Looking for plans

[jime98532]

Want to build small (1 bed/1bath) post and beam home in Nanawale. Need source of permittable plans.

Thanks!

[John S. Rabi]

You might want to look at the package homes at HPM, Trojan, etc. Make sure your house meets the minimum sq.ft. requirement of the Nanawale Estates CC&Rs.

Aloha,
John S. Rabi ABR,CM,CRB,FHS,PB,RB
808.989.1314
http://www.JohnRabi.com
Typically Tropical Properties
"The Next Level of Service!"

[jime98532]

Thanks John-
Thanks for replying to this newb's post. I'll be asking LOTS of questions, so I hope I find some patient posters [8D]

The minimum in Nawale is 880 SF. I'm going to build larger than that. I was looking for post & beam plans only that will pass permitting, not a package. Will self-build most of it.

[Fishboy]

As far as I've seen, any stick-built house plan can be constructed post and pier or on a slab. I hope Rob doesn't mind, but take a look at the links on this page

http://www.southpointhawaii.com/packaged...pliers.htm

You can browse just about everything that's available.

Mahalo nui loa,
Brian and Mary
Lynnwood, WA\Discovery Harbour

[jime98532]

Thanks Fishboy! I like the unusually shaped homes. I want to build near the minimum of 880 SF. Maybe when I get there, I can look at houses and if I see one I like, I can inquire about the plan's source.

Anyone have any other sources of plans? Please post links or advise if possible.

Lynnwood, eh? I'm in Chehalis...

[John S. Rabi]

The web is full of sites with house plans. (My favorite is Topsider.)However, don't forget, you need a Licensed Hawaii Architecht to stamp your plans. As to the "unusual" plans (they are called unconventional homes) they are more difficult to get a loan on and they are more difficult to sell.

Aloha,
John S. Rabi ABR,CM,CRB,FHS,PB,RB
808.989.1314
http://www.JohnRabi.com
Typically Tropical Properties
"The Next Level of Service!"

[Fishboy]

quote:

---

Originally posted by jime98532

Anyone have any other sources of plans? Please post links or advise if possible.

---

John's right, there're tons of web sites with house plans, but you have to get whatever you decide on stamped by a Hawaiian licensed architect. Here's a couple more just for perusing:

http://www.ldiplans.com/
http://www.piperdesigns.net/
http://www.dreamhomesource.com

I checked and all of these links still work. I used them when I was at your stage.[:o)] Whatever you do, keep up the conversation with John, myself, and others on this web site. And look for other web sites that specialize in the Big Island, there are a bunch. Let us know what you want, and most likely we can help.

Best of luck, and a hui hou.

Mahalo nui loa,
Brian and Mary
Lynnwood, WA\Discovery Harbour

[Hotzcatz]

If you kinda know what you want you could just talk directly to a draftsperson and have the plans you want drawn up. All your specific concerns can be handled directly instead of trying to massage a generic set of plans to fit your situation. If you'd like to discuss a set of plans drawn to your specifications send me an email to hotzcatz@yahoo.com or there are other draftspeople out there as well.

Generally a generic set of plans won't take into consideration the specifics of your lot. Each building site has different weather, wind, views, topography, access to utilities, etc. Then when you add in the things you specifically want in your house I don't see how a generic set of plans could adequately address all the various needs let alone do it within your desired budget.

Also a set of plans made locally takes into consideration things available locally. Specifying things which have to be custom manufactured or shipped in special can really increase the finished cost of a new home.

[jdirgo]

A good draftsperson can also point out things to you that would drive up the cost, and they are familiar with local building codes. When I've had plans done with a good draftsperson, it was a wonderful collaborative process. Conversations like:

Me: I'd like this bedroom to be a little larger.
Draftsperson: Well, if we push out this wall two feet, and change the position of the closet over to this wall, the same rafter design will work and it will save you X number of framing timbers.

or

Me: I'd really like higher ceilings in here.
Draftperson: We can alter the rafters to raise the ceiling height by 3 feet or do a tray design that will give you most of the feeling of a vaulted ceiling without the expense and labor of a full vaulted open-beam ceiling.

A good draftperson in conjunction with an architect who can verify the design and stamp it is a great combination. The best part is the draftperson usually already works in conjunction with a good architect who's available to bounce ideas off and consult with. And the draftsperson is WAY cheaper than the architect (but still worth every penny).

John Dirgo, R, ABR, e-PRO
Aloha Coast Realty, LLC
808-987-9243 cell
http://www.alohacoastrealty.com

[jime98532]

Thanks for all the great advice. Maybe I'll look up a draftsperson when I get there.
Is the rate usually based on SF or what?