Nobody wants to spend weeks waiting on plan review, only to get the set back with a list of comments.

It happens more often than it should. Usually not because the design is bad, but because the drawings are missing something the reviewer needs to see.

Permit-ready plans are complete, coordinated and drawn for the jurisdiction reviewing them.

What a permit set contains

Every jurisdiction has its own checklist, and requirements vary. A typical residential or light commercial permit set includes:

• Site plan for permit. Property lines, setbacks, the building footprint, driveways, and flood zone information where it applies.
• Floor plans. Walls, doors, windows, dimensions and room uses for every level.
• Elevations. Each exterior face of the building, with heights and materials.
• Sections. Cuts through the building showing how floors, walls and roof go together.
• Details. Close-ups of connections, waterproofing and assemblies that need more explanation.
• Structural. Foundations, framing and wind-load design, typically signed and sealed by an engineer.
• Energy. Energy code compliance documentation.
• MEP. Mechanical, electrical and plumbing information as the project and jurisdiction require.

Construction documents go a step further. They add the detail your crew and subs need to build it right, not just the minimum a reviewer needs to approve it. New to reading plans? Start with our homeowner’s guide to architectural plans.

Permit drawings at a glance

Sheet	What it shows	Who typically prepares it
Site plan	Lot, setbacks, footprint, flood zone data	Architect or designer, using a survey from a licensed surveyor
Floor plans	Layout, dimensions, doors and windows	Architect or designer
Elevations	Exterior faces, heights, materials	Architect or designer
Sections and details	How assemblies go together	Architect or designer
Structural sheets	Foundations, framing, wind-load design	Licensed engineer, signed and sealed
Energy documentation	Envelope and equipment compliance	Energy consultant or designer, coordinated by TomCo
MEP sheets	Mechanical, electrical, plumbing	Engineer or designer, as the jurisdiction requires

Why permit sets get rejected

Plan review comments usually trace back to a few common problems:

• Missing information. A sheet, a dimension or a note the jurisdiction’s checklist requires.
• Uncoordinated engineering. Structural sheets that do not match the architectural plans.
• Wind and flood gaps. Tampa Bay design wind speeds are high and site-specific. Flood zones require elevating to the design flood elevation, and coastal zones need open foundations such as piles or columns. Leave that out and the set comes back.
• Wrong code edition. Drawing to one edition and submitting under another.
• Site plan conflicts. Setbacks, lot coverage or easements that do not work.
• Unsigned or unsealed documents. Engineering and, where required, architecture must be signed and sealed.

Building on the water? Our guide to waterfront and flood zone lots covers the extra layers.

Tampa Bay jurisdictions

We prepare permit drawings for projects in Hillsborough County, Pinellas County, Pasco County and the City of Tampa, among other local building departments.

Each one runs its own intake, review and comment process, so submittal requirements vary by jurisdiction. Many Tampa Bay jurisdictions accept electronic sealed submittals, and Florida permits digital signing and sealing.

Florida Statute 553.791 also lets an owner or contractor hire a private provider for plan review and inspections instead of the building department’s own staff. It is worth asking about on time-sensitive projects.

Plan around the 9th Edition

The 8th Edition (2023) of the Florida Building Code has been effective since December 31, 2023. The 9th Edition (2026) takes effect December 31, 2026.

Permit applications submitted before that date are generally reviewed under the 8th Edition. On or after it, the 9th Edition applies.

The 9th Edition updates wind-load provisions to a newer ASCE 7 standard, tightens envelope and energy requirements, and adjusts existing-building alteration thresholds. If your project is near that line, talk to us about permit timing now.

Who can draw your permit drawings

Under Florida Statute 481.229(1), no architect license is required to prepare plans for one-family or two-family homes, townhouses and their domestic outbuildings. Commercial buildings generally require a Florida-licensed architect. Either way, structural design still requires engineering.

Our Design Studio holds architecture license AR100677, so we can handle both. See everything the studio does on our Architectural Design page.

Pricing

Permit drawing projects start around $3,500, the studio’s minimum. Larger or complex work typically runs about $8,000–$40,000+. Outside disciplines such as structural, MEP, geotechnical, survey and energy calculations are not included automatically; we coordinate them. Your fixed fee is quoted after a discovery call.

Frequently asked questions

What is included in permit drawings?

A typical permit set includes a site plan, floor plans, elevations, sections and details, plus coordinated structural, energy and MEP documents. Exact requirements vary by jurisdiction.

How much do permit ready plans cost?

At TomCo, permit drawing projects start around $3,500, and larger or complex work typically runs about $8,000 to $40,000 or more. Outside disciplines such as structural engineering are coordinated but not included automatically. The fixed fee is quoted after a discovery call.

Which code edition will my permit be reviewed under?

Applications submitted before December 31, 2026 are generally reviewed under the 8th Edition of the Florida Building Code. Applications submitted on or after that date are generally reviewed under the 9th Edition.

Do you prepare permit drawings for other contractors?

Yes. We work for other GCs. The contractor keeps the client and the build, and our Design Studio provides the permit drawings and construction documents.

Can you fix a permit set that was rejected?

Often, yes. We review the plan review comments and the existing set, then scope the revisions and written responses needed to resubmit.