framing sizes.

Can we add a garage to a plan which doesn't have one?
Sure, as long as you have room on your lot.

Can we eliminate the garage from a plan?
Yes, but check to be sure your local codes allow it. Entry ways and other features may be affected, and you may also want to modify the front or side elevation a bit for appearance. But don't change things so much that you would not be able to add a garage later on. The cost to change the plans will depend on the individual plan but it should be relatively modest.

Can we make the garage larger?
It depends. Oversized garages are prohibited in many areas, so first check your local codes before asking our designer to review the plan and determine what has to be done. We will be glad to provide a very competitive quotation for the necessary design changes.

Can we include an apartment above the garage?
Maybe. First check ALL your local codes before you do anything else. Separate apartments are almost always prohibited except under specific conditions. Assuming you can get approval, then it will depend on the individual plan. Some questions to consider include whether you want interior access to the unit? If so, where is the door between the units to be located? Do you want separate utility meters? And so on. This is a major customization which we will be glad to discuss with you.

Can a plan be modified to provide garage entry from the side (or front, rear, etc.) rather than the present location?
Usually, yes. You may want to consider the locations of the house entry doors to the new garage entry, and whether you will need to reorient or reposition the house on your lot. We will be glad to provide a very competitive quotation for the necessary design changes.

Is it possible to change room sizes or rearrange the rooms by moving walls?
Yes, within limits. Curtain walls (partitions which do not support other framing) can be moved fairly inexpensively, but repositioning bearing partitions can become difficult. It depends on the plan.

Is it possible to add more windows, or change window sizes?
Yes, quite easily in most cases.

How many plan sets do I need?
The number of sets you will need can vary. You need a set for yourself, and probably need sets for your builder, mortgage lender, local building department, and any subcontractors who need one. Make sure you have enough blueprints to satisfy everyone involved in the building process.

Can plans be returned?
We are currently trying to work out a way in which plans can be returned, but as of yet they are not returnable. Plans are printed when the order is processed. For that reason they cannot be returned. Sorry.