Permits and approvals

Most building projects need some level of city or county approval before construction starts. That may include zoning review, a building permit, and sometimes separate approvals for grading, utilities, health, historic review, fire safety, or site work. The exact steps depend on your state, city, and the kind of project you want to build.

A permit is the local government's way of checking that proposed work meets adopted codes and local rules. Zoning is different. Zoning controls how land can be used and what can be built there, such as building height, setbacks, parking, lot coverage, and floor area limits. A project may need to satisfy both zoning rules and building code requirements.

For homeowners, common permit-related projects include custom homes, additions, major renovations, garages, and ADUs. For businesses, permits often apply to tenant improvements, restaurants, offices, retail fit-outs, and exterior changes. Even when a project seems simple, local rules can still trigger review.

A licensed architect usually helps organize the project so it can be reviewed by the local authority having jurisdiction, often called the building department. In plain English, that means your architect prepares drawings, coordinates with consultants when needed, and responds to plan review comments.

Typical permit support can include code research, zoning checks, existing-condition drawings, site plans, floor plans, exterior elevations, building sections, and detail sheets. If the project needs structural, mechanical, electrical, or plumbing design, your architect may coordinate with engineers. MEP means mechanical, electrical, and plumbing systems.

Architects also help explain design phases. Schematic design means early concept drawings that show the basic layout and overall approach. Those are usually not permit-ready by themselves. Later drawing sets become more detailed so the city can review compliance and the contractor can price and build the work.

Studio Northing is not an architecture firm, and we do not prepare or stamp drawings. We provide general educational information and help you find a licensed architect who can evaluate your project and explain what local review is likely to involve.

Every jurisdiction has its own checklist, but many permit applications ask for a similar group of documents. The goal is to show where the project sits on the property, what is being built, and how it will meet code and local rules.

A typical submittal may include a site plan, floor plans, roof plan, exterior elevations, building sections, door and window information, code notes, and construction details. For larger or more technical projects, the city may also require structural drawings, energy compliance forms, accessibility information, fire-life-safety notes, stormwater documents, or product approvals.

If the property has constraints, the package may need more supporting material. Examples include a survey, geotechnical report, flood information, historic review forms, or utility coordination. Commercial projects often need more consultant input than residential work.

This is one reason permit timelines and design fees vary so much. A simple interior renovation is very different from a hillside home, a restaurant, or an addition on a small lot.

Many delays start before the permit application is even filed. The lot may have zoning limits that affect size or placement. FAR, short for floor area ratio, is one common rule that limits how much total building area can be built relative to the lot size. Setbacks are the required distances between the building and the property lines.

Other common issues include incomplete existing-condition information, missing consultant drawings, unclear scope, and owner changes after submission. If the city issues correction comments, the team usually needs to revise drawings and resubmit. That review cycle can happen more than once.

Projects can also slow down when there are special overlays or agencies involved, such as coastal review, historic districts, floodplain requirements, health department review for septic, or fire department approval. Commercial projects may face additional accessibility and life-safety review.

A good architect helps identify likely risks early, but no one can honestly promise approval or a specific timeline. Rules vary widely, and reviewers may interpret requirements differently from one jurisdiction to another.

There is no single national timeline for permits. In some places, simple work may move fairly quickly. In others, even straightforward projects can take weeks or months because of backlog, zoning questions, or required consultant reviews. Larger homes, additions, ADUs, and commercial build-outs usually take more coordination than basic interior work.

Permit cost also varies. Cities often charge filing fees based on project type, valuation, square footage, or specialty reviews. On top of that, you may have design fees, consultant fees, surveys, and application-related expenses. If you want a better sense of design cost ranges, see Architect fees explained.

For many full-service architectural projects, fees are often discussed as a typical percentage of construction cost or as a fixed fee based on scope. The right structure depends on the complexity of the work, how complete the architect's services are, and whether engineering coordination is included.

The safest approach is to ask for a clear proposal, a written scope, and a realistic explanation of what is included before permit submission and during plan review.

You can save time by gathering basic property information early. Try to collect your address, assessor parcel number if available, any old plans, a survey if you have one, photos of the site or existing building, and a short list of goals. If you already spoke with the city, keep notes on what they told you.

When you interview architects, ask whether they are licensed in your state and whether they have handled similar permit paths before. You can also ask who will prepare the permit set, whether structural or MEP consultants are likely to be needed, and how plan review comments are usually handled. If English is not your first language, it helps to ask for plain-language explanations and written summaries.

We can help you find a licensed architect for residential or commercial work anywhere in the US. Our service is free for you. Share your project through Get matched, or explore more practical resources in our guides and services pages.

Because local rules change, always confirm current requirements with your city or county and verify the architect's state license before moving forward.