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Why the House Plan you buy should include much more than you think it should…

So why exactly should your house plan include much more than you think it should? and what is included in most House Plans anyway?

Well, here at Small House Works, we recognize that most people need a little extra help in visualizing the potential of the home they are about to build.

This is why we go the extra mile by providing much more than basic floor plans & standard construction details like most house plans out there.

All of our house plans include useful extras to help the homeowner with their house build from start through fruition!

Continue reading below to find out why the House Plan you buy should include much more than you think it should…

Graphic titled "Why the House Plan you buy should include much more than you think it should". Images below text of interior rendering by Small House Works showing a sample Master Suite, Modern open concept interior rendering, and Modern Industrial open concept interior rendering. Text at bottom reads: smallhouseworks.com

When you purchase one of our small house plans you receive lots of extras including:

  • 3D exterior renderings showing all elevations of the house for homeowner reference.
  • 3D interior renderings of every room to help the homeowner visualize the space properly.  
  • All major construction details provided in 3D.  These crystal clear details will ensure accurate interpretation of the plans by your builder.  No clarification questions and no costly mistakes.
  • Full specifications of all construction materials and exterior materials and finishes such as siding, roofing, windows and doors, decking and railings, and lighting.  We strive to keep all construction materials as eco-friendly/sustainable as possible!
  • Full specifications of all architectural materials pictured in the interior renderings such as complete kitchen & bathroom material specs, lighting, flooring, staircase and railings, paint colors, closets & other storage solutions, and appliances). We also give our customers an 8.5″ x 11″ printable pdf document listing all of these recommended materials for easy homeowner reference.  This is especially useful in helping our customers get a quick jump start with material quotes and in making alternate decisions based on personal style and budget.
  • Some of our house plans, like our soon-to-be-released Off-Grid Cabin Plans, include quantity take-offs along with national average construction materials costs.  This enables the homeowner (if doing a self-build) or the owner’s builder, to submit the take-offs to multiple supply houses for materials quotes in a quick and efficient way.  We always recommend a few quotes be obtained for materials as well as for contractor bids (read our post “How to get the best construction cost for your home” here).


A set of House Plans is certainly an affordable way to build a house today.  However, a very basic set of plans including floor plans and 2D elevations and construction details can often leave the buyer confused and not knowing what to do next.  The first crucial steps in building a home will always include some work on the new homeowner’s part but with fully detailed house plans one can get a great jump start in the right direction.

We hope you now agree that the house plan you buy should include way more than you think it should! 

Read more about our AVAILABLE HOUSE PLANS OR VISIT THE SHOP PAGE HERE to see our competitive pricing and current sales.

Below is a sample gallery of the type of 3d renderings you will receive with your House Plan purchase with Small House Works

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Our BIG end of the season SALE!

UPDATE 9/6/20:  HAPPY LABOR DAY!  THE MODERN FARMHOUSE IS NOW JUST $120. THRU THE END OF SEPTEMBER!

The Modern Farmhouse House Plan is now just $120.00 for the complete set of construction plans.

At this price, you could be well on your way to the affordable small home of your dreams.

Don’t miss Our BIG end of the season SALE. Sale runs through the end of September 2020.

Looking to build a small house with a very small budget? Read on…

About The Modern Farmhouse plan: The Modern Farmhouse is the perfect little starter home for anyone looking for a new beginning. The plan includes: 2 bedrooms & 2 bathrooms with high ceilings, a spectacular Master Suite Loft with a private terrace, a fully designed under staircase storage system, & much more. The house is 890 square feet.

Take a peek at our DESIGNS page to read more about this plan and to view more images of the exterior and interior of the house.

The Modern Farmhouse Flyer with Sale price $200. Text reads "Perfect Little Starter Home for any new beginning". Floor Plans image.

 

 

 

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Introducing The Modern Off-Grid Cabin Plan…

COMING SOON! THE MODERN OFF-GRID CABIN PLAN.

The Modern Off-Grid Cabin Plan is a 350 SQ FT TINY CABIN, WEEKEND GETAWAY, OR EVEN VACATION RENTAL!  

1 bedroom | 1 bathroom | 350 sq ft.   All specifications for materials & finishes are included with the plans.

Specifications for this house plan will include:

  • eco-conscious & energy efficient house design
  • full electrical, mechanical, and plumbing plans
  • 3d renderings of all interior and exterior views of the cabin
  • construction details in color 3d rendering form
  • off-grid solar system 
  • atmospheric water generator
  • rainwater harvesting system with purification
  • smart home integration
  • off-grid appliances 
  • ALL FOR JUST $350.00!

Be sure to join our mailing list or follow us on Pinterest or Instagram to receive updates on the availability of this plan.

Looking for something a little larger?  Our Modern Farmhouse Plan is 890 sq ft and includes 2 bedrooms, and 2 bathrooms.  Currently available for just $120.00 (sale thru the end of Sept. 2020). 

Learn more about The Modern Farmhouse Plan here.

 

3d rendering of The Modern Off-Grid Cabin Plan. Text reads: Coming soon. The Modern Off-Grid Cabin Plan. 1 Bedroom, 1 Bathroom, 350 sq ft. Plans include specs for all materials and finishes. Small House Works logo at bottom next to website address smallhouseworks.com

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Small House Plan- The Modern Farmhouse NOW AVAILABLE!

 

The Small House Plan you have been waiting for has arrived!

 The Modern Farmhouse Plan from Small House Works.   LEARN MORE

 

Floor Plans for The Modern Farmhouse Plan- Sustainable Living in 890 sq ft. With rendering of the front elevation.

COMING SOON:

The Mid Century Modern Ranch

1,300 SQ FT | 2 BEDROOMS, 2 BATHROOMS

NextGEN Gallery

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How to get the best construction cost for your new house

So you have a set of plans for your new house and you have no idea what to do next…

Whether you have purchased pre-drawn (or “stock”) house plans online or you have worked with a design professional you are, first of all, going to want to simply sit down, roll out those plans, and read them thoroughly for yourself. Now, you may not understand all the technical details but you will certainly gain a general enough familiarity with the design by doing this. You will also learn some construction language which will make you feel more confident when speaking with your contractor throughout the building process. Our goal here is to put you at ease and give you the confidence to take on a house build. New House projects are taken on every day by people just like you. You’ve got this. Here at Small House Works, we have over 30 years combined experience in the Construction Industry so trust us when we say, the next steps we’re about to talk about are arguably the most crucial in the entire process.  

We’re talking about getting a construction cost you feel comfortable with and finding a contractor you feel comfortable with.

Let’s get into it…

image of architecture plans unrolled with text How to get the best construction cost for your new house, from the blog series "Building with a House Plan"

 

The following is a general step by step guide to help you get started:

 

Obtain at least 3-4 competitive bids from Contractors

The bid should include:

  • At the very least a minimum itemized breakdown of the project costs i.e. excavation work, concrete work, rough carpentry (framing), finish carpentry (mill work, etc), plumbing, electrical, mechanical, tile work, sheet rock/tape & spackle, insulation, roofing, siding, doors & windows and hardware, floor finishes, and so on. Since you will be comparing the bids you receive it’s important that the Contractors are itemizing exactly the same way. To ensure you receive bids you can easily compare we recommend using a simple “Bid Form”. Basically, a Bid Form is an itemized list of all the major components of a construction project. The Bid Form requests that the Contractor bidding on the job provide a cost breakdown for each of the components.
  • Obtain at least 5 references from past projects of similar scope. It’s important that the Contractor you hire has good working knowledge in Residential Construction.
  • The contractors should receive the construction documents (plans) from Owner electronically (pdf). Serious Contractors should not have a problem with printing/paying for a set of documents for their own use during the bidding process.
  • Contractors bidding on the project should be made aware by the Owner that a Construction & Payment Schedule will be required upon signing the Contract. An approximate indication of how long the project will take to be completed should be included in the Contractors Bid.

Here is a Sample General Bid Form  Download Sample

  You may alter or amend it to suit your needs.   It can be a lot more detailed and complicated if your project requires it to be, for example, a line item for a cost per linear foot of copper piping or a cost per cubic yard of concrete.  


 

  • Obtain at least 5 references from past projects of similar scope. It’s important that the Contractor you hire has good working knowledge in Residential Construction.
  • The contractors should receive the construction documents (plans) from Owner electronically (pdf). Serious Contractors should not have a problem with printing/paying for a set of documents for their own use during the bidding process.
  • Contractors bidding on the project should be made aware by the Owner that a Construction & Payment Schedule will be required upon signing the Contract. An approximate indication of how long the project will take to be completed should be included in the Contractors Bid.
  • For each payment installment, a notarized “Partial Release of Lien” Form is to be submitted to the Owner by the Contractor and all Sub Contractors related to the indicated payment. The Partial Release of Lien Form is directly related to the Payment Schedule and the Owner should always have this in-hand before handing over a check payment. The Partial Release of Lien Form offers protection in the event a Contractor or Sub Contractor claims he or she has not been paid. This form is supplied by the Owner & should be included in the contract documents.

Here is a Sample Partial Release of Lien which, like the Bid Document, you may alter or amend to suit your needs. 

Download Sample

 

REVIEWING THE SUBMITTED BIDS

  • Ask questions! Address differences in contractor bids, compare apples to apples, be cautious of numbers that appear very low or very high. Large differences between bids or in individual line items should set off an alarm.   Who knows, it may just be a simple typo that needs correcting.  Do not be afraid to ask.
  • Remember,  you are in the driver’s seat &  it’s your money… so negotiate to get the costs where you need them to be while maintaining the integrity of the design.  

THE SIGNING OF THE CONTRACT

  • By now, you’ve crunched all the numbers, asked all the questions, and chosen the best fitting Contractor for your house build. You should be happy with the quote you received and have a good rapport with the Contractor.
  • Make sure your selected Contractor is properly licensed and insured. Average Contractor Liability Insurance for Residential Projects is $1,000,000. This is a good time for you as the Homeowner to also consider additional insurance for coverage during the construction process i.e. damage, theft, liability. Speak to your Insurance provider about your options.
  • The Contract documents package should consist of a finalized contract supplied by the Contractor with reference to the Bid Form & a List of Drawings from the Construction Documents, a finalized Construction Schedule & Payment Schedule from the Contractor, Insurance documents from the Contractor, & the Partial Release of Lien Document supplied by the Owner. All documents should be referred to in the contract that you will be signing. These individual documents associated with the Contract are generally titled referred to in the Contract as “Exhibit A”, “Exhibit B” and so on.
  • The initial payment to the Contractor will be due upon signing of the contract. This amount is typically 10-15% of the project & it should be indicated in His/Her Contract. This payment is known as “Mobilization”. The payment will allow the Contractor to place orders for some initial supplies and materials needed to get the project going (Mobilized). The first notarized Partial Release of Lien should be supplied to the Owner from the Contractor at this time.

 


We hope you can see from this post that these initial steps are crucial! Hiring the right Contractor & taking your time to do this part of the process correctly can help alleviate a lot of the stress of the unknown you are about to embark on.

It’s very important that you feel comfortable going into your house build.

 

Has this information helped answer questions you have about the bidding process? We would love to hear what you have to say.


Are you looking for a House Plan to jump-start the process?

Why not consider one of our pre-drawn/stock house plans?

Just check out our “Designs” page here on our website.

 


Coming up next in this Blog Series…..

We’ll get into some alternate ways to manage the building of your new house.  From how to act as your own General Contractor to taking on the job of Construction Manager (and potentially saving a ton of money in the process!) Are you up for the task?


 

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Coming Soon! The Modern Farmhouse

This stunning modern farmhouse features soaring ceilings with walls of windows, a private master suite terrace, an under staircase storage system and loads more in under 900 square feet! Available Winter 2019. Join our mailing list or follow us on social media so you don’t miss out on any updates!

Coming Soon Flyer for The Modern Farmhouse Plan by smallhouseworks.com with Introductory Price of $500.00