We offer permit drawings, construction drawings, and solar study drawings.
What is a Permit Set of Drawings?
A building permit is required for the construction and/or demolition of a new building, an addition, or a material alteration of any building or structure.
Before we start any project we look at what the guidelines are and what drawings are needed as different cities have different drawing requirements. After we have a list of what they require, we have our permit drawing list and we price accordingly. This for example is because drawings in the Interior of BC can take a lot less time than drawings in Vancouver BC as there are a lot more restrictions.
Permit drawings must contain sufficient information to determine whether the proposed work confirms to all applicable regulations, primarily concerned with life safety. Four us, that typically requires a site plan, elevations, floor plan, typical section, a few standard construction details as well as fire separation calculations etc. Other trades will also produce a truss and/or floor system design as well as structural drawings, mechanical drawings, and plumbing and HVAC drawings. However, this is a minimal set of drawings, smaller and less detailed than construction drawings.
We understand budget is always a concern for clients and it can be tempting to stop the drawings at this point because they seem sufficient for the build. However, permit drawings typically do not include the details that help the Contractor budget and execute the project, such as electrical plans, interior cabinet elevations, materials, finishes, window/door schedules, or design construction details. For example, a kitchen can be indicated as being 12’ long and having a range in the middle, but it wont have any details of what cabinet sizing is and what cabinets have drawers and if there is multiple pot lights above it, or just one main surface mounted light. This does not give the builder much to work off of and then it is up to them on what to price for and they might not have the same vision as you.
What are Construction/interior design Drawings?
Full construction / interior design drawings and documentation take longer to complete than the permit drawings. They contain all the information included in the permit set of drawings, along with the drawings such as a reflected ceiling plan, door and window schedules, material takeoffs, cabinet elevations, 3D renderings, and full specifications, for example every material, handle, and light fixture. They include detailed elevations of both inside and outside, floor + wall tile layouts, millwork details, trim packages, lighting layouts and much more. This drawing list can be customized by each customer to get exactly what they need/want.
The main purpose of the construction / interior design drawings is to provide a graphic representation of what is to be built. This allows for the contractor to not only estimate a cost for the project but execute it. There will always be onsite decisions and changes that will have to be made, whether due to site conditions or other variables, but a good set of drawings will be detailed enough so that the contractor and trades can build from them and you know exactly what you are paying for.
How does this really benefit you?
A good set of construction drawings may cost more up front for design fees, yes. Even so, the more time and work spent upfront to generate detailed construction drawings allows for more accurate budgeting and timeline. In the end saving time and money and ensuring your ultimate vision is executed without added stress from scrambling to finalize selections and details mid project.
What is a solar study?
We love doing these. we take the longitude and Latitude of the building site along with what way it is facing so we can find out what areas could use more shading or more windows/insulation etc. For example if it is the south face, and we want this view to be our main view, then we could design larger overhangs to help with the hot summer sun, but we make sure to not make them too large so they don’t block the lower winter sun when you want the solar heat gain. It is one of the best ways to help with energy costs for the life of the building and one we don’t think is talked about enough. A solar study design paired with a well designed building envelope with exterior insulation is the perfect combination for a healthy and comfortable home for many many years to come. This can also help to reach passive house standards.