FAQs

How do I find the plan that best meets my needs?

We invite you to browse through our plans and look for one that suits you as shown, or for one that is “close to right.” Click on Plans. Select the type of structure you want; e.g., Single Family. Next you will want to select a style; e.g., Texas Farm. You will then find a gallery of homes in that style. We suggest you browse all the styles. If you find a plan that is just right, you can go to Pricing and follow the path to order the plan. When you find a plan that is “close to right,” call or e-mail us to tell us the changes you want. We will then begin an exchange of information that leads to a plan that is “just right” for you. For more details on the plan-selection process, click on About Us and then, on Using This Website.

What is included in the square footage shown for a plan?

The square footage number you see on our plans includes the heated and air-conditioned living area. It does not include the garage, porches, or unfinished bonus space. It does, however, include brick or stone adjacent to the living area per Appraisal Institute standards.

Do the plans meet my area’s building codes?

Our plans meet national and Texas codes as we understand them. Each state, county, or city might have a set of codes they have determined work best for their area. Your builder or contractor should be familiar with the uniqueness of local codes and can adapt our plans to them.

Further, many subdivisions have covenants and restrictions that might affect the design of a home. You may wish to review such documents and consult with our office to see if our design satisfies the criteria. Feedback from our clients indicates we have not experienced any problems in this area.

What is included in a set of plans?

We provide a “Builder’s set of plans.” This set of drawings gives your builder what he or she needs to build a good likeness of what we together have envisioned for your home. This set of drawings typically includes the following:

• Cover sheet with drawing information, abbreviations, and legends
• Floor Plan
• Exterior Elevations
• Building Sections and Interior Wall Elevations (only those necessary to communicate special ceiling or column design, or other details not easily described on other drawings)
• Fireplace Wall Elevation
• Roof Plan
• Lighting and Electrical Plan
• Foundation Footprint (we will coordinate an Engineered Foundation Design)

We will develop other drawings deemed necessary for an additional fee. These include Site Plans, Cabinet Elevations, Framing Plans, etc. See What is not included in a Builder’s set of plans?

What if I need a Site Plan?

A Site Plan locates the house on your site and includes drives and walks. A Site Plan can be included in your set of plans if requested.

In order for us to develop a Site Plan, we require at a minimum a subdivision plat or survey, including building setbacks, utility easements, and building authority requirements for sidewalks. If saving trees is a concern, we need a tree survey.

How many sets of plans will I get?

One set of plans is included in the cost of your plans. You may order additional sets from us, or you can have them copied at a reprographics shop.

How many sets of plans will I need?

The number of sets you need will vary depending on your builder’s specific needs. Generally, you will want one set for yourself; your builder will determine how many are needed for subcontractors, building inspectors, etc. We suggest you get at least two sets; one bound set for yourself and one set loose so you can copy whatever pages you need.

What is not included in a Builder’s set of plans?

Some items that may be included in construction documents are not included in a “Builder’s set of plans.” These include:

• Engineered Foundation Design. Because soil conditions vary so much from location to location, legislation has been passed in the state of Texas that makes it expeditious for foundation designs to be developed by a licensed/registered engineer. We are always available to coordinate the Engineered Foundation Design. See What is included in a set of plans?

• Framing Plans. Most builders choose to use their material supplier or a third party framing specialist to develop their framing plans. In some cases, the design will need some structural engineering. Your builder will advise you in such a case. We will assist in the coordination of this if deemed necessary.

• Air-Conditioning System Design. Although we do not provide the Air-Conditioning System Design, our drawings have taken into consideration the potential layout of the air conditioning system to ensure adequate access, return air cavities, and duct layout. If we have a questionable situation, we will consult with an Air Conditioning Contractor. Most Air Conditioning Contractors can design and install the system from our plans. Each contractor seems to have a unique method of design.

• Plumbing Design. In Texas there exists a plumbing code that provides a strong guide for residential Plumbing Contractors. They can generally design and install a residential plumbing system without expensive engineering. Our floor plan is very explicit as to location of plumbing fixtures. The type of fixture will be determined by you, working with your builder and/or interior designer/decorator.

• Material Description. Our plans include a flooring material list and are specific as to “types” of materials to be used on the exterior. Specific material selection is generally between you and your Builder and/or your Interior Designer. These items can generally be decided between you and your builder in a short time, especially if your interior designer/decorator has performed his/her job.

• Wall Sections. Wall sections usually include the composition of perimeter walls, ceiling, and roof (including insulation, sheathing, moisture protection, etc.). Builders generally have their own desired composition. Again, these details can be resolved with your builder.

What is the difference in a Foundation Footprint and a Foundation Design?

Soil conditions vary so much from one site to another that it is impractical to develop a Foundation Design (Foundation Plans and Specs) to accommodate all conditions. You or your Builder should have a local engineer perform a soil test and develop engineered Foundation Plans that are site specific. A Foundation Footprint represents the size of the desired foundation for your plan, the type and location of drops, slopes, floor recesses, shower recesses, and perimeter dimensions. This drawing is in AutoCAD format (which is used by most engineering firms) and can be e-mailed to the structural engineer. The drawing provides significant assistance in his/her design process and minimizes mistakes. We are available to coordinate the foundation design with the engineer.

What if I need to reverse or mirror the plan I want?

If you need to build a reverse of the plan as shown, we can provide a mirror image for an additional fee. Check Pricing for the current fee. Our mirror images will have all the text reading correctly.

Can I make changes to the plan I choose?

Absolutely. When you find a plan that is “close to right,” we begin an exchange of information through phone calls, e-mails, and possibly even one or more face-to-face meetings to define the modifications you want. Our designers are able to make most any modification. Your final plan cost is determined by the amount of time required to make the changes. While sometimes a change may seem very simple, keep in mind that most changes require multiple drawings to be modified; they compound the potential for mistakes and thus require extra proofing time.

Who owns the final plan?

All of our plans are automatically copyrighted and are the property of the designer. Your agreement with Texas Home Plans gives you permission to build the plan one time and the right to copy enough sets to satisfy your Builder’s needs.

How do I pay for my plan?

We accept Visa and MasterCard, or your personal check.

What is a Material List? Is it included?

A Material List is the complete list of specific building materials needed to complete construction of your home. It includes typical materials such as lumber, insulation, etc. Since these materials are usually selected by your Builder, we normally do not get involved in specific material selection. Each builder uses different building systems, material suppliers, and builds in different locations. You and your builder can generally deal with this item in a matter of minutes. We do furnish a flooring material list; e.g., carpet, wood, tile, etc. We also provide a list of “types” of materials to be used on the exterior; e.g., stone, stucco, board and batt, etc.

Do you consider the specific site on which the home will be built?

We are careful to design your home with the terrain in mind. We take into consideration your views, prevailing breeze, trees, etc. A Site Plan can be included in your set of plans if required.

How long will it take to complete my plans?

The length of time it takes to deliver your plans can take from one to three weeks depending on our workload and assuming you do not require changes. If you require modifications, it can take from three weeks to three months, depending on the extent of your changes, your response time, and our workload.