(Located in West Michigan)
Formal project planning, drawings and prints are not absolutely essential for all projects.
Formal project planning, drawings and prints can be worth a truckload of building supplies if the following things are of importance to the project:
- Identical drawings can be given to 2 or more different contractors for each to write and deliver a bid, in which you can then choose the most attractive bid to accept, knowing that each contractor had the same set of specific drawings to use to write the bid, which makes much less wiggle room for the contractor to try to weasel more money out of you for "mistakes" or "oversights" they may have made in the original bid.
- The more thought that is put into a project and the more eyes that look at options before beginning, the less the chance of having the project run over budget, require mid-project redesign and change orders, be delayed while waiting for special order items or overlook labor and material requirements.
- A task specific work schedule can be written up and followed as work progresses.
- Formal prints and drawings can be used by any person that works on the project to communicate the exact intention and plans of any specific part, assembly or system of the project.
- Verbal work instruction will be minimised, which leads to less miscommunication and error in the work being done.
- Formal drawings can be used to settle disagreements between a contractor and the owner over work that was, or was not done as was originally intended on the drawing.
- Drawings can be a permanent lasting record of mechanical, plumbing, and electrical work that might be hidden in floors, ceilings, or walls of the building.
An example of a 3D computer drawn model, rendered with textures and materials to show what the deck will look like before the project is ever approved to be started.
I am able to make the required formal drawings, if you decide they would be of use to you or anyone else that will be working on your project. All drawings and system layouts are drawn and saved on a CAD system. All building assemblies and systems are designed and drawn to comply with 2006 residential code. Detail pages and views are included to more clearly show specifics about electrical, plumbing, mechanical, wall, cabinet, or other layout information.
The approximate cost for initial on-site meeting, discussion, measuring and photographs, a detailed work schedule work-up, CAD drawings that include plumbing, electrical, mechanical, and all other relevant sytem layout and notes, and as many sets of 8.5"x11"prints as you want is about $250 for a basic family or bed room layout, about $400 for a bath or laundry layout, about $600 for a kitchen/dining layout, about $1300 for an entire basement design, and relatively more or less for additions and minor/major alterations as required.
Residential building codes were not created to make your building and remodeling projects extremely difficult or an inconvenient "pain in the neck". The residential building codes are to be incorporated so that your building will be as safe as possible, durable, user-friendly, and comfortable.
The 2006 edition of the International Residential Code is 650+ pages of important and specific regulation and code for all phases and systems of building, altering, and improving residential structures. This is the book I own and refer to for my work, which is the same (or very similar edition) book that building officials, inspectors and architects use.
The codes and subjects in this book include:
9 pages cover Administrative Items such as Dept. of Building Safety, Permits, Construction Documents, Temporary Structures and Uses, Fees, Inspections, Certificate of Occupancy, Violations, Stop Work Orders.
14 pages cover definitions of terms used in the book.
39 pages cover Building Planning such as Design Criteria, Exterior Wall Locations, Light, Ventilation and Heating, Minimum Room Areas, Ceiling Height, Sanitation, Toilet, Bath and Shower Spaces, Glazing, Garages and Carports, Emergency Escape and Rescue Openings, Means of Egress, Gaurds, Smoke Alarms, Foam Plastic, Flame Spread and Smoke Density, Insulation, Dwelling Unit Separation, Moisture Vapor Retarders, Protection against Decay, Protection against Subterranean Termites, Site Address, Accessibility, Elevators and Platform Lifts, Flood-resistant Construction.
26 pages cover Foundations. Materials, Footings, Foundation and Retaining Walls, Foundation Drainage, Foundation Waterproofing and Dampproofing, Columns, Under-floor Space.
24 pages cover Floors. Wood Floor Framing, Floor Sheathing, Pressure Treated Wood Floors (on ground), Steel Floor Framing, Concrete Floors (on ground).
101 pages cover Wall Construction. Wood Wall Framing, Steel Wall Framing, Wood Structural Panels, Particleboard, General Masonry Construction, Unit Masonry, Multiple Wythe Masonry, Grouted Masonry, Glass Unit Masonry, Insulating Concrete Form Wall Construction, Conventionally Formed Concrete, Wall Construction, Exterior Windows and Glass Doors.
3 pages cover Wall Covering. Interior Covering, Exterior Covering.
44 pages cover Roof-Ceiling Construction. Wood Roof Framing, Roof Sheathing, Steel Roof Framing, Ceiling Finishes, Roof Ventilation, Attic Access, Insulation Clearance.
10 pages cover Roof Assemblies. Roof Classification, Weather Protection, Materials, Requirements for Roof Coverings, Roof Insulation, Re-roofing.
9 pages cover Chimneys and Fireplaces. Masonry Fireplaces, Masonry Heaters, Masonry Chimneys, Factory-Built Fireplaces, Factory-Built Chimneys, Exterior Air Supply.
10 pages cover Energy Efficiency. Building Thermal Envelope, Foundation Insulations, Fenestration product Ratings of Doors and Windows, Specific Insulation Requirements, Moisture Control, Systems.
100 pages cover Mechanical Requirements, Inspections, Heating/Cooling, Exhaust Sytems, Duct Systems, Combustion Air, Chimneys and Vents, Special Fuel Burning Equipment, Boilers and Water Heaters, Hydronic Piping, Special Plumbing and Storage Systems, Solar Systems, Fuel Gas, Appliances and Hookups.
44 pages cover Plumbing, Requirements, Inspections, Fixtures, Water Heaters, Water Supply and Distribution, Sanitary Drainage, Vents, Traps.
74 pages cover Electrical Requirements, Inspections, Definitions, Services, Circuits and Feeders, Wiring Methods, Power and Lighting Distribution, Devices and Luminaries, Appliance Installations, Swimming Pools, Remote Control Signaling and Power Limited Circuits.
110 pages of Appendixes Covering Referenced Standards, Sizing and Capacity of Gas Piping, Sizing of Draft Hoods and Vents, Exit Terminals of draft and direct Vent Sytems, Procedure of Inpecting an Existing Appliance Installation, Manufactured Housing Used as a Dwelling, Radon Controll Methods, Swimming Pools, Spas, and Hot Tubs, Patio Covers, Private Sewage Disposal, Existing Buildings and Structures, Sound Transmission, Permit Fees, Home Day Care, Venting Methods, Gray Water Recycling Systems, Fire Sprinkler System, Electrical Code Cross-References, Index.
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