Floor Plans for Permit and Construction
Accurate floor plans for permit that show every wall, opening, fixture and dimension the building department needs to approve your project.
- Stamped by a PE licensed in your state
- Built to IBC, IRC and local amendments
- Plan-check comments answered
The sheet every permit application starts with
Almost every building permit begins with a floor plan. It is the drawing the plan reviewer uses to check room sizes, exits, stairs, bathrooms, smoke alarms and the extent of the work, and it is the drawing your contractor builds from. Floor plans for permit need to be measured, dimensioned and annotated well beyond a real estate sketch or a design concept.
We draw existing and proposed floor plans for remodels, additions, ADUs, new homes, garage conversions and commercial suites. Each plan is drawn to scale, dimensioned to framing or finish as appropriate, and keyed to door and window schedules, wall legends and code notes so it reads clearly at plan check.
Floor plans rarely travel alone. When your project also needs a site plan, elevations or framing plans, we prepare them together so dimensions and wall locations match on every sheet. That consistency is what lets a reviewer approve the set without sending it back to ask which drawing is correct.
What you receive
- Existing conditions floor plan
- Proposed floor plan with full dimensions
- Wall type legend and demolition notes
- Door and window schedules
- Room names, areas and ceiling heights
- Egress, alarm and fixture locations
Floor plan types we prepare
Different permits call for different floor plans, and we match the drawing to what your jurisdiction actually reviews.
Existing conditions plans
A measured record of the space as it stands today, used as the base for remodels, additions, conversions and permits that need to show what is being changed.
Proposed construction plans
The new layout with every wall, door, window and fixture located by dimension, plus notes the framer, plumber and electrician can follow on site.
Demolition plans
A clear graphic of walls, fixtures and finishes being removed, using a legend that separates existing to remain, existing to remove and new construction.
Commercial suite plans
Tenant floor plans showing occupant load, exit paths, accessible routes, restroom layouts and the dimensions plan reviewers need for an IBC review.
Multi-level and basement plans
A separate plan for each floor, stacked on common grid lines so stairs, bearing walls, plumbing chases and openings align from foundation to roof.
Square footage plans
Floor area calculations broken down by heated space, garage, porch and covered area, which many jurisdictions use for zoning limits and permit fees.
Your Stamped, Permit-Ready Plans Start With One Upload
Send your drawings or describe the project. A licensed engineer reviews it and sends a clear, fixed-fee proposal, often within hours.
- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
What a permit floor plan must show
A floor plan for permit is a technical document, and reviewers check it line by line. Depending on your jurisdiction, a complete plan usually includes:
- Overall and interior dimensions, wall thicknesses and the scale, typically 1/4 inch to 1 foot for residential work.
- Room names and uses, so the reviewer can apply the right rules to bedrooms, bathrooms, kitchens and storage.
- Every door and window, keyed to schedules with sizes, swing, operation and egress or tempered glazing notes.
- Stairs with rise, run, width, headroom, handrails and guards.
- Plumbing fixtures, appliances, water heater and furnace locations.
- Smoke and carbon monoxide alarm locations.
- Ceiling heights and any changes in floor level.
- A wall legend that separates existing, removed and new construction.
For commercial suites, the floor plan also carries occupant loads, exit signage, travel distance and accessible route information, or a separate life safety plan does. Room areas and a square footage summary round out the sheet, because many departments calculate permit fees, impact fees and zoning compliance from those numbers. Leaving any of these items off is one of the most common reasons a simple remodel permit is returned for corrections.
Accessibility is part of the plan as well. On commercial work, the floor plan shows clear floor spaces at fixtures and counters, maneuvering clearances at doors and the width of the accessible route, so the reviewer can check them without guessing.
Code checks we build into your floor plans
A floor plan that only shows the layout leaves the reviewer to find the problems. Ours show compliance on the sheet. For residential plans under the International Residential Code, we check:
- Emergency escape and rescue openings in every sleeping room and habitable basement, with the required net clear opening and maximum sill height.
- Ceiling heights in habitable rooms, hallways and bathrooms, including sloped ceilings in attic spaces.
- Stair geometry, including maximum riser height, minimum tread depth, width and headroom.
- Hazardous glazing locations near doors, tubs, showers and stairs that require safety glass.
- Garage separation, door rating and gypsum board requirements where the garage adjoins living space.
- Bathroom clearances around toilets, lavatories and showers.
For commercial suites we apply the International Building Code instead, checking occupant load, the number of exits, door widths, corridor widths, dead ends and accessible restroom clearances. Catching these items on the drawing is much cheaper than discovering them at framing inspection, when a window has to be enlarged or a wall moved after it has been built.
We also add the code notes the reviewer expects to see in writing, such as alarm interconnection, bedroom egress sizes and stair dimensions, so the inspector in the field has the same information as the plan checker.
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- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
Measuring existing space accurately
For remodels, additions and conversions, the proposed plan is only as good as the existing plan underneath it. We build the existing floor plan from your measurements, photos and any original drawings, and we can provide a simple measuring guide that covers room dimensions, wall thickness, window and door sizes, sill heights and ceiling heights.
A few habits make field measurements far more useful. Measure each wall at floor level and note which direction you are measuring. Record window sizes as the rough opening or the visible frame, and note the height from the floor to the sill. Photograph each room from two corners, and photograph the water heater, electrical panel and any visible beams or posts. Those photos often answer questions before we have to ask them.
Where measurements conflict or a critical dimension is missing, we flag it before drafting rather than guessing. If the home has no records at all and you need a full documentation package, our as-built drawings service covers that in more depth.
For commercial suites, the landlord’s base building drawings or a previous tenant’s permit set are often available from the property manager or the building department records room, and they give us a reliable starting point.
Floor plans for permit that coordinate with engineering
Moving a wall on a floor plan can change the structure, the plumbing and the electrical layout. When a bearing wall moves or a large opening is added, the floor plan has to agree with the beam and header sizing and with any new posts and footings. We coordinate those changes with our structural team, including load-bearing wall removal designs, so the architectural and structural sheets tell the same story.
For projects that need mechanical, electrical or plumbing plans, the floor plan becomes the base drawing for those sheets as well. One base file means one set of dimensions and fewer conflicts when the inspector compares the drawings to the work.
We also think about the trades while we draw. A new bathroom placed over a floor joist run is easier to drain than one that crosses a beam. A kitchen island with a sink needs a vent strategy. A furnace moved to a closet needs combustion air and service clearance. Small decisions like these, made on the floor plan, keep the project from stalling in the field.
When the floor plan is part of a larger set, every other sheet references it. Elevations pick up window locations, sections cut through it, and the energy notes use its wall and window areas, so getting this one sheet right improves the whole submittal.
You likely need permit floor plans if
- You are remodeling a kitchen or bathroom
- You are moving or removing interior walls
- You are finishing a basement or attic
- You are converting a garage to living space
- You are leasing or altering a commercial suite
- Your city asked for existing and proposed plans
How it works, start to finish
From your first message to stamped drawings, you work directly with the engineering team.
- 1Share your projectSend the address, scope and any drawings, photos or plan-check comments. Two minutes is enough.
- 2Receive a fixed-fee proposalAn engineer reviews the scope and replies with a firm price and delivery date for your floor plans drawings.
- 3Engineering and draftingWe run the calculations and prepare drawings to the codes your jurisdiction enforces, checked before sealing.
- 4Stamped set deliveredYou receive a sealed PDF set ready to submit, and we answer any plan-check comments within scope.
Codes our floor plans are checked against
Floor plans are prepared to the codes and local amendments your jurisdiction has adopted:
- International Residential Code (IRC) for one- and two-family dwellings
- International Building Code (IBC) for commercial and multifamily spaces
- International Existing Building Code (IEBC) for alterations
- ICC A117.1 and the ADA Standards for Accessible Design
- International Energy Conservation Code (IECC)
How licensing works. Engineering drawings must be sealed by a Professional Engineer licensed in the state where your project is located. PE Engineer works with a network of state-licensed PEs, so every set is reviewed and stamped by an engineer with an active license in the state where your project is located. Their name and license number appear on the seal, exactly as your building department requires.
Related services
Site & Plot PlansScaled site and plot plans showing property lines, setbacks, easements, lot coverage, utilities and drainage for residential and commercial permits.Explore More
Remodel & Renovation PlansKitchen, bath, basement, attic and whole-house remodel plans showing existing conditions, demolition and new work, with structural changes engineered.Explore More
Framing PlansFloor, wall and roof framing plans with joist, rafter, header and shear wall design, sealed by a licensed PE for permit.Explore MoreFrequently asked questions
Can I draw my own floor plan for a permit?
Some jurisdictions accept owner-drawn plans for minor work, but they still have to be to scale, dimensioned and complete. Many applications are returned because a hand drawing lacks egress, alarm, glazing or wall information. A professionally drafted plan avoids those correction rounds and gives your contractor a clear document to build from.
What scale should a permit floor plan be?
Residential floor plans are usually drawn at 1/4 inch equals 1 foot. Larger commercial floors may use 1/8 inch equals 1 foot, with enlarged plans for restrooms, stairs and kitchens at a larger scale. We follow your jurisdiction’s preferred scale and sheet size, and many portals now accept full-size PDF sheets directly.
Do I need both existing and proposed floor plans?
For remodels, additions and conversions, most building departments want both, or a single plan with a clear legend showing existing to remain, existing to remove and new construction. New buildings need only the proposed plan. We follow whichever format your reviewer prefers.
Can you work from a real estate floor plan or old blueprints?
Yes, as a starting point. Real estate sketches are rarely accurate enough on their own, and old blueprints may not reflect later changes. We verify key dimensions with your measurements or photos before using either one as the base for permit drawings.
Will the floor plan include electrical and plumbing?
Residential floor plans typically show plumbing fixtures and appliances, and many include a simple electrical layout with outlets, switches, lights and alarms. Where your jurisdiction requires separate engineered MEP plans, for example on commercial work, we prepare those as additional sheets on the same base drawing.
How quickly can you deliver floor plans?
Most residential floor plans are delivered within a few business days once we have measurements, photos and a clear scope. Commercial suites depend on size and the number of disciplines involved. Rush service is available if your permit date or contractor schedule depends on it.
Get your free floor plans proposal
Tell us where the project is and what you need. Attach any drawings, photos or plan-check comments. A licensed engineer reviews every request.
- Upload your filesPlans, sketches, photos or comments
- Get a fixed-fee proposalUsually the same day
- Receive stamped drawingsSealed by a PE licensed in your state