Architecture – Terms of service and prices

First, please note that architecture is no longer my primary job since 2015. My “other job” of databases and IT exceeded $1000/month as 2015 and keep growing, so I ended architecture studies as there is no reason to continue this career where earnings have been much lower.

Furthermore I lost interest for architecture because majority of customers have been in third world countries paying much lower than normal prices in architecture industry, or not paying at all. Many non-serious people waste my time, asking for free ready-made floor plans or to design custom floor plans promising to pay after, but ran away after first sketch (especially from India), or people paying but change mind often asking too many revisions, wasting me more than 1 month for a project that should have taken 1 week.

I have the right to select customers, I choose simple projects that can be done QUICKLY, and only if you pay some money in advance. Sometimes I do initial sketch myself and leave partner architects to do the detailed architectural drawings, they work together with structural, electrical and mechanical engineers, which need to be paid as well so you should PAY us.

I am hiring students and young architects
that can work for my customers in my place. Due to getting busier and busier with database projects, since 2017 I am outsourcing ALL architecture projects to other architects. As 2018 I have two partners, one in Asia and one in Africa.

If you are NOT PAYING, looking for free ideas, feel free to browse my website for my past projects, the House plans and Apartment plans pages, as well as other websites. Do not disturb me asking free stuff other than small comments, questions and advices. DO NOT request to design new floor plans for free! If you ask for editable DWG files of sample floor plan, or to design custom a floor plan according your requirements, I have the right to charge money. Don’t be aggressive like THIS indian and waste my time from working for other, paying customers.

If you are PAYING, I can design a new project according your requirements. Tell me if you need only a concept floor plan or a complete set of architectural drawings.

Procedure of architectural design service

First provide land dimensions and how many bedrooms do you require. Provide length × width of your land plot, NOT only square meters, or email me your site plan. 10×12 m and 6×20 m are both 120 sqm but require different planning. If you have other requirements, tell them all. Depending by this information and by your country, I need to ask additional questions to be able to make the BEST layout for you. In some cases I show you several ready-made floor plans and several house photos to understand better your tastes in terms in layout and external design, before designing your project.

Alternatively you can choose one of pre-made house models shown on website and suggest changes, or provide your own sketch (even Paint or pencil drawing) and I will convert it into a professional drawing, or provide photos of local houses taken yourself.

Having a large number of ready-made designs allow me to quickly modify one, or make a new sketch in max 20 minutes, and show you as PNG screenshot, please do not judge the quality of service by “first sketch”, it usually have furniture but lack windows and other details, and have errors, but may be sufficient to give you an idea about possible concept plan (free sketch not available when I am busy with other projects).

View the first sketch and suggest changes in room arrangement. You need to pay the price of floor plan before doing any changes. We adjust dimensions of each room, add windows and correct furniture, at final I send you PDF drawing error-free which you can print or show on-screen.

You are advised to show the final floor plan to your family or work partners and make sure everyone will like it, before proceeding to further detailed drawings. When you are ready, we need to discuss a lot of other details to make sure that the building will be livable and will follow the building code of your country. Including ceiling height, windows size and position, etc. I will make a draft 3D design and show you, you can again suggest changes, and when everything is decided I make final 3D design and final PDF files containing floor plan, elevations and sections. In some cases I send also DWG file that you can edit yourself.

You can pay in stages, 30% for floorplan 30% for draft 3D design, 40% when final 3D design and elevations are completed. Even after full payment I can still revise the drawings free of charge until you are 100% satisfied.

Had customers willing to pay in advance, some customers do not trust me and want to have project finished before paying and “pay only if like it”, which is risky for me because I waste time designing something that customer may not like and don’t pay. If you are along these people, feel free to go to someone else, as I said architecture is NOT my primary job since 2015 so I am not bothering working for free to convince every person who contact me to work with me.

Sometimes, if I like the sketch made for you, even if you don’t pay, I redesign it with greater care, sometimes at different dimensions, and publish it on website from personal interest to impress future customers. Example: Pakistan 20x60ft sketch vs final floor plan.

Price of architectural design service

To make prices affordable for every country and project type, I use the following formula to calculate prices.

Update: as 2017 due to getting busier and busier with database projects, I decided to NOT take any more projects that generate less than $50/hour so is cheaper to outsource all architecture projects to other architects who do not have “second jobs” like me and they are happy with $20/hour. You will have to negotiate prices with them instead of me.

Concept floor plan (dimensions included either in center of room either along walls, error free) – example PNG / example PDF.
$20 × no of rooms × country multiplicator.

Full architectural drawings (floor plan, elevations, sections, 3D design, done carefully and error free) – example. $100 × no of rooms × country multiplicator.

Structural, mechanical, electrical drawings: to be negotiated with my partners.

Country multiplicator (to provide competitive prices for rich and poor countries):
× 2 for first world (Singapore, Europe, United States, Australia, etc)
× 1.5 for second-world (Malaysia, Thailand, Latin America, Middle East to Maroc, South Africa, etc)
× 1 for third-world (India, Pakistan, Burma, Indonesia, Philippines, rest of Africa, etc)

We count as rooms:  bedrooms, living room, family room, study room, but not kitchen and smaller rooms.

Revisions: unlike other designers who show you the design only at final, and offer you a limited number of revisions or charge money for each revision, personally I show you the design in middle of work, you can propose changes before finishing it, allowing a large number of minor revisions. However, if you ask revisions at infinite I have right to stop the work and give you editable DWG file and let you to find someone else with more free time to continue your project.

Price examples:

One-family house: Bungalow-5x18m with 4 bedrooms + living room + family room, sketch made for someone in Philippines, price for full set of drawings will be $600. However, we can negotiate, different customers request a different amount of drawings.

Multi-family house: for 2 or more identical houses, price will rise with 25% of the price of initial house.

Price for apartment blocks: gross floor area up to 400 sqm = $400, up to 800 sqm = $600, up to 1600 sqm = $800, up to 3200 sqm = $1000, and so on, again multiplied by 1, 1.5, 2 depending by your country.

Purchase ready-made AutoCAD DWG files

If you are NOT interested to design a custom floor plan for you, you can buy ready-made AutoCAD DWG files of my past projects and edit them yourself.

Price: $20 starting fee + $20 for each house plan, $20, $30, $40 for apartment blocks. The price formula is made to give discount for bulk purchase. If you want one house DWG file you pay $40, if you want 5 DWG files you pay $120.

3D designs are also AutoCAD DWG files and can be sold at negotiable prices.

How to purchase: contact me and specify what drawings you want to purchase, for purchasing 1 drawing you can click PAY button below, for purchasing multiple drawings I will make them a ZIP archive and put it on server, create a product in Store so you can pay with PayPal or credit card and receive the files automatically in your email.

Around 2015 I was thinking to turn website into an online shop with BUY buttons at every project so you can buy each drawing individually automatically without contacting me, but doing so I was not able to offer discounts for bulk purchases. Also, by contacting me BEFORE paying we can make sure that you are not wasting money buying floor plans that do not need your requirements.

Do not ask for free DWG files because I do not give my projects for free. If you are student and want free drawings, go on and download what other people have uploaded there. Most drawings on BiblioCAD are made by students  so quality is not comparable with mine, and you cannot contact designers to make modifications, which I do.

How long takes to design a house in AutoCAD

Designing a floor plan at correct scale, with furniture in correct position, dimensions, etc, (sample) takes 1-2 hours, but before designing them I spent hours to study various houses in case of hobby projects, or in case of customers, how long takes depends by how many revisions you ask.

Designing fully-dimensioned floor plan, elevations, sections, etc takes 10-20 hours if you are clear, this job involve a lot of communication to decide every detail. Usually take few days, but one project took few weeks because customer was asking numerous revisions and email-only communication.

Designing a 3D model takes from 3-4 hours in case of JUN’s house to 100 hours in case of Trianon Palace with its high-detail geometry.

If you want a fast reply you are advised to contact me via LIVE CHAT in bottom-left corner of screen. If you contact me via email or comments, you NEED to reply at email and confirm that you are interested, before making any sketch for you. So far 50% of people sending emails or offline messages never reply after my reply (up to 90% in case of Indians, which probably request house designs on multiple websites and by the time I reply them. they are no longer interested in my service).

I use AutoCAD for both floor plan drawing and 3D model. I know that 3D Studio Max can make better 3D renders but I love AutoCAD. There are several other architecture software (ArchiCAD, Chief Architect, etc), but the money I earned do not justify paying license.

The floor plans and 3D models published on website are samples intending for viewing only, for educational purposes for students and also for families dreaming to build their own home, allow them deciding how big land to purchase. They are optimized for on-screen viewing, at low resolution to discourage stealing (20 pixels per meter for 2014-present design, 32 / 40 pixels per meter for pre-2013 designs), and colored to be understood by average people. They are NOT intended to be used in construction or submitted to government for building permit. For this, I provide detailed drawings in PDF format optimized for printing at any resolution you want. You have option to choose PDF files black and white or colored.


I get contacted by many non-serious people, some looking for consultation and not interested in my full service. People who are just dreaming for a house, not ready to build it, undecided, etc. Such people do not deserve attention and can be forgotten, but they makes me difficult to identify the serious people interested in my services, to pay attention to their projects.

If you are really interested in my services, and I accidentally forgotten you, just contact me again. I do not enjoy re-emailing every one to ask if you are ready / still interested in my services.

If you like my concept but have another architect/designer to do final project, I can sell you any of floor plans displayed on website, in editable .DWG file. This may save some time of your designer. But don’t forget that I can also offer a personalized floor plan for your requirements!

If you pay your designer but do not want to pay me too, DO NOT ask a free sketch from me, go from start to your designer.

Funny case: I do a FREE 20-min sketch, the customer likes it, then when we negotiate price for the construction drawings, he say that cannot pay because he have no money and is just helping his mom / brother / cousin / boss, to find a good concept plan. But hey, you do not need to pay for first sketch! Instead, you should tell about me to your family, so when they are ready to build their home, to come at me for the final drawings.

Note for INDIA customers

My partner architects confirmed that India customers are the most annoying and having trouble understanding that if you cannot pay for house plans you shouldn’t disturb architects… Read few examples BAD indian customers.

If you are just browsing for FREE ready-made plans and don’t want my service of designing a custom house, feel free to browse my website without contacting me and do a Google image search to find more ready-made floor plans ideas.

If you think that my prices are too expensive for your poor country, then go to a designer in your own country. Do not disturb me from working for countries where people are more generous in payments.
Contact me ONLY if you can afford my prices!

Take example from this good Indian PAYING for consultation without designing any floor plan for him.

Designing a house in India is more difficult than in other countries, due to Vastu shastra that regulate geographical position of rooms, east and west-facing lots cannot use mirrored floor plan, etc. 6 billion people outside India never heard of Vaastu and are happy, half of India population of 1 billion people is superstitious so need a house according Vaastu rules. Pretty stupid, isn’t?

50% of India customers don’t like my first sketches, compared with 90% satisfaction ratio for rest of world. Most people try to avoid paying while one annoyed me for 2 weeks asking countless revisions until got satisfied and paid me only $40. Common along Indian customers are the people who do not explain properly what they need, then say that my sketch does not fit their needs (example). If this is the situation, would be better to STOP offering services to Indians?

You may think that asking a 30-minute sketch for FREE is no problem, but designing 100 sketches for various Indian customers without getting a single one paying, IS A PROBLEM, compared with other countries, where out of 10 sketches, 1 is paying for complete project.

Given by numerous BAD experiences with indians, what I should do?

Keep wasting 30 minutes with each person, offer consultation and floor plan sketch for FREE, who wants more should PAY. Maybe out of 100 people, 1 will pay for a full project.
Ask $50 BEFORE doing any sketch. PAY OR GO AWAY, don’t waste my time! (there is UNLIKELY to get a paying customer in this way, people do not pay in advance).
Don’t reply to anyone on chat or email coming from India, or reply that I don’t offer services for India. We all know, Indians NEVER PAY or pay too little, does not worth wasting time with 100 people to get 1 paying customer.
Please Specify:

Quiz Maker

Note for other countries

I served numerous people around Asia and Africa, as well as few in Europe and America. From my personal experience, Philippines customers are nicest people of all 3rd world countries. Most filipinos DO NOT request new designs if they do not have money (I receive often messages like this “Hi I just want to ask if you already make layout for 32 SQM approx. 2 storey? I dont have money to ask for making a layout, so I just hope that you have already made layout.“).

Philippines customers pose another problem: many are overseas and half of them contact me without knowing length and width of their property, but only square area, case in which I can’t design any custom floor plan. At least I am not wasting time like in case of with indians!

Should reorganize website?

Some people may suggest to organize the website in separate posts for every house plan, and tag them like India-style, 2-storey, 3-bedroom, 100-200 sqm, modern house, etc, so we can filter them, like in a Blog. However, I DISAGREE, this system can be used only if I have large number of projects finalized including 3D design, and will encourage people to serve themselves and steal my works, then where the “services and prices” should be shown? Showing on a single page few houses in different architectural styles plus prices may encourage people to contact me and eventually turn into customers. Probably there are already too many houses on website and would be better to delete few of them and keep only the BEST 10.

Statistics: most downloaded house plans (as 2014).
House & apartment design statistics (Excel file with all my house and apartment designs, one per row, showing room size of each room for calculating gross floor area and compare different housing models).


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    • Kevin Natusch on May 23, 2016 at 12:06 pm
    • Reply

    I have a land in Jkt, planning to built a 2storey domitory style building. Its accesible only for motorbikes. Pre-grads are my potential customer.
    Land size is 140sm. 10x14m ( 10 is the entrance ). It needs to have rooms min size 3x4m at least. Narrow hallway. 14-15 rooms in total. Common areas is only say 5-6parking bays( motorbike ) and a common area to hang clothes. So, its a typical tight dormitory. 1pax per room. Furnished..bed/study table n wardrobe. Pls email me for more info…if required.

    • Sakia B. Adile on July 6, 2016 at 7:01 pm
    • Reply

    Please send me more designs for town low income homes

    • Mark Cheong on July 22, 2016 at 3:41 am
    • Reply

    Hi. I am interested in a design concept for a full-serviced apartment project of about 80 units. Apartment sizes of units ranging from a mix of 500sq ft(studio), 800sq ft (one bedroom), 1200sq ft(two bedrooms), 1500 sq ft(three bedrooms). Land area is 1.4 acre (60,000 sq ft). Building height not to exceed 4 storey. Want some amenities like swimming pool, clubhouse/coffee shop, gym, children playground and 50 parking lots. Flat roof top for events, bbq, etc.. Need to provide for access roads and perimeter allowance.

    1. In which country are you building?
      Tell me dimensions (length and width) of that 60.000 sq ft land, and if is facing multiple roads, and orientation of these roads, and I will make a sketch. I would like a L-shaped building with pool on south or west side.

  1. I am an Indian – Sikh by religion. I am planing to construct my dream house which is going to be a green house and evaluated by GRIHA Government of India organisation. The Plot area is 1400 Sq Yards but I intend to cover 3 areas Viz. One front administrative block – single storey in an area of 105
    X 36 sq. ft which is going to be the front of the plot area ( Size of Plot Area is 105 sq. ft X 120 Sq.ft ). 2nd is going to be my dream home Square shaped building size which can be 15 Meters X 15 Meters or more as suggested by an expert – this area is going to be double storey with central dome in pyramid shape. The third is the car garage area with upper floor as servant quarter with square size 20 sq. ft x 20 sq. ft or more to be placed in the Last corner of the plot. Rest of the are is to be landscaped with Fruit and Flower plants. The house will be constructed using hollow fly ash – concrete blocks size 16 inches X 8 inches X 8 inches ( these blocks will also be used for boundary wall ) and partition walls will be formed by using the same blocks but with 6 inches width. The doors and windows are going to be of UPVC materials. Since the designs are to be approved by
    local authorities – Country and Town Planner I will have to engage a local architect. Please let me know how much would you charge me for taking this project to logical conclusion with 2d as well as 3d drawings and engineering details besides initial free drawings. If I feel comfortable I with you I
    will confirm the assurance of reimbursing the asked amount through my bank account with HDFC to your bankers. I will be awaiting your reply for your willingness work with me so that I can provide you with you my basic concept and my requirement to enable you to proceed with free sketches and take forward the business proposal. The building is to be surrounded by 5 ft wide sun shade on both the floors and the inside is also to have a gallery about 4 ft wide overlooking the centrally placed drawing room below the central dome and providing approach to the rooms and kitchen on the first floor. all doors of the bed room on the ground floor and first floor will also be opening on the outside overlooking the landscape area and inside to reach the main drawing hall. I am sure the details will be as assurance to you that I am serious House Maker and not in a mood to waste your time and my time. I respect highly educated technocrats and hope some good will come out of this interaction benefitting both of us.
    With warm Regards
    Harbhajan singh Sapra

    1. BIG land, BIG house and VERY BIG comment… but you forgot to mention how many rooms do you want for the house? And how do you access garage placed at rear side if the front side is occupied by administrative building on full width?

    2. We exchanged few emails and I told you that instead of writing 400 words each email, make your own sketch to help me understanding better your needs. From what I understand so far I made this sketch and you say that is not per your needs without explaining exactly what you don’t like…. and don’t want to reply anymore at emails. I hate this type of people! Another case of hard-to-satisfy Indian!

      Can someone else explain me what I did wrong?

    • Fran on October 6, 2017 at 10:00 am
    • Reply

    Hello. I found your website looking for some information about the house market in south korea. i just read the “bad indian customers” section that you have and i wanted to give you some encouragement. Do not let those people interfere with your career. If they are so bad as they seem then dont take any customer from that country. At least that is what i would do… My best wishes for you from south america

    1. Even if I ignore emails and chats from Indians, architecture is waste of time for me. Too much time wasted to find paying customers, too much design headache for their little money paid. I am earning BIG $$ from my other business.
      I would like to know how do you promote your services to get PAYING customers and how much you earn?

        • I am a idiot on October 12, 2017 at 9:23 pm
        • Reply

        Sorry guys for my anti Indian remarks but I’m not idiotic racist only stupid idiot!

      • I am a idiot on October 12, 2017 at 9:35 pm
      • Reply

      Thanks for idiotic advice racist ass hole! I hate latian idiot even more onĺy off the bed!

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