If you find a plan that seems nearly right, but needs some tweaking to make it perfect, most of the architects and designers featured here are quite willing to customize their plans to suit your needs. Once you purchase the generic set of plans presented here, you can communicate directly with the person who designed them for fine tuning. The cost of such subsequent modification varies according to the fee schedule of the particular designer, and is a matter of negotiation between you and him or her.
Dream Green Homes is not liable for blueprint interpretation, or the structural integrity of buildings built from stock house plans purchased at http://www.dreamgreenhomes.com. We provide home plans for construction purposes but do not oversee the construction and cannot verify that the structure is built to necessary standards. It is the responsibility of the plan purchaser to obtain any and all structural analysis, engineering and specifications that may be required in the municipality in which it is to be built. The plan purchaser should verify all lot conditions and measurements before construction.
It is usual for the local building inspection departments to require minor changes. We recommend that you have a local structural engineer, builder, or a designer assist, especially if you are in an area that has earthquakes, high snow loads, high winds, unstable soils, or if you have a basement. Sometimes the local building inspection departments provide this service and can tell you the improvements needed or recommend who locally may assist you.
We strive for a middle ground of design with our construction drawings to keep the drawings affordable and not drive the costs of construction up with over-designing. You would not want to build a home designed to withstand earthquakes, hurricanes, heavy snow, or expansive soils if you were in an area without them, and a home designed to withstand them all would be very expensive. Consequently our plans do not show connections, fastening, rebar, or beam sizes that are affected by these structural factors. They have not had shear walls and floor and roof diaphragm analyses performed, nor beams designed that are affected by wind, earthquake, or heavy snow loads. We have chosen a moderate level of detail that gives the builder some flexibility, but also some responsibility. Because the thickness of insulation allowed in the roof is also affected by the rafter depth, our specs will usually address the recommended rafter depth based on insulation depths.
If you are in a high seismic area, high wind area, high snow load area, or area with expansive, poor soils, you will definitely need supplemental information for our plans. This is usually best provided by a professional structural engineer with residential experience. We have not heard of any of our plans not being able to be added to in order to meet local codes. We have heard of engineers providing separate drawings for foundation design reinforcement and strapping/connection schedules in high wind and earthquake areas. Often their insurance companies require them to provide this information on their own separate structural sheets so they may provide a separate foundation plan as well as floor framing plans and a roof framing plan with the structural elements called out. Some people order our CAD files to make the work easier (less expensive usually) for their structural engineer, especially if separate structural sheets will be needed.