Tag Archives: sealed plans

Engineered Plans, P-Bex Through Posts, and Drill Set Brackets

This Wednesday the Pole Barn Guru tackles reader questions about drawing up engineered plans to match some non-engineered plans reader currently has, if it is possible to run p-bex through columns, and whether of not a person can set a building on an existing slab with use of drill set brackets.

DEAR POLE BARN GURU: I am currently in the process of getting my plans drawn up for a hybrid metal frame home. The plans are drawn up but are not engineered plans. Can I get a cost to have engineered plans drawn up by you if I send you the plans that I currently have. Also, I am located in California, Riverside County to be exact.

Thank You.

Forgot to mention. I am leaning towards post frame construction versus the metal frame. CODY in RIVERSIDE

DEAR CODY: Thank you for reaching out to us. We provide engineer sealed structural plans and verifying calculations with every custom post frame building package. Due to proprietary nature of some materials, our engineers are unable to draw and stamp plans when we do not provide materials.

A member of our Building Design team will be reaching out to you shortly to discuss your building needs.

 

DEAR POLE BARN GURU: Good morning sir, I am building a shop/house and have a question about running wire and PEX water lines through the posts. I have read your threads about this yet still not 100%. I do not have the gap between the metal and the posts like you spoke of so drilling the posts seems like the easiest way for me to accomplish the routing of the wire. So what is the right answer, can I drill the posts or not per code? Who do I have to convince of this, the county inspector or the engineer? I am getting so many answers it’s frustrating. The ability to drill through the posts of my pole building would be the easiest and economical way to run all wiring and PEX.  Thanks SAM in KENNEWICK

DEAR SAM: Think of a hole being drilled through as being an “open knot”. Lumber grading rules refer to these as being “Unsound or Loose Knots and Holes” due to any cause. Most structural framing – like wall girts and roof purlins or posts and timbers are graded as Number 2.
For practical purposes, a hole up to just less than ¼ of board face being drilled through will be within grade in #2 lumber. Example: 5-1/2” face of a 6×6 a hole up to 1-1/4” may be drilled through, as often as every two feet. Allowable hole sizes are reduced and spacing increased for higher grades of lumber.
You should engineer who sealed your plans approval. His or her seal will quash any concerns your inspector may have.

 

DEAR POLE BARN GURU: I have already had a monolithic slab poured on my site. 40×60. rebar top and bottom of thickened area 12×12 with 6″ slab. Also rebar both sides of the cut lines at 10′ intervals. The concrete is 6 sack with fiber. Can I put a pole building on top of this slab and secure it with a bracket that is anchored by drilling holes and using a fastener. Building will be 40x60x16. Thank you for your consideration. DAVID in HELMVILLE

DEAR DAVID: Can and should are not often a same answer (or result).

Dry (drill) set column brackets (from any manufacturer) are not designed to resist moment (bending) loads. While they may work just fine, it only takes one good wind event to turn your beautiful new building upside down. Even worse – a smart insurance company will hire someone like me to testify what you used was not a structurally adequate design solution and deny your claim!

There are some options:

You could use a concrete saw to cut out column locations from your existing slab, or (and probably more practical) increase dimensions of your proposed building to 42′ by 62′ and place embedded (structurally best) or wet-set bracket mounted columns on concrete piers outside of your current slab.

Structural Framing, the Cost of a Building, and “Base Supports”

This week the Pole Barn Guru answers questions from a Project Architect about the structural framing of a Hansen building, the cost of building plans with engineering, and if the Pole Barn Guru has advice for “base supports” for a wood floor in a Tube Canopy.

DEAR POLE BARN GURU: I am a Project Architect with some questions. Do you provide some type of laminated header around the top for truss bearing as well? Are there purlins (wall girts) on both the inside (for the sheetrock) and outside (for metal siding)? I’m trying to make sure our footings, slab and inside clearances are accurate. JIM in ALBANY

DEAR JIM: Hansen Pole Buildings are engineered with double trusses bearing directly upon notches cut into wall columns. This eliminates need for a header (aka truss carrier) around top of building for trusses to bear upon. https://www.hansenpolebuildings.com/double-truss-2/
Externally mounted wall girts typically fail in deflection https://www.hansenpolebuildings.com/2012/03/girts/
For structural strength against wind loads and being able to be insulation and interior finish ready, Mason has included what is known as “commercial bookshelf wall girts” https://www.hansenpolebuildings.com/2011/09/commercial-girts-what-are-they/.This method also leads to a superior interior finish when gypsum wallboard is applied. https://www.hansenpolebuildings.com/2019/09/11-reasons-post-frame-commercial-girted-walls-are-best-for-drywall/.

 

DEAR POLE BARN GURU: What would a complete set of plans with engineering cost for a 40′ x 120′ pole barn structure cost with a 14 ceiling height. Posts would be 12′ o.c. with girder trusses and purlin rafter roof framing. DENNIS in LAS VEGAS

DEAR DENNIS: Our engineers will only seal structural plans when we provide material package. Some materials they specify are proprietary to Hansen Pole Buildings and this is only way they can guarantee materials as specified reach jobsites. A Hansen Pole Buildings’ Designer will be reaching out to you to further discuss your building needs, or call 1.866.200.9657 for immediate service.

 

DEAR POLE BARN GURU: I am building a wood floor 17′ x 12′ to support a 3500 pound car under a portable tube aluminum and canvas car canopy (that will be mounted through holes in the floor directly to the ground underneath). The recommendation is base supports every 12 feet under floor joists every 2 feet, but they don’t specify the width of these two boards. One manufacturer’s picture appears to use 2 x 8 supports for 2x 4 joists. Can you suggest widths for these two items? ROBERT in WOODSTOCK

DEAR ROBERT: I have never been a fan of these canvas covered tube canopies – they do not have a track record of durability, if snow doesn’t collapse them, winds blow them away. Provided your site is level, it would seemingly be economically prudent to just place some gravel and call it a day. If floor framing members will be entirely supported by ground below, they could be any dimension, provided they are pressure preservative treated to at least a UC-4A (Ground Contact) level. Otherwise, you should reach out directly to your canopy’s manufacturer for their best recommendations.

Sealed Plans, Column Brackets, and Plans for Engineering Project

This week the Pole Barn Guru answers reader questions about Hansen Buildings providing engineer sealed plans, use of Simpson Strong-Tie column brackets in post frame, and plans of a Hansen Building for use in an independent building project for an engineering student.

DEAR POLE BARN GURU: Do you sell just the plans for pole barns? I am going to build a pole barn with Lumber sourced from a local saw mill. I need to find engineered plans for it for the building permit. Please let me know if this is possible. JAKE in TOOELE

DEAR JAKE: Thank you for reaching out to us. Our engineers will only seal plans when we are providing the materials, as it is their only way to guarantee materials specified actually get shipped to jobsite. Sourcing lumber from a local sawmill could be problematic from an engineering standpoint, as all wood will need to be grade stamped by an approved agency in order to have building engineered.

 

DEAR POLE BARN GURU: I see a lot of discussion about using the Sturdi-wall wet set bracket when using a concrete pier for posts. I was wondering if the Simpson CB (column base) is used in post frame construction? From their documentation it looks like that is what it was designed for. RON in HILO

DEAR RON: Simpson Strong-tie CB parts are rated for uplift loads, but not moment (bending) loads, hence should not be used for columns subjected to bending forces.

 

DEAR POLE BARN GURU: I am currently a third year engineering student at California Polytechnic University, San Luis Obispo, and am doing an independent project with **** **** Farm SLO. **** **** SLO is a nonprofit that recently received a grant to purchase residential pole building (#10-0813). For my independent project I am researching, designing, and building a rain water catchment system, grey water catchment system and other modifications to the barn. In order to do this I need the complete blue prints of the barn. Is there a place I can access these blue prints/ CAD? If you need any further information please let me know. MARY in SAN LUIS OBISPO

DEAR MARY: Our archivist is researching availability of those plans. Meanwhile, it may be possible for one of our Building Designers to create a Sketchup, if this would prove helpful. As **** **** SLO is a qualified non-profit, we do offer a discount for them. Please advise Caleb@HansenPoleBuildings.com as to who we should be working with at **** **** to assist in moving this project forward.

 

 

A Basement Foundation, Vapor Barrier for Arena, and a Hansen Kit

This Wednesday the Pole Barn Guru answers reader questions about building a post frame building on a basement foundation, insulation vs a reflective radiant barrier, and a question about what is include in a Hansen Building kit.

DEAR POLE BARN GURU: Is it possible to erect one of the pole barn kits on a basement foundation? LUCAS in LANDISBURG

DEAR LUCAS: Absolutely – if you are planning a poured concrete, concrete block or ICF foundation, you will want us to provide wet set brackets to be placed in top of your walls when they are poured. We also offer an option of a Permanent Wood Foundation.

Here is some extended reading: https://www.hansenpolebuildings.com/2020/02/barndominium-on-a-daylight-basement/

 

DEAR POLE BARN GURU: Hey can you enlighten me on this product and if you are still using it in pole barn applications, I am considering a riding arena and need especially if commercial a vapor barrier and some added R-Value I am looking at the R-22 product.

Thanks,

Any information would be helpful Insulation4less.com doesn’t seem to have a phone number and very difficult to contact.

Saw Your Page:
https://www.hansenpolebuildings.com/tag/prodex/

ROBERT in ROCHESTER

DEAR ROBERT: Thank you for reaching out to us. If you will note, in reference to our page where you found us, Prodex is a Radiant Reflective Barrier (RRB) – it is NOT insulation, regardless of what claims might be made by any distributor of this product.

Here is some further discussion about RRBs: https://www.hansenpolebuildings.com/2014/04/reflective-insulation-wars/
In Southern Minnesota you are in Climate Zone 6. Here would be my recommendations:

Roof – order roof steel with an Integral Condensation Control (Condenstop or Dripstop) factory applied. Install a steel ceiling across truss bottom chords, blow fiberglass insulation in above steel ceiling. Vent attic at eaves with enclosed vented soffits and ridge.

Walls – use a Weather Resistant Barrier (aka Housewrap) between framing and wall steel. Place bookshelf wall girts two foot on center and fill wall cavity with rockwool batt insulation and an interior vapor barrier.
One of our Building Designers will reach out to you to further discuss your riding arena needs.

 

DEAR POLE BARN GURU: What is all included in a pole barn home kit?

AMANDA in HAVRE

Click here to download our free brochure!DEAR AMANDA: Thank you for your interest in a new Hansen Pole Building. These would be included items:

Fully engineered plans including:
Layout of all columns
Roof framing plan showing all trusses, rafters and purlins
Section view(s) through building
Elevations of all exterior walls showing all wall girts, window(s) and door(s) framing
Roofing and siding layouts
Connection details of all members
Any framing layouts for raised wood floors (either over crawl spaces or for 2nd or 3rd floors
Stair details

Verifying calculations from the engineer

Construction (assembly) Manual – over 500 pages of step-by-step instructions, fully illustrated

Unlimited FREE Technical Support

Fully itemized Material List

All Materials necessary to assemble structural portions of your building, including doors and windows, with the exception of concrete, rebar and any nails normally driven by a nail gun.

Stamped Plans, Bottom Chord Loads, and Spray Foam Options

This Monday the Pole Barn Guru answers reader questions about engineer stamped plans,  hanging sheetrock of OSB from truss bottom chords, and the best choice for spray foam insulation in a post frame building.

DEAR POLE BARN GURU: Are your drawings engineer stamped to meet local municipality requirements? ERIK in LAS VEGAS

Engineer sealed pole barnDEAR ERIK: Yes, our structural plans, sealed by our independent third-party engineers are designed to meet or exceed loading requirements for each individual building’s jurisdiction. We have provided several buildings in Clark County, including the giraffe barn at your Lion Habitat Ranch in Henderson. We do always have our clients verify load conditions with their Building Department prior to ordering. This will give you an idea of what will be on form to be completed: https://www.hansenpolebuildings.com/2020/08/building-department-checklist-part-i/.

 

DEAR POLE BARN GURU: Can I hang 7/16″ osb or 5/8″ sheetrock from my pole barn style garage with 4′ on center trusses with a 2×4 bottom chord & 2×6 top chord & a 28′ span? I have thought of running 2×4’s perpendicular to the trusses but am concerned about all the weight. Any thoughts or ideas for me? DAVID in HELENA

DEAR DAVID: If your building’s roof trusses have been designed for at least a five psf (pounds per square foot) bottom chord load (often shown as BCDL on engineered truss drawings) then they could support weight of either 7/16″ OSB or 5/8″ sheetrock. Neither product is designed to span greater than two feet, so you would have to add framing between trusses to adequately support.

This circumstance is why all Hansen Pole Buildings prefabricated wood roof trusses spanning 40 feet or less are designed with a minimum BCDL of five psf or more – just an added service for our clients who decide to add a ceiling later on.

 

DEAR POLE BARN GURU: I have read many, many of your replies pertaining to the multitude of insulation questions to try and find a scientific and experience answer to an insulation quandary my daughter will experience in a matter of days. I am very familiar with & proficient in stick build & the associated vapor & breathing issues in that form of home building. However, the post & frame discipline is different & yet has some similarities in physics. My daughter & son-in-law are already in contact to have 4″-5″ of “open-cell” spray foam for insulation for walls & roof. I completely understand house wrap, condensation etc….my question is this. Should Tyvek be used between the metal sheathing (siding) & the open- cell or not? The trusses are spaced 2ft o.c. & 2×4 purlins are laid flat 2ft. o.c. then standard girt spacing, etc. on walls. I just want to make sure I provide my daughter with the correct answer so as her family can live in their home with the concern. I thank you for your time and expertise. NICK in MORRIS

DEAR NICK: Luckily physics remains same from stick built to post frame!

For walls – my preference would be two inches of closed cell sprayed directly to wall steel, then fill balance of wall cavity with unfaced insulation of your choice. Fiberglass would be least expensive for this, although open cell spray foam or BIBs are options (I have done BIBs personally and think it is great).

For roof – if attic space is to be conditioned and there is no other provision for condensation control, I would start with two inches of closed cell directly to roof steel and then open cell to it to desired R value. If attic space is to be ventilated and insulation placed at ceiling level, if no condensation control do closed cell again, then blow in insulation at ceiling level. This will require adequate eave and ridge ventilation.

 

Building Near Nashville, Engineered Plans, and Clear Spans

Today the PBG answers questions about building near Nashville, engineered plans for a possible client, and the possible clear span of trusses.

DEAR POLE BARN GURU: Can we have this built near Nashville TN? CRAIG in SAN CLEMENTE

Nashville Tennessee on a map

 

DEAR CRAIG: We can provide a new Hansen Pole Building kit package anywhere in the United States.

 

DEAR POLE BARN GURU: Hello, We are interested in one of your barn plans for purchase. We will need engineered plans to submit to our local county development team for gaining approval and permits. Can we get the engineered plans first? TINA in SNOHOMISH

DEAR TINA: Thank you for your interest in a new Hansen Pole Building. You will need to complete a building department questionnaire which provides us the necessary load information we need to properly design your structure, with that we guarantee our third-party engineered plans will pass a structural approval. Usually your plans will be sent to you in seven to 10 days after you have electronically approved your documents.

 

DEAR POLE BARN GURU: What is the greatest clear span available? KEITH in NEWARK

DEAR KEITH: In most geographic areas 80 foot, however there are some parts of the country where we can provide as wide as 100 feet.

 

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Build a Pole Barn Home, Hole Diameters, and Shipping to Ireland?

DEAR POLE BARN GURU: Hi, my husband and I are looking I to purchasing a small piece of land and want to build a pole barn home on it. I’m envisioning 4 bed upstairs with 2 bath and a loft area and on the main floor a master bed with bath , kitchen/dining, great room at least 3 car garage . So you have anything that would be close to what I’m thinking? KELLI in NEW BADEN

Get A Free Quote!DEAR KELLI: All Hansen Pole Buildings’ post frame buildings are custom designed to best meet with the needs of our clients, so in answer to your question – yes. We do not include the design of your interior rooms, however. Our specialty is the design and provision of structural members, which would include the building shell, and raised wood floors (including over crawl spaces and basements, second or third floors, lofts and mezzanines), as well as stairs.

Browse on line and look for a room layout which would meet with your needs and chances are excellent we can design the structure which will fit it.

 

DEAR POLE BARN GURU: What diameter of hole do I need for my posts? I am building a 22×34 with 10′ walls and a storage loft. CHAD in VALPARAISO

DEAR CHAD: In my humble opinion, the most important part of any building is the foundation. If your building has an inadequate foundation, it will result in problems forever. This is not a place to be penny wise and pound foolish – do it right the first time and life will be good.

The diameter of your new post frame building’s holes will be specified on the engineer sealed plans which came with your building. In the event you happened to end up with plans which were not designed by a registered design professional – hire one now, it will be one of the smartest investments you have ever made.

The determination of post frame hole diameter is based upon a literal plethora of factors. These include (but are not limited to) the soil conditions at your site, the depth of the holes (from the formula for embedment, the deeper holes can often result in smaller required diameters), design wind speed and wind exposure, roof snow loads, live loads from lofts or elevated storage areas, as well as the actual dead loads of the building itself.

 

DEAR POLE BARN GURU: Is it possible for your company to ship a pole barn house to me here in Ireland. Regards PAT in CORK

DEAR PAT: We can deliver our complete building kit packages to any major continental United States port city to be loaded into a shipping container. You would need to make the actual shipping arrangements with the freight company of your choice. Many will actually deliver the loaded container directly to your site anywhere in the world!

All buildings are currently designed to the International Building Code, which you would need to ascertain if this would be adequate for your local Building Officials. We would need for you to provide us with appropriate Ground Snow Load, Ultimate wind speed and wind exposure as well as any applicable seismic data.

 

 

Registered Design Professional

National Lampoon’s Vacation

In the iconic 1983 movie National Lampoon’s Vacation, the Griswold family plans a trip to Wally World to see Marty Moose

Just like the Griswold’s plans, sometimes best laid plans for buildings don’t come out just as anticipated. Wrong turns are made, dimensions sometimes go astray. Face it. In life, stuff happens.

And sometimes, when the stuff has happened, there is a Building Official who wants proof the stuff which has happened will work. Or, some higher authority to come up with a “fix” or “repair” to make what is referred to “as built” on the jobsite stand up structurally.

Most Building Officials are not as forgiving as Wally World owner, Roy Wally in the movie

Engineers SealWhen a pole building is constructed from engineered plans (not just the use of prefabricated metal connector plated trusses, built from engineer sealed truss drawings), oftentimes the Registered Design Professional (RDP – engineer or architect) can provide a brief letter to the Building Official, in the event things have gone astray. Sometimes a sketch needs to also be provided, but (provided this method is acceptable to the Building Official) this fix is going to prove far less expensive than having to rework one or more pages of the blueprints.

The calamity occurs when a Building Official wants an engineer sealed fix or repair for a set of plans which was not designed by a Registered Design Professional. There are very few RDPs who are willing to take on this type of work, when they are not the Engineer of Record for the building. A “letter” from the engineer is probably not going to be forthcoming. In most cases, the solution is going to result in having to hire an RDP to do a complete analysis of the structure.

Can you see the $$$$?

I believe Hansen Pole Buildings to be an exception to the norm – as we use the very same structural design programs as our engineers. The difference between a Registered Design professional sealed set of plans and calculations, and the non-sealed plans….the engineer’s review and seal.

This is not the case if an individual has drawn up something of their own, or purchased a building kit from their local lumberyard. Even otherwise “reputable” pole building kit package suppliers often have significant differences between their non-engineered and engineered buildings.

The easiest solution is to have a plan which is checked out in advance. Don’t just rely upon Clark Griswold’s knowledge base (and become the next National Lampoon comedy of errors) – invest in a pole building kit package which comes with plans specific to your building, sealed by a Registered Design Professional.

Engineer Designed Pole Buildings

Thanks to a High School Student

My eldest step-son Jake, started a Facebook Group for students where he taught Physics at Lenore City in Tennessee. One of his students shared this with the group:

Three professionals, a mathematician, a physicist and an engineer, took their final test for their job. The sole question in the exam was “how much is one plus one”.

The mathematician asked the receptionist for a ream of paper, two hours later, he said: I have proven it’s a natural number.

The physicist, after checking parallax error and quantum tables said: it’s between 1.9999999999, and 2.0000000001

The engineer quickly said: oh! It’s easy! It’s two,…. no, better make it three, just to be safe.

While the average citizen probably does not think about it, they walk or drive by engineer designed structures every day. Why is it not a thought? Because engineered buildings rarely, if ever, fall down.

Engineers SealIn the post frame building industry, Hansen Buildings deals with Registered Professional Engineers pretty much every day. It is thanks to years of schooling, field experience, and real life design work these design professionals perform which makes our pole buildings as safe as they are.

In my mind, if a design error is going to be made, let’s have it made on the side of caution.

Today’s Building Codes are not quite like the earliest of codes.

Building codes have a long history. What is generally accepted as the first building code was in the Code of Hammurabi which specified:

If a builder builds a house for someone, and does not construct it properly, and the house which he built falls in and kills its owner, then the builder shall be put to death.

If it kills the son of the owner, the son of the builder shall be put to death.

If it kills a slave of the owner, then he shall pay, slave for slave, to the owner of the house.

If it ruins goods, he shall make compensation for all which has been ruined, and inasmuch as he did not construct properly this house which he built and it fell, he shall re-erect the house from his own means.

If a builder builds a house for someone, even though he has not yet completed it; if then the walls seem toppling, the builder must make the walls solid from his own means.

Even though we are not using the Code of Hammurabi today, most engineers (fortunately) treat their structural design work as if their lives depended upon it. I would not think of constructing any type of building – without a Professional Engineer having his/her seal of approval on it. Cost of the engineer’s stamp? Minimal compared to the value of my wife, children and others who are in and out of my pole buildings on a daily basis.

 

Engineer – It Ain’t Amtrack

I once heard an anecdotal story about a man who had a choice to stand in one of two lines – for brains, or trains. He had always wanted to be an engineer, so he picked the line for trains….

OK, so it wasn’t necessarily funny.

If you’ve ever been involved with a commercial building, it was probably designed by a Registered Design Professional (an RDP – an architect or engineer). Ordered prefabricated wood roof trusses? Again, they were probably manufactured from designs created by a registered professional engineer (P.E.) or a structural engineer (S.E.).

In reality, virtually any structure was either designed by an RDP, or should have been.

Most architects subcontract the structural portion of their designs to an engineer. Engineers specialize in their ability to “run the numbers” to prove on paper why things will or will not perform in the real world.

An engineer is responsible for the analysis and design of the structure or framing system of a building or building component. While doing the building’s structural design, the engineer will take safety and performance into consideration.  For performance or serviceability this is the design for vibrations from machinery, floor vibration or deflection which could cause discomfort, or even building deflection or sway.  The occupants of a building might feel uncomfortable if the building sways or moves too much, especially on the upper stories.

An engineer’s qualifications can be verified.  The easiest thing to do is to check if the engineer has either a Professional Engineer (PE) license in civil engineering or their Structural Engineer (SE) license in the state which the project is being built.  Some states don’t offer a SE license so this is why there is a difference in the title.  While there is a nationally recognized test for engineers, there is no general licensing, it is state specific and each state has their own requirements to obtain and maintain registration.

Okay, so this is a general definition of the responsibilities of an engineer, how does it pertain to post frame buildings?  Pole buildings, for engineers, involve the same responsibilities and analysis as any other structure, but it all pertains to one specific material.  Very few RDPs are familiar with post frame construction and design pole buildings on a regular basis. If hiring an engineer to design a pole barn, look for one with extensive experience – hundreds of post frame buildings designed, not just five or ten.

Be wary of anyone (builder or company) who says “I’ve done pole buildings for 10 years,” but has no engineering background nor degree.  Does this mean he can verify the design he uses will be safe? Is it economical in design or did he just put a lot of lumber into it, many dollars of it which does nothing for the building and a lot for depleting your funds?  Does it have verifiable calculations to prove it will stand the test of time and nature?  Or does it mean buildings have been built over ten years and fortunately none of them have fallen down – yet?  Companies which supply complete pole building kit packages have ongoing relationships or employ engineers who have the expertise it takes to design safe and economical structures, which will perform admirably for generations.  Don’t be caught “un-insured”.  Make sure your building has an engineer’s stamp of approval on your building plans.

Pole Buildings Plans 101: Elevation Drawings

Who needs elevation drawings and what are they?  This is one question to be sure to ask your building department prior to having your plans drafted.  I’ve been talking about plans since beginning of last week, and I did refer to endwall and sidewall framing plans as “elevations”.  However, these were the framing plans for each of the 4 walls.  They showed the inside wood framework or support for the roofing and siding.

Not all states require what is called “elevation drawings”.

Click here to see what I am talking about – scroll down to number 7 titled “Elevations”:

https://www.hansenpolebuildings.com/sample-plans.htm

These are very simple drawings which don’t really tell you how to build anything.  In fact, once you get your plans, you may not take more than a quick glance at the elevation drawings, other than to be sure the building looks exactly the way you envision it.  This includes where the doors and windows have been drawn.  This is what counties like to see in deciding if the proposed new building is going to meet very specific guidelines in the area of aesthetics.  Basically, does it “fit in” within the neighborhood, or is it going to stick out like a sore thumb?  The community’s governing body decides what is “ok” or “not ok” for you to build.

Some residential communities are so specific on what you may or may not use for roofing and siding, they will even dictate what colors you are allowed to use on your building, or even more specifically, the colors you may not use!  Elevations are drawn to show the exterior face of all four sides of the building, along with height relations and exterior finishes.  They will show the overall height of the building, the “pitch” (slope) of the roof and top of finish grade elevation.  If you have windows and doors, it will show what size and type of windows or doors, along with their exact location.  If your new building is an addition or attachment, it will also show the relationship to the existing building.

Going one step further, building inspectors from your city/borough/county may also require an engineer to seal the plans.  This means the engineer is checking the structural design of the building, and verifies under the loads and according to the building code adopted by your jurisdiction, the building is designed to withstand the forces of nature.  The engineer safeguards people and property, so they have a huge responsibility in sealing your building plans.  The actual “sealing” part means they put a stamp on the plans with their license number and put their signature over the seal.  Even if you are not required to have sealed plans by your building department, I strongly recommend you have them stamped anyway.  It’s just a good idea to have a professional engineer put his/her seal of “yes this is a good design and safe to use” on your building.

While you are at it, ask your building department how many sets of plans they will need.  Some require two sets of sealed plans, while others want 2 sealed plus another one unsealed.   They may have requirements of what size or method of submission as well.  Most will accept the size we use, which is 2’ x 3’, but others are starting to require plans submitted on a disc only.  Calculations to support your building may also be required, and again the number of sets for submission (most often sealed only) is set by your building department.

Lots to know about plans!  Tomorrow we will discuss one last little detail….yes, the Detail drawings themselves!