Construction Documents in the Building Permit Process

The documentation that needs to be submitted as part of the permit process can vary greatly depending on the type of project you’re planning and which kind of permit you’re pulling. For example, if you are pulling a permit to do some plumbing work, it may be as simple as listing the fixtures you are adding. On the other hand, if you are building an addition on your house or installing a shop, then a site plan would be required to show the location of your structure, plans on how you propose to build it, details of how different elements might tie together and even footing and beam calculations.
Here I talk about the steps needed to keep my permit process moving forward, what big mistake not to make, as well as some additional information on the different documentation out there that might show up as a requirement.
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[@echohotel4963]

I develop CDs for building permits in Florida. If there is anything missing on any of my plans, the reviewer will bounce it back with a comment that it is missing or needs to be changed. They don't add info to my drawings for me. I make the changes or additions and cloud them so the reviewer can see everything is there. The example of the site plan you show had the reviewers doing all the work. I wish they were that helpful. It's almost as if they'd be working for me.

[@buildingcodetips]

I do see them bouncing back revisions to the designer on commercial projects. Its those little TI projects or residential projects that our plans examiners find it faster to just redline items that need addressed than send it back and forth. At least that's my experience as an inspector when I am out looking at plans onsite.

[@kingfishstacy]

Thank you, I've been working for a builder for years and I need to break away and do my own projects mostly additions. I'm all about the owner getting exactly what they want. And researching the steps I need to take working beside the owners.

[@buildingcodetips]

Yes, at least in the areas that I have been. A engineer is only required when building something that wouldn't be covered in the current code book and an architect is there to draw up your vision under the current code book. If you are able to draw up what you are looking to build and provide the proper details that follow the building code in your area then an architect/engineer would not be necessary. From my experience, a site plan, plan view, elevations, and a section cut with dimensions, details and materials to be used would be enough to get you started. If a permit is required the plans examiner may ask for additional information but those basic drawings should take care the bulk requirements. Hope that helps a little!

[@jesserod2601]

That helps a lot . My jurisdiction wants standards to conform to IRC 2008 codes. I would prefer to built with higher standards (except when it comes to those pesky afci/ gfci combination breakers) Is there a web site that you recommend for owner builders to reference residential building codes? Thanks

[@buildingcodetips]

@@jesserod2601 Check out up.codes/ . I think there is a free trial and then they will eventually ask for some $$ but its a good place to go for current codes in your area.

[@jesserod2601]

@@buildingcodetips Thanks again. I’m looking at it now. 🙏🏽

[@oscarhernandez7945]

Thank you

[@jesserod2601]

Thanks for the very informative video. I have a Dumb question , When you mentioned that most homeowner’s project don’t require and architect or engineering stamp does that include a owner built house ?

[@RealMrBitstream]

I don’t think this is a dumb question! International Residential Code spells out a bunch of engineering rules regarding lumber, fasteners, etc; these are found (for instance) in span tables for certain grades/species of dimensional lumber, etc, and are often referred to as “prescriptive”. As soon as you venture *outside* of these common building rules (aka the code) you need to hire an engineer or architect to review your plan and stamp it. It’s this stamp (with engineer’s name and license number) that absolves the county or AHJ (authority having jurisdiction) from liability should your house fall down and hurt someone. Don’t panic if you want to put a beam somewhere. Take your sketch to a few engineers and ask them the cost to size the beam for you and stamp your plan. In plan review, your inspector will see your framing plans and (probably quickly) spot your span(s) violating prescriptive code; that’s a prime example of when your plan will be rejected with a note like “please reduce span for load, provide load calculations and/or engineer stamp”. Another option is engineered lumber where you have a product that comes with engineering (at a cost, of course). A good example being an I-Joist - using this according to the manufacturer’s specifications would be allowed without a stamp. Think of it as an extension of the prescriptive IRC code. It took me forever to figure this out so I hope this helps. Even in California you can find an engineer to “size a beam” and stamp your plans for $500; probably 1/5th the cost of the beam at least 😂

[@jesserod2601]

@@RealMrBitstream Thank you. This is very helpful. Is there an app that could help in doing load calculations for beams?