The drawings and specifications prepared for your project are an integral part of the Construction Contract. They are used by suppliers and subcontractors to tell them what the home will look like, its size, what features it contains and how it all goes together. They’re also used by your lender to determine the size of your loan.
It’s easy to see why it’s imperative that these documents accurately reflect any design decisions or materials selections you may have made during your project’s previous design phases. The inclusion, or exclusion, of an item from the drawings is crucial to resolving disputes that may arrive over any discrepancies in the construction phase, as well as who bears the cost for such miscalculations or errors.
With this in mind, we developed our comprehensive Drawing Checklist. Working together, we can determine the types of drawings – and level of detail – based on your needs and experience. The different types of drawing sheets we offer are noted below. Any one or all of them may be used on your project, and their inclusion and level of detail will be noted in our contract.
Construction Drawing Checklists
Construction drawings are the bridge between your home’s design and its physical construction. They are a key element of documentation services, and a concrete representation of what we mean when we say we turn your “dream into a reality.” The drawings are both a written and graphic record of the decisions made during the project design phase. They consist of final drawings, specifications and details and convey to the builder your home’s design intent.
A Permit Set is Not Enough
If anyone has told you that a permit set of drawings is all you need for a construction project, they are incorrect and have now passed that misinformation on to you.
The main purpose of construction drawings (also known as blueprints or plans) is to show exactly what is to be built, along with the specifications that focus on materials, quality standards and installation techniques. On the other side of the spectrum, a permit set is the minimal set of drawings and information that your local jurisdiction requires to issue a permit. They contain far less detail and information and, in most cases, no specifications for anything over and above what is required for a permit.
Comprehensive construction drawings include all the basics, like floor plans, elevations and a site plan, but also add on items such as full specifications, lighting layouts, and any additional design work, including built-ins, interior elevations, fireplace design, cabinetry and more. Without these drawings, your builder cannot know exactly what you want your home to look like, nor can he or she provide you with an accurate price. Lacking this information you’ll likely be faced with expensive change orders and costly overruns. Not to mention an unhappy client.
What Good Construction Drawings Look Like
It is both time and cost effective for you to be able to identify a good set of construction drawings. Getting the drawings done right the first time will save you hours in construction time and potentially thousands in avoided change orders and cost overruns.
A good set of drawings will be drawn to scale, contain accurate and concise information, and will avoid duplicate or unnecessary details, as they only serve to confuse the scope of work. The whole goal is to avoid misunderstandings and construction delays. Here’s what you should look for in a good set of construction drawings:
The DrawingsCover Sheet
This drawing contains all pertinent project information, including Project Overview, General Notes and any other important requirements. We provide you with a color 3D rendering of how your completed project will look.
Coordinated with the drawings, the specification include the identification of materials, fixtures and other client selections. They provide an overall representation of the project and set the standards for construction.
Typically drawn at 1/8” scale, site plans show property lines, structures, setbacks, walkways and driveways. They may also include outbuildings, pools, fences, garden structures and proposed grading lines.
Detailed plans prepared at ¼” scale that show walls, stairs and windows locations, including dimensions and door and window symbols or sizes. Flooring materials, ceiling heights, thresholds and anticipated furniture layouts may also be shown.
Basement & Foundation Plan
Drawn at ¼” scale, the foundation plan sets forth foundation construction, overall dimensions and openings. Also noted and dimensioned are all electrical and plumbing locations as well as concrete slabs and any other slab penetrations.
Drawn at ¼’ scale, roof plans are coordinated with floor plans and elevations and indicate roof planes, pitches, overhangs, gutters, chimneys and roofing materials. They may also contain plumbing and mechanical vent locations.
Detailed elevations done at ¼” scale, they are coordinated with floor and roof plans and show the front, rear and sides of your home. Exterior elevations typically include roof lines and slopes, cladding information, windows and doors, and vertical dimensions to critical floor and roof heights.
3D Overview Renderings
These interior and exterior 3D overviews depict what your finished project will look like and enabling you to get a very realistic view of your new home.
Typically drawn at ¼” scale, building section drawings are cutaways of your residence. They are used to explain such important information as changes in roof, floor or ceiling heights, and to further clarify plan information.
Stairs & Typical Details
The foundation, typical wall sections, eaves and other framing details are included and usually drawn at a larger scale. They may also include information on custom built-ins and trim profiles.
Window & Door Schedules
Typical door and window elevations, locations, details and specifications that are pertinent to your project are included and are usually drawn at a larger scale. These, too, may also include details for custom built-ins and trim profiles.
Kitchen Plan & Schedules
Indicate the size and placement of cabinets, cabinet schedules, placement of fixtures and appliances in relationship to windows and doors, and any ceiling height or floor changes. They may also include tile layouts and other pertinent details.
Kitchen Cabinet Elevations
Show the size and arrangement and size of kitchen cabinets, and any floor or ceiling height changes. These drawings may also include tile layouts or other pertinent details.
Show the arrangement and size of bathroom cabinets, appliances and fixtures in relationship to windows and doors, as well as any floor or ceiling height changes. These drawings may also include tile layouts or other pertinent details.
Indicate the arrangement and size of cabinets, fixtures and appliances in relationship to doors, windows, and any floor or ceiling height changes. These drawings may also include tile layouts or other pertinent details.
Show ceiling height changes, coffered ceiling, exposed ceiling beams, tray ceilings, vaulted ceilings and any other pertinent ceiling details. These drawings may also include tile layouts or other pertinent details.
Shear-Wall Framing Plans
When required, these sheets ae drawn at ¼” scale. They include a floor plan and view of wall framing, show the location of shear walls and other framing requirements, and include beam sizes, framing details and unique structural specifications and conditions.
Floor Framing Plans
When required, these sheets are drawn at ¼” scale. They include floor joist and joist size, spacing and direction, floor beam sizes, framing details and unique structural specifications and conditions.
Wall Framing Plans
When required, these sheets are drawn at ¼” scale. They include wall studs, plates, spacing and height, header and beam sizes, framing details and unique conditions and structural specifications.
Roof Framing Plans
When required, these sheets are drawn at 1/4″ scale. They include rafter size and/or trusses, spacing and direction, header and beam sizes, framing details and unique conditions and structural specifications.
Electrical plans are provided as separate drawings to be overlaid on the floor plan, electrical plans are drawn at 1/4″ scale and include the locations of wall outlets, switches, fixtures, smoke detectors, telephone outlets, computer outlets and television outlets.
Provided as separate drawings to be overlaid on the floor plan, plumbing plans are drawn at 1/4″ scale and include the locations of all fixtures, cold water lines, hot water lines, waste water lines, vent piping, vent stacks, and gas lines.
Mechanical Plans are provided as separate drawings to be overlaid on the floor plan, mechanical plans are drawn at 1/4″ scale and include the locations of installed registers and ductwork.