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Plan W3039 - Livy
2 storey home offering in law suite on half of the main floor, 3 bedrooms and open space

New! Construction package
5 sets of blueprints
8 sets of blueprints
Right Reading Reverse
Average Construction Cost
140 000 to 170 000
Adapt to your location
Select Location: Select Foundation:
USA Canada

Foundation type
Full Basement
72' 0" ft / 21.6 m
42' 4" ft / 12.7 m
Ridge height from top of foundation
31' 4" ft / 9.4 m
Exterior wall
2 X 6
Total living area
3126 sq.ft. / 281.34 sq.m.
1st level
1817 sq.ft. / 163.53 sq.m.
2nd level
1309 sq.ft. / 117.81 sq.m.
Full baths
Half baths
Garage type
Two-car garage (462 sq.ft. / 41.58 sq.m.)
Living bonus space
343 sq.ft. / 30.87 sq.m.
Bonus storage
Commercial link

Color version 4 - Front
W3039 - Color version 4 - Front
1st level
View room details : 1st level »
1st level 2 storey home offering in law suite on half of the main floor, 3 bedrooms and open space - Livy
2nd level
View room details : 2nd level »
2nd level 2 storey home offering in law suite on half of the main floor, 3 bedrooms and open space - Livy
Plan Styles
Plan description
1st Floor: unit 1 ( 947 sq.ft. ): Foyer, living room, dining room, kitchen/dinette, family room, half bath and double garage. in law suite ( 870 sq.ft. ): Foyer, living room/dining room, kitchen/dinette, bedroom, bathroom and laundry room accessible from both apartments. 2nd Floor: Family apartment only ( 1309 sq.ft. ): Bonus space above the garage ( 343 sq.ft. not inlcuded in the 1309 sq.ft. ), four bedrooms including a master suite and a guest suite, and a total of three bathrooms on this floor
Distinctive elements
1st Floor: 9' ceiling. Front and rear covered porch including a remarquable one to the Family apartment. Double garage to the family side and a spacious bonus space above the garage. Four lovely bedrooms on 2nd floor. Very attractive grand-parents apartment with large front covered porch.
Legal Notices
This house plan is protected by Copyright Law.
Illustrations and photos may differ slightly from the plan that you will receive. They may include modifications to conform with new building codes, suit homeowners' preferences or site requirements.
Questions or Comments on this plan
  1. Meleana Ripple 26 April 2016

    Would it be possible to add a 1 car garage onto the in-law suite side of the home? And a deck off the bonus space over the two car garage? And would you have an estimate on the build for Utah?

  2. Annette 6 August 2014

    Can this plan be modified so that the in-law apartment can have another bedroom? Ideally, it would be great if the upstairs could be divided--the two right side bedrooms would be for the main family and the two left side bedrooms could be attached to the in-law. Is this a possibility?

    • Customer service 6 August 2014

      Good day and thank you for taking the time to write

      The changes that you require to customize this plan to meet your needs are possible and we would be happy to return a free estimate within two business days after receipt of this on line form.

      Please let me know if I can further assist you

  3. Pascal Brassard 14 April 2014

    I would like to have an idea of the building price for the plan W3039 (full project with the in-law suite.

    Thanks for your collaboration!

    Pascal Brassard

    • Customer service 14 April 2014

      Good day Mr. Brassard and thank you for your interest in this plan.

      The ballpark estimate to build this home starts at approximately $480,000. but we are unfortunately prevented by the order of Quebec architects from selling a multi unit plan of this size within the province.
      The result is that if you intend to build outside of Quebec, we will be happy to sell you the plan but are unable to sell it to you if Quebec is the province in which you intend to build it.

      I apologize for this limitation and invite you to contact me if you have any other questions or comments.

  4. Megan W. 17 January 2012

    Can this plan (W3039) be modified to include a second small bedroom in the in-law area? Also, is there any way you could give a ballpark range as to what a house like this would cost (not including land, using economy/builder grade materials)? Thank you.

    • Customer service 17 January 2012

      Good day and thank you for your interest in our plans.

      The modification that you would like to make to this plan would be easily done with the help of our modifications department.

      Unfortunately, I do not have construction estimates for PA but a local materials supplier or contractor would be happy to help you determine how much it costs to build this home in your area.

      Please let me know if I can be of further assistance.


  5. Marvin Mukuyu 23 November 2010

    i am looking for 10bedrooms 2 garages house planning

    • Customer service 23 November 2010

      Dear Mr Mukuyu,

      Thank you for your interest in Drummond House Plans.

      We do not have a plan including 10 bedrooms. However, please note that all of our plans can easily be modified. To receive a Free Cost Estimate, you can visit the "Plan modification services" section of our website or contact our Modification Department at 1-800-567-5267.

      Do not hesitate to contact me again if you need further information.

      Best Regards,

      Doreen, Customer Service Department

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