WHAT SHOULD BE INCLUDED IN A SET OF PLANS (FINAL CONSTRUCTION DOCUMENTS) FOR BUILDING PERMIT APPLICATION?
The answer to this question is complex and many homeowners don't realize the vast amount of information that is required. Most municipality Plan Examiners have a set criteria that they must adhere to when reviewing a set of plans before it can be approved for granting a building permit. The various departments that review the plans must pass their approval before a building permit is approved.
As mentioned before, looking for the lowest price to get all this drawn is usually not a good option. You should consider the problems that will come from inexperienced designers/draftsman who fail to address many issues in the design phase let alone preparing a set of plans. A good Architect/Designer will not only provide the assistance in design but will also ensure that what they have prepared will meet the requirements of the Plan Examiners.
In addition, a good set of plans for your contractor can accurately provide a solid bid which is essential. Many plans with lack of detail can surely be accepted in Plan Review and a Building Permit may be issued. The question is, at what cost to you will poor plans mean? When your contractor reviews it for bid or starts building it and runs into problems on site, who do you think gets the bill for the changes? You could easily see increased costs that went above your intended budget. This can be minimized or even avoided if you take the time to understand that this is the base in which all things will be started from.
It is not the time to get this process done for the cheapest price but rather it should be done based on acquiring a professional who can deliver with virtually problem free services in acquiring your goal.
The actual number of pages needed can be many!
General Notes applicable to site/municipality Tax Assessor Lot Information Description of proposed work Square Footages (existing and proposed) Code-related notes
Demolition (if applicable)
Special demolition notes Floor Plan (all of existing) Elevation Views (if applicable)
Drawn at prescribed scale Property Lines Complete and accurate dimensions All buildings/structures (existing and proposed) Public right of Ways Easements Setbacks Drainage Utility lines and locations Adjoining property locations and distances from property lines
Foundation or Slab Plan:
Drawn at 1/8" to 1/4" = 1'-0" scale Complete and accurate dimensions Foundation wall and footing sizes Hold-Down Connectors and notes Code-related notes Rough-in plumbing location (not always required) Mechanical equipment locations (if applicable) Electrical locations (if applicable) Sheet reference markers
Floor Plans (All levels)
Drawn at 1/8" to 1/4" = 1'-0" scale Door and window sizes including Egress, Tempered Glazing Complete and accurate dimensions Room labels and interior room sizes Support Posts Code-related notes Light and Vent Calculations Sheet reference markers
Roof Design Plan
Drawn at 1/8" to 1/4" = 1'-0" scale All hips, gables, ridges and valleys noted Headers, Beams and Support Posts Code-related notes Necessary notes pertaining to the structural system Floor joist/truss sizes, spacing and, direction (if applicable) Attic Ventilation Calculations Sheet reference markers Roof drains, scuppers, parapets, chimney locations Connectors and notes
Drawn at 1/8" to 1/4" = 1'-0" scale Material labels Floor-to-floor/ceiling heights Roof slope indicators Door and windows including Egress, Tempered Glazing
Drawn at 1/4" = 1'-0" scale Beam sizes, connections, and locations Floor joist size and spacing Roof truss/rafter sizes and spacing Floor-to-floor heights Non-typical plate heights indicated Key Plan showing showing section location(s) Code-related notes
Mechanical & Electrical
Drawn at 1/8" to 1/4" = 1'-0" scale Labels indicating Schematic Duct locations Plans for Power & Lighting Locations Electrical Load Calculations Water Meter Worksheet (if applicable) Code-related notes
Miscellaneous Notes & Details
Miscellaneous framing details Stairway details (if applicable) General notes covering IRC requirements for homes Roof – Floor Truss Layouts and Calculations Code-related notes
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