Do you provide the cost of construction to build a plan?
Unfortunately, no. It is impossible for us to give you a projected cost for your new home because of different labor rates and material costs from city/town to city/town, region to region, etc.. Further, homeowners can choose different materials that impact the cost of the home. For example, the cost of floor tile (supplied only, not installed) can vary greatly from as low as $1.00 per square foot to in excess of $15.00 per square foot. Obviously more expensive products would increase the overall cost of the home.
An excellent resource for construction costs are local building contractors who can provide general per square costs for construction.
Once you have decided on a plan, then the contractor can provide specific pricing. We always recommend that you get pricing from 3 general contractors so you can compare them and ensure that you are getting good value for your dollar.
Do you provide a material take-off list?
We do not provide material take-off lists for our homes. This information is best determined by the contractor/sub-contractor reviewing/analyzing the drawings and identifying the necessary materials. For example, a framer will do a take-off for wall studs based on how their company does framing and also based on any specific requirements to build in the municipality/county where you have your site/land. Another example is tile flooring. Some tile is designed with a pattern which may require use of additional tile to maintain that pattern. Again, this is something that the subcontractor who will supply and install the tile would know and would include the cost for the additional material and labour required to install the tile.
Do plans require an engineer’s stamp?
This is a tricky question as it depends on a several factors.
1. The first and biggest factor relates to requirements of the local approving authority (the municipal authority who has jurisdiction over planning and building in the area where you want to construct your home). It is critical that you and/or your contractor contact the local Municipal authority to understand what requirements (engineering, geotechnical/soils, etc.) are required for building permit submission and approval.
Some municipalities require an engineer to review and approve the existing soil conditions to ensure that the native soil is capable of properly bearing the weight of the completed home. Further, you may also find that the municipality requires an engineer to provide design for the concrete foundations and/or provide heat-loss calculations (also referred to as energy calculations).
2. A second factor is in relation to structural systems used in your home. When it comes to flooring systems, structural support systems and roofing systems, there are typically two ways this information can be provided. The first way is using the product supplier (roof framing and floor framing) to design a system based on your home design and to local standards. The system supplier would typically provide the necessary drawings along with a letter of compliance which can be included as part of a building permit application.
The second way to provide structural information is through the services of an engineer (typically a structural engineer) who can design the flooring system, roofing system, structural system and coordinate the design of each part into the whole. The structural engineer may also be able to design the concrete foundations and again coordinate those with the flooring and roofing systems.
3. The third factor is related to the geographical location where you are planning to build your home. Every province/state, and municipality/county will have its own specific building and code requirements. As a result of these requirements, it is possible that your plan(s) may need to be modified to be in compliance. This is particularly true in coastal areas, areas subject to seismic events, extreme winds, heavy rain and heavy snow. If you are building in any of these areas, it is likely that a local licensed structural engineer will be needed to provide the necessary calculations and additional drawings.
How is the total square footage calculated?
The square footage is calculated using the outside dimensions of the heated portion of the house only. Areas such as a garage and deck(s) are not included in the total square footage.
In some cases a "net" square footage is included. The net area reflects the area inside the home that is developed.
Do your plans meet Building Codes?
All of our home plans are designed to meet National Building Codes as closely as possible. However, as plans are sold throughout Canada and the USA, it would be impossible to ensure that all plans meet all provincial/state and local building codes. Things such as heavy snow loads, seismic requirements, extreme winds, soil conditions, etc., can play an important role in design and need to be addressed locally.
It is strongly recommended that you contact your Municipal Planning Department and review the requirements for a building permit application prior to purchasing a plan. It is always best to know what you are in for before starting so you can engage the proper local team to make your build go as easily as possible.
Are Mechanical plans included as part of the package?
No, our plans do not include mechanical drawings as many different types of systems exist and your mechanical contractor will guide you in the decision-making process.
Are engineered roof systems, floor systems and foundations drawings included?
No, these drawings are impacted by the local requirements, the geographical area you are building in and any specific environmental requirements that must be addressed.
Can modifications be made to stock plans?
Yes, modifications can be made. There are 2 ways to make modifications. The first is to convey the changes you would like made to us and we will provide a quote to make the changes. Once the quote is accepted by you, we will make the requested changes and provide you the revised drawings.
The other way to make modifications is to purchase a CAD plan and engage a local professional to make the desired changes.
It is very important to have either us (Five 28 Group Inc.) or another local professional make your requested changes as we are all trained to consider the overall impact of any change. For example, lets' say you wanted to remove a wall which on the surface should be a simple change. If that wall is a structural (load bearing) wall there would be impacts beyond simply removing or relocating the wall on a drawing.
There are also times where you know you want to make changes but need some help in determining exactly what those changes should be. We can help with that, simply e-mail us at info@Five28Group.ca to book a 1 hour design consultation session where we will talk with you, via a zoom call, to discuss what you like and dislike about the plan, leading you through a discussion that will result in your perfect home design. We charge $200.00 CDN per hour and would be very pleased to discuss our plans.