Looking for duplex plans engineered for western Washington

[Billy Sarno]

Hello friends,

What website would you recommend for a 1000 sq. ft duplex engineered for western Washington? That's 1000 sq. ft. on each side. If it can be done, I would love it to be a 3 bed, 2 bath at 1000 sq. ft a side. I know, that probably unlikely, but I'm hoping. I'm looking to build in Gig Harbor. I have found a lot that is zoned multi-family and now I'm looking for the best plan.

Thanks,

[Nik Moushon]

You will have a hard time finding a decent layout for 3B/2B @ 1000 sf. Thats just too tight. Especially for a new build. I  would look for at least a 1200 sf. 

Just to let you know, even if you find a plan online, you still have to have the plans modified for your specific site. Odds are that you finding one that is even design for Washington let alone the west side is very slim. Plus you will have to make sure the design was done recently to make sure it meets the current energy code. Also you will need it reviewed to make sure it complies with your local codes as well. No matter where you buy plans online they will still need to be reviewed as they have a disclaimer that they do not design to any specific region and it is your responsibility to make sure it complies with code. Its not as easy as buy them and then put them in for permit review. Some cities now will have a requirement that you have a architect or engineer review plans bought online because the vast majority of them are so off for the local region that the jurisdictions dont even want to waste their time on it. 

So if you do buy them online I would suggest finding a local architect or structural engineer to do a review of them so they comply with local codes. If you make absolutely zero changes to the drawings you can probably get the review done pretty cheap. Once you start making changes (be that changes you made or changes code forced you to make) you start going up in price very quickly. And at that point you might as well have started from scratch with an architect. Another struggle will be finding an architect or engineer that even wants to review bought plans for you. They are almost always for trouble than they are worth and half the time end up costing the client more money than if they just started from scratch at the beginning. 

Also you can try asking an architect if they already have and duplex plans that they would be willing to use again for another client. This would save you a lot of time and money. Or at least start with a plan as a base design so they only have to modify a few things. Everyone is super busy. So finding ways you can cut the amount of time they spend on your project will be more likely that they will take on your work.