A precursory review by the contractors may be done at the end of Phase II. A preliminary bid may be received at the end of Phase III. The plans at the end of this phase may change with consultant analysis and the bids may have a wide tolerance. A much more accurate bid may be obtained following Phase IV but note that it still may need revising after the plans have been approved by the building authority.

This depends on the adopted codes of the jurisdiction, but typically plans are code-compliant for up to 3 years. We can discuss this at your free consultation meeting.

You have 2 years to complete construction, but this time frame may be prolonged with extensions. I have not experienced the jurisdictions charge for extensions. Additionally, you are required to get inspections every six months but extensions are also allowed.

The project can be submitted for a permit once the design drawings and the supporting documentation is completed.

Receiving the permit is very fluid. The plan review process for the jurisdiction can vary wildly. That process can take anywhere from 4 weeks to 6 months. If you are looking to schedule a construction start date, we recommend that you wait until we have received at least one comment letter from the plan reviewers.

The plans are typically submitted by the contractor of your choosing. You may submit as “Owner-Builder” to start the process and add a contractor to the permit later.

The building department has a statute of limitations of 5 years. If they did not discover the construction, you are not required to modify it (with minor life safety exceptions)

Zoning, wells, septic systems, utility easements, drainage protection areas, HOA’s, design review are all things that may affect the initial design. Structural engineering, energy compliance and truss manufacturing may affect components of the design.