Remodel and Addition House Plans

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PDF and CAD Files Included

Designing Homes In
St Johns County
Since 1994


Remodel and Addition House Plans

Welcome To The Design Process

Hi, I’m Tom McConnell, and I’ve helped thousands of clients over the past 30 years design the home of their dreams.

House Plans for Additions, Remodels or Renovations


Design Questions

Remodel, Addition or Both *
Stories on Existing Structure *
Stories on Proposed Structure *
Could an aluminum screen porch take care of your needs? *
I do not do aluminum screen porch design. *
How old is the home? *



Property Questions

It is the clients responsibility obtain the answers for the following questions.
Explanations and help for this section can be found here:
(opens in new tab window)

Is building site property in St Johns County *
I am familiar with St Johns County. Projects outside of St Johns County may require additional hourly work. *
Lot elevation *
Coastal Construction or Flood Zone (low area that floods) *
Seaward of the Coastal Construction Line (CCL)
Flood areas have additional cost. Jobs seaward of the coastal construction line or in certain flood zones require preliminary work including consulting with a structural engineer, zoning and building departments for limitations and restrictions at my hourly rate. *
Wetlands on property *
Lot slope *
Do you have a survey *
Do you know your setbacks *
Setbacks are measured to *
Do you know your lot coverage restrictions *
Maximum lot coverage by buildings *
Impervious surface area *
Utility or other easements on Lot *
ARB or HOA *
Architectural Review Board or Home Owners Association
Home water supply *
Home sewer system *



Please read if you are Building Your Own Home

Who will be pulling permits for this project? *
Home Owner Build (link above) *



Estimating Design Drawings

After reviewing this form, your site information and a phone call I will send you a schedule for a Site Visit if the job seems feasible.

Site information:

  • I will request site information by email after I receive this form

Phone Call

  • A phone call is required to discuss you job before site visit

Site Visit

  • It usually takes one or more hours to discuss your requirements and measure existing
  • If you have design ideas, existing plans or surveys, please have them available for review

Homes Less Than Tens Years Old

  • St Johns County may have a pdf of existing plans
  • This can eliminate a site visit if existing plans are accurate
  • You will get copies of the county documents after retainer is received


  • After all the above I will email you an estimate of high/low hours
  • If estimate is satisfactory I will request a retainer to continue job
Process For Estimating Jobs *



Remodel or Addition - Terms and Rates

Design Plans include:


  • 50% retainer to start (estimated average hours)
  • Expect multiple invoices throughout the job
  • All hours are billable
  • "Preliminary" removed and CAD files provided after final payment is received

New Customers Site Visit Fee

  • Depending on travel distance and the information I receive, a Non-Refundable Site Visit Fee may be required prior to visit (applied to total if you continue job)

Hourly Rate

  • Hourly rate $100

Minimum Job

  • Minimum job price $1000

Site Plans (St Johns County Only)

  • Simple Site Plans are billed by the hour to determine if your house will fit on a small lot
  • Permit Site Plans are billed by the hour
  • Limits of fill and finished floor elevation by others
  • For all Site Plans you will need to provide me with the AutoCAD file of your property from surveyor
  • I do NOT do Site Plans for properties with Wetlands


  • McConnell Custom Design does the Design Drawings
  • A Structural Engineer does the Structural Drawings
  • A Truss Manufacturer does the Truss Drawings
  • They are all separate companies and are all required to get a permit
  • If this is confusing, please see the Design Build Process

Non St Johns County, FL Jobs

  • I am familiar with St Johns County
  • Projects outside of St Johns County may require additional hourly work

Additional Terms

  • All Payments are Due Upon Receipt (no terms)
  • Payment is due within three business days of receiving invoice (five business days if out of state)
  • Retainer may be refunded minus $400 within three days of receipt of retainer. No other refunds.
  • The use of copyrighted material without permission is punishable by law. Client assumes all responsibility, liability and damages that may occur by providing sketches, plans, pictures, ideas, material or communications to Tom McConnell of McConnell Custom Design. It is the clients responsibility to obtain and secure permission for modifying, copying, transferring or altering in any way protected intellectual property provided to Tom McConnell of McConnell Custom Design.
  • Client agrees they are hiring Tom McConnell of McConnell Custom Design to provide graphic design drawings. Client assumes all responsibility, liability and damages that may occur from the use of graphic design drawings.
  • Rates are subject to change
  • The owner/client agrees to pay a service charge of 2.5% on past due amount per month (or the maximum allowable by law, whichever is greater). If it is necessary to place the account with an attorney for collection, McConnell Custom Design is entitled to recover all attorney fees, court cost and current hourly rate for all time collecting outstanding monies owed.
Terms and Rates *



Your Information

Preferred contact method *
How did you hear about me? *

Billing Address

Job Site Property

Who owns the Job Site property? *
Is job site address same as billing *


Click the SUBMIT FORM button when you are finished


Please fill out this form to get started designing your custom house plans.

For new custom homes or detached buildings, please click here.

Have questions about your job or the design process? I normally respond right away during business hours.