robin ridge
Plans & Drafting
or the long wait times
Fully custom house plans without the cost
Dear Homeowners,
Dear Contractors,
It may seem like you have two options: look through thousands of plans online that aren't quite right or hire an expensive architect. Lucky for you, there is another option! Hire a local draftsman to create a fully custom and affordable house plan in record time.
Want to provide your clients with high-quality house designs that meet your standards of craftmanship? We understand each contractor prides themselves in the quality they provide to their clients. As a drafting company, we aim to partner with you to provide an exceptional service from start to finish.
BOTTOM LINE UP FRONT
We provide a variety of service levels which are designed to meet your project's individual needs.
specializing in home plans for new custom homes, home additions and home renovations.
each service level is priced based on the services provided with each.
Custom Design & Detailing
Semi-Custom Design
Economy Design
Pre-drawn Services
D1 - Custom Design & Detailing
Sufficient for homes that are conceptual with limited layout or where the client is looking for a detailed design process with significant modelling input and change control.
Cost - $2.75 PSF
Minimum Fee - $6,000
D1 Design Services are the most complete and detailed services that we offer for new home construction projects. It is a comprehensive drafting service for clients who want a custom home design with a high level of detail or that is extremely unique or conceptual in design. This is a fully custom design process and includes up to 5 developed plan feedback cycles. In this situation, the client will be relying on the designer to come up with a layout and elevation solution based on limited input and conceptual ideas. This process is also appropriate for clients who don't have a lot of time to look over the details and are relying on the designer to anticipate their needs and desires based on input in the finished product. This is also the only option available for extremely unique and complex homes requiring high detail regardless of the level of detail provided by the client.
Details
D2 - Semi-Custom Design
Sufficient for homes that have general layout and elevation detailing or have sufficient detail but are complex in nature. Limited to one or two story homes.
Cost - $1.60 PSF 1 Story | $1.80 PSF 2 Story
Minimum Fee - $3,000
Service Level D2 is our most heavily utilized service and is intended for clients who have designed (or want to design) the basic floor plan layout themselves but would like Christian to review the plan for recommended improvements, would like assistance with designing attractive exterior elevations, and desire a quality set of plans that have an appropriate amount of detail for a typical custom home.
Designer Service Level D2 requires that you provide, at a minimum, a preliminary plan layout that shows general dimensions. This plan layout should locate all walls, doors, windows, cabinets, appliances, equipment, and plumbing fixtures. This plan is not required to be completely finalized but it should be resolved enough to give Christian guidance on what rooms you want, how large you would like them to be, how you want them arranged, how you plan to lay out your bathrooms and kitchen, etc.
In addition, you should provide a photo or drawing of the outside of a home that has the exterior character and detailing that you would like your home to have. This image is not required to match the floor plan you provide, it is used simply to gain an understanding of the “style” and level of detail you would like.
Details
D3 - Economy Design
Sufficient for homes that have significant provided detail and are simple in nature. Limited to single story homes under 2500 square foot.
Cost - $1.00 PSF
Minimum Fee - $1,200
The Economy Services are for those who plan to build a very simple, single story home, under 2,500 square feet (including porches, garage, carport, etc.), have a floor plan that they want to use as is, and place a high priority on low cost services and low cost construction. These services quickly produce the minimum architectural drawings required for obtaining a permit, at the lowest cost possible.
The Economy Services are not appropriate for those looking to build a custom home, a large home, a complex home, a multi-level home, or a home that will be located in a flood zone. If you are looking to build a home that fits any of those descriptions, please review the D2 & D1 service options as the Economy services are insufficient for such projects.
When using this service option, the plans are drawn utilizing standard local building materials. The standard materials and specifications are recommended based on their common use in cost sensitive residential construction.
The Economy Services require that you provide a single story floor plan locating all walls, doors, windows, cabinets, appliances, and plumbing fixtures as well as the ac equipment, water heater, and electrical panel. The floor plan you provide may either be one that you produced yourself, or one that you have purchased the rights to use elsewhere which needs to be redrawn to comply with the Florida Building Code.
Plans provided from this service include a site plan, floor plan, roof plan, schematic electrical plan, one typical exterior wall section, four exterior elevations, foundation plan, and foundation details. Client requested changes to the plans produced by Christian are not included in the fee for this service given that the floor plan and specifications are pre-determined prior to starting work, but this review provides you with the opportunity to request any that you may wish to make at additional cost.
Once you approve the architectural plans, Christian contracts with his preferred engineer (you must utilize the services of Christian's structural engineer when using the economy service for efficiency purposes) and provides you with a cost before starting work. Engineering costs are not controlled by Robin Ridge Plans & Drafting, but for typical floor plans that qualify for the economy services, costs will likely be about $0.30 PSF.
Once you have agreed to the structural cost, Christian sends the plans to the structural engineer. The engineering package includes structural material specifications, header schedules, nail spacing, hurricane straps, structural framing details, and so on. When the engineering package is complete, Christian emails a .pdf copy of the plans to you for your use in obtaining additional printed copies, and for your digital records. This concludes Christian’s services.
Details
P - Pre-Drawn services
Construction ready plans are provided and the plans just need to be produced to comply with Florida building code.
Cost - $0.75 PSF
Minimum Fee - $750
This service is for individuals who have purchased the rights to use a set of home plans elsewhere and these plans need to be redrawn to comply with the Florida Building Code.
Details
Additional services
Water Restrictions
Home located in a flood zone, property located adjactent to a river, bay or ocean.
$0.25 PSF
Drafting Changes and Other Services
Sufficient for drafting services that don't meet the above categories or changes beyond the contracted amount, home additions, home renovations, decks/docks/breakaway walls.
$75 per hour
Construction support
Provides support services during the construction phase for homes designed by RRP&D. The amount of service is dependant on the wants of the builder or client.
Project Dependent
Material Restrictions
Home is build using non-standard construction materials for the local area.
Project Dependent
01.
introductory Consultation
02.
Provide Deliverables
03.
First Meeting Or Finished Plans
The Design Process
This is a 15-30 minute phone call where you share where you are at in the design process. On this call I will answer any questions about my services and we will work together to determine the appropriate service level for your project.
Depending on the service level you have requested the next step is to provide any requested deliverables. After these are reviewed Christian will confirm your service level and forward you a contract and an invoice for the 50% down payment fee based on the square feet of your project or the service level minimum.
With D2 and D1 services, after the first meeting Christian will provide you a detailed floor plan to review. In addition to resolving issues relating to constructability and code compliance, Christian also shows recommended floor plan improvements off to the side of the main floor plan when he finds something that he would suggest doing a little differently.
Plan options and improvements are shown to the side so you can compare the recommendations with the original design and make a decision for yourself as to if you want to utilize the option(s) or not.
04.
Revisions
Once the floor plan has been approved, Christian designs the exterior elevations to suite the approved floor plan and your desired exterior design style. With the custom level services, the exterior elevations curb appeal and on site perception is given great consideration. This aids greatly in not only your enjoyment of the home but the resale value and ease of sale as well.
For D2 services the fee includes up to two rounds of client requested revisions on developed plans until structural coordination has begun as long as the revisions are requested at the appropriate time in the process, are within reason, and are not circular in nature. For D3 services the fee includes up to five rounds of client requested revisions.
05.
Subsequent Revisions
07.
Finished Plans
We will send you an invoice for the final 50% payment and once that is received we will send your house plans in PDF via email.
06.
Structural Engineering
Once you approve the architectural plans, Christian contracts with his preferred engineer (you must utilize the services of Christian's structural engineer when using the economy service for efficiency purposes) and provides you with a cost before starting work.
Once you have agreed to the structural cost, Christian sends the plans to the structural engineer.
For D2 and D1 services this is where we will hold a startup meeting for anywhere from 1-3 hours. During this meeting, we also review anything that you have collected to assist in communicating your wants and needs such as photos, sketches, and clippings.
With Economy and Pre-drawn services this is where Christian provides the finished plans before they get sealed for engineering. At this point revisions can be made according to the hourly rate under additional services.
start designing your dream home now
schedule your 30 minute introductory phone call
GET ON THE SCHEDULE
We can start as soon as the design contract is signed and the initial invoice is paid.
how soon can I get started?
We invoice electronically, payable by credit card or bank transfer. The first 50% is due upfront upon signing the design contract. This down payment is estimated based on your target square footage or service level minimum. The final 50% is due on final delivery of the house plans and is based on the actual square footage calculation.
How does payment work?
You will be sent a PDF of your house plans via email as well as a hard copy set via postal service if requested.
How do we recieve our house plans?
We design all our plans to be compliant with Florida building code. We also get our plans stamped by a structural engineer for an added fee. This fee is dependent on the scope of the project and is determined by our engineer.
What code and engineering is included?
This occasionally happens for a few reasons: building permit review requires site specific changes, you forgot something, or bids come in too high and the design needs to be simplified for budgeting purposes. Any additional changes after the final draft can be accommodated at $75/hour.
what if I want to make changes down the road?
