Frequently Asked Questions

Is it possible to make modifications to a specific plan?

Absolutely, we do this often, as we want our clients & customers to build to suits their specific needs. The process for customizing your plan is very simple, as listed below:

Contact us, via email with a list of intended modifications, and we will review them. Be as detailed as possible in your description of the changes you’d like made. From this list, we will put together an estimate for the time and associated fee it will take to modify the drawings for you to review.
If the estimate and written change description meets your approval, the next step is for you to purchase the plans as you normally would on the site. Additionally, we will send a service invoice to you for a retainer of 50% of the fee estimated to modify the drawings. This invoice can be paid online as well. Once this is paid, it gives us the green light to begin your plan modifications. At this point, we will also confirm with you via email the expected turn around time, which will depend on our current studio workload at the time.
We will contact you again when the design changes have been finalized and provide an invoice for the balance due. Upon receipt of final payment, We will email you the finalized modified PDF package for your use.

Note that our currently hourly rate is charged for any revisions, site plan drawing and information, reversing the plan, or any extra work involved by a RAD STUDIO designer/draftsperson.

How will I receive the drawings?

The drawings will be available to you immediately after purchase in PDF format. The size will depend on the plan set purchased and the package requested. A link to download the associated PDF file will made be available immediately following purchase.

What is the Plan Content that is included in the Package?

All plans drawn to scale (3/16” or 1/4”):

This will depend on the type of package you selected to purchase. There are currently two options available for each plan set:

The Schematic Package

Intended for you to review the basic plan layout (11”x17” Sheet Size), this package includes reference floor plans and diagrammatic exterior elevations. These plans are priced to aid you evaluating whether this is the right design for you. ( See my ‘unboxing’ video where I go through the drawings you’ll receive).

Cover Sheet: This includes typical notes, license agreement
Conceptual Floor Plan: Includes floor plan features, overall & basic dimensions only, and specific features to be noted, as well as listed rooms.
Concept Exterior Elevations: Shows and annotates exterior materials, building height, roof lines and window style.
Concept Renderings & Alternative Exterior Materials to choose from.

The Construction Package

Intended to use for permitting, pricing, and construction of the entire project (24”x36” Sheet Size). The drawings and specifications are detailed and similar to the level of service you would expect to receive from a high end architectural design studio. There’s a huge amount of value included with this package. The list of sheets generally include the following:

Cover Sheet & Drawing Index: The cover sheet features a rendering of the exterior of the house that shows approximately how the home will look when built. The index lists the order of the drawings included, with page numbers for easy reference. This sheet also includes square footage breakdown, design criteria, applicable codes for State of California, general notes, a license agreement, and a placeholder for a specific site plan (not included in plan set - see below question about Site Plans).
Detailed Floor Plan(s): This sheet provides detailed floor plan drawings and descriptions of all the elements that will be included on each floor of the home. The home’s exterior footprint, openings and interior rooms are fully dimensioned. Important features are noted including built-ins, niches and appliances. All doors and windows are identified with a door/window schedule.
Reflected Ceiling Plan: This plan shows the ceiling heights, any sloping ceilings, and
Foundation Plan: This drawing provides a fully dimensioned and noted foundation layout, including references to footings, pads, and any support walls. Please Note: Actual structural design & requirements should be reviewed & obtained by a locally licensed engineer for your specific site location. See the license agreement for further information.
Floor Framing Plan: The framing plans provide structural information such as the joist location, spacing and direction, as well as the floor heights and any stair openings, if applicable.
Roof Framing Plan: The overall layout and necessary details for roof design are provided in this section. If prefabricated trusses are used, we suggest using a local truss manufacturer to design your roof trusses to comply with your local codes and regulations. The roof truss size and shape are provided as a guide.
Exterior Elevations: Exterior elevations are drawings that show how the finished exterior of the structure will look aesthetically. Elevations of the front, rear and left and right sides of the home are shown. Exterior materials, details and heights are noted on these drawings.
Building Section: The sections will illustrate the important changes in the floor, ceiling and roof heights or the relationship of different floors to one another. Interior elements of rooms and areas, such as headers and soffits, are also discernible and easier to visualize in a cross section.
Architectural Details: These drawings shows section cuts of the exterior wall from the roof down through the foundation. These specify the home’s building materials and finishes. Roofing materials, insulation, wall finishes and elevation heights are all shown and referenced. Also, window and door components and any railings or stairs are detailed.
Structural Details: These addresses all the structural elements that need to be detailed, including: concrete footings, wall to foundation connections, and roof to wall connections. They also show type of foundation and the construction of the walls. Note that raised foundations can be provided.
Electrical & Lighting Plan: This drawing provides for typical receptacles and light fixtures types in the recommended locations, and provides the specific notes related to these items and mechanical/plumbing systems that comply with the California Building Code.

Optional Add-On Packages

Interior Elevations: These interior elevations show the specific details and design of the kitchen, bathrooms, utility rooms, fireplaces, bookcases, built-in units and other special interior features. The interior elevations vary based on the complexity of the home. Contact us directly if you would like us to provide these.

Is a site plan included?

No, a site plan specific to your property and tailored to your local code requirements is not included. It is too specific and unique for each project, and thus impossible for us to cover every situation. Typically a local draftsman or designer in your area can put this together, and also help with the below items that are not included. We can, however, provide a plot plan for you a our current hourly rates. Please contact us directly to discuss this option.

Are structural drawings & calculations included?

Basic structural drawings & details are actually provided. Typically these are not included in most plan set. However, uur plans are designed with the intended use in State of California, but still require the review of a local licensed engineer. Roof truss design & engineering will also be required by a local roof truss manufacturer based on the design provided in the set of plans purchased. Because local design conditions, climate concerns and codes vary so widely, it's impossible to design a structure that would work for every location. For this reason, the license agreement requires you retain the services of a local engineer to design or review the structural system for your project. Any engineering fees are not included in the cost to purchase the plan set.

Are energy calculations included?

No, these are not, as they are based on the location, site, and specific orientation of the building on that specific site. A local energy consultant will be required to compile a set of calculations needed (if applicable to your area) based on the site plan that is generated by your local draftsman.

Are plumbing drawings & fixture schedules provided?

Plumbing fixture types are shown on the plans, but the set doesn't include rough-in locations or fixture selections. If you'd like help selecting appropriate fixtures, we can be hired on an hourly basis to aid in the selection process. Plumbing runs and rough-in will be influenced by local codes and must be coordinated with the structural design & selected contractor. As such, these decisions are best coordinated with local subcontractors prior to construction of the design.

Are electrical or lighting drawings provided?

Most sets do provide a basic electrical layout and lighting plan that are compliant with the code requirements in the State of California. They may not particularly apply to your area, but can be used as a design guide and take-off for estimating electrical and lighting costs. Additionally, we can be hired on an hourly basis to develop, revise or customize the lighting plan as needed to suit your specific needs.

What are construction costs for these structures?

This will vary based on your location. In California, we typically tell service-based clients to expect the construction costs between $180-300/square foot, not including site development costs or land acquisition. This is also depended on the level of complexity of the project and the size, as well as the builder involved and how much of the work you perform yourself. Please contact us directly for additional details on the construction costs for a specific plan.

Can I copy the Plans?

Yes, and No - You can freely distribute the plans to Contractors and Subcontractors so that they’re able to price and build your home, but you can’t freely distribute it to others to construct their homes too. The plans are licensed for use in constructing only one home. Purchasing the plans means you're bound to the licensing terms, which explain the reproduction rights out in more detail. RAD Studio retains the copyrights for the plans but the copyrights allow you to use them for the duration of the one project they were purchased for.

Are you available prior to or during construction to answer questions?

Yes definitely. We would love to be involved and answer any questions along the way. We provide this service at our current hourly rates on an as-needed basis. We can also provide site visits if the project is construction in an accessible location from our studio. Contact us via email to schedule a time to discuss this option further.