Why permits matter more than you think
Permits are not just red tape; they’re the path to building safely, legally, and predictably. A tidy permit package prevents redesigns, stops last-minute scrambles, and shortens timelines. When you know what reviewers expect—and give it to them clearly—you trade guesswork for momentum.
City vs. county: what’s the real difference?
Cities often have denser rules and more departments to coordinate (planning, building, zoning, sometimes heritage). Counties tend to focus on land use and services (setbacks, wells, septic, driveways). The takeaway: city submittals lean toward neighbour and streetscape impacts; county submittals lean toward site fit and services. Plan your package accordingly.
The drawings reviewers expect
Strong drawings answer questions before they’re asked. Provide a consistent, legible set with the same title block and scale throughout.
- Site plan: property lines, setbacks, building footprints, grades, driveways, and any easements.
- Floor plans: dimensions, room names, door/window sizes, smoke/CO locations.
- Elevations: heights, materials, roof pitches, and finished grades.
- Sections & details: structure, insulation, stair/guard details where relevant.
- Services sheet: electrical panel size, plumbing fixtures count, HVAC equipment location.
Tip: Use a clear north arrow, scale, and legend on every sheet. Reviewers skim fast; help them land.
What “complete” looks like (checklist you can copy)
A “complete” application reads like a story with no missing chapters:
- Application forms filled and signed.
- Owner authorization if an agent applies for you.
- Drawings as a single, bookmarked PDF.
- Calculations/reports as needed (truss, energy, soils, well/septic).
- Fees paid (receipt attached).
- Photos of existing conditions if renovating.
- Neighbor notices or approvals if required.
Rule: If the reviewer must email to ask “Where is X?”, your file isn’t complete.
Common city pitfalls (and easy fixes)
- Lot coverage and height: Verify the numbers on your site plan, not just in notes.
- Parking counts: Show spaces on the plan; label stall sizes and access.
- Design controls: If applicable, include material/color notes and fence/porch details.
- Trees and streets: Identify any protected trees and note how you’re protecting sidewalks and boulevards during construction.
Easy fix: Add a “code and zoning notes” box that cites the exact standards you’re meeting.
Common county pitfalls (and easy fixes)
- Setbacks and encroachments: Dimension buildings to property lines—no “scale off the sheet”.
- Wells and septic: Provide flow tests, septic sizing, and locations with setbacks to buildings and property lines.
- Driveways and access: Show slope, width, turning radius, and culvert/crossing details if needed.
- Grading and drainage: Indicate swales, downspouts, and discharge locations.
Easy fix: Include a services summary: water source, waste system, power/gas notes, and any upgrade requirements.
How to speed reviews without pushing
Reviewers are busy; clarity wins.
- One point of contact who replies promptly.
- Numbered responses to comments, with clouded plan revisions.
- Polite, concise emails that answer exactly what was asked.
- No scope creep mid-review—save new ideas for a future revision.
Pro move: Add a short cover letter summarizing scope, codes used, and any variances sought.
Inspections: plan them like milestones
Inspections prove the work matches the permit.
- Call early. Book in advance and confirm required access.
- Stage the site. Ladders, lights, and drawings ready; trades on standby.
- Fix fast. Address deficiencies, cloud changes, and rebook promptly.
- Document. Keep a log of inspection dates, pass/deficiency notes, and photos.
Bottom line: Permits move fastest when your package tells a complete, legible story and your team responds quickly. Treat reviewers like collaborators, not obstacles, and your project will glide instead of grind.
