What's the difference between a PERMIT SET and a set of CONSTRUCTION DOCUMENTS?
PERMIT SET
These are a minimal set of drawings required by the local jurisdiction in order to obtain a construction permit. The set typically includes Floor Plans, Elevations, Wall Sections, and a Site Plan. Being a smaller and less detailed set of information, these drawings take less time for the designer to complete thereby costing the owner less in architectural fees. It typically does not include anything over and above what is required for permit. A permit set would be without items such as specifications, details, schedules, lighting layouts, or any additional design-work such as fireplace design, built-ins, cabinetry, railings, special stair conditions, interior elevations, tile layouts, etc. The permit set of drawings leaves a large majority of final materials selections and detailing to the general contractor and/or homeowner to complete following permit submittal.
CONSTRUCTION DOCUMENTS
A full set of construction documents include all information necessary to receive a permit and for the general contractor to price and build the project. This includes all the information included in the permit set of drawings as well as full specifications, all interior elevations, cabinetry design, floor layouts, built-in design and detailing, trim packages, lighting layouts, and all detailing. The full set of architectural drawings requires much more time than a permit set of drawings and therefore costs significantly more.
We typically recommend a set of architectural drawings somewhere in between a standard permit set of drawings and full architectural set. These drawings would include all the information found in the permit set of drawings as well as additional design. These key elements include fireplaces, railings, built-ins, specified interior elevations showing design features and cabinetry layout, ceiling and lighting layout, additional detailing of key features in the project and more detailed product specifications. This level of information is usually adequate for the general contractor to provide accurate cost estimates without spending excessive time on details and design work that could very well be revised or eliminated at a later date due to budget.
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What's the difference between SCHEMATIC DESIGN and DESIGN DEVELOPMENT?
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During the design development stage, the designer will consult with an engineer who will analyze the project to ensure that modern engineering principles are applied. While the schematic design provides a basic outline of the project, during this stage the details of the project will be developed.
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