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Mascord House Plan 1135F: The Johnston

The Johnston

Plan 1135F

Construction of this home is restricted in Clark County, WA. If you intend to build this home in south-west Washington, please call to discuss your purchase and construction options.

The Johnston (Plan 1135F) may also be available to view in person, in Vancouver, WA.
Please call us if you'd like to arrange a visit.

  • 1605 SqFt
  • 3 Beds
  • 2 Baths
  • 1 Floor
  • 424 SqFt
    2 Car Garage

Home Details

Heated Space

  • Main Floor

    1605 SqFt
  • Total Area

    1605 SqFt

Beds and Baths

  • Bedrooms

  • Full Baths

  • Floors


Exterior Dimensions


  • Garage Bays

    2 Car Garage
  • Garage Area

    424 SqFt
  • Garage Location

  • Garage Orientation



  • Roof Framing

  • Roof Material

    Shake/Comp Roof
  • Snowload

    25 lb/sf
  • Wall Framing

    2 x 6
  • Main Roof Pitch


A Walk Through The Johnston

If you’re looking for house plans designed around every stage of life, the Johnston is an ideal fit. With a compact and organized layout, this home is perfect as a starter home. But, it also gives you room to grow a family, and once your kids have moved on to start their own lives, the Johnston’s ranch styled single-level layout will age gracefully right alongside you and your partner. What’s more, with its craftsman style, this home features a timeless look that will never go out of style and will always have plenty of curb appeal to welcome you back after a long day away.

The Johnston’s open living space is where you’ll center your life. This area combines the kitchen, dining area and living room all in one large room so that as you’re preparing dinner on school nights, you can keep an eye on the kids, who are doing their homework around the dining room table. In the winter, the fireplace in the living room will lend a sense of warmth—and it’s the perfect spot for everyone to gather on cozy holiday mornings. Summertime will be a treat, too. The covered porch out back gives you a place to barbecue or just simply relax.

Conveniences abound in this home. You’ll find the laundry area between the kitchen and garage is a space that does double duty as a mudroom so that the kids have a spot to kick off muddy shoes before tracking the mess into the house. There is a pantry here, too. That means once grocery shopping is done, you’re only a few steps away from storing all those heavy canned goods.

Two bedrooms give the kids a place to play indoors and plenty of room to have their friends over as much as they like. In these rooms, they’ll have closet space to call their own, and there is a bathroom for these two rooms as well. Plenty of counter space in the bath means they’ll have the space they need to get ready in the mornings, and this bathroom has a large linen closet, too, which helps you keep towels and all the rest of the essentials organized.

The master suite gives you not only a beautiful view of the backyard, but your own private bathroom. This bath features his-and-hers sinks, which eliminates all that awkward elbow-bumping as you and your partner brush your teeth and get ready for bed each night. This suite also provides you with plenty of storage, not only in the form of space for chests of drawers in the master bedroom, but with a large walk-in closet with plenty of room for hanging clothes or shelves to keep your accessories sorted and ready to go.


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Additional Options

Market Your Home

Canvas Art Print $150

16" x 20" stretched canvas art print of this home. 1" thick wood frame.

Marketing Images $30

Are you selling a home constructed from these plans? License the renderings and marketing floor plan images for use on MLS, on flyers or on your website. (Note: we don't offer photography licensing)

You can find this plan in these related collections

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Plan 1135 The Patmore
  • 1467 sq.ft.
  • Bedrooms:

  • Baths:

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Traditional 3 Bedroom Plan

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Will This Design Work For Your Location?

The base code requires that the design of your structure meet certain requirements. The code allows for a couple of ways to meet these requirements. The first method is known as "prescriptive" wall bracing, and is built into the code as prescribed building elements that must be included at specified positions of the building. Prescriptive methods are acceptable as long as the structure's design fits within certain limitations (wall height, window size/location, etc.). The second method is to demonstrate, by engineering analysis, the forces imposed upon the structure, and the design of structural elements to withstand those forces. Whereas the prescriptive method imposes certain limitations on the design of the structure, the engineering analysis of the building allows for greater flexibility in the design, while ensuring it can withstand the actual natural forces the structure will experience.

In almost all cases, Mascord designs will require site specific engineering analysis. This analysis is required to be conducted by a professional, such as a structural engineer, who is licensed by the state in which the structure will be built. The analysis is specific to the exact building site - for this reason, we do not have "pre-engineered" plans that can be built anywhere. An engineer will need to review the plans and provide an engineering analysis report and additional drawings and specifications to go along with your plans for permit submittal. You should allow for additional time and expense to complete this process.

Some regions have additional engineering requirements, such as earthquake-prone areas of California and the Pacific Northwest, or the Gulf, Florida, & Carolina coasts that are frequented by hurricanes. Additional Wind and Seismic engineering drawings are required to accompany your home plans to obtain a building permit in most areas. These additional drawings need to be provided and stamped by a professional licensed in your state. In most cases we have working relationships established with engineers who can help you obtain the necessary drawings cost effectively, or you are welcome to source your own local engineer.

When the design includes retaining walls, these will also require engineering. Although the code provides for some prescriptive basement and concrete/masonry wall designs, these only work in limited situations. The use of site-engineered retaining walls allows for much greater design flexibility and ensures that the walls are designed specifically for the design loads, unique soils, fluid pressures, and drainage characteristics at the building site. It makes little sense to place the most expensive investment a family typically makes onto a foundation that is not designed for the unique characteristics of the land on which it is set.

All Mascord house plans are designed and detailed to conform to The International Residential Code (for orders out of state), or Oregon and Washington local state codes (for orders in those states).

Your area may have also have specific energy codes that have to be followed. Compliance could include filling out forms providing evidence that your construction drawings meet requirements. In many cases the forms are simple and can be filled out by yourself, or with the aid of your General Contractor.

To find out exactly what drawing details you should expect with your Mascord house plans, see "What's included in a Plan Set?"

If you aren’t sure what may be required, contact your building department and ask for a list of all of the items they require to submit for and obtain a building permit.

We typically calculate and provide sizing of beams for a snowload of 25 psf. You may need beams sized to accommodate larger roof loads specific to your region. We are able to help with this; please speak with our sales staff to discuss your options.

Building jurisdictions in several states - including California, New York, New Jersey, Nevada and Illinois - require that your home design is reviewed and your entire set of construction drawings is stamped by a local professional. If you are building in such an area, it is most likely you will need to hire a state licensed structural engineer to analyze the design and provide additional drawings and calculations required by your local building department.

In addition to the construction drawings, you may also need a site plan that shows where the house is going to be located on your chosen property, along with any grading and water management / septic system requirements.

Although we make every effort to ensure the accuracy of our design information, we reserve the right to make corrections on our floor plans or elevations as needed.