About Trades

I just need a permit drawing! Who should I call?

So many tools!

Space planner, engineer, drafter, contractor, architect, interior designer, decorator, designer, building designer. So many terms! I just want a simple permit drawing! Who should I call?

This is one of the most common starting points for people planning a remodel, and one of the most misleading. 

Many people start thinking about a permit drawing; however, the permit is not a starting point but the result of a series of decisions that most people don’t see. 

Something very important to have clear is that the project starts way before anything is drawn. Someone has to determine:

• The project goal

• The site allowances

• The building use

• The project, client needs, and constraints.

  
  

These decisions are not visible on the drawings, but they define not only the drawings, but the entire project.

However, I understand the frustration that people go through. So many terms for titles that, at first sight, do similar jobs; they all deal in some way with the building industry. Also, they all charge differently, and the client sometimes wonders which option is best for each project. As with many things in construction, this is quite simple and complex at the same time. 

For the most part, all those titles are just parts of a team that can be assembled to bring you the best quality and designs. However, the real question is not “which one do I hire instead of the others?”

The real question is: Who is responsible for leading the decisions that shape the project? 

When we analyze each title, the main differences are the qualifications, specialization, expertise, and liability that each person brings to the design of your project. 

Clients typically focus on qualifications, fees, and the scope of services. While those are important, responsibility is often overlooked, especially in the initial parts of a project. 

The person you want in your corner will at the very least: 

1. Evaluate the project before everything is drawn

2. Identify the project's constraints

3. Coordinate the project and the design team. 

4. Advocate for the client’s needs and best interests

5. Fulfill your project goals and needs, and not just the drawings. 

Note: Also, in California, you need a licensed architect or engineer to design, stamp, and seal your permit drawings for anything that is not residential wood frame construction with limited characteristics and a few other exceptions. 

There are many phases and decisions to make when designing any project of any size. Sometimes the smaller projects are the most intricate. Here is a matrix that explains, at a deeper level, the tasks usually performed by all those different individuals. 

Notes: 

1. Some people confuse blueprints, drafting, or permit drawings with architectural services. The permit is just the result of a full design project. It is like the doctor's prescription when you make an appointment. To develop that set of drawings, any responsible professional would conduct an exploratory phase and tailor the project to your specific needs and the site location. When you ask someone to provide “only” the drawings, you assume the role of the main designer. If you are very experienced in construction and design, that may be okay and even allowed (see item #3 below). Still, when that is not the case, you will experience many headaches as a secondary effect. 

2. In California, only the owner, contractor, or an authorized representative of either party can pull a construction permit. An architect, engineer, or design professional supports and advises the owner during the permit phase and provides all necessary drawing revisions until the permit drawings are approved and the permit can be pulled. 

3. This information applies to California. Other states may have different regulations. Consult with your state board for more information. For California, you can find more information here: https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=5537.

4. Drafters' and designers' fees are often less than those of licensed professionals. These individuals can be an important part of your team for small projects that do not require structural modifications. The bigger and more complex your project, the more it is recommended or even required to have a licensed professional on your team.

5. The data shown in this table is only a generalization. There are drafters and designers with vast experience and knowledge; however, that is not the norm. There may also be licensed professionals who “cut corners,” but in my experience, that is not the norm either.

6. Regardless of who you hire for the entire project, getting a professional consultation from an architect who specializes in developing project strategies and understands the full process as the first step in your journey is vital.

Thank you for your time and support! Before I leave, I want to share a quote from John Ruskin, “The leading art critic of the Victorian era,” according to Wikipedia. This is a timeless quote, despite being written in the 19th century.

“It's unwise to pay too much,

but it's worse to pay too little. 

When you pay too much,

you lose a little money - that's all. 

When you pay too little,

you sometimes lose everything, 

because the thing you bought

was incapable of doing 

the thing it was bought to do. 

The common law of business balance prohibits 

paying a little and getting a lot -  it can't be done.

 If you deal with the lowest bidder, it is well

to add something for the risk you run, 

and if you do that 

you will have enough to pay for something better.”

― John Ruskin

I hope you enjoyed this and find it useful.

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Gracias!

Citlalli

Talent wins games, but teamwork and intelligence win championships.

• Michale Jordan

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References:

1. Business and Professions Code

https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=BPC&sectionNum=5537.

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Citlalli Castillo

Citlalli is an architect and a mom who enjoys finding the extraordinary around us and understanding what makes each person thrive. 

She believes that art and good design should be accessible, and her motivation is to help build a better world for future generations by making architectural services more accessible. 

She has worked on residential and commercial projects for 20 years.