What Are Permit Plans and Why Do You Need Them for a Florida Construction Project?
If you're planning to build, add onto, or make major changes to a property, you'll likely hear the term permit plans early in the process. Many homeowners aren't sure what permit plans are, who prepares them, or why a building department needs them.
Permit plans are an important part of the connection between your project design and the permitting process. Understanding what they include and how they are reviewed can help you prepare for the next stage of your project.
If you're still at the beginning of planning a new home, start with our related guide:
What Are Permit Plans?
Permit plans are the drawings and supporting documents submitted to a building department as part of a building permit application.
They describe what will be built, where it will be located, and how the proposed work is designed.
Think of them as the documented plan for the project that the building department reviews before construction begins. Inspectors can later use the approved plans as a reference during construction.
Permit plans are different from early design sketches. Concept drawings help homeowners and design teams explore ideas. Permit plans provide the level of information needed for the applicable review process.
What Do Permit Plans Typically Include?
The exact requirements depend on the type of project, its size, and the jurisdiction.
A residential permit plan set may include some combination of:
Site plan: Shows property lines, the building location, setbacks, and other site features.
Floor plans: Show room layouts, walls, doors, windows, and dimensions.
Elevations: Show the exterior of the building, including heights and other exterior information.
Sections and details: Explain how different components of the building are assembled.
Structural drawings: Show foundations, framing, connections, and other load-bearing elements where required.
Mechanical, electrical, and plumbing information: Included when required for the project.
Supporting documents: Depending on the project, these may include energy calculations, product approval information, surveys, or other documentation.
Not every project requires every item listed above. A small interior renovation may require a much more limited set of drawings than a new home.
The building department's requirements and submission checklist are the best guide for determining what your particular project needs.
Why Do Jurisdictions Require Permit Plans?
In Florida, construction is regulated under the Florida Building Code, which is enforced through local building departments.
Permit plans give reviewers the information they need to evaluate a proposed project against applicable building-code, zoning, and other requirements before construction begins.
Reviewing the project on paper can help identify issues before they become construction problems. Permitted work also creates a record of what was approved, which can be relevant later when a property is sold, refinanced, or insured.
How Do Permit Plans Relate to Architectural Design?
Architectural design and permit plans are closely connected, but they are not exactly the same thing.
Architectural design is where decisions are made about the layout, appearance, functionality, and overall direction of the project.
Permit plans document those decisions in the level of detail required for the applicable review process.
In many projects, the permit set develops from the design drawings and is expanded with technical information required by the building department.
This is why clear and coordinated drafting and design can be important during the permitting stage.
Where Does Structural Engineering Fit?
Many projects require structural engineering as part of the permit documentation. This is common for new homes, additions, and projects involving structural elements such as load-bearing walls, roofs, or foundations.
In Florida, structural design also needs to account for wind loads, which can be an important consideration in areas exposed to tropical storms and hurricanes.
Depending on the project and location, soil conditions and flood requirements may also affect structural design.
Structural drawings and calculations are typically prepared and sealed by a licensed engineer when required.
Learn more about structural design.
Residential vs. Commercial Permit Plans
The basic purpose of permit plans is similar for residential and commercial projects, but the scope can vary significantly.
Commercial projects may involve additional review areas such as fire protection, accessibility, and more extensive mechanical, electrical, and plumbing systems.
They may also require coordination among multiple disciplines.
Residential projects are often simpler, but a new home or major addition can still require a detailed plan set.
If a project combines different uses, such as a home with a business space, it is useful to ask the appropriate building department early how the project will be classified.
What Does the Permit Review Process Look Like?
The exact process varies by jurisdiction, but permit review commonly follows several stages:
1. Submission
The permit application and required plans are submitted to the appropriate building department, often through an online portal.
2. Intake
The submission is checked to determine whether the application and required materials are complete enough to proceed to review.
3. Plan Review
Reviewers evaluate the plans against applicable requirements. Depending on the project, this may involve building, structural, zoning, flood, or other reviews.
4. Comments and Corrections
If something is missing, unclear, or needs to be revised, the reviewing department may issue comments or correction requests.
5. Resubmission
The design team addresses the comments and submits revised documents when necessary.
6. Approval
Once the applicable reviews are satisfied, the permit can be issued, typically after any required fees are paid.
In the Tampa Bay area, the appropriate reviewing office depends on the location and jurisdiction of the property.
Common Problems That Can Delay Approval
Some delays are outside the project team's control, such as review backlogs. Others can result from issues within the submission itself.
Common examples include:
Incomplete submissions: Missing documents can prevent an application from moving forward.
Inconsistent drawings: A dimension or detail that does not match between drawings can create questions during review.
Missing structural information: Reviewers may request additional details or calculations.
Zoning or flood issues: A design that does not account for applicable site requirements may need revisions.
Slow responses to comments: Each round of corrections can add additional steps to the review process.
Outdated surveys or site information: Plans based on outdated information may not accurately represent current site conditions.
Careful coordination before submission can help reduce avoidable issues.
What Should You Prepare Before Starting?
Gathering basic project information early can help your design team understand the scope of the work.
Depending on your project, useful information may include:
A current property survey, if available
Your property address and parcel information
Applicable HOA or deed restrictions
Photos and existing drawings for work on an existing building
A clear description of what you want to build or change
Your budget expectations
Your anticipated timeline
Having this information available can give the design team a clearer picture of the project before plans are developed.
What Happens After Permit Approval?
Once the permit is issued, construction can proceed according to the approved plans.
The approved plans should remain available during construction because inspectors may refer to them during required inspections.
If changes are proposed during construction, determine whether they affect the approved plans. Some changes may require revised drawings or additional approval before work continues.
After required final inspections are completed, the permit can be closed out according to the jurisdiction's process. New construction may also require a certificate of occupancy or another form of final approval before the property can be occupied.
Talk to HB Design & Engineering About Your Permit Plans
Permit plans connect your project design to the building department's review process.
Preparing a coordinated set of plans and supporting documents can help everyone involved understand what is being proposed and address applicable requirements before construction begins.
If you're planning a project in the Tampa Bay area and need help with design, engineering, or permit plans, contact HB Design & Engineering to discuss your project.
Learn more about permit plans.
Frequently Asked Questions
Who prepares permit plans?
Depending on the project, permit plans may be prepared by a designer, architect, engineer, or other qualified professional. Florida law and local requirements determine who may prepare and seal certain types of drawings. Your building department can confirm what is required for your project.
Can a homeowner submit permit plans?
Some jurisdictions allow property owners to submit certain permit applications themselves, subject to applicable requirements. Even when a homeowner submits the application, some projects may require plans prepared or sealed by licensed professionals.
Do I need permit plans for a small project?
It depends on the type of work and the jurisdiction. Some minor projects may require limited drawings or documentation, while structural work, additions, and new construction generally require more comprehensive plans. Check with your local building department or design professional.
What happens if the building department asks for corrections?
Correction requests are a normal part of many permit reviews. The design team can address the comments, revise the plans when necessary, and resubmit the updated documents for review.
Comments