Custom Designed

When working with you to design a custom home, the scope of project work falls into 2 phases – the design phase and the construction document phase.

In the design phase, you will work closely with our designers to develop a design concept.  Through communicating and meeting with you we will turn your dreams, ideas, and needs into conceptual plans that include the first and second floor plans and the front elevation.  This process will continue until a design has been developed and approved.  Please note that due to the high volume of plans in progress we ask that you call ahead for an appointment before coming in.

• Once a design has been approved and the required 60% deposit on conceptual plans has been made, projects move into the construction document phase.  During this phase, your conceptual plans are transformed into a set of construction documents, drawn in CAD format.  These drawings will allow you to view your plans @ ¼” scale detail with all interior and exterior dimensions.  After 3rd (revision for 2000 or less feet) or 5th revision for larger homes, one set of final working drawings will be printed for you to review in our office.  If you chose to take the working set of drawings with you payment in full is due at this time.  This event marks the completion of your project and any further revisions and or changes will result in additional fees.
• Electrical, left, right, rear, and foundation drawings will only receive one set of final changes.  After floor plan has been approved and electrical/foundation plans have been drawn any changes to the floor plan will result in the redrawing of electrical and foundation plans thus resulting in additional charges.

Frequently asked questions about your house plans.

How is the square footage calculated?
Air-conditioned Square footage calculations are made from the exterior veneer and do not include porches, decks, garages or fireplaces.  We include 2 story vaulted areas only once in the calculations of the first floor.  Stairs are counted once. Balconies and open walkways in two story and vaulted areas are included in the square footage.  Brick is included in the square footage of all homes. Our pricing is based on total footage under roof. Your invoice will be calculated on total footage drawn by the designer.

Do your plans comply with building codes in my City?
Our plans are drawn to meet the 2009 International residential Code for One & Two Family Dwellings and the 2006 international Building Code with Texas amendments.  Many counties and cities amend the codes in their area.  Consult your local building officials to determine the plan, code, and site requirements.  Blue Line Design Co. Home plans are not stamped by an architect or engineer.

Why aren’t your plans stamped by an engineer?
Blue Line Design Co. Inc. is a residential design firm certified through the National Building Design Council.  We do seal each of our plans once final constructions sets are issued.  We do not stamp any of our home plans for engineering.  For single family construction most cities and counties do not require that a plan is stamped by an engineer.  Check with your local building official for the specific plan requirements in your area.

Do your plans include all of the information my building department requires for a building permit?
Each building department’s requirements vary.  We recommend that you contact them for their specific requirements.  Our plans include all of the drawings typically needed for construction, except heating or cooling requirements and plumbing plans.  This information, if required, must be provided based on the geographic conditions in your area.  All plans come with a Residential Energy code rating that is prepared by a State Licensed Energy Code Inspector and is required by all cities.

Payment for plans or design services.
All charges for design services are due when the requested service has been completed (including deposits).  You will not receive any completed construction documents without payment or prior account verification.  If you are a new builder and wish to establish an account with us you must fill out an application for credit.  Upon approval you will have a net thirty account.  All services requested even if the plan is never completed (due to homeowner or builder circumstance) will still be billed appropriately and you are responsible for charges accrued to your account.