Before You Sign A Contract With A Builder
In addition to the construction drawings you've purchased, you'll need a set of specifications. "Specs" are the details of all the stuff in the house. The plans show where the toilets are placed, for example, but don't specify what kind of toilets they are. The plans show where the cabinets and countertops go, but don't tell you anything about the style, finish, or cost of these items.
How important are the specs? They are often the difference between a happy new homeowner and an unhappy one. Good, accurate and complete specs will prevent the frustration and disappointment you'll feel if the completed house isn't exactly what you expected, or if it costs a lot more than you thought. Lack of good specs is the root cause of many contractor "horror stories".
Specs will also tell you - up front - how much the finished house is really going to cost. The finishes and fixtures in your house (flooring, lighting, paint, trim, etc.) make up 30% to 40% of the cost of the house - it doesn't take much of a change in the specification of those items to show up in a big way on the bottom line.
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| Before You Submit For A Building Permit
The building department issues the building permit - but only after your plans pass muster at the zoning department.
The good folks at the zoning department will require you to submit a site plan for review. The level of detail they'll require on the site plan varies - from not much more than a quick sketch to a highly detailed drawing prepared by a surveyor or a civil engineer.
Expect to pay extra for this service, from several hundred to several thousand dollars, depending on the size of the property, the size of the house, and the requirements of the zoning department. And some rural township zoning departments may not require a site plan at all.
Does My House Fit On My Lot?
But whoa, let's back up just a bit - no zoning department's going to pass your site plan if the house doesn't fit. Every building site has restrictions on how a house can placed including:
Side yard setbacks
Front yard (building line) setbacks
Rear yard setbacks
Some jurisdictions have additional requirements:
Minimum and maximum building "footprint" size
Maximum building height
Maximum lot coverage
And many properties have easements across them. Easements are areas of a lot that are set aside for use by others, usually utility companies. Easements can also allow access across one property to get to another.
Before you purchase a house plan, check the zoning restrictions on your property. Make sure the plan you want fits the lot you have!
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