15.2 Approvals & Permitting: Participating in the Permit Process
Key Takeaways
- The permit set is the drawing package submitted to the AHJ for code-compliance review; it is a subset of the construction documents focused on life safety, accessibility, and structural compliance
- The AHJ plan review checks the permit set against adopted codes and reference standards, then issues corrections that the designer must resolve before resubmittal
- Permit review timelines vary by jurisdiction and project complexity; designers must confirm submittal requirements and review windows with the local AHJ before submitting
- The designer prepares and submits the permit drawings; the contractor typically pulls the permit and pays the fee; the owner authorizes the application
- A permit is issued only after the AHJ confirms code compliance—construction cannot legally begin without it
15.2 Participating in the Permit Process
Quick Answer: The permit process is the AHJ's review of the permit drawing set for compliance with adopted codes and reference standards. The designer prepares and submits the permit set, the AHJ reviews it and issues corrections, the designer resolves the corrections and resubmits, and the AHJ issues the building permit. Construction cannot legally begin until the permit is issued.
Why the Permit Process Matters
The building permit is the legal authorization to construct. Without it, work is illegal and the owner risks stop-work orders, fines, and difficulty obtaining a certificate of occupancy. On the IDPX, the permit process is tested as a jurisdictional workflow with defined roles, submittal requirements, and review timelines that the designer must navigate.
The Permit Drawing Set
The permit set is the package of drawings and documents submitted to the AHJ for code-compliance review. It is typically a subset of the construction documents, focused on life safety, accessibility, structural, and mechanical compliance rather than finish and aesthetic detail.
A typical permit set includes:
| Drawing / Document | Purpose |
|---|---|
| Site plan | Setbacks, parking, grading, accessibility paths |
| Floor plans | Occupancy use groups, egress paths, door ratings, accessible routes |
| Life safety plan | Egress widths, travel distances, exit access, area separations, fire ratings |
| Reflected ceiling plan | Sprinkler heads, smoke detectors, exit signage, emergency lighting |
| Building sections | Fire-rated assemblies, shaft enclosures, floor-to-floor heights |
| Structural drawings | Load paths, beam sizes, connections, foundation design |
| Mechanical / plumbing / electrical | System sizing, ventilation, fire alarm, emergency power |
| Specifications (code-related) | Fire ratings, materials, accessibility fixtures, finish classifications |
The permit set does not need every finish selection or piece of furniture—it needs enough information for the plans examiner to verify code compliance.
Applicable Codes and Reference Standards
The AHJ reviews the permit set against the adopted codes of that jurisdiction—typically the International Building Code (IBC), International Residential Code (IRC) for one- and two-family dwellings, and the International Existing Building Code (IEBC) for renovations. Accessibility is reviewed against ANSI A117.1 and the ADA Standards (federally enforceable). Reference standards incorporated by reference—NFPA 13 for sprinklers, ASTM E84 for flame spread, ASME A17.1 for elevators—are part of the code and apply as adopted.
Designers must confirm which code edition the AHJ has adopted before preparing the permit set. Many jurisdictions lag one or two code cycles behind the latest IBC publication.
The AHJ Plan Review Process
The plan review workflow has four stages:
- Intake and fee payment — the application, drawings, and permit fee are submitted to the AHJ.
- Plan review — plans examiners check the set against adopted codes and reference standards. Complex projects may be routed to separate structural, mechanical, and accessibility reviewers.
- Corrections issued — the AHJ returns a correction list identifying deficiencies. The list may be a marked-up drawing set, a letter, or an electronic review with comments.
- Resubmittal and re-review — the designer resolves each correction, resubmits, and the AHJ re-reviews. This cycle may repeat until the set is compliant.
Once the AHJ is satisfied, the building permit is issued, and construction may begin.
Jurisdictional Processes and Timing
Review timelines vary widely. A small interior tenant improvement may be reviewed in a few days or over the counter. A large new-building permit may take weeks or months. Many jurisdictions offer:
- Over-the-counter review for simple projects
- Standard review with a published turnaround (often 2–6 weeks)
- Expedited review for an additional fee
- Phased permitting (foundation-only permit, then full permit) for fast-track projects
The designer must confirm the AHJ's submittal format (paper, electronic portal, or both), the required number of sets, the review fee schedule, and the expected turnaround before submitting. Missing a jurisdiction-specific requirement is the most common cause of review delays.
Roles and Responsibilities
| Party | Permit-Process Role |
|---|---|
| Owner | Authorizes the permit application; pays fees per contract; receives the permit in their name |
| Designer | Prepares the permit set; submits the application; responds to corrections; coordinates consultants |
| Contractor | Often pulls (picks up) the issued permit; pays the fee per some contract forms; schedules inspections |
| AHJ | Reviews the permit set; issues corrections; issues the permit; conducts inspections during construction |
Under AIA B101 (owner-architect agreement) the architect assists the owner in obtaining the permit. Under AIA A201 (owner-contractor General Conditions) the contractor is responsible for obtaining the permit and paying fees unless the agreement states otherwise. Local practice and the specific contract forms determine who literally submits and pays.
Exam Scenario
An AHJ returns a correction list requiring a 2-hour fire-rated assembly at a corridor wall that your permit drawings showed as 1-hour. The correct response is to revise the drawing to the required 2-hour rating, update the wall type in the specifications, and resubmit. Do not negotiate code requirements with the plans examiner—the code is not optional. If you believe the correction is wrong, provide a written code analysis citing the specific section and request a supervisor review, but never proceed without resolving the correction.
Key Reminders
- Confirm the adopted code edition before preparing the permit set.
- The permit set focuses on code compliance, not finish detail.
- Corrections are mandatory—never proceed with a disputed correction unresolved.
- The permit is the legal authorization to build; no permit, no construction.
- Jurisdictional timing varies—confirm submittal format, fee, and turnaround before submitting.
Which document is typically NOT required in a permit drawing set submitted to the AHJ?
Under standard AIA A201 General Conditions, who is responsible for obtaining the building permit and paying the permit fee unless the agreement states otherwise?
An AHJ plan reviewer returns a correction requiring a 2-hour fire-rated corridor wall where your drawings show 1-hour. What is the correct response?
Before preparing a permit set, which step must a designer take to avoid the most common cause of review delays?