Your Questions, Answered.
From your first idea to your building permit — here's everything you need to know about how we work, what we handle, and what it costs.
What Do You Do & How Does It Work?
We take your project from idea to building permit — handling every step in between. You share your vision: what you want to build, where, and roughly what you're hoping to spend. We handle everything else: architectural plans, structural engineering coordination, solar and fire sprinkler design, permit submittal, and plan check responses. Think of us as your personal design and permit team — your vision, our expertise, one seamless process.
We work with homeowners planning a new home, addition, ADU, or remodel. We work with real estate investors and developers who need plans and permits handled efficiently. We work with contractors who need a reliable drafting partner for their clients' projects. And we work with anyone who has been through a disaster — fire, flood, or storm — and needs reconstruction plans fast. If you have a residential project in the Greater Sacramento region, we can help.
Not at all. That's the whole point. Most of our clients come to us with zero knowledge of the permit process — and that's exactly how it should be. We explain what's required for your specific project, in plain language, before we start. You review and approve the plans at key milestones. We handle everything in between.
It starts with a free consultation — we review your project, define the scope, and give you a clear fee and timeline. Once we start, we gather site information and existing conditions, then deliver preliminary plans (floor plans and elevations) for your review within the first several business days. You request changes, we refine the design, and once you approve it, we complete the full construction document set. We then coordinate any required consultants (structural engineer, solar, fire sprinkler), submit to the building department, and manage the plan check process through to permit approval. You have one point of contact the entire time.
Yes. When a project requires it, we have the resources and experience to take it from plans all the way through construction. This gives clients a single trusted partner from the first sketch to the final inspection — no handoffs, no coordination gaps.
Do I Need an Architect or Structural Engineer?
Not always. In California, a licensed architect is required only for certain project types — primarily commercial buildings and some complex multi-family structures. For most single-family residential projects (new homes, ADUs, remodels, garage conversions), a licensed building designer or drafting professional can prepare permit-ready plans without an architect of record. We handle the vast majority of residential projects without one.
An architect stamp is required in California for: buildings over 3 stories, most commercial structures, and certain complex multi-family projects (typically 5+ units). For single-family homes and standard residential work, it is generally not required under California Business & Professions Code §5537.
A structural engineer (SE or PE) is required for specific conditions: hillside or sloped lots, projects in high seismic zones with complex lateral loads, large open-span designs (removing load-bearing walls), second-story additions, and any project where the building department specifically requests structural calculations. When your project requires one, we coordinate directly with a licensed SE on your behalf — you don't need to find one yourself.
Standard single-family remodels, kitchen and bath upgrades, garage conversions to ADUs, attached or detached ADUs under 1,200 sq ft on flat lots, as-built floor plans, and most new custom home plans in the greater Sacramento region can be completed without an architect or structural engineer. We'll tell you upfront if your specific project requires one.
Pricing & Turnaround
Most services are priced per square foot of the project area. For example, a 2,000 sq ft new custom home starts at $1.80/sq ft = $3,600 for the plan set. ADUs and garage conversions start at $1.30–$1.80/sq ft. Remodels start at $1.40/sq ft. As-built floor plans start at $0.50/sq ft with 24-hour delivery. Final pricing depends on complexity, number of plan sheets required, and any special conditions.
Turnaround times vary by service: New custom homes and ADUs: 10–15 business days. Remodels and garage conversions: 5–10 business days. Disaster restoration plans: 5–10 business days. As-built floor plans: 24 hours. Rush delivery is available for most services — contact us to discuss your timeline.
A standard residential plan set includes: site plan, floor plan(s), elevations (front, rear, sides), cross-sections, roof plan, electrical plan, and a title sheet with general notes. For new construction, we also include foundation plans. Additional sheets (structural details, energy compliance Title 24, landscape) are added as required by your jurisdiction.
Minor revisions requested before permit submittal are typically included. Revisions required due to plan check corrections from the building department are included at no extra charge for the first round. Major scope changes after design is underway may incur additional fees, which we discuss with you before proceeding.
The Permit Process in California
In California, building permits are required for most structural work, additions, new construction, ADUs, garage conversions, and significant remodels. Cosmetic work (painting, flooring, cabinet replacement without structural changes) typically does not require a permit. We can advise you on whether your specific project requires a permit based on your county and city.
Permit timelines vary significantly by jurisdiction: Sacramento City: 4–8 weeks standard, 1–2 weeks for over-the-counter (OTC) eligible projects. Sacramento County: 3–6 weeks. Placer County: 3–5 weeks. El Dorado County: 4–8 weeks. Yolo County: 3–6 weeks. ADU projects in California benefit from streamlined review under AB 68 and SB 13 — many are approved in 60 days or less.
Permit coordination means we submit your plans to the building department, track the review, respond to plan check corrections, and communicate with inspectors on your behalf. You don't have to deal with the building department at all. This service is optional — some clients prefer to handle submittal themselves — but most find it saves significant time and frustration, especially for first-time projects.
California's Title 24 Building Energy Efficiency Standards require all new construction and major additions to meet minimum energy performance requirements. This includes insulation, windows, HVAC, lighting, and solar readiness. We prepare Title 24 compliance documentation (CF1R, CF2R forms) as part of new construction and addition plan sets. It is required for permit submittal in all California jurisdictions.
ADUs & Garage Conversions
An Accessory Dwelling Unit (ADU) is a secondary housing unit on a single-family or multi-family lot. California state law (AB 68, SB 13, AB 881) significantly streamlined ADU approvals starting in 2020. Key rules: ADUs up to 850 sq ft (studio/1BR) or 1,000 sq ft (2BR+) cannot be denied based on lot coverage or FAR. Setbacks are 4 feet rear and side for detached ADUs. No owner-occupancy requirement through 2025. Attached ADUs can be up to 50% of the primary home's square footage.
Yes. Garage conversions (also called JADUs — Junior ADUs — when under 500 sq ft and attached) are one of the most cost-effective ways to add rental income or housing. California law prohibits cities from requiring replacement parking when a garage is converted to an ADU if the property is within half a mile of public transit. We handle garage conversion plans for all Sacramento-area counties.
Construction costs in the Sacramento area typically range from $150–$350 per sq ft for an ADU, depending on finishes, site conditions, and contractor. A 600 sq ft ADU might cost $90,000–$210,000 to build. Our plans start at $1.80/sq ft — so plans for that same 600 sq ft ADU would start at $1,080. We provide plans only; we can refer you to trusted general contractors if needed.
Pricing & Value
The architectural plan set is the product that unlocks everything else. Without approved plans, no contractor can give you an accurate bid, no building department will issue a permit, and no bank will fund a construction loan. The plans are not a formality — they are the foundation of your entire project. Skipping or cutting corners on them is the most common reason projects stall, get rejected at plan check, or go over budget.
Cheap plans are expensive in the long run. Plans that don't meet California code, don't match your jurisdiction's specific requirements, or aren't coordinated with Title 24 energy compliance will fail plan check — costing you weeks of delays and correction fees. David has 15+ years in the construction industry, including 9+ years in California residential design and permitting, and a Master's degree in Construction Engineering. Our plans are designed to pass the first time.
No — and this is important to understand upfront. The plan fee covers the architectural drawings only. Depending on your project, you may also need: a licensed structural engineer ($2,000–$4,000), solar panel system design ($800–$2,000, required for new homes and ADUs in California), fire sprinkler design ($1,500–$3,000), and building permit fees paid to your city or county. Our calculator shows all of these separately so you have a realistic total picture before you commit.
We require a deposit to begin work. Once design work has started, the deposit is non-refundable because the time has been spent. If you need to pause or cancel before we begin, contact us immediately. We'll always be upfront about what's been done and what you owe.
Yes. For larger projects, we typically structure payment as a deposit to start, a milestone payment at schematic design approval, and a final payment on delivery. Contact us to discuss a payment schedule that works for your project.
Working With Us
We serve all of Sacramento County, Placer County, El Dorado County, and Yolo County. This includes Sacramento, Elk Grove, Roseville, Rocklin, Folsom, El Dorado Hills, Auburn, Davis, Woodland, Rancho Cordova, Citrus Heights, and surrounding communities. Contact us if your project is in a neighboring county — we may be able to help.
For as-built floor plans, a site visit is required to take measurements. For new construction plans, we typically work from your lot survey and site photos. For remodels and additions, we may need a site visit or can work from your existing floor plan and photos depending on complexity. We'll let you know what we need after reviewing your project.
Submit a project inquiry through our Contact page or call David directly at 916-694-9949. We'll review your project details and respond within one business day with a scope, timeline, and quote. No obligation — just a straightforward conversation about what you need.
Ready to Move Forward?
Use our cost calculator for an instant estimate, or contact David directly for a precise quote.