Understanding the Stages of a California Residential Project

Architectural plans are the complete set of drawings that describe your project to the building department, your contractor, and every other consultant involved. Without them, no one can give you an accurate quote — not your contractor, not your structural engineer, not your solar designer.

A full architectural plan set for a California residential project includes: a basic site plan showing the lot, setbacks, and building footprint; floor plans for all levels; exterior elevations showing all four sides of the home; building sections and construction details; an electrical plan; and a Title 24 energy compliance report.

For remodels, garage conversions, and restoration projects, the architectural plans must show the entire existing home — not just the area being changed. This is because the building department needs to understand the full context of the project: how the proposed changes relate to the existing structure, how the home sits on the lot, and whether the overall design meets code.

A structural engineer reviews the completed architectural plans and adds structural calculations, connection details, and specifications that ensure the building can safely carry its loads. They are a separate licensed professional — not part of the architectural plan set.

For most standard remodels and garage conversions on flat lots, structural engineering is not required. It becomes necessary when you are removing load-bearing walls, adding a second story, building on a hillside, or when the building department specifically requests structural calculations.

Structural engineering fees are quoted after the architectural plans are complete, because the engineer needs to review the actual drawings to understand the scope of structural work required. This is why it is impossible to give you a total project cost before the architectural plans exist.

California's Title 24 energy code requires solar photovoltaic systems on virtually all new residential construction, including new custom homes, ADUs, and full disaster reconstruction projects. This requirement has been in effect since 2020 and applies throughout the state.

A solar designer sizes the system based on the home's energy load (calculated from the Title 24 energy report in the architectural plans), determines the panel layout on the roof, and produces drawings that the building department reviews as part of the permit application.

Solar design fees are separate from architectural fees and are quoted after the architectural plans and Title 24 report are complete, because the solar system size depends on the home's calculated energy use.

California requires automatic fire sprinkler systems in all new one- and two-family dwellings and ADUs under California Residential Code Section R313. This applies to new custom homes, new ADUs, and full reconstruction projects.

A fire protection engineer or NICET-certified designer creates the sprinkler system layout, pipe sizing calculations, and hydraulic calculations to meet NFPA 13D standards. These drawings are submitted to the building department and the local fire authority as part of the permit application.

Fire sprinkler design is a separate discipline from architectural drafting. The designer works from the completed floor plans to lay out the sprinkler heads, pipe routes, and water supply connections.

A licensed land surveyor measures and maps the property boundaries, existing grades (topography), and existing improvements on the lot. This is different from the basic site plan included in the architectural plan set — a professional survey is a legally certified document prepared by a licensed surveyor.

For most standard residential projects on flat, clearly-defined lots, the basic site plan in the architectural drawings is sufficient for the building department. A professional survey becomes necessary for hillside lots where grading plans are required, lots with disputed or unclear boundaries, projects in jurisdictions that specifically require a stamped survey, or complex sites with multiple structures or easements.

If your project requires a professional survey, it is typically completed before or alongside the architectural plans, because the survey data informs the site plan.

Building permit fees are paid directly to your local building department — they are completely separate from any design or consulting fees. The fee is based on the project type, the estimated construction valuation, and the jurisdiction's fee schedule.

In the Greater Sacramento area, permit fees vary significantly by jurisdiction. Sacramento City, Sacramento County, Placer County, El Dorado County, and Yolo County all have different fee structures. Some jurisdictions also charge plan check fees, school impact fees, and other development fees on top of the basic permit fee.

Permit fees cannot be calculated precisely until the plans are submitted, because they are based on the final construction valuation. Our calculator provides typical ranges for each jurisdiction as a planning reference.