House Plan - Larry James Design - Frequently Asked Questions

What do your house plans include?
Go to see what the house plans include!
Do you have Materials List Available?
Yes. We do have materials list available for a large quantity of our house plans. Please call to verify for your house plan.
What is a Materials List?
Materials list is an estimated count of materials needed to construct the home. Not included are the appliances, mechanical, plumbing, various interior finishes and in some cases foundation materials.
What is a Reproducible?
Reproducible is a copy set reproduced on transparent paper, which is erasable with an electric eraser. It is used to make modifications and then have up to 10 copies made of the house plan. It still carries the same license for one single dwelling to be built.
What is the difference between Mirror Reverse and Right Reading Reverse?
Mirror Reverse is a mirrored image of the house plan, with the text appearing backwards. Some counties or municipalities will not release a building permit with mirror reverse house plans, so we recommend only ordering one or two sets with the mirror reverse option. Right Reading Reverse or Full Reverse is a reversed house plan with all text reading correctly. This option is not always available for immediate shipments. It can take up to a week to receive this option.
Can I Modify the house plans?
Yes. All or our house plans can be modified to suit your needs either by your builder or by a local independent architect/designer of your choice. Larry James Designs does not offer house plan customizations. A reproducible or in some cases a CAD File can be purchased to make the modifications. In many cases, changes can be made “in the field” or during construction thus saving you design fees.
How do I find someone in my area to make modifications?
Check with your local organizations such as Home Builders Association. You can also go to www.aibd.org and find an A.I.B.D. designer member in your area.
How can I find a building contractor?
Go to www.contractorguide.com for a directory listing of contractors in your area.
Are Mechanical Details included with the house plans?
Mechanical diagrams are not included in our house plans. Climatic requirements and local HVAC codes vary throughout the country. It is necessary to know where the electric and water will enter into your house. Your local HVAC contractor, plumber or electrician can determine the best layout for your new home.
What is square footage?
Living or “heated” square footage is the livable area under roof that is heated and cooled. Total square footage is the living square footage plus the unheated areas such as garages, porches and storage rooms.
Does the square footage include brick?
Yes. Brick designs the calculated square footage does include the brick.
Can I have an address where this house plan has been built in my area?
Unfortunately, for privacy reasons, we cannot provide you with addresses of house plans that have been built. If we have photographs available we can e-mail them to you in “pdf” format upon request. Acrobat reader is necessary to open the files. Download Acrobat Reader from www.adobe.com.
How can I determine how much it cost to build this home?
The most accurate method for actual cost is to receive a bid from your licensed builder; however, www.building-cost.net is an excellent source for getting an average cost analysis.
What are my foundation choices?
On most home plans we have three foundations available – Slab, Crawl Space or Full Basement. We do not offer daylight basement plans. One foundation must be specified for each order. Please call to verify the availability for your house plan.
Can I get a rear elevation of this house plan?
Rear elevations can be sent by either fax or e-mail (.pdf) upon request.
How many sets should I order?
We recommend a minimum purchase of five sets. Eight sets is strongly recommended if you will be getting bids from various Contractors. Additional sets can be purchased up to 6 months from original order date.
What is your policy on returns?
Unfortunately construction house plans may not be returned for credit and/or refund under any circumstances. Please double-check your selection before ordering. Larry James & Associates, Inc. disclaims all other warranties, express or implied, including merchantability or fitness of purpose. Larry James & Associates, Inc. is not liable for incidental, special, consequential, or indirect damages of any kind, including, but not limited to, loss of anticipated profits, business opportunity or other economic loss arising from the use of services or any construction plans received from Larry James Designs. It is the customer’s responsibility to ensure the accuracy, compliance with applicable stature(s) or regulation(s), fitness of purpose of any plans or construction information received from Larry James & Associates, Inc. prior to the use thereof. In the event that any liability is imposed on Larry James & Associates, Inc. . Larry James & Associates, Inc.’s liability to you or any third party shall not exceed the price paid for the Larry James Designs product.
Can I make copies of these house plans?
No, it is illegal. All house plans are copyrighted. Making copies of these house plans will violate copyright laws! A red seal will be stamped on the house plans to verify the authenticity.
Are the house plans copyrighted?
Yes. All illustrations and plans contained on this site are the exclusive property of Larry James Designs.
How do local building codes affect my plan?
If you are planning to build in an area with unique specifications such as high wind/snow loads, coastal areas, earthquake zones, substandard conditions, or extreme grades; local authorities may require an engineer’s report. If an engineer’s stamp is required, you will need to have the house plans stamped on your local level. Contact your local building departments for a listing of all the items needed to submit for a building permit.
Can I build the home multiple times with a single purchase?
No. A purchase no matter how many sets only license the buyer the right to build one single dwelling. To build the home multiple times another set package has to be purchased. If a reproducible is purchased reuse license for additional home is offered at a special discount.
Where can I look to find more house plans if I did not find one on your site?
The House Designers is an excellent source. The nations top 10 designers, including our very own Larry James, put their collections together in this complete home plan source. Go to www.thehousedesigners.com.