Plans, Design and Drafting for Florida Permits

What we draw

• Full permit sets for residential and commercial construction, additions, alterations and change of occupancy.
• Architectural design — floor plans, elevations, sections, wall types, door and window schedules, life safety and egress plans, accessibility compliance.
• MEP plans — mechanical, electrical and plumbing sheets coordinated with the architectural set rather than drawn in isolation.
• Structural sheets — foundation, framing, connection details and schedules, coordinated with the engineering.
• Site plans — setbacks, coverage, parking, drainage, landscape and hardscape where zoning requires it.
• As-built drawings — we field measure the building and document what is actually there, for properties where nothing was ever drawn.
• Revision and resubmittal packages — clouded, deltaed and packaged the way that jurisdiction wants to receive them.
• Deferred submittal coordination — trusses, pre-engineered assemblies, fire sprinkler and alarm packages.

Drawn for the reviewer, not just for the builder

A set of plans has two audiences. The crew has to build from it, and a plans examiner has to approve it. Those are different jobs, and drawings prepared without the second audience in mind are where most first-round rejections come from.

Because we file in these jurisdictions every week, we know which department wants the energy calculations bound into the set and which wants them separate, which wants a separate life safety sheet, which rejects a partial sheet replacement on a revision, and which plans examiner asks about the same detail every single time.

That knowledge goes into the drawing before it is submitted rather than into a correction after.

As-builts: drawing a building that was never drawn

On older properties and on unpermitted work, there is frequently nothing to submit. No original plans, no record set, nothing. The building department needs drawings before it can review anything, and no drawings exist.

We field measure and document the structure as it actually stands — dimensions, framing, systems, whatever the permit requires. Paired with an engineer’s letter from our own team, that as-built package is what turns an unpermittable situation into a filed after-the-fact permit.

It is unglamorous work and it is the thing that saves the file.