10 Things to Know Before Buying a Home Plan

Your home plan is the blueprint for your future. A well-chosen plan saves thousands in construction costs, ensures your family's comfort for decades, and maximizes your property's value. Rushing this decision is the most common mistake first-time builders make.

The right plan considers your lot's topography, local building codes, your family's current and future needs, and your construction budget. Let's walk through everything you need to consider.

Before browsing plans, know your lot. Get a survey done. Understand the setback requirements, easements, and any HOA restrictions. A beautiful plan is worthless if it doesn't fit your lot.

Key lot considerations:

- **Slope and grade**: Sloped lots may need walkout basements or split-level designs

- **Orientation**: South-facing windows provide passive solar heating

- **Setbacks**: Required distances from property lines

- **Utility connections**: Location of water, sewer, electric, and gas

- **Trees and natural features**: Mature trees add value; plan around them

Think about how your family lives today and how it will change in 5-10 years. Consider bedrooms, bathrooms, living spaces, storage, and special-purpose rooms.

**Square footage guide by family size:**

- Single/couple: 1,000-1,500 sq ft

- Small family (1-2 kids): 1,500-2,200 sq ft

- Growing family (3+ kids): 2,200-3,000 sq ft

- Multi-generational: 3,000+ sq ft

Remember: bigger isn't always better. Efficient layout beats raw square footage every time.

Your home's style should reflect your taste, neighborhood context, and regional climate. Popular styles include:

- **Modern/Contemporary**: Clean lines, large windows, open floor plans

- **Farmhouse**: Board-and-batten siding, wraparound porches, rustic charm

- **Craftsman**: Natural materials, built-in cabinetry, low-pitched roofs

- **Ranch**: Single-story, wide footprint, accessible design

- **Colonial**: Symmetrical facade, center hall, formal rooms

Visit our [Home Styles guide](/education/home-styles) for detailed breakdowns of each style.

The plan price is just the beginning. Construction costs vary widely by region, typically $150-$400 per square foot. Budget for:

- **Plan purchase**: $500-$3,000

- **Plan modifications**: $500-$5,000

- **Permits and fees**: $5,000-$20,000

- **Site preparation**: $10,000-$50,000

- **Construction**: $150-$400/sq ft

- **Landscaping**: $10,000-$50,000

- **Furnishing**: $20,000-$100,000+

Always add a 10-15% contingency buffer for unexpected costs.

Every jurisdiction has different building codes. Before purchasing a plan, verify it meets your area's requirements for:

- Energy efficiency (IRC/IECC compliance)

- Wind and seismic zones

- Snow load requirements

- Fire ratings

- Accessibility requirements (ADA)

- Minimum room sizes

Your local building department can tell you exactly what's required. Most plans can be modified to meet local codes.

Energy-efficient homes save thousands over their lifetime. Look for plans that incorporate:

- Proper insulation specifications

- Energy-efficient window placement

- HVAC zoning capability

- Solar panel readiness

- LED lighting layouts

- Tight building envelope design

Many states offer tax incentives for energy-efficient new construction. Check the Database of State Incentives for Renewables & Efficiency (DSIRE).

Even your forever home should maintain value. Features that consistently add resale value:

- Open floor plans

- Master suite on the main level

- 3+ bedrooms

- 2+ car garage

- Outdoor living space

- Updated kitchen layout

- Ample storage

Avoid over-customizing for niche needs that won't appeal to future buyers.

Most home plans come in different package tiers:

- **PDF Set**: Digital files, typically 1 print right. Best for review and permits.

- **5-Copy Set**: Physical blueprints for contractor distribution.

- **8-Copy Set**: Extra copies for subcontractors and inspectors.

- **CAD Files**: Editable digital files. Best if you plan modifications.

- **Reproducible Masters**: Unlimited prints from master copies.

We recommend the CAD option if you plan ANY modifications.

Almost every home plan can be modified. Common modifications include:

- Adding or removing a garage bay

- Changing the foundation type (slab, crawl, basement)

- Adjusting room sizes

- Adding a bonus room or ADU

- Changing exterior materials

- Mirror-reversing the plan

Professional plan modification typically costs $500-$5,000 depending on complexity.

Before you buy, verify these details:

✅ Does the plan fit my lot's dimensions and setbacks?

✅ Does it meet local building code requirements?

✅ What's included in the plan package?

✅ Can it be modified? What's the process?

✅ Is the designer/architect licensed in my state?

✅ What's the return/exchange policy?

✅ Are structural engineering calculations included?

✅ Does it include electrical and plumbing layouts?

Taking time to answer these questions will save you headaches and money down the road.