Modern House Plans
from Award Winning
Designer Michael Dunsmuir
You are as unique as our plans.
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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Your House Plans
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.
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.
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.