How to Plan and Remodel Attics and Basements: Plans

One of the most useful tools for designing new space is a floor plan. It indicates dimensions, wall locations, window placements, stairs, and other physical features. As you consider various design is sues, the floor plan will go through several phases of changes and refinements—-each change making the space more livable and enjoyable.

Not all projects require plans. If you are covering a floor or installing some paneling, the process will simply consist of choosing the materials. If you are hiring a plumber to move a fixture, no plans will be necessary. But if the project is extensive or involves structural and mechanical changes, the design process will re quire a formal set of working plans to be used for itemizing materials, estimating costs, getting bids, obtaining permits, and guiding construction.

How detailed should plans be?

As you work with a floor plan, re member that the actual space you are planning is three-dimensional. The ceiling, walls, furnishings, fixtures, and windows create forms and surfaces that have enormous impact. Always ask yourself what it would feel like to be inside the planned space.

How detailed and extensive should your plans be? Basically, the more money you want to save, the more detailed your plans should be. This tends to be true even if you intend to do all the work yourself. There are several reasons for that.

- Detailed plans ensure accurate bids by contractors, minimizing the likelihood of unrealistic estimates or costly misunderstandings.

- Detailed plans are essential in order to get competitive bidding, a time-honored process that works in the owner’s favor.

- Drafting plans requires thinking through every detail. The more effort spent at the pencil-and-paper stage, the fewer costly changes later on.

- If you are doing the work yourself, detailed plans will make you more efficient and better prepared.

- Itemizing all materials and fixtures will make it easier to shop around for the best prices.

Final plans and specifications

If you require a complete set of plans, they should include working drawings, specification and materials lists, and a statement of general conditions. These documents are used to itemize materials, estimate costs, obtain bids and permits, and guide construction. If the plans are complete and thorough, the project should move smoothly to completion.

An attic conversion is likely to re quire more extensive documents than a basement, especially if the plan involves changes to the exterior or to the floor and roof framing. Full documents include the following items.

Floor plan

This plan shows walls, doors, windows, stairs, closets, built-ins, hidden spaces, possible furniture arrangement, plumbing fixtures, electrical outlets, lights, existing obstacles, and dimensions. First-floor and foundation plans may also be required in the case of an attic remodeling.

Section drawings

These are drawings that show structural conditions, the stairwell, and , in the case of an attic conversion, they will also include the roof slope.

Materials lists

These lists include all materials necessary for framing. These include insulation; wall, roof, and floor coverings; beams; posts; foundation piers; sky light and dormer framing (for an attic); and all dimensions.

Framing plan

For an attic conversion, you may have to submit a plan that shows floor joists or roof rafters for any new framing, beams, and headers.

Interior elevations

Interior elevations are drawings for each of the four walls in all rooms that show surface materials, dimensions, built-ins, windows, doors, trim details, hardware, outlets, fixtures, furnishings, and colors and fabrics, where appropriate.

Specification lists

These include framing lumber, trim lumber, millwork, floor coverings, wallcoverings, windows, doors, hard ware, fixtures.

Statement of general conditions

This document describes expected level of workmanship, specific details or items that are essential to the project, and performance criteria.

Your remodeling plans will progress from doodles, rough sketches, and final sketches showing electrical circuits to a full set of working plans.