First things first: All initial consultations are free. No money changes hands until a contract is signed. No selling and no upcharge. Free to meet, free to discuss further, free to sit down and ask questions. No pressure and no automated email/phone “spam” follow-ups.

Ok, now that I got that out of the way…

We provide complete residential (houses/out buildings/barns/etc.) design services. We will provide all necessary detailing and documentation that can be handed off to a contractor who will bring your dream from paper to reality. That includes personally meeting with you to discuss the starting design. All decisions are made and approved by you. I will provide my opinion and you can decide on what direction is best for your home.

I will turn those design ideas into an initial sketch, to include all floor plans and the beginnings of an elevation. We will meet again, either in person or online, to talk through the plans and discuss changes. As the project progresses, the plans get moved into a digital format and the precision added.

We meet again to look over the more detailed and precise plans and to incorporate any notes you might have. We would be interacting along the way to make sure the plans and elevations meet your needs. Finally the plans are documented with the necessary information for your contractor to bid and build the home.

The result is a custom set of construction documents that will be something you could never purchase on a website, but details personal to you with aspects you had control over.

You will receive a full set of construction documents in PDF format for you and your contractor to print or distribute as needed to get the home built.

Just what you and your family deserves.

Find a sample of the products offered here:

Sample Brochure (PDF, 100kb) | Sample Set (PDF 950kb)


Fee Schedule – Residential Design

Fees for documents are based on Total Square Foot “Under Roof” – “Under Roof” includes all heated areas, future expansion areas (whether finished or not), and all unheated areas such as garages, carports, basements, storage rooms, and covered porches.

Price per sq foot – New Construction

We provide construction documents based on an original design provided by you. This set would include foundation plan, floor plans, (4) elevations, section(s), stair section(s), foundation details, cornice sections, roof plan, and electrical layout plans (not electrical design, just intent).

All interior elevations (unless necessary for the design), framing sizes, mechanical HVAC, electrical design and plumbing would be provided by others, not Lofty Plans.

Lump Sum Fee – Additions/Renovations

Provide modification or addition to existing plans, renovation of existing home, or provide design option to existing plans. This set would include necessary plans, sections, elevations, and details to fully document the extent of the change.

All interior elevations (unless necessary for the design), framing sizes, mechanical HVAC, electrical design and plumbing would be provided by others, not Lofty Plans.


Fee Schedule – Residential Real Estate Listing Service

Flat Fee Per House

We will provide a basic floor plan with all interior and exterior walls, doors and windows. We will also include approximate room sizes in a LxW format for all significant rooms. We will make one site visit to compile sketches and room dimensions. All information collected will be for plan preparation and should not be considered exact or complete. This information is supplied for general layout and size only.

This is a small operation that provides quality service for specific needs.

We are not an Architecture or Engineering Firm and there are limits to the size and function of work we are allowed, by law, to perform.

Take a look at the State Exemptions page for a list specific to each state.