DIY Modern Flat Roof House Plans: 16x28 Loft with Terrace PDF

DIY modern flat roof house plans for a 16x28 loft house with a bedroom wing and a roof terrace. A 59-page PDF with framing drawings, a cut list and 22 illustrated steps.

- Product: DIY 28' x 16' modern flat roof loft house plan with bedroom wing and roof terrace
- Format: Digital PDF download
- Pages: 59
- Paper Size: US Letter
- Units: Imperial (feet and inches)
- Dimensions: 16' x 28' main box plus a 12' x 16' wing, 28' x 28' footprint with entry deck, about 787 sq ft (583 ground floor + 204 loft), 178 sq ft roof terrace, 21' 7-1/2" above grade
- Style: Modern cube style house with a flat roof, a 16 ft glass front in a black frame, charcoal and cedar cladding
- Skill Level: Advanced (for DIY builders with framing experience)
- Includes: Floor plans, elevations, sections, framing drawings, parapet framing, stair stringer and tapered firring templates, shopping list, master cut list, cut diagrams, 22 illustrated steps, 9 finished renderings
- Best For: DIY builders with framing experience who want a small modern house with a loft and a roof terrace
- Delivery: Instant PDF download after purchase, no physical item shipped

## What's Included in This Modern Flat Roof House Plan

This modern loft house plan covers the full shell, from pier footings to the flat roof membrane, cladding, interior stair, exterior stair and roof terrace. Every drawing comes from one 3D model, so the shopping list, cut list and step pages match.

- Ground floor plan, upper level plan with the loft and roof terrace, and building sections
- 3D floor plans of the ground floor, loft and roof terrace
- Front, back, right and left elevations
- Window, door and header schedule
- Shopping list and master cut list with a Part ID for every piece
- Cut diagrams and sheet layouts
- Framing plans for the loft, roof and terrace, plus wall and parapet framing drawings
- Full-size stair stringer and tapered firring templates
- 22 illustrated step-by-step instructions
- 9 finished renderings, including 4 furnished interiors

## Floor Plan of the 16x28 Loft House with Roof Terrace

The main box has a double-height living room with a 17 ft ceiling behind the 16 ft glass front, and a kitchen with an island and dining area under the loft. The 12x16 wing holds the bedroom and a bathroom with a freestanding tub. A straight stair along the right wall leads to the open loft, which has room for a desk and a door to the roof terrace. The 178 sq ft roof terrace sits on the wing roof and can also be reached by an exterior stair. A 6x12 ft entry deck leads to the front door.

## Construction Details of This Modern Box House Plan

- Foundation: 28 concrete piers with five built-up pressure-treated girders
- Floor: 2x8 pressure-treated joists at 16 in on center with 3/4 in tongue-and-groove subfloor
- Walls: 17 ft 2x6 walls at 12 in on center in the main box, 2x6 walls at 16 in on center in the wing
- Loft and terrace: 2x12 loft joists on ledgers, 2x10 terrace joists at 12 in on center
- Roof: Flat roofs with tapered firring, 3/4 in plywood deck, EPDM or TPO membrane, parapets with metal coping, scuppers and downspouts
- Roof terrace: Pavers on pedestals with a 42 in parapet guard
- Exterior: Charcoal vertical boards on the main box, cedar on the front facade and wing, black windows
- Design basis: Roof snow load up to 30 psf, roof terrace 60 psf, wind up to 115 mph (Exposure B)

## File Format, Paper Size and Units

The plan is a 59-page PDF sized for US Letter paper. All dimensions are in imperial units (feet and inches), and lumber is listed by nominal size. You can print the pages or read them on a tablet or laptop on the job site.

## Who This DIY Modern House Plan Is For

This plan is for DIY builders with framing experience who want a small modern house with a loft. The 17 ft walls go beyond prescriptive code tables, so a local engineer must confirm the studs, sheathing nailing, hold-downs, roof terrace and parapet guards. Raising the tall walls takes at least four people. A building permit is needed almost everywhere, so take the plan to your local building department early. Many builders plan over the winter and are ready to build in spring.

## How to Use Your Flat Roof House Plans PDF

1. Buy the plan and complete checkout.
2. Download the PDF from the link on your order page or in your email.
3. Print the pages or open them on your screen.
4. Have the plan reviewed locally, then follow the shopping list, cut list and 22 steps to build.

## Digital Product Note

This is a digital product. No physical item is shipped. The PDF is available for instant download after purchase.

## License and Terms of Use

This plan is for personal use only: one build per purchase. You may not resell, share or publish the PDF or its drawings, or sell houses built from it as a business without written permission.

## Frequently Asked Questions

### How do I download the PDF after purchase?

After checkout, you can download the PDF from the download link on your order confirmation page and in your confirmation email. The download is instant, and nothing is shipped.

### What are the downsides of a flat roof?

The main downsides of a flat roof are drainage and membrane upkeep, since water must never stand on it. This flat roof house plan uses tapered firring, scuppers and downspouts, and the scuppers should be cleaned every spring and fall.

### Can I build this house without the roof terrace?

Yes, you can build this house without the roof terrace by skipping the pavers, lowering the terrace parapets to the main roof height and replacing the loft door with a window. The exterior stair is then not needed.

### How big is this modern loft house?

This modern loft house has about 787 sq ft of living space: 583 sq ft on the ground floor and 204 sq ft in the loft. The roof terrace adds 178 sq ft of outdoor space.

### Can I build this modern house on a slab?

Yes, you can build this modern house on a slab by skipping the pier, girder and floor steps and using pressure-treated bottom plates with anchor bolts. The deck steps and the exterior stair change.

## More Plans from KRMPLANS

Looking for a different size or roof style? Browse the other house, cabin and loft plans in the KRMPLANS shop. If you have a question about this plan, send us a message and we will be happy to help.