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Master on Main


  • Are Brochures Available?

    • Because our home plans are updated regularly, we recommend you use our website as your digital brochure. This way you can see the most up-to-date designs, photos and home plans that we have available at Flatfish Island designs. Take a look around and feel free to contact us with any questions!
  • I’m interested in your Home Plans. Are model homes available for viewing?

    • To protect the privacy of our clients, we are not able to provide addresses to the homes that we have built in the past. While we do not have model homes available for viewing, we encourage you to browse our website and visit our social media pages, where you will find an extensive collection of recent photos and information on floor plans that you may view at your convenience. If you are based in Charleston, SC, we may be able to introduce you to builders that have built or are currently building some of our home plans, and it may be possible to tour a home by arranging this with the builder.
  • Are there any additional photos of Flatfish Island Home Plans?

    • Yes, absolutely! If you’re looking for examples of our work, your best bet is to visit our social media channels, where you will find hundreds of high-definition photos for you to enjoy and use as templates for your own design. Need a photo for a specific home plan? Send us an email and we’d be happy to help.
  • What is a Study Set?

    • A Study Set is used to help you determine in more detail how the house may fit within setbacks on the lot and can also give you a more detailed view of the plan helping you to determine any changes you may want to make (see how to modify a plan).
      Our Study Sets include each of the 4 elevations of the home as well as its floor plans. The Study Set can also be given to your builder so that they may provide you with initial pricing estimates. Note: If you decide to move forward with a Construction Set after purchasing a Study Set (for the same plan), the amount you paid for the Study Set will be credited toward your final Construction Set purchase.
  • What is a Construction Set?

    • Your construction set is a road map that your builder will follow when he is constructing your home. These drawings will help maintain the thoughtful level of design we put into our Flatfish Island Home Plans.
      Our Construction Sets include dimensioned floor plans, 4 exterior elevations, roof plan, exterior opening schedule (doors and windows), building section, wall section and lighting plans (lighting, switching and outlet locations). Construction Sets do not include foundation plans, framing plans, or structural details. **If you decide to move forward with a Construction set after purchasing a Study set (for the same plan), the amount you paid for the Study set will be credited toward your final Construction set purchase.
  • Are CAD Files of the Home Plans Available?

    • If you have purchased a construction set we can provide CAD files (.DWG or .DXF).
      Any reproduction, modification or reuse of the plans without written authorization of the copyright owner is strictly prohibited. All home plans designed by Flatfish Island Designs are protected under federal copyright laws, and violators will be prosecuted accordingly.

      We also offer the service of showing your home plan footprint on your site for a nominal fee provided your surveyor can send a .DWG file of your site survey.


  • Should I purchase my lot or my home plans first?

    • The choice is up to you! Either is acceptable and solely up to what is more important to you.
      If you want to build in a certain area with a particular view, or in a desired community, you would need to purchase your lot first. If you aren’t set on a location, and have fallen in love with a particular FFID plan, we would recommend purchasing the plan first and then finding a suitable lot. If a floor plan Charleston SC you love will not fit on your lot, you can always contact our sister company, Sandlapper Design Group, about making modifications to meet your lot’s requirements.
  • How much will it cost me to build a Flatfish Island Designs Home Plan?

    • It’s hard to pinpoint exactly how much it will cost to build your new home because Construction cost is dependent upon a multitude of factors: detailing, degree of difficulty of the building site, finishing materials, interior selections and contractor pricing will all factor into the overall expense. We suggest that you get quotes from a variety of builders, especially those that have great reputations in the area where you would like your Flatfish Island Home Plan constructed. If you’re new to the Lowcountry and need recommendations, we’re happy to help.
  • Do Flatfish Island Home Plans come with an architect’s stamp?

    • No, our plans do not because not all areas require an architect’s stamp to build.
      If the community in which you’re building your home requires a stamp from an architect, our sister company Sandlapper Design Group can provide you with this service typically ranging anywhere from $3.00 - $5.00 per square foot. Feel free to send us an email or contact us via phone at (843) 882-8123 to learn more.
  • Do your Charleston Home Plans include structural engineering?

    • Because building codes vary in South Carolina and across the country, our Home Plans do not include structural engineering. We do, however, strongly recommend that you consult with a mechanical and structural engineer as part of the building process, to help create your foundation and framing.
  • What type of heating and air conditioning do the plans call for?

    • Because heating and air conditioning requirements will vary from region to region, we suggest that you consult with your builder and their HVAC contractor to determine the best installation for your particular needs for the home you are building.


  • I really like your Tide Home Plans but would like to modify the home’s design. Is this possible?

    • Yes, absolutely. We take pride in being able to accommodate custom modifications to our home plans. We offer services for both minor revisions and significant revisions. Minor revisions are relatively easy, and require noninvasive changes. These are charged on an hourly rate of $100 per hour, with a minimum charge of $400. If you would like to make significant changes to your house design, however, you will need to speak with one of our architects about these modifications (more information below). Please feel free to send us an email with your requests.
  • Would there be an opportunity to change a Flatfish Island Designs Home plan to fit my specific lot?

    • In most cases, we can modify our Home Plans to fit the lot that you are interested in, whether you are building in Charleston or elsewhere. Because these changes are considered significant changes, you will need to consult with one of our architects through our sister company, Sandlapper Design Group. If you would like to modify one of our Home Plans, we welcome you to send us a message or set up a call to speak with our experienced designers.
  • What Constitutes a Minor Revision?

    • Minor revisions to your Flatfish Island Home Plan are those that do not alter the structure of the home. Some minor revisions include:
      • Changes to the interior of the home on non-load bearing walls
      • Revisions to your kitchen
      • Revisions to the exterior materials of your home
      • Reversing Plans
      Minor revisions are invoiced hourly, we can provide you with an estimate of the hours required to make requested changes prior to performing the work.
  • What Constitutes a Major Revision?

    • Significant revisions to your home will require the input of one of our licensed architectural design professionals Some examples include:
      • Adding new rooms
      • Stretching or shrinking your home’s “footprint”
      • Adding stairs or an elevator
      • Changes to your ceiling height
      • Changes to load-bearing walls
      • Changes to the construction of your porches or decks
  • I would like to set up a meeting with an architect to discuss changes to my Flatfish Island Designs Home Plan. Can you help arrange a meeting?

    • Yes, of course! We will gladly schedule in-house meetings to discuss your needs. These meeting are invoiced at $125/hr. Please contact our office if you’d like to meet with one of our Charleston based architects who can help implement changes to your Home Plan.


  • Is someone able to come out to my site and assess the property?

    • We suggest you give us a call at (843) 882-8123 to discuss any questions that you may have about your property. If needed, we would be happy to send out a consultant to your property to help answer any questions that you may have. Visits to home sites to evaluate your home site are invoiced at $150 per hour, including travel time.
  • I would like to build a custom home in an area with an architectural design review board. Do you offer services to assist with architectural review boards?

    • Our sister company, Sandlapper Design Group has the resources to help with your design review board needs. You may reach out to Sandlapper Design Group at (843) 882-8067 to discuss your needs. You may also visit their website at or email their team at with questions about this process.
  • I need help choosing a color scheme for my Breeze Collection Home Plans. Are you able to help?

    • Assistance with interior design requests like this requires the help of our sister company, Sandlapper Design Group. To schedule an appointment to go over these services, please contact our office at your convenience at (843) 882-8123.
  • I’m excited to get the ball rolling on my Bay Collection Home Plans! What payment options do you offer?

    • Payment by cash, check or credit card is required prior to the shipping of study sets, construction sets and reproducible masters.
  • Do you have a refund policy?

    • While features of your home most likely have a warranty, all purchases from Flatfish Island Designs are non-refundable.


  • What are my payment options when purchasing a house plan Charleston SC?

    • Payment by cash, check or credit card is required prior to the shipping of study sets, construction sets and reproducible masters.
  • What is your refund policy?

    • All purchases are non-refundable.


  • Do Copyright restrictions apply to Flatfish Island Designs floor plans?

    • Yes. Any reproduction, modification or reuse of the plans without the written authorization of the copyright owner is strictly prohibited. All home plans designed by Flatfish Island Designs are protected under federal copyright laws. Violators will be prosecuted accordingly.
  • Can I reuse a Flatfish Designs Home Plan to build another home?

    • No, when you purchase a Flatfish Island Designs home, you are purchasing a license to build one residence per purchase. Any violation of this is considered a copyright infringement and is punishable by law. If you would like to build more than one home, please contact us at (843) 882-8123 and we will make sure your needs are taken care of in a legal and cost-efficient manner.