What to know once your plans are submitted—and what still happens before construction begins
Introduction
Once your building permit application is submitted, you might think the design phase is done, but there are still a few steps between submission and the start of construction. During this period, your architect or design team will continue coordinating with the city, and in some cases, your contractor or expeditor will begin preparing for the next stages.
While much of this happens in the background, it helps to know what’s happening and what to expect before you begin collecting bids or starting work.
Plan Check Comments: What They Are and How They Work
After submitting your permit package, your city or county will review the plans for compliance with building codes, zoning regulations, and other technical standards. The result is usually a list of plan check comments, a set of requested clarifications or changes from the plan reviewer.
This is a normal and expected part of the process. Your architect or engineer will revise the plans as needed and resubmit them. Most comments are minor and don’t impact the project significantly, though occasionally the city may request more substantial revisions.
You typically don’t need to be involved directly in responding to comments, but your architect may loop you in if changes affect design, budget, or timeline.
Deferred Submittals: What Gets Reviewed Later
Not every part of your project needs to be submitted with the initial permit application. Some items, like truss engineering, HVAC layouts, or solar system plans, can often be submitted later as deferred submittals.
Deferred submittals are reviewed and approved separately after the main building permit is issued. They’re typically prepared by subcontractors or specialty engineers and are usually coordinated by your general contractor during pre-construction or early construction.
Common deferred submittals may include:
- Truss calculations or shop drawings
- Mechanical system layouts (HVAC)
- Solar panel system plans
- Title 24 energy documentation (California)
- Fire sprinkler plans (if required)
Important: Not all jurisdictions allow deferred submittals, and what qualifies as deferrable varies by location. Some cities may require all components up front, while others have a formal deferred submittal process in place. Always confirm with your architect or permit coordinator how your local building department handles these.
Deferred submittals don’t usually hold up your main permit approval, but they can impact the construction timeline if delayed, especially if certain trades can’t begin until their portion is approved.
Transferring a Permit to a Contractor
If you or your architect submitted the permit application, you’ll may need to transfer the permit to your contractor once they’re hired. Most jurisdictions allow this through a simple form signed by both parties.
This process is usually coordinated by your contractor once they’re onboard. Your architect or permit expeditor may also assist, especially if they’ve managed communication with the city so far.
Revisions to Approved Plans
Design changes sometimes happen after the permit is approved. This could be due to product availability, updated preferences, or field conditions.
When that happens, your team will submit a plan revision. This is typically done by the architect and engineer and reviewed by the city. Small changes may not trigger a full re-review, but larger modifications, like moving walls or changing structural components, could require added time for approval.
Your contractor may also be involved in preparing revision notes, especially if construction is underway.
Other Approvals That May Be Required
In addition to the building permit, you may need other approvals depending on your site or project type. These are often tracked and submitted by your architect or contractor, depending on who’s managing pre-construction.
Common examples include:
- HOA or neighborhood design review
If you live in a community with an HOA, the plans may need to be reviewed for conformance with neighborhood standards. - Historic district approval
Exterior changes in historic zones typically require additional review. Your architect should be familiar with local requirements. - Utility service approvals
Utility providers (gas, electric, sewer, water) may need to confirm capacity or issue new service orders. This is often coordinated during bidding or early construction. - Encroachment or right-of-way permits
If your project involves working in the street, sidewalk, or public space (such as utility trenching), you’ll need additional permits. - Special agency approvals
Projects involving restaurants, clinics, or schools may need approvals from health departments, fire marshals, or other specialty agencies.
These approvals are often identified during early planning but may take place over time depending on the agency or scope.
What’s Next: Preparing for Contractor Bidding
Once your permit is in review or has been issued, and any other necessary approvals are underway, you’re nearly ready to bring contractors on board. The next section of this guide will help you prepare for walkthroughs, share your project scope and documents, and collect useful, apples-to-apples bids from qualified builders.
Continue to Bidding & Contractor Selection Overview to learn how to organize walkthroughs, answer contractor questions, and compare estimates with confidence.