Services
Residential drafting, start to permit
Every set we produce is built to survive plan review and to be genuinely useful in the field. Here's the work we do most.
A set of construction documents is a communication tool with three audiences: the plan reviewer who has to approve it, the contractor who has to build from it, and you — the person who has to live with the result. Most sets serve one of those three well and leave the other two guessing.
Our work is residential, and that focus is deliberate. Houses have their own vocabulary of problems: how an addition ties into a forty-year-old roofline, whether a wall can come out without a beam, how a lintel schedule coordinates with the openings a homeowner picked from a catalog. Doing this every day is what makes a set anticipate questions instead of generating them.
What we draft
New Construction
Custom homes and production models drafted to a complete permit set — foundation through roof framing, with structural detailing spelled out rather than left to the field. Includes repeat plan libraries for builders working a community.
Additions
Room additions, second stories, garage conversions and enclosures. The hard part is almost never the new space — it's the junction, and that's where the detailing goes.
Remodels & Renovations
Kitchen and bath reconfigurations, wall removals, whole-house remodels. Includes the interior elevations that stop three trades from interpreting the same drawing three different ways.
Decks, Docks & Outdoor Structures
Decks, docks, boathouses, pergolas, patio covers and screen enclosures — with the connection details and load paths inspectors look for first.
As-Builts & Insurance Sketches
Measured drawings of existing conditions, clear enough to settle a claim, support a renovation, or give a designer something reliable to start from.
3D Visualization
An optional add-on to any project: a walkthrough video and rendered stills of your design, so you understand the space before it's framed.
What a full set typically includes
Scope varies, and we'll tell you up front which sheets your project actually needs — you shouldn't pay for drawings nobody will look at.
- Site plan, where required — setbacks, coverage and placement
- Foundation plans — footings, stem walls, slab details and anchorage
- Floor plans, fully dimensioned and noted
- Exterior elevations for all faces, with materials and heights
- Cross sections and stair sections
- Interior elevations for kitchens, baths and built-ins
- Electrical plans — devices, fixtures, switching and panel location
- Roof and floor framing plans — member sizing, spans, direction and bearing
- Lintel and header schedules coordinated with openings and loads
- Structural detailing and noting for connections and assemblies
Do you need an architect for this?
For most house projects, no. Florida law exempts one- and two-family residences, townhouses and their outbuildings from the requirement that plans be prepared by a licensed architect, regardless of project cost (Fla. Stat. §481.229). Certain scopes still need an engineer's seal, and we'll tell you plainly when yours does and coordinate with your engineer.
How we work
- Tell us about the project. A description and whatever you have — sketches, photos, a survey, an old plan set. No charge for the quote.
- Scope and fixed quote. The sheets you need, what we need from you, a timeline and a price. No hourly surprises.
- Design development. Plan options and markups until the layout is right. Skipped entirely if you already have a design.
- Drafting and code review. We check the set against applicable code and your jurisdiction's requirements before it reaches you.
- Delivery and revisions. Print-ready PDFs, CAD on request, and we address plan review comments if they come back.