Permit Drawings Vs. Construction Documents

Introduction

When planning a construction project, one of the first decisions you’ll face is the level of detail your architectural drawings will provide. On one end, there’s the simple “permit set”—enough to obtain municipal approval. On the other end, there’s the fully coordinated set of Construction Documents that includes all the details necessary for a smooth construction process and to bring your design vision to life.

Understanding the differences can help you balance cost, time, and quality.

“Permit Set” of Drawings

A permit set includes the minimum information required to secure building permits:

• Basic layouts of rooms, elevations, and roof plans
• Essential construction details required by the building department
• Focus on code compliance, fire safety, accessibility, and life-safety requirements

What permit sets are good for:

1. Tight project timelines: Quickly submitting plans to the city to secure a permit.
2. Small projects or owner-driven projects: If the owner can manage finish selections and materials on their own time.
3. Projects where aesthetics are not a priority: Function and compliance take precedence over design finesse.

Limitations:

• Limited or no guidance on materials, finishes, or furniture placement
• Minimal coordination with mechanical, electrical, or plumbing systems
• Potential for construction delays or surprises due to missing details
• Greater reliance on contractor judgment for finish selections, which can affect cost and aesthetics

Construction Documents

Construction Documents go far beyond permit requirements, covering all aspects of design and construction:

• Material Specifications: Product names, types, and installation requirements
• Finish Schedules: Room-by-room finishes with approximate quantities
• Door and Hardware Schedules: Sizes, types, and finishes clearly indicated
• Cabinets and Millwork: Detailed plans and elevations showing drawers, doors, panels, materials, and finishes
• Coordination of MEP Systems: Mechanical ductwork, plumbing, and electrical runs integrated into walls and ceilings to avoid bulkheads and surprises
• Construction-Ready Drawings: Comprehensive documentation for contractors to follow without guesswork

Benefits:

• Visualize finishes, furniture, and fixtures before construction begins
• Reduce costly construction errors or changes mid-project
• Streamline contractor communication and decision-making
• Account for lead times, specialized products, and procurement requirements

Material Selection and Finishes

With a permit set:

• Contractors often select materials based on price or convenience, not your preferences
• Decisions may need to be made on-site with limited time and visual guidance
• Changes mid-construction can cause delays and additional costs

With a complete set of Construction Documents:

• You control materials, finishes, and aesthetics from the start
• The architect coordinates selections with mechanical, plumbing, and electrical layouts
• Potential conflicts and delays are minimized

Coordination of Services

Architects are responsible for coordinating the work of their subconsultants (structure, ductwork, plumbing, etc). A fully coordinated set of Construction Documents ensures:

• Proper integration of mechanical, plumbing, and electrical systems
• Minimization of unsightly bulkheads or conflicts
• Early identification of potential construction challenges

Permit sets do not provide this level of coordination, which may lead to on-site problem-solving and additional costs.

Cost Considerations

Hiring an architect to provide fully coordinated and complete Construction Documents takes more time, which increases fees. However, the cost of missing details or mistakes during construction is often much higher. Investing in a complete set of construction-ready drawings is a proactive strategy that can save both money and stress in the long run.

Conclusion

Permit sets are useful for quick approvals, small projects, or when aesthetics and coordination are not critical.

Construction Documents are essential for projects where design quality, material choices, and construction efficiency matter.

Working with an architect to produce a full set of drawings is the best way to avoid surprises, reduce delays, and ensure the final build reflects your vision.