Building a home: Should you choose an Online Home Plan or hire an Architect?

If you're considering building your own home and have been browsing the internet, you may have thought about whether to work with an architect or to purchase an online home plan (stock plans). As both an architect and someone who's also thinking about their dream home, I'd like to offer my opinion on this matter. I'm not here to convince you one way or another, just simply explain your options in detail.

First and foremost, it's important to acknowledge that not every home needs an architect. online home plan can be a great option in some cases, and it's worth saying that many of these homes are designed by licensed architects.

Let's delve a bit deeper into the pros and cons of each choice:

Changes and Customization:

When browsing the internet for stock plans, you'll likely be presented with hundreds of layouts to choose from. You can filter your search by style, area, number of bedrooms and garages, and more. Once you choose a plan, you can't make any more changes to it, other than flipping or mirroring it. On the other hand, when working with an architect, you have the opportunity to collaborate and make informed decisions throughout the design process. Architects will consider your needs and wants, as well as any site constraints, building codes, and other factors, and use that information to create a customized design that meets your specific requirements. This means that you'll have more control over the final product and be able to make changes or adjustments along the way as needed. Working with an architect can also be a more collaborative and enjoyable experience, as you'll have the opportunity to work closely with a design professional who is committed to helping you realize your dream home.

More often than not, a homeowner will make changes to the layout, including walls, windows, and stairs during construction. This is because they now see the home in person rather than on paper. If you have chosen a stock plan, you are out of luck. Changes to the plan will require an approval by the jurisdiction that will in turn require a revised plan. Most likely at that point, you will have to have your plans redrawn by an architect, which defeats the purpose of selecting an online home plan in the first place.

Cost:

Online home plans are generally much cheaper than working with an architect. If you're on a tight budget and you find a plan that you like, this may be the best option for you. However, keep in mind that the price you see may not be the final cost, as there may be additional fees associated with it. When working with an architect, you can expect to pay more, but you'll get a unique design that's tailored to your specific needs and wants. Opting for a custom home design is likely to result in a higher home value compared to using a stock plan. The added expense of hiring an architect is significantly outweighed by the increased value of the home.

Site:

Online home plan do not consider unique site constraints that your property may have. An architect will perform a site analysis to understand the unique characteristics of your site, including soil conditions, topography, views, sun orientation, and more. They will then design a custom home that takes these factors into account, resulting in a home that is optimized for your site.

Generally, an online home plan may be adequate for a flat lot with no views. However, in hillside conditions, or where you wish to optimize your view (which has a significant impact on the final value of the home), a stock plan will be very limiting.

Permitting:

If you buy an online home plan, you'll likely need to hire a state-licensed structural engineer to analyze the design and provide additional drawings and calculations required by your building department. If your building department requires a professional stamp, you'll need to take your plans to a local engineer or architect for review and stamping. If you work with an architect, they'll coordinate with the structural engineer and MEP engineers (which are usually not included in online home plan and help you obtain the necessary permits.

Code specific:

It's important to note that each state may have different building codes, also jurisdictions within a state may have their own amendments to the building code. If you buy online home plan, you may be able to filter by state, but you'll still need to check with your local building department to ensure that the plan complies with local codes. Architects will search your building department to find out what the latest codes are and will follow up on any reviews or comments from the building department.

Unique vs. Common layout:

If you're looking for a common plan that meets your needs, an online home plan may be a good place to start.

Keep in mind though, it can be difficult to know if the plan you’re choosing is the best fit for your needs and if it’s a quality plan that's been properly designed and vetted.

However, if you're looking for a special design that's tailored to your specific needs (such as a special site or area, specific home requirements, energy or certification considerations, or a multi-generational living situation), then working with an architect is the way to go. An architect's role extends beyond just designing the layout of the home. They provide invaluable assistance in navigating the design and construction process, selecting appropriate materials, analyzing building codes, and even providing detailed renderings or models to effectively communicate the design before construction begins.

At the same time Hiring an architect is not a guarantee that you will not get a common plan that you see everywhere. However, there are several steps you can take to increase the likelihood of getting a unique and personalized design. Research and Choose an Experienced and Qualified Architect, Communicate Your Needs and Desires Clearly and Collaborate and Be Open to Ideas.

Copyright:

It's worth mentioning that both online home plans and architect-designed plans come with copyright restrictions. The original designer retains the copyright to plans derived from their plans, meaning you can't buy a CAD set, modify it, and sell the changed design to others or build additional homes based on the modified set. Similarly, architects will retain the copyright to the home they design, even though it's your house. This is important to keep in mind when working with either option.

In conclusion, there are benefits to both using online home plan and working with an architect. Online home plan may be more affordable and convenient, but they lack the customization, attention to detail, and consideration of unique site constraints that custom designs created by an architect can provide. Ultimately, the decision will depend on your specific needs and wants, as well as your budget.

	Online Home Plan	Architect Design
Changes	Limited	Options & revisions
Cost	Lower	Higher
Permits	No Stamp	Stamp Included
Code Compliance	Uncertain	Complied
Site	Not Site Specific	Site Specific
Final Home Value	Lower	Higher

Regardless of which option you choose, it's important to do your research and make sure you're getting a design that meets your requirements and will bring you joy and satisfaction for years to come.