re: Are house plans supposed to be difficult?

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there's no point in redesigning the wheel, unless you have a ton of disposable cash.

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Or taste.

You need to build two houses. After you live in the first one for a year build basically the same house with the changes you realize you should have made.

I GCed our camp and did a lot of the work myself simply to prove I could do it. Even being on the site almost every day and changing things as I went there are a ton of changes I would make if I redid it, and its only 2500 sp ft.

The more time you have to look at other houses and new construction the better your outcome. If you need to skimp do it with things like plumbing and lighting fixtures they can easily eat up a lot or budget but are easy (and cheaper) to replace later espcially if you are handy. The one place I would avoid it is in the master shower especially if you want a number of heads, much better to get that all worked out in the rough plumbing phase so you don't get stuck tearing out half the shower walls to do it later.

OP, the dude is not a mine reader. He is just saving time in money for you and him.

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Subtle.

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I admit that was gauche but assumed if someone was building a custom home we were talking about a larger home. I also admit to not understanding the concept of camp as it is used down here, I just had a friend sell his "camp" two doors down and bought a 850k house farther down and he calls it a camp.

I have been kept humble though as I have a friend from Califonia who pointed out when he visited that the house was on a drainage ditch, which it pretty much is.

What's the website?

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We want to take the 4th bedroom out and move everything up to keep the outside of house like it’s designed. We are just having problems with the way that messes up the plans itself like the pantry isn’t close to kitchen anymore. Is this what my guy should be able to help me with? TIA

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I have no idea what you mean by moving everything “up”. Are you shrinking the footprint wanting the same exterior elevation with a 3bd floorplan all located on main level?

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He basically wants us to bring him a plan that we can rearrange. I was hoping for him to give us ideas. Am I missing something?

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It’s much easier for you to give him a general idea of what you want, than for him to start drawing a house from scratch...

All on same floor no two story

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We want to take the 4th bedroom out and move everything up to keep the outside of house like it’s designed. We are just having problems with the way that messes up the plans itself like the pantry isn’t close to kitchen anymore. Is this what my guy should be able to help me with? TIA

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Yes, that's pretty much exactly what he should be able to help you with.

That shouldn't even be too difficult, but you'll end up with an oversized laundry room, unless you want to convert that 4th bedroom into an office or something else... would probably slide the entire garage down a few feet in the process, and really what's the point of the covered porch on the side of the garage? Would probably also slightly increase the dining room size into the butler pantry space, maybe move the extra bath to where the laundry is and the laundry to the BR 4.

Yeah, that's exactly what a professional would be able to help you with.

I took his statement to be that he wanted to remove the 4th bedroom and shrink the footprint of the house while keeping the same exterior, not fulling the bedroom space with more sf from other rooms.