Frequently Asked Questions About Residential Permit Drawings

The pricing depends on the specific project, but as a general guideline, I begin charging around $1 per square foot for house plans, additions, and large renovations. However, the project's complexity and scope will influence the final cost. 

No architect is needed for residential plans and permits until there are 5 or more units. Most commercial tenant improvements can also proceed without an architect.

In most cases, you will need an engineer's assistance. Sometimes, all that's required is a letter confirming that a wall you want to remove is not load-bearing. However, in other situations, you may need a complete set of structural plans.

For a complete set of permit drawings for a new home, an addition, or a large renovation, I allow 4 to 6 weeks for design and drafting. This timeline can vary depending on the project's scale.

Homeowners can draw their own plans for small projects. However, for more complex projects such as large additions or new homes, I wouldn't recommend it unless you have prior experience.

For an addition or renovation, it's important to start by checking with the city for as-built plans and having a legal survey performed. This will help the designer conduct a preliminary zoning analysis and provide you with a price quote. During the design phase, you'll also need to obtain an arborist report, hire an energy advisor, and consult an engineer.

You do not need plumbing, mechanical or electrical drawings for a residential home in BC. 

As a homeowner, you can pull the permit yourself, or have your designer or contractor do it for a small fee if you're not comfortable.

As cities have gone digital, only one PDF submission is needed. Rarely, some districts may still require paper copies, but this is rapidly changing as digital adoption increases.

If a plan set is incomplete, it will be returned during the preliminary review, accompanied by a letter outlining what is missing. This list will include only the most significant deficiencies, not every error in the submission. This review process may need to be repeated until the plan set is complete, which can take weeks or even months. The city is not pleased with this situation, as it slows down the process for everyone involved.

This approach benefits both you and the contractors involved in the bidding process by ensuring that everyone understands the scope of work. During the design stage, you can estimate costs by using an approximate cost per square foot to help keep your design within budget. Then, contractors can provide accurate pricing based on a complete set of plans.

The BC Building Code is updated every four years, but requirements for each city change regularly; it is fluid, and changes can occur during design. The city may want to see some information on the plan set that was previously not required.