For custom house design please visit Step One Design

Modern House Plans
from Award Winning
Designer Michael Dunsmuir

What's Your

You are as unique as our plans.

West Coast Contemporary

West Coast Contemporary


Mid-Century Modern



Arts and Crafts

Arts And Crafts

Modern Scandinavian

How It Works

We’ll never leave you high and dry. If you need custom work on your elevations or a basement added etc. we are happy to work with you to customize your plans, just get in touch.

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Frequently Asked Questions

Our plans come with detailed, fully dimensioned floor plans, showing walls, doors, and windows with their sizes, plumbing fixtures, appliances, and basic millwork, floor and roof framing direction for floor and roof  joists, engineered trusses and beams where they occur, roof plans, exterior elevations with material finishes, detailed cross sections with all assemblies, large scale construction details where applicable. Plans also include effective energy efficiency assembly tables, and general construction notes. Plans do not include interior lighting schematics or diagrams, or interior design details, specifications or finishes.  Site plans are an extra charge, as the lot has yet to be determined on the plans.

Construction costs can vary project to project. Current price per square ranges between 200.00 to 300.00 dollars per square foot. Garages can be less, and per square costs can go higher depending on interior and exterior finishes. Prices vary region to region and subject to increases and fluctuation subject to product, and building material availability. 

Plans can be altered depending on the applicable zoning requirements. Adding floor area may not be permitted in your zoning area. Internal changes are possible and often can be done, but can be limited due to structural framing. Adding windows can be limited for homes closer to their property lines, and doors can be or relocated in most cases. Kitchen layouts can be changed depending on the floor plan and plumbing fixtures can be relocated where possible. 

Building permit submission requirements vary region to region. Printed sets are usually required to make a building permit application. Typically this ranges from 2 full sets and up to 6, to apply. Check with your local jurisdiction. Often plans can be emailed electronically in a PDF or dwg file to contractors and subcontractors for pricing. PDF’s can be printed via email at any local print shop, check for printing costs and uploading sites and emailing. Usually builders require 2-6 sets for distribution and to give to the framers. Back in the blueprinting era, homeowners would often get 12 full sets of completed working drawings, but with electronic copies and the internet the need for large rolls of plans is greatly reduced. Today you can print as you need and email or file share to be environmentally responsible. 

Plans typically are not permit submission ready. Structural Engineering varies from region to region, based on seismic (earthquakes) restraint requirements. A regional structural engineer will need to be engaged to structurally engineer the plans. The proposed building may also be subject to energy modelling, therefore requiring a certified energy advisor. Plans are also based on the 2018 British Columbia Building Code and may need to be amended to suit the local or regional building codes, confirm with your local building department for local requirements. 

Occasionally civil engineers are required to design on site storm water management, so check with your building department or developer if your property is subject to SWM plans. 

On lots with side yard setbacks of 1.50 m or less may be limited for windows facing neighbouring properties, it is important to make sure the plan does not exceed the permitted windows. If it does some windows may need to be deleted, or reduced. 

The plans do not come with a detailed building materials list, but can be forwarded to your local building supplier for take offs. The same applies for truss manufactures for roof truss layouts and packages. 

The plans meet the minimum requirements for energy efficiency set forth in the British Columbia Building Code, and often meet a Step Code Level 3, depending on the orientation of the lot. Energy efficiency often depends on best building practice and how your home is built. For additional fees your plans can be sent along with your survey or site plan to an energy advisor to be energy modelled to meet a level of energy efficiency your are striving to achieve. Plans can be modified to be more energy efficient along with higher quality windows and insulation values to increase the energy efficiency.

Right Reading Reverse means the plans are flipped or mirrored with the text, and notes mirrored as well, to allow for the text to also read property. Right Reading Reverse is an extra charge. 

Mirror Reverse is a mirrored plan but with the text and notes not mirrored, therefor reading ‘backwards’. Our mirrored plans automatically flip the text correctly.

Choosing a plan should allow for the garage to be located on the proper side to suit the driveway crossing, an having the bedrooms and living areas located on the right side of the property for sun exposure and privacy. Plans should also match the topography of the lot, so a lower level walk out is best for a downward sloping lot. Conversely, an upward sloping lot is best for a plan where the main or upper floor walks out the back. Flat lots are easiest, but consider if your plan can be flipped to get the driveway on the correct side and the living areas to get the most sun exposure if your lot is facing with opposite direction. 
When choosing a plan look at the orientation of the property, and match the living areas to the sun exposure. If your lot is facing south, and west, generally that is where the living areas are best located. The east, and north facing may be better for bedrooms. Consider bedrooms to avoid facing the street side, but sometimes this is unavoidable. 
Lot width is very important to make sure you plan with fit your property, check with your building or planning department to confirm your required setbacks, and allow for, and compare to the overall dimensions we have provided. Prior to ordering plans make sure you check with your local building department the plan meets all of the required zoning restrictions. 
Ultimately, choose a plan that you like, meets you and your families needs, has the correct number of bedrooms, and the spaces you are looking for, as well as the exterior style that you find appealing.