Remodel Plans for Permit and Renovation Projects
Remodel plans that show what stays, what goes and what is new, so your renovation clears plan review and your contractor builds it right.
- Stamped by a PE licensed in your state
- Built to IBC, IRC and local amendments
- Plan-check comments answered
Renovation drawings built around the house you already have
Remodeling is different from building new. The work happens inside a structure with existing walls, wiring, plumbing and framing, much of it hidden, and the drawings have to show the reviewer exactly what is changing without redesigning what is not. Good remodel plans draw a clear line between existing construction to remain, construction being removed and new work.
We prepare remodel and renovation plans for kitchens, bathrooms, basements, attics, interior layout changes, window and door enlargements and whole-house renovations, as well as interior alterations to commercial buildings. Each set is based on accurate existing conditions and includes the demolition plan, new floor plan, details and notes your jurisdiction expects, sealed where required by a Professional Engineer licensed in your state.
When a remodel removes or moves a bearing wall, enlarges an opening or adds weight to a floor, we provide the engineering on the same set through our load-bearing wall removal and beam design services, so the contractor is not waiting on a separate consultant once demolition begins.
What you receive
- Existing conditions plan
- Demolition plan with legend
- Proposed floor plan and dimensions
- Interior elevations where needed
- Structural details for new openings
- Code, alarm and egress notes
Remodels we draw
Most renovation permits fall into a handful of project types, each with its own set of code questions.
Kitchen remodels
New layouts, islands, opened walls and relocated plumbing and gas, with the beam design, range hood ventilation and electrical layout the permit requires.
Bathroom remodels
Relocated fixtures, enlarged showers and new bathrooms in existing space, with fixture clearances, ventilation, safety glazing and waterproofing notes on the plans.
Basement finishing
Turning an unfinished basement into bedrooms, living space or a bathroom, with egress windows, ceiling height checks, insulation and moisture control details.
Attic conversions
Converting attic space into habitable rooms, including floor joist upgrades, stair design, ceiling height and knee wall layout, and egress and insulation changes.
Interior layout changes
Moving walls, combining rooms or reconfiguring a floor plan, with the structural review needed wherever a wall turns out to carry load from above.
Whole-house renovations
Multi-room gut renovations that touch structure, systems and envelope at once, organized so the permit scope, phasing and required upgrades are clear.
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
When a remodel needs plans and a permit
Not every renovation needs drawings. Painting, flooring, cabinets replaced in the same location and similar cosmetic work are usually exempt. Building departments typically require a permit, and plans to go with it, when the work:
- Removes, adds or moves walls, especially bearing walls.
- Creates new openings or enlarges existing windows and doors.
- Relocates plumbing fixtures, gas lines or drains.
- Adds circuits, moves the electrical panel or changes the service.
- Changes how a room is used, such as turning a basement or attic into a bedroom.
- Replaces HVAC equipment or ductwork in a way your jurisdiction regulates.
Permit thresholds vary, and some cities allow a simple floor plan for a bathroom remodel while others want a full set with structural, mechanical and energy information. We check your jurisdiction’s requirements when we quote, and if the work is truly cosmetic we will tell you so.
Skipping a required permit causes more trouble later than it saves now. Unpermitted remodels often surface during a home sale, an insurance claim or a future permit, and legalizing work after the fact usually costs more than permitting it at the start, because walls may have to be opened for inspection.
How remodel plans show existing and new work
The core of any remodel set is the comparison between what is there and what will be. We use a consistent graphic legend across every sheet, so the plan reviewer, inspector and every trade read the drawings the same way:
- Existing to remain, shown as outlined or lightly filled walls.
- Existing to be removed, shown dashed on the demolition plan.
- New construction, shown with a solid or hatched fill and dimensioned.
On small projects we combine demolition and new work on one sheet. On larger renovations we separate them so the demolition crew and the framer each have a clean drawing. Interior elevations are added for kitchens and bathrooms when cabinet heights, tile, niches or fixture mounting heights matter to the inspector or the trades.
Notes tie the drawings to the field. We call out where existing conditions must be verified once finishes are removed, which walls are assumed to be non-bearing pending inspection, and who to contact if what is found does not match the plans. That language protects the owner, the contractor and the schedule when a renovation uncovers the unexpected, which in an older house is more common than not.
If accurate existing drawings do not exist, we start with a measured base plan from your field dimensions and photos, the same process used in our as-built drawings service.
Have a Question? Get a Real Engineer's Answer in Minutes
Skip the guesswork. Chat live with a licensed engineer about your drawings, code requirements or permit comments, free and with no obligation.
- Free and no obligation
- Reviewed by a licensed PE
- Secure file upload
Remodel plans for basements and attics
Basement and attic conversions add living space without adding footprint, but both carry specific code requirements that ordinary room remodels do not.
Basements
Every sleeping room in a basement, and the basement itself when it contains habitable space, needs an emergency escape and rescue opening, usually an egress window with a window well and ladder where the well is deep. Ceiling height must meet the residential code, with limited allowances for beams and ducts. Walls against soil need insulation and moisture control that will not trap water, and bathrooms below the sewer line may need an ejector pump. Fuel-fired equipment in a finished basement needs proper combustion air and clearances.
Attics
Attic floors are often ceiling joists that were never sized for living space, so they usually need to be replaced, sistered or supplemented. A code-compliant stair is required, not a pull-down ladder, and finding room for it on the floor below is often the deciding design issue. The habitable area must meet minimum ceiling height over a required portion of the room, which knee walls and dormers help achieve. Insulation moves from the attic floor to the roof line, and the roof ventilation strategy changes with it. We design the structural upgrades and the architectural layout together so the converted space works and passes inspection.
Kitchen and bath remodel plans that address the details
Kitchens and bathrooms concentrate plumbing, electrical, ventilation and structure in small rooms, so small oversights become correction items. Our kitchen remodel plans address:
- The beam and posts when a wall is removed to open the kitchen to living areas.
- Range hood exhaust routing, and makeup air when a large hood exceeds the residential code threshold.
- Island sink drainage and venting, which is often the hardest plumbing detail in an open kitchen.
- Countertop receptacle spacing, dedicated appliance circuits and protection requirements.
- Gas line routing to a relocated range or a new cooktop.
For bathrooms, we show fixture clearances, shower and tub glazing that must be safety glass, exhaust fan ducting to the exterior, receptacle protection and the waterproofing approach at curbless or tiled showers. Where a bathroom is added on an upper floor, we check the floor framing for the weight of a tub, tile and mortar bed.
When plumbing or electrical work goes beyond what can be shown on the floor plan, we add separate sheets, including engineered plumbing design for commercial restrooms and complex residential drain layouts. Commercial interior remodels follow the International Existing Building Code, and we identify the level of alteration and the related upgrade requirements on the cover sheet.
You likely need remodel plans if you are
- Opening a kitchen to the living room
- Relocating or adding a bathroom
- Finishing a basement with bedrooms
- Converting an attic into living space
- Enlarging windows or exterior doors
- Renovating a commercial interior
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 remodel & renovation 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 remodel plans follow
Remodel plans are prepared to the codes and local amendments your jurisdiction has adopted for existing buildings:
- International Residential Code (IRC) for one- and two-family dwellings
- International Existing Building Code (IEBC) for alterations
- International Building Code (IBC) for commercial interiors
- International Energy Conservation Code (IECC)
- NEC (NFPA 70) and the plumbing and mechanical codes your jurisdiction enforces
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
Load-Bearing Wall RemovalOpen up your floor plan safely. Beam, post and footing design for removing a bearing wall, with stamped plans your building department will review.Explore More
Floor PlansDimensioned existing and proposed floor plans with walls, doors, windows, fixtures, egress and room data, drawn to the detail plan reviewers expect.Explore More
Home Addition PlansRoom additions, second stories, bump-outs and sunrooms designed to tie into your existing house, with architectural and structural sheets ready for permit.Explore MoreFrequently asked questions
Do I need a permit to remodel my kitchen?
If you are replacing cabinets and counters in the same layout, often not. If you are moving walls, plumbing, gas or electrical, adding circuits or changing windows, most jurisdictions require a permit and plans. We can check your city’s rules and tell you which parts of the work trigger a permit.
What if my contractor finds something unexpected during demolition?
It happens often in older homes. Send us photos of what was found and we will evaluate it and issue revised drawings or a field detail for the inspector. Revisions within the original scope are included, and we respond quickly so the job does not sit idle.
How do I know if a wall is load-bearing?
Clues include walls that run perpendicular to floor or ceiling joists, sit below other walls, or support beams or posts. Photos from the attic, basement or crawlspace help. We determine whether a wall is bearing and, if so, design the beam, posts and footings to remove it.
Can I finish my basement with a bedroom?
Usually, provided the room has a compliant emergency escape opening, adequate ceiling height, smoke and carbon monoxide alarms, and proper heating. Many basements need a new egress window and well. We check your basement against these requirements before you commit to the layout.
Can an attic be converted into a bedroom?
Often, but most attics need structural upgrades to the floor, a full stair, adequate ceiling height over enough of the floor area, an egress window and new insulation at the roof line. We evaluate the attic from photos and measurements and tell you what the conversion requires.
Do remodel plans need to be stamped?
Many simple residential remodels do not require a seal. A Professional Engineer’s seal is usually required when the remodel includes structural changes such as beam sizing or bearing wall removal, or when the building is commercial. We tell you whether your jurisdiction will require one.
Get your free remodel & renovation 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