Getting a building permit can feel stressful. Cities want detailed plans, and even small mistakes can delay a project for weeks. The good news is that most delays come from fixable issues. When you understand what reviewers expect, you can prepare a clean, complete permit package that moves forward without trouble.
This guide walks you through the key steps. You’ll see what to include, what to avoid, and how to stay organized so your project gets reviewed on time. The tone is simple and practical, the way you’d explain it to a client or teammate.
Why Building Permit Packages Get Rejected
Cities reject permit packages for many reasons. Yet most denials fall into a few predictable groups. Knowing them upfront helps you avoid long review cycles.
The Most Common Issue: Missing or Incomplete Documents
Most rejected permits have missing paperwork. It may be a missing signature, a missing sheet, or a part of the design that was never included. Even small gaps can stop your project during intake.
Here are common examples:
Missing site plan
Wrong scale or unreadable drawings
No engineer stamp when required
Missing structural calculations
Incomplete application form
No project description or unclear scope
Building departments check for completeness before they even look at design details. If one key item is missing, they pause the entire file.
Other Frequent Reasons for Delays or Denials
Even if your drawings look good, the permit may still run into problems. These issues show up often:
Conflicts with zoning rules, such as setbacks, height limits, or lot coverage
Drawings that are hard to read or not dimensioned
Code issues, such as improper egress or incorrect energy compliance
Missing reports, like soils or engineering documents
Inconsistent information between sheets (e.g., notes don’t match details)
These issues create extra rounds of review. Each round adds time and cost. A complete, clear package reduces those delays.
Building Permit Process Flowchart
Source: Tuolumne County Plan Review Guide, JDJ Consulting
What a Complete Building Permit Package Includes
Every city has its own checklist. Still, most building departments expect the same core items. When you prepare these in order, your submission becomes much stronger.
Below is a simple guide showing the typical items reviewers expect. This is not city-specific, but it matches what most U.S. permit offices require.
Core Permit Package Checklist
Required Forms and Documents
Building permit application
Owner signatures
Contractor license information (if known at the time)
Project description
Scope of work summary
Download the building permit application, California, here: https://www.californiacity-ca.gov/CC/index.php/building/building-permit-application/viewdocument/1891
Drawings and Plans
Site plan or survey
Architectural drawings (existing + proposed)
Structural drawings
Structural calculations
Mechanical, electrical, and plumbing (MEP) plans
Energy compliance forms
Details, schedules, and material notes
Supporting Reports and Files
Soils or geotechnical report
Grading and drainage plan
Fire sprinkler plans (when required)
HOA approvals
Planning or zoning approval, if done in advance
Table 1: Typical Documents in a Permit Package
| Document Type | What Reviewers Check For |
|---|---|
| Site Plan | Property lines, setbacks, easements, utilities |
| Architectural Plans | Dimensions, layout, wall details, egress routes |
| Structural Plans | Beams, foundations, framing, lateral system |
| MEP Sheets | Loads, equipment, venting, electrical layout |
| Energy Forms | Insulation, mechanical efficiency, window ratings |
| Calculations | Structural loads, engineering stamps |
| Reports | Soil conditions, drainage, grading |
Why These Documents Matter
Reviewers are not trying to make your life hard. They need enough information to confirm that the project is safe and code-compliant. A clear package gives them confidence in the work and speeds up approval.
Here’s a simple breakdown:
Site plans show how the building fits on the lot.
Architectural drawings show the layout and design.
Structural plans confirm the building can resist loads.
MEP plans show how systems will work safely.
Energy papers prove that the building meets local standards.
Reports address soil, drainage, or other required details.
A complete package answers these questions before reviewers even ask.
Table 2: Quick Snapshot of Plan Sheet Order
| Order | Sheet Type | Notes |
|---|---|---|
| 1 | Cover Sheet | Project info, codes, sheet index |
| 2 | Site Plan | Property lines, dimensions, utilities |
| 3 | Architectural Plans | Floor plans, elevations, sections |
| 4 | Structural Plans | Details, framing, foundation |
| 5 | MEP Plans | Mechanical, electrical, plumbing |
| 6 | Energy + Other Docs | Forms, reports, calculations |
This order helps reviewers find information fast. It also matches what many cities expect.
Pre-Submittal Checklist: Do This Before You Prepare Plans
Before you start drafting drawings, it helps to confirm a few key items. These early steps save time and prevent redesigns later. Cities expect projects to follow zoning rules, building codes, and local requirements. When you check these early, the rest of the package comes together smoothly.
Research and Confirm Key Rules
Every project sits inside a set of local rules. These rules shape the design and affect what you must include in your permit package.
Here are the first things to confirm:
Current building code year used by your city
Local amendments or special rules
Zoning district for the property
Setback requirements
Height limits
Lot coverage limits
Parking requirements
Any overlay zones, such as hillside, coastal, or historic
Most delays happen when the design does not match zoning. It’s easier to verify these limits before you create drawings.
Check the Property Conditions
A quick check of the site can prevent technical issues later. Some projects need more reports than others, depending on the land.
Consider checking:
Current boundary survey
Topographic survey (if there are slopes)
Soil type or prior geotechnical reports
Flood zone or drainage concerns
Easements on the property
Utility locations
If these items are missing, you may need updated surveys or reports. It is better to collect them early so your design team has accurate information.
Assign Responsibilities to the Right Team Members
A strong permit package requires a clear team structure. This prevents missing sheets or conflicting details.
You may need:
An architect or building designer
A structural engineer
A civil engineer for grading or drainage
An energy consultant
A surveyor
A permit consultant or expediter
A simple but effective approach is to pick one person as the “permit coordinator.” This person organizes documents, checks consistency, and makes sure the final package follows the city’s submittal checklist.
Quick Quiz: Is Your Permit Package Complete?
Answer these questions to see if your package might be missing items.
1. Do you have stamped structural drawings?
2. Are all civil and MEP plans included?
3. Did you check municipal checklists?
Detailed Drawing and Document Requirements
Cities expect clear, complete drawings that answer technical questions without confusion. Your plans should be easy to read, consistent across sheets, and detailed enough to show how the work will be built.
Below are the core drawing sets and what each must include.
Site Plan and Survey Requirements
A site plan gives reviewers the big picture. It shows how the structure sits on the lot and proves that the project meets zoning rules.
A complete site plan usually includes:
Property lines with dimensions
Setbacks on each side
Driveways, walkways, and access points
Existing and proposed structures
Easements
Utilities and meter locations
Trees, slopes, and grading details, if required
North arrow and scale
If the project changes the footprint, many cities also want existing and proposed contour lines to confirm drainage.
Architectural Drawings
Architectural drawings show how the space will look and function. They also highlight important code features.
A complete architectural set often includes:
Cover sheet with project data and code summary
Existing and proposed floor plans
Wall details and enlarged views
Door and window schedules
Roof plan
Elevations showing materials and heights
Building sections
Notes on finishes and materials
Make sure the sheets use a consistent scale. Labels should be clear and large enough for easy reading.
Structural Plans and Calculations
Structural plans confirm the building can resist loads from gravity, wind, or seismic forces. These sheets usually need an engineer’s stamp.
A structural package may include:
Foundation plan
Framing plans
Shear wall or bracing layout
Beam and header schedules
Connection details
Structural notes
Full structural calculations
Load path diagrams (when required)
Cities often reject structural sheets when calculations are missing or do not match the drawings. Make sure the engineer reviews the entire set for consistency.
Mechanical, Electrical, and Plumbing (MEP) Plans
Some projects do not require full MEP sheets. Others do. This depends on the complexity of the work and local rules.
Common MEP items include:
HVAC layout and equipment details
Duct sizing or mechanical notes
Electrical load calculations
Panel schedule and one-line diagram
Lighting layout
Plumbing riser diagrams
Gas line diagrams
If the work touches life-safety systems, the city may also require fire sprinkler or fire alarm plans.
Energy Compliance and Green Requirements
Most states have strict energy codes. These forms need care because small errors can trigger corrections.
Energy requirements may include:
Energy forms or compliance reports
Insulation values
Window and door energy ratings
HVAC efficiency information
Air sealing details
Solar readiness or installation notes (varies by location)
Green building checklists, if required locally
Supporting Reports
Some projects require more documentation based on the site’s conditions.
Common reports include:
Soils or geotechnical report
Drainage study
Stormwater control plan
Fire-resistance ratings report
Environmental documents
Tree reports
Check your city’s website to confirm whether any of these apply to your project type.
How to Format and Assemble the Package (Presentation Matters)
A permit package can be technically correct yet still get delayed because it is hard to read or poorly organized. Reviewers look at dozens of files each day. A clean, consistent layout makes their job easier and helps your project move faster.
This section covers simple formatting steps, sheet order, file naming, and consistency rules that matter more than most people realize.
Follow a Clear and Predictable Sheet Order
Cities expect plans to follow a standard flow. If your sheets are out of order, reviewers spend extra time searching for details. This slows the process and increases the chance of corrections.
A common and effective sheet order is:
Cover sheet
Site plan
Architectural drawings
Structural plans
Mechanical, electrical, plumbing (MEP) sheets
Energy forms
Supporting reports and calculations
This order is common across most U.S. building departments. It helps reviewers locate the correct information right away.
Use a Clean and Consistent Sheet Format
Each plan sheet should look like it belongs in the same set. Consistent formatting helps reviewers quickly verify details without confusion.
Keep these elements aligned on every sheet:
Title block location
Page number
Sheet name
Project address
Scale
North arrow (where needed)
Professional stamp (when required)
Avoid clutter. Use clear labels. Keep notes short and readable.
A clean layout also helps you make corrections later without losing track of information.
Follow Digital File Standards
Most cities now accept or require digital files. Poor file formatting can stall the intake process, even if your drawings are correct.
Here are simple rules that work in most jurisdictions:
Submit plans as flattened PDFs
Avoid super-heavy files that take long to load
Use vector-based drawings, not low-quality scans
Make sure each sheet is right-side up
Keep all sheets the same size (often 24”×36” or 18”×24”)
Include bookmarks for each sheet if the city requires them
If drawings come from multiple consultants, merge them into one clean, combined PDF.
Use Consistent File Naming
File names should be simple and easy to identify. This helps both reviewers and your team.
Good examples:
“01_Cover_Sheet.pdf”
“02_Site_Plan.pdf”
“03_Architectural_Set.pdf”
“Structural_Plans_Stamp.pdf”
“Energy_Forms.pdf”
Avoid long names or internal notes. Keep them clean and professional.
Check for Internal Consistency
Many permit delays happen because one sheet contradicts another. Even small conflicts can trigger major corrections.
Before you submit, confirm:
Dimensions match across all sheets
Notes are consistent
Structural and architectural plans align
Window sizes match the energy forms
Elevations reflect the same heights shown on plans
Sheet numbers and titles are correct
Inconsistent information tells reviewers that the design team is not coordinated. This almost always creates extra review cycles.
Add a Sheet Index and Code Summary
The cover sheet is the reviewer’s roadmap. A strong cover sheet helps the city understand your project without digging for details.
Include:
Project address
Project description
Applicable building codes
Occupancy type
Construction type
Sheet index
Scope of work summary
Contact information for each consultant
Many reviewers look at the cover sheet first to get a quick idea of the project. A clean, organized cover sheet sets a good tone for the entire submission.
Prepare a Clean Scope of Work Summary
Your permit application and your cover sheet should both include a clear, simple scope of work. Cities rely on this summary to confirm the nature and scale of the project.
A good scope of work:
Uses plain language
Describes what will be removed
Describes what will be added
Matches the drawings exactly
Matches the permit application
Avoid technical jargon. A simple, clear scope helps everyone stay aligned.
Double-Check Stamps and Signatures
Missing stamps are one of the most common reasons for immediate rejection. Even if your drawings are perfect, missing stamps can stop your submission during intake.
Check for:
Architect stamps
Structural engineer stamps
Civil engineer stamps
Title 24 or energy consultant signatures
Owner signatures on forms
Contractor information, when required
Every city has rules for which sheets require stamps. Confirm them before you assemble the final PDF.
Common Permit Rejection Reasons
Data Source: Elite Permits, JDJ Consulting
Permit Submission Options: Paper vs. E-Plan
When to Use E-Plan (and How to Prepare)
E-plan submittals are becoming the standard in many jurisdictions. They streamline routing between departments and reduce handling delays.
Benefits of using e-plan systems:
Faster routing between building, planning, public works, and fire.
Searchable PDFs make it easier for reviewers to locate notes and code references.
Less risk of lost pages or misfiled plan sheets during internal transfers.
Typical e-plan requirements:
Single combined PDF (unless the municipality specifies separate uploads).
Strict file naming conventions for plans, reports, and supporting documents.
Maximum file sizes, often 100–500 MB per upload.
Required metadata fields (project address, APN, applicant info, sheet count, discipline categories).
Pro tip: Always review the jurisdiction’s e-plan submission guide before preparing your files. Many cities require specific:
Sheet size standards (typically 24×36 or 30×42)
DPI settings (commonly 300 DPI)
Cover sheet metadata with project title block, north arrow, index, and contact info
(Examples include Santa Cruz County’s ePlan guidelines and City of Phoenix electronic plan review requirements.)
Paper Submittal Best Practices
Even with e-plan adoption, some municipalities still accept—or require—physical plan sets.
Best practices for paper submissions:
Provide three full sets of plans (or as required):
One for Building
One for Planning
One for Fire / Public Works
Staple or bind all sets identically, with matching sheet order and index pages.
Use clear section dividers or tabs to help intake staff quickly locate structural, MEP, or civil sheets.
Confirm required sheet sizes, as some jurisdictions reject undersized or oversized sets.
(Many agencies are transitioning to electronic submittals and publish specific paper or e-plan rules—for example, Santa Cruz County ePlan and Phoenix guidelines.)
Fees, Timelines, and What to Expect During Plan Review
Typical Fee Components
Permit fees vary by municipality but generally include multiple categories:
Permit application fee
Plan review fee
Inspection fees (foundation, framing, electrical, plumbing, mechanical, finals)
Impact fees, if applicable (school impact, transportation, parks)
Additional charges for expedited or over-the-counter plan reviews
Third-party consultant plan check fees, required in some jurisdictions for complex structural or fire reviews
Typical Review Timeline & Stages
The plan-review process usually moves through predictable phases:
Intake Review — Staff checks the submittal for completeness
Typical timeline: 3–7 days
Assignment to Reviewer — Building/Planning assigns the project to a reviewer
Technical Reviews
Structural
Mechanical, Electrical, Plumbing (MEP)
Zoning and Site Planning
Fire
Comments Issued — Reviewer provides corrections or questions
Resubmittal — Applicant replies with updated plans and responses
Final Approval — After all corrections are satisfied
Sample realistic timeline (varies by city):
Intake: 3–7 days
First review: 10–30 business days
Resubmittal review: 5–15 business days
Final approval: After all departments clear the project
(Plan-review guides—such as Tuolumne County’s building review process—outline similar multi-stage review flows.)
How to Minimize Rounds of Corrections
Reducing correction cycles can significantly speed up your approval.
Strategies to avoid delays:
Use municipality checklists to verify that all required sheets and forms are included.
Schedule a pre-submittal meeting or intake appointment. Bring 30%–50% schematic drawings to confirm scope and identify issues early.
Provide a response matrix with each resubmittal:
List each reviewer comment
Explain how it was addressed
Reference sheet numbers and revision dates
Avoid “clouding” too many areas at once—highlight only the specific changes for clarity.
Maintain consistent sheet numbering and updated revision blocks.
(Local jurisdictions consistently recommend completeness checks and structured responses to speed up review.)
How to Respond to Corrections (and Avoid Resubmitting the Same Errors)
Reading the Review Comment Set Correctly
Correction sets can look dense, but they follow a predictable pattern. Reviewers note what must be fixed and what is simply additional information.
Start by separating two types of comments:
Informational notes — These clarify a code section or remind you of future steps. You do not need to revise the plans unless stated.
Required corrections — These must be fixed and resubmitted or the reviewer will reject the package again.
To stay organized, create a line-by-line response matrix. Keep it simple:
| Reviewer Comment | Action Taken | Sheet / Detail Reference |
|---|---|---|
| “Provide uplight cutoff spec.” | Added fixture spec sheet. | E3.2 – Detail 4 |
| “Clarify footing depth at retaining wall.” | Updated structural section and footing note. | S2.1 – Section A |
A clear matrix helps reviewers see the updates quickly, which shortens the next review cycle.
Best Practices for Resubmittal
Small steps during resubmittal can make a big difference.
On the revised plans:
Cloud or highlight all updated areas.
Keep revisions numbered, and update the revision table on the cover sheet.
Avoid reworking areas that were not requested. Too many changes confuse reviewers.
Include a concise cover letter summarizing:
The correction round (1st, 2nd, 3rd)
Any major changes
Any items that need clarification
Contact info for the primary consultant
This helps intake staff route the package correctly and gives reviewers a quick summary of what changed.
When to Request a Plan Check Meeting or Field Walk
Sometimes written comments are not enough. If you receive:
Multiple conflicting comments
Comments from different departments that contradict each other
Repeated corrections on the same item
…then it’s time to request a plan-check meeting.
Bring:
Marked-up printed plans
Your architect or designer
Your structural engineer (if structural items are involved)
A short meeting can save weeks of back-and-forth. For projects already in construction, a field walk can clarify real conditions and avoid unnecessary corrections.
Working with Consultants and When to Hire Help
Who You Need and Why
Most building permit packages require input from several licensed professionals. Here’s a quick look at the roles involved:
Architect / Designer
Creates drawings, ensures code compliance, and produces the full plan set.Structural Engineer
Provides calculations, load analysis, and stamped structural sheets.Civil Engineer
Handles grading, utilities, drainage plans, and sometimes erosion control.Energy Consultant
Prepares energy reports and modeling (Title 24, REScheck, or local standards).Permit Expediter / Consultant
Coordinates with the city, manages submissions, and tracks review progress.
Each specialist reduces errors and helps build a strong permit package.
Cost vs. Time Trade-Off
Good consultants may cost more upfront, but they often save time and money later. Fewer corrections mean fewer redesigns, fewer delays, and fewer contractor change orders.
Questions to ask when vetting professionals:
Are you licensed for this discipline?
How often do you work with this specific city or county?
Can you provide recent project examples?
How do you handle corrections and resubmittals?
Who will be the day-to-day contact on our project?
Experienced consultants tend to recognize issues early and avoid repeat corrections.
Top Tips for a Smooth Permit Approval
- Use municipality checklists before submitting
- Number revisions and highlight changes
- Pre-submit or schedule an intake meeting
- Ensure all stamps, signatures, and reports are included
- Keep digital files organized and high resolution
Special Cases & Gotchas (Common Project Types That Cause Trouble)
ADUs and Small Additions
These projects seem simple but often trigger extra requirements.
Common issues:
Property line setbacks
Off-street parking rules
Utility service sizing (water, sewer, electrical)
Owner-occupancy requirements (varies by city)
Many cities publish stand-alone ADU checklists because these details cause frequent delays.
Historic Districts and Design Review
If your project sits in a historic district, expect more documentation.
Cities often require:
A detailed design package
Material samples
Photos of surrounding structures
Community or design review board meetings
These add time, so plan ahead.
Projects With Environmental Constraints
Projects located in sensitive areas require more studies and extended review.
Common triggers include:
Floodplain zones
Wetlands
Protected species habitat
Steep slopes or high fire zones
These cases often require environmental reports, special engineering, or state-level approvals. Local checklists usually outline these requirements in advance.
Appendix: Practical Checklists & Templates (Copy-and-Paste Ready)
Quick Printable “Complete Package” Checklist (One Page)
Use this one-page checklist as a quick completeness check before submitting your plans. It mirrors the detailed lists covered earlier.
Project Information
Project address and APN
Owner and applicant information
Scope of work summary
Completed permit application form
Architectural Plans
Cover sheet with project data and index
Site plan
Floor plans
Roof plan
Elevations
Building sections
Door and window schedules
Exterior details
Structural Plans
Foundation plan
Framing plan
Structural notes
Structural details
Structural calculations (stamped)
MEP Plans (if required)
Mechanical plan
Electrical plan with panel schedule
Plumbing plan
Title blocks and legends
Civil / Grading (if applicable)
Grading plan
Drainage plan
Utility plan
Erosion control
Reports & Attachments
Energy report (Title 24, REScheck, etc.)
Soils report
Engineering letters
Site photos
Material samples (for design review)
Submittal Format
File naming meets local standards
Correct DPI and sheet size
PDFs combined or separated per city rules
Paper sets match the number required
Resubmittal Response Matrix Template
Use this table with each correction cycle. Keep wording short and clear.
| Reviewer Comment | Action Taken | Sheet / Reference |
|---|---|---|
Copy the table into your resubmittal packet and fill it out line by line.
Sample Cover Letter for Plan Submittal (Short Template)
Below is a clean, simple cover-letter template appropriate for most plan-check submissions.
Subject: Plan Submittal for Building Permit — [Project Address]
Dear Plan Review Team,
Please find the enclosed permit package for the project at [address].
The submittal includes architectural drawings, engineering sheets, required reports, and all supporting documents listed in the jurisdiction’s checklist. This package reflects the full scope of work described on the cover sheet.
If additional information is needed, feel free to contact [name] at [email/phone].
Thank you for your time and review.
Sincerely,
[Name / Company]
Conclusion & Final Tips (Keep It Practical)
Successfully preparing a building permit package comes down to planning, organization, and attention to detail. Following best practices not only helps avoid rejection but also shortens review cycles and reduces stress for you and the reviewers.
Top 10 Do’s and Don’ts to Avoid Rejection
Do:
Check local municipal checklists before starting your drawings.
Pre-submit or schedule an intake meeting whenever possible.
Ensure all required signatures and stamps are included.
Number revisions and highlight changes on resubmittals.
Keep digital files clean, named consistently, and meet e-plan requirements.
Include all supporting reports (soils, drainage, energy, etc.).
Assign one person to coordinate the package for consistency.
Confirm zoning, setbacks, and other local requirements before designing.
Use a clear, logical sheet order for easy reviewer navigation.
Maintain a response matrix for corrections to track updates clearly.
Don’t:
Submit low-resolution scanned plans.
Assume zoning hasn’t changed since your last project.
Ignore informational comments from reviewers.
Make changes to unrelated sheets during resubmittal—it can confuse reviewers.
Forget to double-check the cover sheet for metadata and sheet index.
Following these simple rules can save weeks of delay and reduce frustration during permit review.
Partner with JDJ Consulting
At JDJ Consulting, we help homeowners, developers, and builders put together complete, compliant building permit packages. Our services include:
Permit-package review to ensure nothing is missing before submission
Pre-submittal meeting facilitation to confirm scope and avoid surprises
Permit expediting to guide your project through municipal review faster
Contact JDJ Consulting today to streamline your permit process and increase your chances of first-pass approval.
Sources & Further Reading
The following municipal checklists and industry guides were referenced to create this content:
Marin County Building Permit Submittal Checklist – marincounty.gov
Phoenix Commercial Permit Submittal Checklist – City of Phoenix
Santa Rosa Residential Permit Checklist – srcity.org
Tuolumne County Plan Review Guide – tuolumnecounty.ca.gov
Santa Cruz County ePlan Guide – cdi.santacruzcountyca.gov
City of Solvang Environmental Project Checklist – cityofsolvang.com
These sources provide detailed local requirements, sample forms, and additional tips for submitting a successful permit package.
Frequently Asked Questions: Building Permit Packages
What is a building permit package?
A building permit package is a collection of documents and plans submitted to a municipal building department to obtain a permit for construction. It usually includes:
Architectural drawings
Structural plans and calculations
Mechanical, electrical, and plumbing (MEP) layouts
Civil and grading plans
Energy compliance forms and reports
A complete package ensures the project meets local codes and zoning regulations, reducing the risk of rejection.
Why do building permit applications get rejected?
Common reasons for rejection include:
Missing or incomplete documents
Conflicting information between sheets
Failure to meet zoning or building code requirements
Low-resolution or illegible drawings
Missing engineer or architect stamps
Reviewing local checklists and preparing a complete, organized package can help avoid these issues.
What documents are required in a complete permit package?
A typical package contains:
Site plan and survey
Architectural plans (floor plans, elevations, sections)
Structural drawings and calculations
Mechanical, electrical, and plumbing plans
Energy compliance reports
Supporting documents like soils or grading reports
Some projects may also require HOA approvals or environmental studies.
How can I ensure my permit package is complete?
Use the municipal submittal checklist.
Confirm zoning, setbacks, and height limits.
Collect all required stamps and signatures.
Verify plan numbering and sheet order.
Review MEP, civil, and structural details for accuracy.
Pre-submittal meetings can help identify missing items early.
What is an e-plan submission?
An e-plan submission is a digital building permit submittal. Benefits include:
Faster routing between departments
Searchable PDFs for reviewers
Reduced risk of lost pages
Requirements often include:
Single combined PDF
Proper file naming
Maximum file size
Metadata fields
Always check the municipality’s e-plan guide for specifications.
When should I submit paper plans instead of e-plans?
Paper submittals may be required when:
Municipalities do not accept e-plans
Documents include oversized sheets
Historic or environmental reviews require physical copies
Best practices:
Submit multiple identical sets (building, planning, fire)
Staple or binder each set consistently
Use clear section dividers to help reviewers locate details quickly
What fees are associated with a building permit?
Typical fees include:
Permit application fee
Plan review fee
Inspection fees (foundation, framing, final)
Impact fees (schools, parks, roads)
Additional fees may apply for:
Expedited reviews
Consultant plan checks
Always check local guidelines for accurate estimates.
How long does the plan review process take?
A typical timeline includes:
Intake review: 3–7 days
First technical review: 10–30 business days
Resubmittal review: 5–15 business days
Final approval after all corrections
Timelines vary by municipality size, project complexity, and reviewer workload.
How do I respond to corrections from reviewers?
Read comments carefully and distinguish between informational and required corrections.
Create a line-by-line response matrix: Comment → Action → Sheet Reference.
Highlight changes on revised plans.
Include a cover letter summarizing updates.
This organized approach reduces the chance of repeated corrections.
When should I request a plan check meeting or field walk?
Request a meeting if:
Multiple or conflicting comments exist
Corrections involve multiple disciplines (structural, MEP, civil)
Bring your architect, engineer, and marked-up plans to clarify issues quickly and avoid back-and-forth resubmissions.
Do I need a structural engineer for all projects?
Not always. Small renovations may not require structural review, but projects involving:
New foundations or framing
Retaining walls
Large additions
…typically require a licensed structural engineer for calculations and stamps. Always check municipal requirements.
What role does a civil engineer play in permit packages?
Civil engineers handle:
Grading and drainage plans
Utility and stormwater layouts
Erosion control measures
Their work ensures compliance with site-specific codes and reduces the risk of review corrections or delays.
How can I avoid multiple rounds of corrections?
Use municipal checklists to pre-verify your package.
Conduct pre-submittal meetings with city staff.
Ensure all drawings are consistent and readable.
Track changes with a response matrix for resubmittals.
A careful, coordinated submission can often reduce the number of review cycles.
Are energy compliance forms always required?
Most states and cities require energy compliance forms for new construction and significant remodels. These may include:
Title 24 forms (California)
Insulation, HVAC, and window specifications
REScheck or equivalent reports
Submitting correct forms avoids delays or rejections.
What common mistakes lead to permit denial?
Missing signatures or stamps
Conflicting dimensions or notes between sheets
Low-resolution drawings
Ignoring zoning changes or setback rules
Failing to submit required reports (soil, grading, energy)
Checking municipal checklists and reviewing your package carefully can prevent these mistakes.
How do ADUs and small additions complicate permit packages?
Common challenges include:
Property line setbacks
Parking requirements
Utility sizing
Owner-occupancy rules
Many cities provide separate ADU checklists to help applicants avoid rejections.
What additional documentation is needed for historic districts?
Projects in historic districts may require:
Material samples
Design packets
Community or design review board approval
Photos of surrounding structures
Early consultation with city planning can streamline this process.
How do environmental constraints affect plan review?
Projects in sensitive areas—like floodplains, wetlands, or protected habitats—may require:
Environmental studies
State-level approvals
Longer review periods
Specialized engineering or mitigation plans
Check municipal checklists to identify these requirements early.
Can I submit incomplete plans and revise later?
Partial submissions may be allowed in some jurisdictions but often:
Delay intake review
Trigger additional fees
Require pre-submittal approval or conditional acceptance
It’s better to submit a complete, organized package to avoid delays.
How does hiring a permit expediter help?
A permit expediter:
Interfaces directly with city staff
Ensures submissions meet all requirements
Tracks review progress
Coordinates resubmittals efficiently
Expediter services can save time, reduce errors, and help ensure first-pass approvals.
