all the volume builders will have a choice of house plans included with their building contracts but you need to keep in mind that the plans are the most important aspect of the whole building process and will decide the best value and comfort for your new home so i wouldn't be looking for free plans i would be wanting the most suitable plans for your block

Thanks. We did buy a house and land package but the house plan provided is very basic and not well thought through. We will have an appointment with the architect but dont have too much confidence as they are just going to take input and design it without their expertise put into it. Thanks once again.

post your plans and ask HOUZZERS for suggestions before you see their architect

Most plans are copyright but you can have a look on Pinterest. Just make sure you put Australian in the search ie Australian house plans.

Yep and of course as above post them here. Let us know what you don’t like about your current plan.

"We did buy a house and land package but the house plan provided is very basic and not well thought through. We will have an appointment with the architect but dont have too much confidence as they are just going to take input and design it without their expertise put into it."

When you say you have bought, have you already chosen a block and paid a deposit?

What is lacking in the plan you have? Builders have multiple plans so is there no other plan available that suits you better? Why choose an unsuitable plan and express lack of confidence in the architect?

How far does your builder go with allowing changes? Does your builder even build other plans apart from his own standard plans?

All builders have their plans advertised on their websites. You need to spend your time, on looking at all of these websites and saving or rejecting plans. These are all free to look at websites.

For example

Thanks, dreamer.

Here is what i had in mind.

Any feedback and red flags?

feels like too many kitchen benches everywhere, maybe that what the current trend is.

please name all the rooms on your plans and i will attempt a scaled plan for you but what is the width and length of your block, looking out the front door to the street which side is your garage, is the garage restricted to one side or can it be on either side, where is north and what is the limit in square metres that you want to build?

I'm pretty confused by your drawing.
What is the T shaped block in kitchen?
Bathrooms don't look right - missing vanities, odd room shapes. Are there wardrobes in bedrooms - not clear what some of the markings are.
What is the space for outside B2 & B3?
Is L1 inside? Am confused by 2 plant shapes in corners.
Why such a large void on upper level? Seems a big waste of space.

Sorry Liz, not an expert in drawing house plans. Will try and answer your questions -

1. T shaped block is what the developer is offering as kitchen benches

2. Also all bedrooms should have wardrobes

3. space outside B3 and Master is the top view of the ground floor

4. L1 is living area 1 and just put the plants as show.

Also i thought the void on upper level would give the view of the down living, dining and kitchen from first floor. obviously the roof will be high. waste of space? thought it would give a bigger feel to that area.

This is what was given as a very early draft by the builder

This is first floor

it's not a T shaped kitchen island.. it's meant o show how the island could be placed in one of the two different direction not both directions and the void is an option over the family room and can you please answer my questions ..1. what is the width and length of the whole block, 2. which side can the garage be placed..do you have a choice and 3. where is north...my initial response would be to change the upstairs bedrooms and bathroom so they open off a hallway ..and the master suite looks huge relative to the other rooms and the location of the stairs makes placement of furniture difficult...4. and how will you use the three separate living areas. always a good idea to add scaled sized furniture to help understand the size of the rooms ..with answers to all our question i can make a new plan for you

Thanks Louise. Will share the details shortly.

In an earlier post, you mentioned the plan from the builder wasn't well thought out - I agree with you! I'm no expert but there are some odd things with that plan. You also said you had bought a house and land package - did you choose this plan? Can you choose a different plan? Or if it has to be this plan, how much scope is there for changes?

Liz,

definitely there is scope to change/fix issues with this plan however we cannot totally change it to a different one. I was able to pick this up from mojo plan designs. Looks like they copied it from that website - https://www.mojohomes.com.au/new-home-designs/seabreeze#home-design-floor-plan

For sales agent its just another sale and with the current property market being soo hot, they are just trying to sell the packages as they want. The land size is 508 m2 and not a corner block. And i am pretty sure its a flat rectangle plot (having visited the site), but not totally sure about the dimensions.

Why are you looking for free house plans if you are committed to a builder's plan? If you are committed why have you not been provided with the site plan?

Very early stage. Meeting with the architect in a week or two (provided they open businesses). But with what they shared initially, I wasnt too confident and hence exploring options before taking it up with the architect.

Also, the plot is facing the reserve/ park which means that we should have a good front design that would allow us to have that full view. Hence i like the concept they have shared, just not happy with the internal design.

If you’re facing a park, then that design has the park views blocked by walls, except for the massive master suite. Realistically how long have you got in the day to sit on your balcony to admire your view. It would be better to have the living area kitchen/dining/living, down one side of the home opening up to the views. With an occasional used lounge room at the back of the home. Or delete a living room, you do have four!

My understanding is if you sign a contract for a home and land package, you get what the building company designs. It has been pre designed for that land. Therefore the price is reasonable, but it is set. Hence...home and land package, ....can’t get one without the other.

Very basic example of building a home to enjoy views, with a walkout also to rear yard.

Thanks Dreamer.

All valid points in regards to the view towards the park. And yes how often we use the balcony come out from master suite.. rarely. Will consider your feedback.

Even though its a house and land package, the builder is ok to accommodate changes as long as its not a totally new design. So i think there is scope to make the plan a lot more functional. I will keep you guys posted.

I think you may be a bit naive about what level changes you’ll be able to make. Generally in a house and land package you can’t change the locations of rooms or the garage etc. You may be able to change window height, facade, add/delete cupboards and the location of doors etc. The house will still need to be built to the basic template. I think before you invest time in developing a new plan that you give them a call and find out the level of changes you can do.

Thanks bigreader.

if see the rough drawings that i have attached previously, the builder was ok with those changes. Also, the plan they had didnt even had the garage on the right side as per the block. So the plan needs to be flipped in the first place. Lets see.

"Meeting with the architect .... i like the concept they have shared .... Even though its a house and land package, the builder is ok to accommodate changes as long as its not a totally new design"

Is it a standard design they offer for any block that fits? it doesn't look like one? Or is it a concept the architect has designed for that block? But you say it needs to be flipped for that block? Does the builder have an in-house architect? Have you committed to anything, or are you still working on a quote for the package? I'm finding this increasingly confusing.

Rereading

"Is there any free resource where we can get house plans?"

but

"the builder is ok to accommodate changes as long as its not a totally new design."

This is a really good design. Thank you.

the block dimensions -

Also, is it a good option to move the kitchen, dining and main living to the first floor? I have rarely seen those in display homes. Is there a disadvantage with that? with the cost and if the time comes to sell the property?

Your latest question sounds a big change given your earlier "the builder is ok to accommodate changes as long as its not a totally new design."

It's got floor walls roof so it's basically the same?

The house design you posted a link too, is a upside down house, with living areas on the top. Sea breeze mojo home.
It is nothing like the design that you posted first.

I think upside down homes are good for the correct block. You have a park across the road and the design you posted sea breeze mojo homes would suit that aspect. However, if you have or planning to have small children, there is too much separation between master and the children’s rooms on lower level. But if you have teenagers that would be acceptable.......adult children is good.
If you have family members that are not good on their feet, then climbing the stairs, always, to get to living area would be difficult.
You could install a lift. Also home should be built as far back on block as allowed, and the front yard be the recreation area, otherwise there is no flow between living and lower yard areas.

Upside down houses great when
Their is a fabulous view only from upper level
You can easily get from the upper level to either front or backyards. No one really wants to carry groceries upstairs. Life is always a compromise. Small lots also often result in upside down house if garage forms significant part of ground floor leaving insufficient space for kitchen living and dining on ground level.

now that we have the dimensions of the block you can see how much land is available and you will need to decide how to place the house on the block?? the best location would take advantage of passive solar design for which we need to know the direction of north and the local climate and how you want to use the gardens but something like this might work?

and kitchens with living areas upstairs could make sense if the block was suitable eg land slope down from the street with views to the rear.... without more information about the block and who will live in the house no one will be able to answer all your questions but, if this is a flat block in an average new subdivision with new homes surrounding then it's usually better to build what most people would have with kitchen and living areas downstairs (you could also add a kitchenette to the upstairs living area for drinks and snacks) with most daytime living connection to outdoors especially if there will be children living in the house

Guys,

Any suggestion on going with standard window frames vs square set frames? The builder is charging 5K extra. Is it worth it? Does it look better than the standard frames?

More value in paying for thermally efficient windows. Looks is just, err, window dressing!

Have your finalised your plan and moving onto pricing? That was quick!!! But to answer your question I think they do look better but not $5k better. Have you planned the look for your interior including window coverings? No point paying for something you put drapes over.

I think with what you shared and some additional research we are close to finalising the draft plan. We would take that to the architect to build upon.

Have got double glazed windows in the inclusion. Just wanted to know if square set windows would be better.

If it's double glazed aluminium I hope you know there are differences between them. What energy rating are you going for? The minimum for the regs is rather weak compared to what can be achieved and will get better resale in future years.

EER 7, and I think it the standard aluminium double glazed windows. is there a different one? thats available?