House plan questions, answered.

Home packages start at $5,450 for up to 1,800 sq ft, $6,450 for up to 2,600 sq ft and $7,450 for up to 3,500 sq ft, with energy calculations and engineering seals included. Detached garages, guest houses and studios start at $2,950. The final fixed price depends on the level of customization, and you get it in writing before we start. Luxury homes and homes over 3,500 sq ft are quoted individually.

The full permit drawing set (floor plans, elevations, sections, roof plan, details and site plan), the Revit model and CAD files, the Florida energy code calculations, engineering review and seals, and delivery in 3 weeks once your project starts. Your quote lists every file, image, review and revision round before production starts.

Yes. Every home package includes engineering review and seals and the Florida energy code calculations. A structural calculations package is optional, from $1,500.

The boundary survey, a soil report if your site needs one, and permit fees. If your site needs anything extra, we tell you before you commit.

Complete plans in 3 weeks: 15 business days from the day we have your signed agreement, deposit and site information, such as your survey. A structural change after the first design review restarts the schedule. Permit review by the building department runs on its own time.

On your reserved start date, once the signed agreement, the deposit and your survey are in. It does not start when you send the request form.

Florida law gives the building department 30 business days, after it receives a complete and sufficient application, to approve, approve with conditions or deny a permit for a new single family home under 7,500 sq ft. It has to tell you within 5 business days if the application is incomplete. You can also use a private provider for plan review and inspections. Complete plans are what start the clock.

A current boundary survey, with spot elevations if your site needs them, and a soil report if your engineer or county asks for one. If you have a floor plan you like, send it too. Then we need your decisions at the first design review.

Yes, please do. A floor plan you like is the fastest starting point and keeps your price at the low end. We use it to understand the layout you want, then draw your own plans for your lot.

Surveys, sketches, phone photos, PDF or CAD drawings, SketchUp and Revit files. For very large models, paste a Google Drive, Dropbox or WeTransfer link in the form. You can ask for a quote before you have everything.

Yes. Tell us who will use the drawings and what they need. We agree on file formats, documentation and coordination as part of your scope.

No. We only draw new homes and detached structures such as garages, guest houses and studios. Work that connects to or changes an existing home is outside our scope.

Yes. The code has the site plan drawn from an accurate boundary survey, which shows the lot lines, what already sits on the lot and its grades. We need a current boundary survey to start production, with spot elevations if your site needs them.

Not always. The code asks for a soil test when the building official decides the soil is questionable, for example expansive or compressible soil. Your engineer or county may also ask for one. If your site needs it, we tell you before you commit.

The one the code sets for your location. On Florida's map for typical homes, design wind speeds run from 115 mph to 180 mph. In the High Velocity Hurricane Zone, which is Miami Dade and Broward counties, they are 175 mph and 170 mph. The exact lines are set locally, so your county confirms the speed for your lot. More on hurricane ready plans.

The lowest floor goes at least to the base flood elevation plus 1 foot, or to the design flood elevation if that is higher, and some cities ask for more. The site plan shows the flood data, and an elevation certificate is due when the lowest floor is placed and again at final inspection. House plans for flood zones.

They show the home meets the Florida Energy Code by one of three paths: prescriptive, performance or an energy rating index. The compliance form goes in with your permit application, and the air conditioning is sized with ACCA Manual S from a Manual J load calculation. They are included in every home package. Florida energy calculations.

Many building departments require it. Orange, Hillsborough and Lee counties and the City of Jacksonville, for example, require new home plans signed and sealed by a Florida licensed design professional. Every Dashline home package includes engineering review and seals.

Pre engineered trusses are designed and sealed by the truss manufacturer's engineer from the plan's truss layout and design loads. The building official approves the truss drawings before the trusses are installed. The structural engineering in your plans.

The 8th Edition (2023) is in effect today. The 9th Edition is scheduled to take effect on December 31, 2026, and the edition in effect on the day you apply for your permit governs your project.

Florida lets owners act as their own contractor to build a home on their own property for their own use, not for sale or lease, with direct supervision of the work. You sign the permit application in person, and you still need complete plans. Owner builder permit plans.