To get a building permit, identify the authority having jurisdiction (AHJ) for the address, read its submittal checklist, prepare and submit the application and drawings, respond to plan-review comments, pay the fees, and schedule inspections once the permit is issued. Requirements are set locally, so the checklist from your own county or city always overrides general guidance.
Permits confuse owners and contractors because the rules differ between neighboring jurisdictions. This guide explains the process that nearly every building department follows, the documents they normally ask for, and how to find out exactly what your county needs.
Who issues the permit: the city or the county?
The authority having jurisdiction depends on the property location. Inside incorporated city limits, the city building or development-services department normally issues permits. In unincorporated areas the county does, often through a building, planning or public-works office. Some states or districts handle special items such as septic systems, floodplain development, fire marshal review, utility districts or health departments. Search "[city or county name] building permit" and confirm with a phone call; use the parcel address, not the mailing city, because mailing addresses often cross jurisdiction lines.
Why do requirements differ by county and city?
Most states adopt a model code, commonly the International Codes published by the ICC, then amend it, and local governments add zoning, setbacks, floodplain, wind or seismic design, fire access and energy requirements. Submittal format varies too: some require PDF sets uploaded to an online portal, others want paper sets with wet stamps. This is why the same project can need different sheets, details or calculations in two nearby counties, and why you should always read the local checklist before drawing.
What is the step-by-step permit process?
- Confirm zoning and use. Check that the use, setbacks, height, lot coverage and parking comply, and whether a variance or site plan review is needed.
- Get the submittal checklist. Download the residential or commercial checklist from the building department; note the number of sets, file format, fees and required forms.
- Prepare the drawings and documents. Site plan, floor plans, elevations, sections, structural plans and calculations, mechanical, electrical and plumbing plans, energy compliance forms and any engineer or architect seals required.
- Submit the application. Use the online portal or counter; pay the plan-review fee if required at submittal.
- Plan review. Reviewers check zoning, building, structural, fire, energy and accessibility items and issue comments or approval. Review time varies widely by jurisdiction and workload; the department can tell you its current range.
- Respond and resubmit. Answer each comment in writing and revise the sheets; see our guide to plan-review comments.
- Permit issuance. Pay the remaining fees, post the permit and keep approved plans on site.
- Inspections. Call for inspections at the stages the permit lists, such as footing, framing, rough-in, insulation and final, and obtain the certificate of occupancy or final approval.
What documents do most jurisdictions require?
- Site plan: property lines, setbacks, easements, existing and proposed structures, driveways and drainage.
- Floor plans, elevations and sections with dimensions, room names, window and door schedules.
- Structural drawings including foundation, framing, connection details, and calculations or an engineer's seal where the code or the jurisdiction requires them. See structural drawings.
- Mechanical, electrical and plumbing plans or schedules, and fire protection sheets where required.
- Energy and code compliance forms adopted by the state or local government.
- Contractor information: license number, insurance and workers' compensation proof.
How long does a building permit take?
There is no single number. Timelines depend on project size, completeness of the submittal, department staffing and the number of review cycles. Complete, well-organized drawings that match the checklist are reviewed faster and require fewer comment rounds. Ask the department for its published review range and plan your schedule and estimate with that range, not with the shortest case.
What mistakes delay permits?
- Submitting without checking the local checklist.
- Missing seals, calculations or required forms.
- Drawings that conflict between sheets, such as door sizes or beam sizes.
- Ignoring zoning or floodplain rules until plan review.
- Slow or partial answers to comments.
How do permit costs affect a project estimate?
Permit and plan-review fees, impact fees, utility connection charges and inspection fees are real project costs. Carry them as separate lines and confirm the schedule of fees with the jurisdiction. If drawings must be revised after review, include drafting time too. Contractors who also bid public work should read our county solicitation guide, because permit and procurement rules often come from the same local government.
How can Bid Sharp help?
We prepare permit drawings to your building department's checklist, coordinate structural drafting, and prepare solar permit plan sets. We serve contractors and homeowners nationwide, with extra focus on Texas and California. Drawings that require a professional seal are reviewed and sealed by a licensed professional in the project's jurisdiction.
Related Bid Sharp pages
- Permit drawing services
- Structural drawings
- Solar permit plan sets
- Texas estimating and drawings
- California estimating and drawings
- Public bid estimating
- Construction bidding glossary
- Estimating and bidding FAQ
Need help with this on a live project?
Send the solicitation or plans on the contact page with your due date. We reply with scope, a firm price and turnaround before any work starts. Bid Sharp prepares the estimate and documents; the contractor reviews, signs and submits the bid in its own name.
Last reviewed October 2026. Procurement rules, thresholds, wage rates and permit procedures differ by agency and change over time; always confirm with the official solicitation or the agency named in it.
Have a bid coming up?
Upload your plans and bid date. We reply with scope, price and turnaround.
Frequently asked questions
Who issues building permits, the city or the county?
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Inside a city, the city building department usually issues permits. In unincorporated areas the county does, and some states or special districts handle specific items. Confirm the correct authority having jurisdiction (AHJ) for your address before you start.
Why do permit requirements differ between counties?
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States adopt model codes, such as the International Codes, with amendments, and each city or county adds local rules for zoning, floodplain, fire, energy and submittal format. The result is that a drawing accepted in one jurisdiction may need changes in another.
Do I need drawings to get a permit?
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Most new construction, structural changes and additions need drawings. Small repairs may need only an application. The building department's submittal checklist tells you exactly what to provide.
Do you prepare permit drawings?
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Yes. We prepare drawings to your building department's submittal checklist and revise after plan-review comments. Items that require a professional seal are reviewed and sealed by a licensed professional in the project's jurisdiction.
Written by the Bid Sharp Estimating Team
Bid Sharp provides construction estimating, quantity takeoff, structural and permit drawings, shop drawings and scheduling for contractors across the United States. This article is general information, not legal or engineering advice.
