Plans & engineering
Building Plans and Engineering for Florida Permits
Residential and commercial plan sets, MEP, structural, site plans, as-builts, engineer letters and revisions — all produced in house by the same firm that files the permit.
- Sealed by our own licensed engineers
- Architectural, structural, MEP and civil coordinated as one set
- Drawn to the reviewing jurisdiction, not to a generic standard
- Revisions handled by the people who drew it
One department, drawn and sealed in house
Plans and engineering is no longer a side service for us. It is the largest thing we do, and it is the part of a project where a permit is either set up to clear review or set up to fail it.
Everything below is produced by our own people. Not brokered out, not coordinated between three firms who have never spoken. Architectural, structural, MEP, civil and site work are drawn against each other, checked against each other, and filed by the same firm that drew them. When a reviewer comments, the person who can fix it already has the file open.
Most first-round rejections are not engineering failures. They are coordination failures — a mechanical sheet that contradicts the architectural, a structural detail that does not match what the site plan shows, a missing sheet nobody owned. Single-firm production removes the seam where that happens.
What we produce
- Residential plans — new homes, additions, alterations, remodels, garage conversions, lanais and structural repairs.
- Commercial plans — tenant build-outs, change of occupancy, shell and core, restaurants, medical, warehouse and mixed use.
- MEP engineering — mechanical, electrical and plumbing design, load calculations and energy compliance.
- Structural engineering — foundations, framing, wind load, connection details, repairs and sealed calculations.
- Site plans — setbacks, lot coverage, impervious area, parking, drainage and zoning compliance.
- As-built drawings — field measurement and documentation of buildings that were never drawn.
- Engineer letters — sealed letters for affidavits, insurance, damage assessment and single-issue sign-offs.
- Revisions and resubmittals — clouded, deltaed and packaged the way that jurisdiction wants them.
- Drafting only — for people who already have an engineer and just need the set drawn properly.
Drawn for the plans examiner, not just for the crew
A permit set has two audiences. The crew builds from it. A plans examiner has to be able to approve it. Those are different jobs, and drawings prepared without the second audience in mind are where most corrections come from.
Because we file in these jurisdictions constantly, that knowledge goes into the drawing before submittal rather than into a correction after it. Which department wants energy calculations bound into the set and which wants them separate. Which one rejects a partial sheet replacement on a revision. Which examiner asks about the same detail every single time.
You can hire any part of this
You do not have to take the whole department. Plenty of clients bring us a sealed structural package and want only the architectural drawn. Plenty bring a full set and want only the filing. Some want the drawings and nothing else — that is drafting only, and it is a real service, not a consolation prize.
Tell us what you already have. We will tell you honestly what is missing and what it takes, including when the answer is that you do not need us.
Questions about this service
Do you seal the drawings you produce?
Yes. Structural, MEP, civil and life safety work is produced under our own licensed engineers and sealed by them. Where a project needs a Florida-registered architect’s seal rather than an engineer’s, we tell you that up front rather than after submittal.
Can you work from a sketch, or do you need existing plans?
A sketch is fine. So is a description on the phone, an old set that needs updating, or nothing at all — on properties with no record drawings we field measure and produce as-builts first.
Will you file the permit too, or just draw?
Either. Most clients have us do both because that is where the time savings are — when the reviewer comments, the people who drew it and the people who file it are the same team. But drawings alone is a perfectly normal engagement.
How much does a plan set cost?
It is quoted per project, because a garage conversion and a restaurant build-out are not the same exercise. The professional fee is flat and stated in writing before we start; government fees are passed through at cost. Call and we can usually scope it on the first conversation.
How long does it take?
That depends on scope, complexity and how much information exists about the building. We give you a real date once we understand the project rather than a hopeful one on the first call, and we do not control how long the jurisdiction takes to review it once filed.
Get a free quote for plans & engineering
Tell us the address and what you are building. We will tell you which drawings the reviewing jurisdiction will expect.
Where people usually start
Residential Plans
New homes, additions, alterations, remodels and structural repairs — drawn as complete permit sets.
See the serviceCommercial Plans
Tenant build-outs, change of occupancy, shell and core, restaurants, medical and warehouse.
See the serviceDrafting Only
Already have an engineer or contractor? We draw the set and stop there.
See the serviceUrgent Permit Rescue
Denied permit, stop work order, expired permit or a closing on hold. Same-day triage.
See the serviceReady to get your permit moving?
One call tells you which jurisdiction controls your project, what it will take, and what it will cost. Most of the time we can scope it on the phone.