LI

Residential Architecture Made Simple

 

LINEA’s mission is to bring licensed architecture and interior design to the residential market—without unnecessary complexity.

​

Found the “perfect plan” online or in a magazine, but need it revised? We can help.

​

In North Carolina, residential plans don’t have to be sealed by a licensed architect. But working with Steven—an architect and licensed general contractor—means you get higher detail, expertise, liability coverage, and guidance on constructability, feasibility, code compliance, and budgeting.

​

Why Avoid “Plan Mills”?

​

Hundreds of websites sell pre-drawn home plans. We call them plan mills because they often:

• Lack site-specific foundations and framing plans

• Upsell costly “extras” like CAD files or unnecessary drawings

• Include generic details that confuse permitting and estimating

• Leave you to hire local professionals to fill in missing pieces

​

There’s nothing wrong with that market—but we do it better.

​

Our Re-Draw Process

​

Skip the plan purchase. Just share a link to the plan you like. From there, we:

• Import the floor plan into AutoCAD, scale it, and re-draw it accurately.

• Deliver complete drawing sets: floor plans, elevations, foundation, framing, wall sections, and room/door/window schedules.

• Base designs on current residential building codes, ensuring permit approval.

• Flag any structural spans requiring engineering—often covered by vendors at little or no cost.

​

Smarter Foundations & Framing

​

We design code-compliant masonry, crawl space, slab-on-grade, or basement foundations. Want to upgrade? Our plans serve as the basis for engineered wood products (I-joists, trusses, laminated beams) or prefabricated foundation systems—often engineered free by vendors.

​

Exterior & Roof Plans

​

We provide exterior elevations and roof plans based on your reference images. Where info is missing, we carefully interpolate. Unlike plan mills, our details are specific to your home, avoiding confusion during construction.

​

Site Placement

​

We’ll place your home on a surveyor’s boundary map—a requirement for permits that plan mills don’t include.

Customization

​

Nearly every redraw involves tweaks. Small changes (like resizing a room or moving a window) are included. Larger changes—new rooms, redesigned kitchens, elevation updates, garages, basements—are billed hourly.

​

We’ll provide time estimates upfront and bill in 5–10 hour increments. These changes make your plan uniquely yours, no longer subject to original copyrights.

​

At this point, you have an architecturally sealed floor plans ready for construction. 

 

The customization process: 

 

Nearly every “re-draw” we do requires some customization or modifications.  If it is something as simple as moving a door or window or changing the size of an interior room a couple inches we will do those modification for free as part of the re-drafting process, as long as we know about them before we start drafting and the modification doesn’t have a “domino” effect through the other drawings.  However, many customers come to us and say “we love this plan … but”.  Often the “but” involves a customization like adding square footage, moving walls around, redesigning kitchens and baths, turning a 2-car garage into a 3, putting a bonus room in the attic, adding entire rooms, changing the elevations, adding more

decks/patios/sunrooms/screened in porches, or adding or deleting basements.  Often customizations to the plan will result in the domino effect of further customizations to the elevations, roof plans, and foundation/framing systems.  We will be happy to make these customizations based on our hourly rate: Elizabeth: $150/hour, Steven: $180/hour.

 

We will simply keep track of the additional time needed to make the customizations and bill you for them in 5 to 10  hour increments as we work through the design process.  We will provide you with an estimate for the amount of time that is needed for the customization before we start the work.  Note: it is these customizations that make the plan “unique” to you, and therefore no longer subject to the original copyright on the plans.

​

​