How much will it cost to build this design? How much will it cost me to modify this house plan? While you’re looking for answers, is finding a builder on the back-burner? Now for some good news... House-plan.org  can help you find the answers—and a builder—simultaneously.

Builders, or general contractors, are the best place to start for both answers. And if you haven’t chosen one to work with before buying your house plan, now is a good time to start the selection process.

Unless you’re already committed to a builder, you’ll want to consider more than one bid before signing a contract, but engaging builders in informal discussions about the viability of your plan in terms of costs and what modifications may be required to satisfy local building codes is a great way to narrow the field.

You’ll find the information you need to choose a house plan at www.house-plan.org that’s right for you and end up with a short list of contractors that are worth your consideration.


Show and Tell

Start by making a list of licensed general contractors to consult with from personal referrals, local realtors, mortgage brokers, building inspectors, or even lumber dealers. You can also contact the local chapter of National Association of Builders for recommendations.

Then find the house plans on www.House-plan.org  that you are considering, and print out the plan details of each one. Every plan detail page has a printer-friendly version and shows a photo or rendering of the finished house and a floor plan drawn to scale, as well as a list of levels, rooms, garage space, and total square feet of the house.


NOTE: An estimated cost to build is available from this page as well, and it’s useful as a relative guideline; however, keep in mind that these are based on national averages and do not account for local home building code requirements, and labor and materials costs, which can vary as much as 100 percent.


Roughing It

Take these printouts with you and ask each contractor for a rough estimate of the total costs for construction.

Much will depend on the type and quality of construction materials, but at this point in the process, a builder can factor that in and give you an estimate that’s calculated on a locally based average cost per square foot (for an accurate estimate that becomes part of a contractual agreement, builders need a complete set of drawings).

Also ask what kind of modifications will be needed, if any, to conform to local codes.


To Modify—or Not

If you have any modifications in mind, now is a good time to ask about their feasibility and cost. Some changes may be easy to make. Others may require significant changes to weight-bearing walls or the roofline. You may want to consider a different house plan that better suits your needs than making these kinds of major modifications.

A knowledgeable contractor should be able to help you make that decision. You’ll also want to ask builders if they can make the modification during construction and if the local building department will allow such modifications without modifying the drawing.

 If modifications can be handled in the construction process, you’ll save the fees to modify the drawings. If your drawings need to be modified, ask builders for suggestions about finding a draftsperson, maybe on their staff or someone local. This can be an inexpensive alternative to hiring an architect or designer to make straightforward changes that your local building department requires.


Interpersonal Considerations

Ask builders for suggestions on how to cut costs, as well as their approach to troubleshooting or even ideas about things like landscaping.

How a builder responds to these kinds of open-ended questions will help you decide who you want to work with. After interviewing some contractors, you’ll have a better idea about the real costs and required modifications of each house plan you’re considering, and you’ll have a better sense of what contractor you want to work with, based on how well you relate to their personalities.


Win-Win

Now you have an idea of how each house plan you’re considering will fit your budget, making your home building decision easier. Once you’ve carefully gone over each house plan for space and lifestyle requirements, you can consider the pros and cons of each and then purchase your house plan with confidence. And with a complete set of plans, you’re ready to accept bids from contractors you already know.