Traditional Style House Plan 59952

A: Hello, We do have this plan available with 2x6 exterior walls at no additional cost. Whenever your ready to proceed, call the website to place an order, and request the 2x6 option. Refer to this email from Stephen Mathis at House Plan Gallery, since the 2x6 option is not listed online. Thanks!

A: Hello, The video does show the same kitchen as the floor plan but there are some snap shots on the right side of screen that do not go with this plan. Thank you for pointing this out. We will remove the incorrect photos immediately, as that is an error. The photos of the kitchen with the angled bar , with no island is from a totally different plan. Not sure which plan, but its not related to this plan. Thanks.

A: Hello, The "rule of thumb" for columns is at least one inch of thickness per foot of height. The front porch is 11' height, so we have 12" columns there. If you wish to downsize to 6" or 8", definitely use the largest size. Thanks.

A: Hello, No, we do not have that exact layout mentioned. We could modify the plan to change the left side to one bed/one bath, and then keep the right side as is, except for changing the half bath to be a walk in pantry, or extra master closet space. The modification fee would be $395 in addition to the plan package. Allow 4 to 6 working days for preliminary plans, and another 7 to 10 working days for final plans. Thanks,

A: See plan 59973 for the basement version. Plan 59952 is slab or crawlspace foundation ONLY, since there is no space for stairs in it. The width of 59973 is four feet wider, in order to add the stairs. Great room and master bedroom also gained width. Thanks.

A: Hello, Predrawn house plans do not come with mechanical plans. The location of all of that would vary based on your choice of foundation, type of water heater, number of water heaters, and local codes, etc.. There is no one answer to the best location. The attic is the best place for the ac unit. Tankless water heaters mount anywhere, including on the exterior wall, or you can put a old timey tank type in the flex space closet, or in the attic with a catch basin pan under it. Thanks.

A: Hello, The website says "stem wall slab" comes with this plan, but thats not correct. It comes with a "raised slab", which is similar to a "stem wall slab", but it has block around the perimeter, then its backfilled with fill dirt, and the slab is poured on top of that elevated platform. The height can be 8", or whatever you like. We do have "slab on grade" type foundation details which can be substituted by your builder onsite. There is no need to have the plan modified for that item, unless your permit office requires it. When you place the order, be sure to tell the salesperson to note on the order that you would like the free "slab on grade" foundation details. We will then add the extra page, and it will be included. If you need the plans to be modified to show slab on grade, the cost would be $250 in addition to the plan package. Allow 4 to 6 working days. Thanks.

A: Yes. 48' is the overall depth, including the porches.

A: 7'x3'-4" overall. Thanks.

A: See plan 59973 for the basement version. Thanks

A: Yes, both porches will come as concrete slab in both the slab and crawlspace foundation. Thanks.

A: Please read the "Frequently asked questions" section of the site concerning plan contents. Predrawn house plans do not include mechanical plans, which is plumbing, heat and ac, etc... The floor plan does show locations for all the plumbing fixtures, so the plumber normally uses the floor plan to layout the drains and and vents. Thanks.

A: Hello, We have a very similar version with an attached garage. See plan 59134. The laundry and half bath are relocated, and there is an unfinished bonus room above the garage. We also have smaller versions, different exterior, carport version, etc.. Plan 59952 does already come with a plan for a detached two car carport sized 24'-8"x24'-8". Its an open carport. You could just build it attached to the house, and add walls and garage doors to it if your permit office allows site changes, or we can provide a quote to modify the plans. Thanks.

A: Hello, Predrawn house plans do not include mechanical plans. Tankless type water heaters are mounted anywhere you want them, on the exterior walls, inside the house, or in the attic. You may choose to have one or two. Your builder will select the best location based on the type you choose. IF you choose an old timey tank type, it can go in the attic, or in the flex space closet. The hvac system would be in the attic. Be advised that this plan does come with a plan for an optional two car detached carport. You can build it or not, and put it wherever you want. Thanks.

A: Hello, The stone fireplace and chimney would add approx. $6000 in construction costs over the cost of the existing gas logs. The chimney would protrude through the roof on the right side of the gable over the front porch. It would work fine. That change can be made onsite with the builder.

A: Hello, We assume your intent is to vault the ceiling in the great room and above the eating area/kitchen so that the loft above the kitchen can be open to the great room with a railing or half wall up there. If you want to have regular stairs for the loft, we could widen the whole house by four feet in order to create enough space to add stairs either along the left wall of great room going up towards the rear, or along the left wall of the eating area, going up towards the front. If you want to only use existing attic space for this new loft, then the ceiling of the loft would start at the floor line in the rear, and slope up with the roofline at 8" per foot towards the middle of the house. The ceiling height would be approx. 9' tall by the time it gets to the front edge of the loft. If your intent is to add a full two story wall at the rear of the loft to create flat 8' ceiling height over the entire loft, that can also be done. It would look like a wide shed style dormer in the rear view, with windows in the rear of the loft. The size of the loft would be about 15' deep, by whatever width you want. The useable space upstairs would depend on whether or not you want to add the dormer on the rear, or just use existing attic space. The other option for loft access would be a ladder bolted to the wall between the eating area and great room. This concept would not require us to increase the width of the house. The fee to widen the house four feet, then add stairs, vaulted ceiling in great room/kitchen area, and a loft upstairs would be $495 in addition to the plan package. If you prefer the ladder to the loft option, without widening the house, the fee would be $300 in addition to the 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 when we have completed the final plans. Allow 5 to 8 working days for preliminary plans, and another 10 to 15 working days for final plans. Timelines change with our workload, and may vary depending on when you decide to proceed. 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: This plan actually comes with a detached two car carport. You can add the breezeway and the pantry shelves on-site with your builder.

A: Hello, We are the designer of this plan you found at www.FamilyHomesPlans.com. The fee would be $425.00 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 8 to 12 working days for preliminary plans, and an additional 14 to 18 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: Sure. See plan 59155 for this same floor plan with a garage/bonus and basement foundation option.

A: Hello, You are correct. We do not locate heat and ac units on most plans because the best location varies with foundation type selected, number of units the client wishes to use, etc.etc.. The plans state that the hvac unit is to be located onsite in the attic.

Water heater location again depends on how many you want, and what type. Tankless water heaters are common now, and they can be mounted on the exterior studwall. If you prefer a conventional water heater, it can be in the attic, or in the corner of a closet suck as the flex space.

This plan comes with the roof stick framed, with regular lumber, so there is interior load bearing walls. If you dont want interior load bearing walls, then you would need to use prefab roof trusses instead of stick framing. If you want trusses, just provide a copy of the plans to your local truss company, and they will build the trusses to meet your local engineering loads. Trusses transfer the loads to the exterior walls.

Attic access is in the ceiling of hall 1, but could be wherever you want it.

Thanks.

A: Hello, Sure, See plan 59973, which is the basement version of that same plan. We had to widen the middle by 4 feet to add basement stairs. The basement comes as unfinished. Thanks.

A: Hello, The half bath area does not contain enough space to add basement stairs there, even in a "U" shaped layout. We do have an alternate plan for anyone wanting a basement version though... See plan 59973 for the same plan with a walk out basement. We had to add four feet width to the house to allow for the stairs, so its bigger.. 1951 s.f. instead of 1870...

A: Hello, See plan 59936. Its a 1640 s.f. version of that same plan, but without the flex space, and laundry area. We relocated the laundry, and removed the bonus room. This would be a better starting point than the larger version.

If we start with plan 59936, which is 1640 s.f., then remove the left bedrooms and bath, the footage would be 1205 s.f. heated.

Thats still more than twice the footage you want. We recommend looking at other plans if you need less than 600 s.f.

See plan 59039, which is 600 s.f., or plan 59040 which is 800 s.f.. Those will give you a better idea of what size you are talking about....

If you need a custom plan drawn to fit your needs, just let me know more about what you want, and we can provide a quote for it, or we can modify any of the existing plans I just mentioned.

Thanks and God bless!

A: Hello, Yes, We could modify this plan, but you may prefer to just purchase plan 59155. Its the same house with the addition of a garage, basement, and a bonus room over the garage. The bonus room could just be used as floored attic. If you wish to obtain a quote to modify a plan, it would be less costly to remove the bonus room from this plan, than to add a basement and garage to the other. Same end result anyway..

Thanks.

PS- The slight difference in footage is the longer hallway to the garage due to the two sets of stairs.

A: These are presentation images online. They are not made to any scale. They are not for building the house, they are only for presentation. Now the actual blueprints you get when you purchase the plans will be at 1/4" per foot scale, if thats what you meant. Thanks.

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