Modifying stock house plans
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Buying stock plans (predesigned house plans) to build your dream home is by far the most economic way to get the biggest bang for your buck. It's like going to a discount store and finding a deal on a name brand item you know would cost more at a mall department store. This holds true because stock plans are shelf items or "products" that are ready for sell upon a customer's request. On average, you can save about 80% on the cost of creating the same plan from scratch as a custom homedesign. This ofcourse is true if no modifications are needed on your part.
While modifications will add to the overall cost of the stock plan, the numbers are still significantly less than the option of a custom home design. It has been my experience that about 30%-40% of stock plan sales require some sort of modification by the plan purchaser. Some modification are minor and some require a more indepth change. Yet, some modifications are not so practical. There are limits to the possibilities of modifying plans. Some example include: reducing or adding a HUGH amount of square footage, drasticly changing the plans footprint or perimeter walls, significantly rearranging the interior layout, etc. Changes of this magnitude either don't work or if by chance it does, raises the cost to elevated levels, defeating the purpose of the stock plan solution.
One thing to consider, when in the market to purchase a stock plan with possible modifications, have this estimated cost included in your overall construction budget (not including land cost). Most people never consider the cost of plans within the budget of the overall construction cost. After all, without the plans or blueprints there is no construction. Remember earlier, I mentioned that stock house plans are a "product" and they are discounted because of that fact. Modifications however, are a "service". This cost is a varying factor and is based solely on the changes requested in the modifications. On average modifications range between $600 to $2,000 dollars plus the cost of the stock house plan. Some designers modify based on an hourly rate, or on a square foot rate, or on a fix rate, and others may use all methods depending on the requested modification.
Not all home plan buyers see this as a viable option. The first reaction is "the modifications cost more than the plans". While this is true is some cases, the assumption is the modifications are easy fixes. While the easy fix may be true, the bigger picture has been missed. Looking at a plan brochure or on the web gives you that false impression of moving this wall, stretch that room and you're done. Remember that a stock plan is a finished product, meaning that dimensions, notes, details, electrical plans, elevations, roof plan, details, and other aspects will be affected depending on the modifications. All of these things will have to be adjusted to the changes made on the plans which in turn takes time. Contrary to the belief that it's easy because it's done on computer, you don't just push a button or two and presto! Nonetheless, this option can be the difference in paying $$$ thousands more in custom home design fees. A clear example can be a custom home design of 3,000 square feet that may cost around $5,000-$6,000 and a stock house plan of the same size priced at $900. Add modifications services of $1,400 (medium avg.) to the stock plan for a total of $2,300. You save 54% on the low end of the custom design option.
I'm reminded of one of my builder clients asking me one day last year (2006) with an urgent request to modify a simple change on a plan so it can fit within the setbacks. I told him sure, I can take care of that. He decided to wait at the office while I made the modification. The change was to cut a 45 degree angle on the front garage wall and the same on the family room rear wall. As he waited, he would ask twice in a 30 minute period, Are you done? Finally, he stop asking and proceeded to watch as I performed the requested changes. His thought was that I will make the changes on the plan and be no longer that 10 or 15 minutes. As he found out, the changes affect the basement plan, second floor plan, roof plan, front, rear, and left side elevations. Futhermore, the dimensions had to be fix and changes were made to some notes. After 1 1/2 hours, I had finished the work. My client's reply was, "I had no ideal it was this involved to make what I thought was a simple minor change. I just smiled and replied, "you and the rest of the world." Now he has a clearer understanding of what it takes to perform modifications.
For some, the above listed average modification fees will still be considered too much, as been in my experience. However, the other alternative (custom design services) leave most people with little options. If you take nothing else from this article consider holding on to these few pointers:
1. If you are considering modifications to a plan, include the cost of plans and modification service in the cost of your total construction budget excluding your land cost (about 1-2% for average modifications). In comparison, Realtor's receive more for selling your home.
2. Be realistic in the types of modifications you request. If in doubt, ask the building designer. He or she will let you know if the modifications are feasible.
3. Allow for ample lead time for the designer when your are sure you will need modifications. In other words, do not wait until the last minute and expect a quick turn-around.
4. Custom home designs will cost $$$ thousands more, Guaranteed!
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