Repro/PDF House Plan Sets



Repro/PDF House Plan Set Topics



All Topics


SG-1688-Open Floor Plan

SG-1596 Open Floor Plan

SG-576 Open Floor Plan

LG-2810 Open Floor Plan

LG-2621 Open Floor Plan


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How is square footage calculated?

Square footage includes the heated, finished, livable floor space (at any given level) measured from the exterior most bearing part of the walls and includes interior walls, hallways and closets. Stairways to heated areas are counted once. Items not included in the square footage calculations are: exterior balconies, decks, screened porches, covered porches, garages, basements, attics, bonus rooms (unless otherwise stated), closed unheated stairwells to unfinished areas, 2nd floor open spaces above cathedral or vaulted ceiling rooms below and bump-out windows starting above floor height.

NOTE: Each plan item number represents the finished square footage of the proposed residence.. For example, the finished square footage for plan #SG-1688-AA is 1688 square feet.

On each plan, we provide "Area Calculation" that gives the square footage of flooring surface space for each room/area. They are measured from the inside edge of exterior walls to the edges of each interior room wall (except porches, patios and decks, which measure to the outside wall or rail wall). "Area Calculations" do not include a percentage for material waste, thresholds or interior wall cavities.

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What is included in a Construction Plan Set?

A Repro Plan Set or PDF File (digital version) includes construction details such as:

Exterior Elevations: All four sides (Front, Rear, Right and Left elevation drawings) of the proposed residence detailing exterior finish materials, window ID numbers and elevation dimensions.

Detailed Floor Plans: All floor levels of the house showing room/area layouts completely detailed with dimensions, notations, reference markers, cross section markers and labeled items which are cross referenced to their corresponding tables (including window/door schedule, area schedule and beam schedule). All placement location for doors, windows, cabinets, kitchen and bath plumbing fixtures, kitchen and laundry appliances, fireplace(s) and notation for any special details such as tray ceilings or other similar items are indicated.

Foundation Plans: Detailed concrete foundation layout (basement, crawl space or slab) supporting the house showing foundation walls, footings, pads, posts, beams, bearing walls, doors/windows (if applicable), cross section markers, dimensions and notations. Cross referenced footing, beam and window/door schedules are included. For plans with homes on a slab, monolithic footing details are shown.

Floor Joist Framing Plans: Detailed plans showing layout, direction, spacing, specifications, framed openings and span of floor supporting joists, fully dimensioned, showing beams, bearing posts and bearing walls. Joists are numbered for cross-referencing to the floor joist schedule. Footing and beam schedules are referenced. Each plan is shown as it overlays the floor below.

Ceiling Joist Plan: Detailed plans showing the layout, direction, spacing, span, framed openings and specifications for the ceiling support joists. All ceiling joists are numbered for cross reference to the corresponding ceiling joist schedule and include dimensions, bearing walls, bearing posts and beams corresponding to the beam schedule. Each plan is shown as it overlays the floor below. Some plans that have as their roof support system the use of roof trusses will not include a ceiling joist plan since the bottom chord of the trusses is engineered to support the ceiling.

Roof Framing Plan (Rafters): Detailed plan showing layout, direction, spacing, span, framed openings and specifications for rafters supporting the roof, fully dimensioned, showing beams, bearing walls, posts. Rafters are numbered for cross reference to the roof rafter schedule. Each plan is shown as it overlays the floor below. Roofing area schedules are also included. Plans that specify the use of only roof trusses will not include a roof rafter plan.

Roof Framing Plans (Trusses): Framing plans showing the layout, direction and framed openings, fully dimensioned, with beams, bearing walls, bearing posts and beam, area schedules. Each plan is shown as it overlays the floor below. All relevant information is provided in order to enable the truss manufacturer to engineer the trusses for the house.

Cabinet Plans: Detailed plan views and elevation views of the proposed cabinets specified in the house plan. Layout, dimension, cabinet numbers and cabinet types are included.

Electrical Plans: Detailed electrical schematic showing electrical item location for each floor level, room and area within the house as well as the exterior portion of the dwelling. All electrical lights with their corresponding switches are shown. An electrical legend for the symbols, names and count is provided.

Cross Section Details and Specifications: Section cutaways showing the corresponding details for the foundation, floors, walls, stairways, roof and porches of the dwelling. These section details show how important structural components relate to one another with notes and specifications. Also included are room area schedule with flooring suggestions, window/door schedule and general construction notes.

For convenience and accuracy we also include:

Dedicated Framing Plans: Detailed wall framing plans for each floor level showing stud walls complete with dimensions, window/door numbers, beams and bearing walls referenced to their corresponding schedules. Individual studs are shown in plan form within every wall and all walls are given an ID number for reference to their corresponding panel elevation views. These plans are unencumbered by non-essential notations and, therefore, provide more clarity and ease of use to framers in the field during construction.

Wall Panel Plans: Elevated wall panel views of each wall corresponding to the wall panel ID numbers on the stud wall framing plans. All walls show elevation views of the stud framing complete with door/window openings, headers and beam pockets.

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What is the difference between a Repro Plan and a PDF File?

Repros are reproducible master sheets from which construction copies can easily be made using the ammonia diazo process (blueprints) or photocopy process at your local copy center. You will only need to purchase one set of plans for a given plan number. The reproducible sheets are your master copy and you can make as many additional copies as you need for full sets or individual drawing pages. Repro sets are shipped (free) via USPS Priority Mail and generally take 2-4 days depending on the options selected.

A PDF File of the house plan is a digital copy of the construction sheets in an electronic format and is delivered electronically via email. This is the digital version of the reproducible sheets and you can make as many additional copies as you need for full sets or individual drawing pages; or simply email a copy of the PDF File to builders, suppliers, etc. PDF files are viewable and printable on all computer platforms via a free download of Adobe Reader. Since PDF files are delivered electronically they can usually be emailed to you the same day during business hours (excluding weekends and holidays). There is no need to wait days for delivery or be available for a signature. PDF files are also easier for builders or local designers to use when making modifications.

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Are Lists of Materials Provided?

All plans include structural building material schedules such as the quantity and sizes for rafters, floor joists, ceiling joists, beams, girders, windows and doors, square footage for roofing materials; as well as room square footage area for flooring materials. Specific individual types of materials are up to the personal choice of the homeowner and, therefore, are not included. Many building supply companies will do their own take-offs when figuring construction cost estimates.

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Will the house plans contain all building related plans?

There may be schematic drawings needed that specifically relate to your building and site requirements. For example, you may need a septic system design (if applicable). Your builder or local building department official will advise you in obtaining the proper documentation. Also, in many cases, a site plan showing the location of the house on the property may be required by your subdivision regulations or your lending institution. We can provide a digital PDF file of the building outline (1" = 20' scale) which you or your builder will need in order to obtain a site plan. The cost of the Building Outline Plan is $55 and files are sent via email after you have purchased a plan. To purchase a Building Outline Plan, email us with your name and order number and we will provide you with ordering instructions. Available up to one year from date of original purchase.

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Will the house plans contain a HVAC and Plumbing Schematic?

Our plans include plumbing fixture layout and mechanical locations within the house. Mechanical and plumbing codes and specifications differ from region to region, and, therefore, specific piping or ducting layout details for your chosen HVAC system, as well as plumbing schematics for your specific fixture selection are determined by your local heating and plumbing contractors for each particular job.

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Are building kits with lumber supplies and construction materials available for purchase and delivery from Carolina Home Plans?

No. We only sell residential house plans (home building construction plans) for affordable single family one or 2 story dwellings ranging in size from small, medium to large; also including expandable house plans for building-in-stages.

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What is a Repro Set of house plans?

A Repro Set (or reproducible set of plans) is a master set of reproducible sheet from which you can make blueprint copies (ammonia diazo process) or standard photocopies. When you purchase a Repro Plan Set you will receive a License Release Form granting you the authority to legally make copies for construction of one dwelling unit or multi-dwelling units.

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Can blueprints be made from the Repro Sets?

Yes, the Repro Plan Sets are printed on translucent bond making it possible to reproduce copies using the ammonia diazo process to create "blueprint copies".

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Are blueprint copies any better than regular white bond copies?

Although blueprint copies, those made with the ammonia diazo process, are less expensive per sheet they tend to fade quickly on the job site. It is also more difficult to find copy centers that provide this type of copy service. Many builders use regular white bond photocopies. In addition, it is very difficult to make decent copies from blueprints.

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Can regular white bond copies be made from the master sheets?

Yes, that's the convenience of Repros. Both regular white photocopies and ammonia diazo blueprint copies can be made from these originals.

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Are Blueprint Sets available at Carolina Home Plans?

No. When you purchase a Repro Plan Set you will receive a reproducible original set of plans from which you will be able to have as many copies made as you will need. With Repro Plan Sets it is possible to get either blueprint copies (ammonia diazo process) or standard photocopies.With our Repro Plan Sets you can print the exact sheets you need, when you need them at your convenience which will save you money in the long run.

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Are PDF Files available at Carolina Home Plans?

Yes. A PDF File of the house plan (the digital copy of the construction sheets) is delivered electronically via email. This is the digital version of the reproducible sheets and you can make as many additional copies as you need for full sets or individual drawing pages; or simply email a copy of the PDF to builders, suppliers, etc. PDF files are viewable and printable on all computer platforms via a free download of Adobe Reader. Since PDF files are delivered electronically they can usually be emailed to you the same day during business hours (excluding weekends and holidays). There is no need to wait days for delivery or be available for a signature. PDF files are also easier for builders or local designers to use when making modifications. When you purchase a PDF File you will receive a License Release Form granting you the authority to legally make copies for construction of one dwelling unit or multi-dwelling units.

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What if a PDF File is needed after already purchasing a Repro Plan?

If you find you need a PDF version of the Repro plan you already purchased, it is available to you, as the purchaser of record, for 75%% off the regular plan price. To purchase a PDF Version of your plan, email us with your name and order number and we will provide you with ordering instructions and total cost. Available up to one year from date of original purchase.

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What is a walkout basement?

A walkout basement is one that provides a side at ground level on a sloped property allowing a standard access door to open to the outdoor yard area.

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What is a Right Read Reverse plan?

A Right Read Reverse plan is the plan reversed with all text reading correctly. This option is available on all of our plans.

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Are mirror reverse plans available?

No. Mirror reverse plans, (reverse plans in which all the dimensions and written notes are backwards), are a waste of money. Builders (especially framers) don't like them since, for obvious reasons, they are difficult to work with on the job site. We do, however, provide Right Reading Reverse plans.

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What if a Reverse Plan is needed after receiving an order?

If you find that a reverse plan (or vice-versa) will better fit your property after you've already made a purchase, we offer a Plan Reversal option. The cost will be based on the standard reverse fee for your given plan (as stated on the plan detail page) plus $5 per sheet for printing and a $20 shipping and handling fee. To purchase a Plan Reversal, email us with your name and order number and we will provide you with ordering instructions and total cost. Available up to one year from date of original purchase.

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Are window and door brands specified?

For the exterior windows and patio doors we most often specify Andersen. For the overhead garage doors and interior doors we use a generic system of size only.

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Can a window brand other than the ones specified be used?

Yes, different window brands and styles can be used. However, since no two windows are alike in rough opening sizes, a revised set of rough openings will need to be provided by the window salesperson for your builder prior to framing.

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Is technical assistance available for these plans?

Yes, we will provide answers via email to you as the purchaser of record for your questions pertaining to the Repro Plan Set/PDF File you purchased from us for a period of up to 1 year from the date of purchase.

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What if the house can't be started (or finished) within 1 year, is technical assistance still available?

Yes, if you will not be constructing your home within the 1 year time frame and are concerned that you or your builder may have questions later on, we will still provide you with technical assistance. Just email us a request for an extension. This is particularly important for the Build-in Stages Plans.

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Why is it better to email our questions rather than by the phone?

When you email us with any questions, it gives us time to pull the plan up and prepare the information you requested. It's actually faster, more efficient and more accurate.

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Affordable House Plans Logo CAROLINA HOME PLANS, LLC, 825-C Merrimon Avenue, #392, Asheville, North Carolina 28804. Contact us by email: info@carolinahomeplans.net

Order online anytime or call (828) 817-9717 during business hours.

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