Does this seem reasonable? $2,400.00 for blue prints/plans - room addition

Discussion in 'Off-Topic Discussions' started by Abner, Jul 9, 2012.

  1. Abner

    Abner Well-Known Member

    This would be for the drawing up of the blue prints/plans for an addition. Basically, it would be adding about 400 square feet onto my existing living room. It would also include a cathedral ceiling and a fireplace. The person doing this would also deal with the city planning/building department and secure the permit.

    Does this seem reasonable? I am located in the Southern California area.

    Any comments or advice would be sweetly appreciated.


    Abner :smile:
  2. SurfDoctor

    SurfDoctor Moderator Staff Member

    Getting another bid would be a great idea. My neighbor is a good architect, does all the plans for remodels in my neighborhood. I can put you in touch with him, if you would like. He works out of his home and might be cheaper, I don't know.
    Last edited by a moderator: Jul 9, 2012
  3. BobbyJim

    BobbyJim New Member

    Yes, you likely have legal requirements for earthquake endurance. I’m pretty sure the work must be overseen by a licensed civil/structural engineer and/or architect for your area – assuming you stay within the scope of regulations. Do a ‘request for quotes’ to see what price spread you find.

    You will find some legal cya buffer built-in to pricing.:wink1:
  4. Abner

    Abner Well-Known Member

    That would be sweet! Can you pm me his phone number and email address? The guy who gave me this quote lives in another County which I kind of don't like for a couple of reasons. Also, he speaks mostly Spanish which is fine for me, but he would have trouble communicating with my Irish/Italian wife if I am not around. She understands a LOT of SPANISH, but when a native speaker speaks at the speed of light, she understandably gets lost.

    If you can, mention the senior DI member discount! :smile:

    Thanks SD!

    Abner :smile:
  5. Abner

    Abner Well-Known Member

    Thanks for the info. BobbyJim!!!!

    Abner :smile:
  6. Abner

    Abner Well-Known Member

    Surf Doctor:

    I seem to remember that you like construction projects, etc. Here is what I have done to my house so far.

    *********New copper repipe
    *********New roof
    *********New HVAC
    *********New Flooring (did this myself)
    *********Mediteterranean Landscaping (did this myself)
    *********Japanese rock garden (did this myself)
    *********Ponds (did this myself
    *********New garage door and opener!
    *********River rock details on the front of the house and matching fence, garage also has river rock pillars.

    Ok, enough for now. It was hard work, but very much worth it!!!!!

    Abner :smile:
    Last edited by a moderator: Jul 10, 2012
  7. KariS

    KariS New Member

    A standard plan set usually would include a site plan, foundation drawings, electrical, plumbing (if included in addition), a detail layout, and some elevations, plus a roofing plan. So up to 8 to 10 drawings (dependent on your local permit agency requirements). Acutally drawing will take from 4 to 8 hours per sheet depending on complexity, add initial field measurements, checking of the drawings, revisions as needed, plus submittal and answering questions, you could easily be at 80 hours of time (40 minimum). If you figure the person is competent and is worth hiring he is probably trying to earn aon the order of $100k a year or $50/hr which works out to be $2000 (40 hours) to $4000 dollars (80 hours).

    If there is other consulting involved you are getting a very reasonable rate.
  8. Abner

    Abner Well-Known Member

    Yeah, that makes sense. When you put it this way, it does seem reasonable. I am still getting price estimates with contractors.

    Thanks for your comments!!!

    Abner :smile:
  9. Ian Anderson

    Ian Anderson Active Member

    If you are doing the room addition yourself then the plans cost seems reasonable.

    But if you are having a contractor add the modification then it should be included in the construction cost.

    Until recently I lived in unincorporated Riverside County. I added a 200 square foot extension that included a toilet and sink, outside door, three windows, and heat pump. Total cost was around $50,000.
  10. Abner

    Abner Well-Known Member

    Damn!!!!!!!! I am exploring different options as well. My neighbor built a HUGE garage on the side of his property. He had some work done himself, and had some done by others. I thinke he even did the plans himself with the guidance of our cities planning department. I may speak to him.

    Another option that I am thinking about. Prefab additions. I done meant those cheesy patio room things that don't have any additional insulation. I mean insulated panels that are constructed and insulated off site. They are lightweight for shipping, can be installed quickly, and cut down on the stick built fees. I don't need plumbing in this addition.

    The research continues. I have a lot of equity in my house, but I don't want to take a second out to pay for this project. No gracias!

    Have a good one,

    Abner :smile:
  11. SurfDoctor

    SurfDoctor Moderator Staff Member

    Ponds? Rock garden? I'll bet your place is sweet!
  12. Abner

    Abner Well-Known Member

    It's been a long labor of love, and back breaking work, but nothing beats pride of homeownership. My house is definitely not the largest or the most luxurious, but it is home sweet home. My wife and I have been very happy here.

    I still have more landscape designing to do, but it depends on when I have time. Lately time is a precious commodity.

    Have a good one!

    Abner :smile:
  13. KariS

    KariS New Member

    Yes if the contractor supplies the final plans it should be in the costs. But if you are getting quotes from several contractors, having the plans ahead of time allows for better price comparison.

    Also the final costs are going tobe be highly dependent on level of accossseries and secondarily he actual size. In your example of the kitchen at $250/sq ft, that would indicate a midrange leel of appliance (GE not Wolf or Thermador) and probably 1 mm granite not 3 mm (side note, currently granite is lower cost than manufactured surfaces).

    BTW: using most of the online renovation estimating calculators will not give you good number, as he really are only looking at the basics and do not consider trim and appliance quality levels (if the consider applinaces at all).
  14. Abner

    Abner Well-Known Member

    thanks KariS and Ian. I am still checking around. I need to get more contractor quotes as well. I am trying to get someone to just do the "outer shell" of the living room addition. What I mean by that is the foundation and the three walls, roof, windows and stucco so it is weatherproof from the outside when it rains. Then I can work on the inside little by little. I am a pay as you go type guy.

    Thanks so much, Abner
    Last edited by a moderator: Jul 22, 2012
  15. gordoncarlos

    gordoncarlos New Member

    A conventional plan set usually would consist of a site plan, base sketches, electric, water system (if involved in addition), a detailed structure, and some levels, plus a roof structure strategy. So up to eight to ten sketches (dependent on your local allow organization requirements).

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