The Permit Application Process: Your Complete Walkthrough

Getting your building permit approved doesn't have to be intimidating. This guide will walk you through every step of the application process, from initial planning to holding your approved permit in hand.

ℹ️Timeline Reality

Realistic timeline: 8-16 weeks from start to permit issuance. Start this process 4-6 months before you want to break ground. Delays are common and expected.

Timeline Overview

Here's what to expect for the full permit process:

Permit Process Timeline Overview
Phase	Timeframe	Key Activities
Preparation	Weeks 1-2	Document gathering, property research
Pre-Application Meeting	Weeks 3-4	Meeting with building department, final prep
Submit Application	Week 4	Submit complete application package
Plan Review	Weeks 5-10	Department reviews (varies widely)
Corrections	Weeks 11-12	Address feedback, resubmit
Final Approval	Weeks 13-16	Permit issuance, ready to build

Phase 1: Preparation (Weeks 1-2)

Before you even visit the building department, gather all necessary information.

Property Information Checklist

Survey and Site Information

Property survey (recent, showing boundaries)

Topographic survey if site is sloped

Deed and legal description

Soil test results (percolation if septic)

Floodplain determination (FEMA map)

Environmental restrictions check (wetlands, endangered species)

Zoning and Restrictions

Zoning classification verified

Setback requirements (front, side, rear) documented

Maximum lot coverage confirmed

Height restrictions noted

HOA covenants reviewed (if applicable)

Historic district requirements checked (if applicable)

Utility Information

Water source confirmed (municipal or well)

Sewer/septic availability verified

Power company requirements obtained

Gas availability checked

Internet/cable providers contacted

Complete Your House Plans

You'll need professionally drawn plans. Don't skimp here.

Architectural Plans ($2,000-$8,000):

Site plan showing house location
Floor plans (all levels including basement/attic)
Elevations (all four sides)
Cross-sections
Roof framing plan
Foundation plan
Details and notes

Structural Plans ($500-$2,500 if needed):

Beam calculations
Header sizing
Foundation design
Engineered trusses (if used)
Unusual spans or loads

MEP Plans (often included in architectural):

Electrical plan with panel schedule
Plumbing plan with fixture count
HVAC plan with load calculations
Gas line routing (if applicable)

Energy Calculations (free with REScheck):

Energy code compliance report
Insulation values
Window specifications
HVAC efficiency ratings

⚠️Don't Skimp on Plans

Don't try to save money with DIY plans. I've seen owner-builders waste months with incomplete or unclear plans. A good set of plans costs $4,000-$12,000 total and is worth every penny.

Phase 2: Pre-Application Meeting (Weeks 2-3)

Schedule the Meeting

Call your building department and request a pre-application conference. Most offer these for free.

What to Bring:

Preliminary plans (even rough sketches)
Site survey
List of questions
Notebook for taking notes

Critical Questions to Ask

Critical Questions for Pre-Application Meeting
Category	Questions to Ask
Application Requirements	• Which version of the IRC do you enforce? • What local amendments apply? • Do you require engineer stamps? • What energy code compliance is needed? • Are there any site-specific concerns?
Fees	• What are the permit fees? (based on project value) • Are there impact fees? • Are there school fees or other add-ons? • What forms of payment do you accept?
Timeline	• What's the current plan review backlog? • How long until first review? • How many review cycles should I expect? • What's the typical correction turnaround time?
Inspections	• What inspections are required? • How much notice for scheduling? • Can I do rough-in inspections together? • What are common failure points?

💡Build Relationships Early

The relationship you build with the building department staff now will pay dividends throughout your project. Be respectful, prepared, and eager to learn.

Phase 3: Final Document Preparation (Week 3)

Complete Application Package

Required Forms

Building permit application

Electrical permit application

Plumbing permit application

Mechanical permit application

Owner-builder disclosure/affidavit

Contractor license exemption (owner-builder)

Energy code compliance form

Required Plans (3-5 sets)

Architectural plans (stamped and signed)

Structural plans (with engineer stamp if required)

Site plan (showing setbacks, existing structures)

Foundation plan

Floor plans (all levels)

Elevations (all sides)

Cross-sections (typically 2)

Electrical plan

Plumbing plan

Mechanical plan

Roof framing plan

Details sheet

Calculations and Reports

REScheck energy report

Structural calculations (if required)

HVAC load calculation (Manual J)

Truss design (if using trusses)

Beam calculations

Additional Documents

Property survey

Deed or title

Septic permit (if applicable)

Well permit (if applicable)

Driveway permit (if applicable)

Erosion control plan (if required)

Stormwater management plan (if required)

State-Specific Requirements

ℹ️State Variations

Requirements vary significantly by state. Here are common state-specific items you may need:

Florida:

Product approval numbers for hurricane-rated items
Wind load calculations
Flood zone documentation

California:

Energy compliance (Title 24)
Seismic design
Wildfire protection (WUI zones)
Extensive environmental review

Texas:

Drainage plan
Windstorm certification (coastal areas)
Foundation design for expansive soils

North Carolina:

Soil erosion control plan
Septic permit prior to building permit
Energy code compliance

Phase 4: Submit Your Application (Week 4)

Pre-Submission Checklist

Before You Submit

All forms completed and signed

Correct number of plan sets confirmed

All pages numbered and plans stamped

Energy calculations included

Calculations match plans

Site plan shows all setbacks clearly

Engineer stamps where required

Supporting documents included

⚠️Common Rejection Reasons

At intake, applications are commonly rejected for:

Incomplete forms
Missing signatures
Wrong number of plan sets
Missing engineer stamps
Incorrect fees calculated

Double-check everything before you go.

Submission Options

In-Person (recommended for first-timers):

✅ Immediate feedback on completeness
✅ Can ask questions
✅ Get receipt immediately
✅ Build relationship with staff

Online (if available):

✅ Faster, no waiting in line
✅ Upload documents
❌ May have file size limits
❌ Harder to get immediate feedback

Mail (least common now):

❌ Longest turnaround
❌ No immediate verification
❌ Risk of documents lost

💡My Recommendation

Submit in person for your first time. The front desk staff can catch simple errors immediately and save you weeks of delay.

What Happens at Submission

Completeness Check (5-10 minutes)

Staff reviews your package for completeness and correct number of sets.

Fee Calculation

They calculate fees based on your project value and scope.

Payment

You may pay now or later (varies by jurisdiction). Typical range: $2,500-$6,000 before impact fees.

Receive Tracking Info

You receive application number and tracking information.

Plans Enter Review Queue

Your plans are assigned to reviewers and the waiting begins.

Typical Permit Fees (2,000 sq ft home)

Typical Permit Fees for 2,000 sq ft Home
Fee Type	Typical Cost
Building permit	$1,500 - $3,500
Electrical permit	$200 - $500
Plumbing permit	$200 - $500
Mechanical permit	$150 - $400
Plan review	$300 - $800
Impact fees	$0 - $20,000+
TOTAL TYPICAL COST	$2,500 - $6,000

⚠️Impact Fees Can Shock You

Impact fees vary wildly and can add $0-$20,000+ to your costs. Always ask about these during your pre-application meeting.

Phase 5: Plan Review (Weeks 5-10)

What Happens During Review

Your plans will be reviewed by multiple departments in parallel:

Plan Review Process by Department
Department	Review Time	What They Check
Building Department	2-4 weeks	Structural compliance, code adherence, energy code, accessibility
Electrical Review	1-2 weeks	Panel sizing, circuit layout, GFCI/AFCI protection, service size
Plumbing Review	1-2 weeks	Fixture units, vent sizing, drain sizing, water supply
Mechanical Review	1-2 weeks	Load calculations, equipment sizing, ductwork design, combustion air
Other Departments	Varies	Fire marshal, health (septic), DOT (driveway), zoning, engineering

Review Timeline Factors

Fast Review (2-4 weeks):

Simple design
Stock plans
Off-season (winter)
Small jurisdiction
Complete, clear plans

Slow Review (6-12+ weeks):

Complex design
Custom home
Busy season (spring/summer)
Large jurisdiction
Incomplete plans
High permit volume

ℹ️You Can't Control Most Factors

You can't control jurisdiction size, season, or volume. But you can control plan quality. This is where professional plans pay off.

Stay Productive During the Wait

While Plans Are in Review

Call weekly for status updates

Build relationships with reviewers

Start ordering long-lead materials

Finalize subcontractor contracts

Get insurance quotes

Line up financing

Begin site preparation (if allowed without permit)

Phase 6: Corrections and Resubmissions (Weeks 10-14)

You WILL Get Corrections

ℹ️Expect Corrections

Even professionally drawn plans rarely pass on first submission. This is normal. Don't be discouraged.

Common Correction Requests by Trade

Structural:

Clarify beam sizes
Add span calculations
Detail connections
Show shear wall locations
Specify fastener schedules

Electrical:

Add circuit details
Show panel location
Clarify GFCI protection
Add AFCI circuits (newer codes)

Plumbing:

Show vent sizing
Detail drain slopes
Clarify fixture locations
Show water heater specs

Energy:

Update REScheck
Clarify insulation values
Add window specs
Show air sealing details

Responding to Corrections

Review Correction List Carefully

Read every item. Make sure you understand what's being asked.

Address EVERY Item

Don't skip items you think are minor. Don't assume anything is optional. Ask questions if unclear.

Make Changes Clearly on Plans

Use clouds and deltas to show changes. Make it easy for reviewers to see what you changed.

Prepare Response Letter

List each correction, explain how you addressed it, and reference the plan sheet and detail number.

Resubmit Complete Package

Marked-up plan sets showing changes, response letter, any new calculations. Most jurisdictions turn around corrections in 1-2 weeks.

⚠️Be Thorough with Corrections

I've seen projects delayed weeks because the owner-builder didn't address one "minor" item the reviewer listed. Address everything.

Phase 7: Approval and Permit Issuance (Weeks 14-16)

Final Approval Process

Once all corrections are satisfied:

Plans are stamped "APPROVED"
Permit is issued
You pay any remaining fees
You receive:
- Permit card (post at job site)
- Approved plan sets (keep one on site)
- Inspection card or schedule
- Any special requirements

Immediate Actions After Receiving Permit

Before Leaving Building Department

Verify permit number is correct

Verify all information (address, owner name) is correct

Ask about first inspection (footing/foundation)

Get inspector contact information

Clarify any special conditions

Ask about inspection scheduling process

At Your Job Site

Post permit in visible location (required by law)

Keep approved plans on site at all times (required)

Create inspection log

Take photos of permit and plans for records

Permit Validity Period

Typical permit validity:

Valid for: 6-24 months (varies by jurisdiction)
Extensions: Usually available for a fee
Expiration: If no progress, permit expires
Renewal: Must reapply if expired

Keep your permit active:

Start work within required timeframe (often 180 days)
Complete inspections as you progress
Don't let months pass without activity

Common Application Mistakes to Avoid

Common Application Mistakes and Solutions
Mistake	Better Approach	Cost of Mistake
Rushing the application with incomplete plans	Submit complete, high-quality plans	Delays add thousands in holding costs
Drawing plans yourself without experience	Hire professional draftsperson ($2,000-$8,000)	Months of delays, multiple resubmissions
Not meeting with building department first	Schedule pre-app meeting, take notes	Massive delays from wrong assumptions
Using wrong code version	Confirm code version with department first	Complete plan redesign ($5,000+)
Missing engineer stamps	Ask at pre-app, budget for stamps	Rush engineering fees + delays
Incomplete energy calculations	Run REScheck (free), include in submission	Delay costs add up quickly
Poor site plan without clear setbacks	Professional survey ($400-$1,000)	Automatic rejection, resubmit delays
Not budgeting for impact fees	Ask about ALL fees at pre-app meeting	$10,000-$20,000+ surprise

Complete Permit Application Cost Breakdown

Professional Services

Professional Services Costs
Item	Cost Range	Notes
House plans	$2,000 - $8,000	Don't skimp on this
Structural engineering	$500 - $2,500	If needed for complex spans
Truss design	$300 - $800	If using engineered trusses
Energy calculations	$0 - $300	REScheck is free DIY
Site survey	$400 - $1,000	Required, no shortcuts
Soil/percolation test	$500 - $1,500	If septic system needed

Permit Fees

Complete Permit Fee Breakdown
Fee Type	Cost Range	Notes
Building permit	$1,500 - $5,000	Based on project value
Electrical permit	$200 - $500	Separate fee usually
Plumbing permit	$200 - $500	Separate fee usually
Mechanical permit	$150 - $400	Separate fee usually
Plan review	$300 - $800	Sometimes separate charge
Impact fees	$0 - $20,000+	Highly location dependent
TOTAL TYPICAL	$6,000 - $40,000+	For complete permit ready-to-build

ℹ️Budget Rule of Thumb

Plan for 2-3% of total build cost in permits and related fees.

Pro Tips From 15 Years of Permitting

1. Build Relationships Early

The building department staff will be your partners for 6-12 months. Treat them well from day one.

2. Over-Document Everything

More detail is always better. Unclear plans get rejected. Clear plans get approved.

3. Use the Off-Season

Submit November-February when departments are less busy. You'll get faster reviews and more attention.

4. Ask Questions Upfront

Never assume. Always verify with your specific jurisdiction. What's required in one county may not be in the next.

5. Budget Time Generously

Murphy's Law applies to permitting. Add 50% to your timeline estimate.

6. Keep Communication Records

Save all emails, letters, and meeting notes. You'll need them when questions arise.

7. Be Patient But Persistent

Weekly status checks show you're serious without being annoying.

Final Checklist: Ready to Submit?

Final Pre-Submission Verification

Pre-application meeting completed

All forms filled out completely

Signatures on all forms

Correct number of plan sets prepared

Plans professionally drawn

Engineer stamps where needed

Energy calculations included

Site plan shows setbacks clearly

All supporting documents attached

Fees calculated (ask if unsure)

Payment method ready

Notebook for notes during submission

Next Steps

Understand Building Codes

Learn how to read and apply the IRC to your project. Read the codes guide →

Work Effectively with Building Department

Build relationships and communicate effectively. Working with inspectors →

Avoid Common Permit Mistakes

Learn from others' mistakes before making your own. Common mistakes →

Review Main Permitting Guide

Get the full overview of the permitting process. Building permits guide →

ℹ️Feeling Overwhelmed?

Our permit application consultation service includes plan review, application assistance, and guidance through the entire process. We'll help you avoid the mistakes that cause delays and thousands in extra costs.