Plans and permits
Plans and permits
Drawings, engineering and the permit file, handled by the people who will build from them.
A permit set is more than drawings. It carries the structure, the energy details, the zoning checks and the answers to the reviewer's questions. We draw it ourselves, with engineers where the structure needs one, because the person who draws it should know how it will be built.
What is included
A survey of the house as it stands
Sketches, then floor plans and elevations
Structural drawings sealed by an engineer where needed
The permit application, filed and followed by us
Answers to the reviewer's comments
What it doesn't cover
Not part of the price unless we write it in
A boundary survey
If the lot's lines aren't clear, a licensed surveyor sets them. That is a separate fee.
An HOA or historic review fee
Paid by you, with our help preparing the drawings.
Permit fees
The county's fees are passed through at cost and listed in the estimate.
Interior design
Finish selections and a designer's drawings are your own, or we work with yours.
What changes the cost
What moves the number
We print no figures here, because the cost depends on the house and the lot. These are the things that move it.
How much of the house is changing
A single room is a small set. A second story and a new kitchen is a large one.
Structure
A beam or a second floor needs an engineer's sealed drawings.
Zoning
Setbacks, height and lot coverage. A variance adds time.
Review type
An HOA or a historic district adds a second review.
Energy and code details
Insulation, windows and mechanical systems are listed in the drawings.
Reviewer comments
A reviewer may ask for changes. We answer and resubmit.
How it goes
From the first visit to the last walkthrough
- 01
Step 1: Measure the house
We measure and photograph what's there, and draw it.
- 02
Step 2: Sketch options
Sketches of each option that fits the lot, so you can choose.
- 03
Step 3: Draw the plans
Floor plans, elevations and details for the one you choose.
- 04
Step 4: Engineer
An engineer seals the structural drawings.
- 05
Step 5: File and follow
We file with Mecklenburg County Code Enforcement and the city or town, and answer their questions.
- 06
Step 6: Permit issued
You get the permit, the approved set and the inspection schedule.
Permits
Permits and rules
In Charlotte and Mecklenburg County, building permits come from Mecklenburg County Code Enforcement, and zoning comes from the city's or the town's planning department. We file both.
If you are in a local historic district, the Historic District Commission reviews exterior changes before the permit. If you are in an HOA, its architectural committee reviews them too.
Rules and fees change. We tell you what applies at your address, and we say so when we aren't sure.
Questions
Common questions
Do I pay for drawings before I hire you?
Yes. The design agreement covers the survey, the drawings and the engineering, and it is separate from the build agreement. The pricing page says what each one includes and whether the design fee is credited if you build with us.
Can I take the drawings to another builder?
They're yours once you've paid for them. We'd like to build from them, but you don't have to hire us.
Who is the engineer?
An engineer licensed in North Carolina. We work with a few and name the one on your job.
How long does the permit take?
It depends on the county's queue and on the reviewer's comments. We tell you what to expect when we file, and keep you posted.
Start with a walk around the house
We'll look, measure and tell you what we see.