Southern Style House Plan 59039

A: Hello, The range is a standard 30" width. The washer/dryer is a standard 30" width. Bonus room closet is 2'x3'-2" interior usable space. If your intent is to place the freezer inside the bonus room, there is approx. 5' width between edge of window and corner bonus/living room, assuming the closet is eliminated. If the intent is to use the closet space for an upright freezer accessed from the living room, there is enough space for a 36" wide freezer. The refrigerator space in the kitchen is a 36" width. Thanks.

A: Hello, This plan was designed to comply with the 2018 IRC code. Plan package includes the following content- Cover page foundation plan with typical details floor plan with ceiling framing notes four exterior views Cross section through middle of house Interior cabinet drawings electrical layout plan Thanks.

A: Hello, This plan contains the following content- Cover sheet with artists rendering Foundation plan with typical details for either slab, crawlspace, or basement type floor plan with ceiling joists size and spacing Electrical layout plan four exterior views Cross section through middle of house showing the framing Interior cabinet drawings. This is typical of most predrawn house plans which are designed to be adaptable to any site and local codes. Thanks.

A: Hello, Yes, the porches are shown at 8' ceiling height. You could extend the walls of the living area up to 9 or 10' within the existing rooflines. There is enough height available due to the porch roofs to extend those walls without the exterior appearance needing to be modified. So that would be an easy site change to make with the builder. You could also choose to elevate the porches to a 9 or 10' ceiling height, which would change the exterior appearance. That could also be done onsite with the builder, or we can modify the plans for $350 in addition to the purchase of the plan package. Allow 4 to 5 working days for prelim. plans, and another 8 to 10 working days for final plans. Thanks.

A: Hello, Yes, the living room/kitchen area can have a vaulted ceiling following the roofline. That change could be made onsite, or we can modify the plans for an extra $220. We have a larger version of this plan which has a vaulted ceiling and a nice video to show you what it could look like. See plan 59993. This plan also has a loft with ladder for access. Thanks.

A: Hello, No, there is no living space in the attic. We do have the attic above the living room floored for attic storage, and there is a small window in each end of the attic. You could add a wall mounted ladder in the living room near the bathroom door for kids to climb up to a loft or playroom type area. There is no good way to get stairs into the existing footprint unless we enlarge the width 3 to 4 feet. You can see plan 59993 which is a bigger two bed version of this same concept, and it does have a ladder to a loft above. You can watch the 3d video we have on this plan and see the ladder idea in 3d. It would have to be changed slightly to adapt to the smaller plan. If you only need to add a non vented gas logs type fireplace with no chimney, that can easily be added onsite by the builder. No other modifications are necessary for that type fireplace.

A: Hello, There is no loft included in the plan, but the attic area is designed to be floored attic storage. So if you wanted a loft, all you would have to do is add a way to get up there with a wall mounted ladder bolted to the wall beside the bathroom door in the living room. The area that’s floored is 30'x20'… You could finish the attic area as a loft very easily. Theres already two small windows, one at each end in the gables. Thanks. Modification Department

A: Hello, We are the designer of this plan you found at www.FamilyHomePlans.com. The fee would be $395.00 in addition to the purchase of the 5 set or the PDF plan package. When you are ready to proceed, please call the website to place your order for the plan package. Be sure to tell them that you are having modifications done by the designer. They will process the order, and send a copy to us. We will then proceed with preliminary plans for your review. We would request payment for the modification fees when we complete the work. Please allow 6 to 12 working days for preliminary plans, and an additional 10 to 15 working days for final plans to be completed. Amanda ----------- House Plan Gallery, Inc. Special Note: Customized materials list are not included in this quote. If you purchase the online material list, it will match the ORIGINAL plans NOT the customized set. We do not offer customized materials list at this time. Local builders and carpenters are the best source for those.

A: Hello, Yes, the attic is the only space available for the heat and ac unit. The water heater could also go in the attic if you choose the old tank type. If you choose to use a tankless type water heater, it can be mounted on the exterior wall anywhere. Thanks. Modification Department Stephen Mathis, CPBD

A: Hello, Other clients have modified this plan over the years in many ways. Most included other changes besides just adding a loft. We could create a vaulted ceiling in the living room/kitchen then put a ladder bolted to the wall of the bathroom in the living room. There is no good spot inside for spiral or regular stairs. It is possible to add four feet width to the living room/kitchen exterior wall in order to make room to add stairs starting in the front right corner of the living room, going up the side of the fireplace, then wrapping 90 degrees around the back of the fireplace and going on up to the upper level there. You would then walk over the kitchen area, so it would have a flat ceiling, and over the bath to get to the loft area above the bedroom/bonus… We would need to elevate the height of the main roofline to create enough headroom to do this, and it would add 80 s.f. to the first floor, plus whatever size the new bonus room turns out… likely 12x14 or so… with sloped ceilings on two sides.. and a window on the left end. We could use some of that bonus room space to add a half bath. The modification fee would be $495 in addition to the purchase of the five set or pdf plan package. Allow 5 to 7 working days for prelim. plans, and another 8 to 12 working days for final plans. When you are ready to proceed, please call the website to place your order for the plan package. Be sure to tell them that you are having modifications done by the designer. They will process the order, and send a copy to us. We will then proceed with preliminary plans for your review. We would request payment for the modification fees when we complete the work. We look forward to working with you! PS- Customized materials list are not a part of this quote. If you purchase the online materials list, it will match the ORIGINAL plans. We do not offer customized materials lists at this time. Local builders and carpenters are the best source for those. Modification Department Stephen Mathis, CPBD

A: Hello, We could use a ladder attached to the bathroom wall in the living room to climb up there if that works for you. If you wish to have a spiral stairs or normal stairs to access the space, then we will need to add about 4 feet to the right end of the house. We could shift the fireplace inward a foot or so, then enter the new stairs in the right front corner of the living room, and proceed upward towards the rear. This option would mean that only the living room would be open to above, and loft would be over the rest of it. If you used a spiral stairs, we could put them between the raised bar and the bathroom door. They would take up about a third of the great room, so we would likely need to add back some space on the end. Let me know which option you like best, and I can then give you a price to do it. The room up there would be about 12x12, with four foot tall sidewalls, some sloped ceiling, and some flat 8' ceiling in the middle with a window on the end. Have a great evening and God bless!

A: Yes you can! Please click the "Modifications" tab above to get more information.