This home was designed for an historic district on a pretty busy road. We've tried to reach a nice balance of a welcoming entry with maintaining a sense of privacy. You enter into a full 2 story entryway with great stairs. There is a direct view through a hall into the dining area that leads you into the rest of the living space out back. All of the main living spaces flow into one another and have great views out to the covered back porch. We've also thought about the recent trend of working from home. In the entry there is a direct connection to the office making it work for visits or you can close the door for privacy. Upstairs, you have excellent space for a large family and the kids have space to spread out. The stairs lead into a dramatic loft space that has lots of light on all sides.
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Foundation Plan: Includes detailed information about the foundation layout including concrete walls, footings, pads, posts, beams, bearing walls, and foundation notes. If the home features a basement, the first-floor framing details may also be included on this plan. If your plan features slab construction rather than a basement, the plan shows footings and details for a monolithic slab. This page, or another in the set, may include a sample plot plan for locating your house on a building site. Additional sheets focus on foundation cross-sections and other details. In some instances a designer may only provide what is commonly referred to as a foundation schematic or plumbing plan. These types of drawings only show the footprint of the foundation and do not include foundation construction details.
Floor Plans: Show the layout of each floor of the house. Rooms and interior spaces are carefully dimensioned and include locations of doors and windows. Plans will also include and markers indicating cross-section details provided elsewhere in the plans if applicable.
Building Sections: Building sections show changes in floor, ceiling, or roof height, and / or the relationship of one level to another. These sections show how the various parts of the house fit together and are valuable during construction.
Electrical Plans: The electrical plan offers suggested locations with notes for all lighting, outlets, switches, and some other electrical appliances. A layout is provided for each level, as well as basements, garages, or other structures. This plan does not contain diagrams detailing how all wiring should be run, or how circuits should be engineered. These details should be designed by your electrician.
Exterior Elevations: In addition to the front exterior, your drawing set will include drawings of the rear and sides of your house as well. These drawings give notes on exterior materials and finishes. Particular attention is given to cornice detail, brick and stone accents, or other finish items that make your home unique.
Construction Details: Most drawings sets include typical construction details. These details may include the foundation, interior walls, exterior walls, floors, stairways, and / or roof details.
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PDF plan sets are best for fast electronic delivery and inexpensive local printing.
5 Copy and PDF Set
5 printed plan sets mailed to you plus PDF plan sets are best for fast electronic delivery and inexpensive local printing.
CAD Single Build
For use by design professionals to make substantial changes to your house plan and inexpensive local printing.
One electronic set for bidding purposes only. Not a legal building set for construction.
Ideal for semi-sloped or level lot, home can be built off of grade, typically 18” - 48”.
Ideal for level lot, single layer concrete poured directly on grade.
*Options with a fee may take time to prepare. Please call to confirm.
Wood 2x4 Exterior Walls
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Choose this option to reverse your plans and to have the text and dimensions readable.
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We offer a 90% credit when you upgrade from a set, that is not for construction, to a 5-Copy set (or greater).
At Studio Ballard, we have been working with home builders and their clients for over 20 years. Brooks Ballard started designing home plans for a local Atlanta affordable housing corporation while still a grad student at Georgia Tech. These homes were pretty straight forward bungalows for infill lots in a struggling neighborhood. But the homes there still had character and so did the residents. They wanted to make sure that the new homes being built would fit in and uplift, not detract, from their neighborhood. Studio Ballard has grown similarly to these proud neighborhoods. What were once just up and coming communities are now some of the most desirable places to live. Like our home plans, these neighborhoods have all the modern comforts and are dynamic, convenient and accessible. Our clients are typically couples who have bought into a neighborhood because they love its charm and convenience. They’ve bought that “fixer upper” on a nice street, but now realize that the bones of that structure are just too small or brittle to make right. They want to upgrade their home but not lose the character. That’s where we come in. We take the lessons from our more affordable days and apply those principles to our new plans to achieve a modern, comfortable home on a small lot without losing the character of the neighborhood. The portfolio we’ve presented to houseplans.com includes the most popular of our home plans that we’ve worked on developing over the course of the past few years. We look forward to working with you to develop these further with you.
Some of our plans are also available on other websites and in printed catalogs. We are committed to selling these plans at or below the lowest price available elsewhere. If you find a regularly priced plan (not “on-sale”) for a lower price, we'll beat the advertised price by 5%. We will match the price for any on-sale plans.
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Full sets of plans only, such as PDF, 5-copy, 8-copy, Reproducible, or CAD, are eligible for this offer. 1-copy Sets, Study Sets, Additional Sets, Materials Lists are not eligible for this offer.
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All house plans on Houseplans.com are designed to conform to the building codes from when and where the original house was designed.
In addition to the house plans you order, you may also need a site plan that shows where the house is going to be located on the property. You might also need beams sized to accommodate roof loads specific to your region. Your home builder can usually help you with this. You may also need a septic design unless your lot is served by a sanitary sewer system. Many areas now have area-specific energy codes that also have to be followed. This normally involves filling out a simple form providing documentation that your house plans are in compliance.
In some regions, there is a second step you will need to take to ensure your house plans are in compliance with local codes. Some areas of North America have very strict engineering requirements. Examples of this would be, but not limited to, earthquake-prone areas of California and the Pacific Coast, hurricane risk areas of the Florida, Gulf & Carolina Coasts. New York, New Jersey, Nevada, and parts of Illinois require review by a local professional as well. If you are building in these areas, it is most likely you will need to hire a state licensed structural engineer to analyze the design and provide additional drawings and calculations required by your building department. If you aren’t sure, building departments typically have a handout they will give you listing all of the items they require to submit for and obtain a building permit.
Additionally, stock plans do not have a professional stamp attached. If your building department requires one, they will only accept a stamp from a professional licensed in the state where you plan to build. In this case, you will need to take your house plans to a local engineer or architect for review and stamping. In addition, plans which are used to construct homes in Nevada are required to be drawn by a licensed Nevada architect.