Southern Style House Plan 59040

A: Hello, No, the plan comes with all 8' flat ceilings, but your builder could easily add a cathedral ceiling in the living room or living and kitchen. Thanks.

A: "BR" stands for broom closet. The space between refrig. and broom closet is counter with wall cabinets above. Yes, the area labeled "raised bar" is the place intended for bar stools. Thanks!

A: Hello, Yes, we have updated this plan for the 2018 IRC code. Building codes are constantly changing, so predrawn plans must be updated periodically as well. Thanks.

A: Hello, The attic space above the living room and bed 2 is floored and has the roof bracing arranged in a way that allows open storage space and easy access to that portion of the attic. There would be a pull down stairs in the ceiling of the hall, or wherever you want to place it. The rest of the attic could also be floored for storage if you need more space. Contractor can easily adjust that onsite. Thanks.

A: Hello, Predrawn house plans do not, and cannot include mechanical plans such as plumbing, or any other "site specific" type of plan. The plans include foundation plan, floor plan, four exterior views of exterior, roof and ceiling framing plans, wall section, cross section, interior cabinet drawings, and electrical. Thanks.

A: Sure, see plan 59096 or 59098 for versions of this same plan without the fireplace. Thanks.

A: 8' flat ceiling, same as the rest of the house. It could be vaulted, or whatever you prefer. That would be simple to change onsite for the builder. Thanks.

A: Hello, Sure, we could modify this plan to be one bedroom, or you may like plan 59110 better. Its very similar, and already has one bedroom only. If you wish to obtain a quote to modify the first plan, just reply to this email and let me know. Thanks.

PS- Smaller version , 400 s.f. is 59109

A: Hello, Most people choose to use the tankless type water heater since they are far superior in terms of energy use. They can be mounted on the exterior walls, or in the attic, or in a crawlspace if there is one, or in a cabinet, etc..... If you wish to use a conventional water heater, It would go in the attic, unless you choose a "lowboy" type which could fit under the kitchen counter. The a/c unit would need to go in the attic, or in a crawlspace under the house, depending on the type you choose. It would of course be ideal to have a closet on the main level for each, but in an 800 s.f. plan, there is seldom any space folks are willing to give up for mechanical. One option would be to remove the door from bedroom 1 to the screen porch, and remove the bathroom window and use that first three feet of the porch as a closet for the water heater and/or heat and air unit. Have a great day and God bless! Stephen Mathis, CPBD

A: Good morning, The window is just in the attic. We liked the look of it better than a gable end vent. You could vault some ceilings. There is just an attic access pull down stairs to get up there, no useable space for living. We have made it into a loft with an access ladder for kids. Have a great day and God bless!

A: Good morning, See plan 59122 for that option. God bless! Stephen Mathis, CPBD

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