Structural engineering plans are a type of Engineering drawing for how a building will be built. Structural drawings are generally prepared by licensed professional engineers. They are primarily concerned with the load-carrying members of a structure. They outline the size and types of materials to be used, as well as the general demands for connections. The structural drawings communicate the design of the building’s structure to the building authority to review. These plans also become part of the contract documents which guide contractors in detailing, fabricating, and installing parts of the structure.
Title 24 energy calculations are required in California to show that a building meets energy efficiency standards for residential and non-residential buildings, in order to reduce California’s energy consumption. Before a city or county in California grants a building permit they will ask that you submit a Title 24 energy report (also called Title 24 energy calculations).
Yes! Plan check comments from the appropriate local jurisdiction on our scope of work are included in our price quote.
The engineering plans tell your contractor how to construct your project. Once our plans are done, contractors will be able to estimate materials and labor to give you a bid for your construction.
We have many engineers who each have their own license number. If you would like to know more about our engineers, please reach out to us and one of our Customer Success Managers can elaborate.
Yes! Over the years we have worked with wonderful local contractors and can refer them to you for your project.
After the plans are done, they go to your city or county’s Building & Planning department for plan check. Depending on the city or county, smaller projects can sometimes be permitted over the counter. Most projects go through plan check and its duration will vary based on your local jurisdiction.
What does the submittal of the plans entail?
The permitting process involves bringing the physical plans and accompanying documents to the city office for submittal and review. Each jurisdiction handles this differently, but the majority will provide the opportunity to “intake” the plans into their system, and then take them to be reviewed by the department over a period of a few weeks. Others offer over the counter service for small projects.
For submitted plans, the city will email or mail you a document with any comments they have regarding the plans, which you can then transfer to your project manager so that your design professionals can address these as needed, as well as contact information for them to coordinate with the plan checker. For over-the-counter reviews, or situations where this document is not provided, it is important to get in writing each comment that you receive from the plan checker, as well as their direct contact information, so that we can clarify any questions once reviewing the requests.
Following each plan check, changes will be made and the affected pages will need to be resubmitted for review. Once approved, the owner may return to the city, pay any permit fees, and pick up the approved plans and permit.
What are plan check comments?
Plan check comments are the comments provided by the city or county following the review of the plans submitted. The plans are required to be re-submitted after addressing the plan check comments and making revisions to the plans that address each comment. The city or county issues the building permit once the revised plans are approved by them.
Will you help address all the plan check comments given by the city or the country?
Yes, we will address all the plan check comments on our contracted scope and provide the updated plans to you, as part of the basic services being rendered. There are some exceptions, such as when changes to the architectural drawings completed by another consultant result in a change of scope or revision to our plans. In this case, a change order may be applied. However, this situation is fairly rare, and only applicable when using additional consultants outside of Design Everest for the design.
It depends on each project and the scope of work. Design and engineering can take anywhere from a few days to several weeks depending on how involved your project is and how well you know what you want at the start of the project.
We do not provide free on-site evaluations. Our paid engagements may include on-site evaluations, and this fee will be part of the overall price quote we create for you. To stay competitive, we utilize our engineer's hours judiciously and only engage them for paid engagement field visits when necessary.
As-built drawings are an accurate representation for both commercial and residential structures of existing conditions and typically consist of floor plans, elevations, and roof plans. We can help create detailed structural, mechanical and electrical as-builts showing structural members, plumbing fixtures, HVAC registers, power, data lighting, and electrical outlets. As-builts serve to (1) assist a design professional in their preparation of contract documents for new construction, and (2) provide an accurate reference of existing building conditions for the Building and Planning authority when seeking approval for new construction.
What exactly are structural site surveys?
The goal of a structural site survey is to document as much of the structural support system as possible by visual observation only (no destructive investigation). Our observations for this service are generally limited to the area of the existing structure that is being affected by the project scope, so the entire structure in typically not documented.
Do I need a structural site survey service for my project?
A structural site survey is typically required when you are having an addition or remodel done on your existing home and you do not have the original structural drawings for the house. There is important information needed prior to starting the project to aid in the construction process and ensure your home is structurally safe.
Is architectural as-builts survey service required for my project?
Architectural as-builts survey is typically required when you are in the initial planning stages of an addition or remodel on your existing home and you have neither the original architectural drawings nor have involved an architectural designer up to this point. The information gathered will be used to best determine how to layout your new/renovated space to provide you the best possible living experience.
How soon after the contract is signed will this service be performed?
You can typically expect a phone call to schedule the service within 2-3 days after signing the contract, which gives us the time needed to identify the best representative to assign to your project. The actual site visit can vary depending on your availability, but typically is scheduled for a day within 1-3 days of the scheduling phone call.
What part of my house will the representative need access to for a Structural Site Survey?
On the inside of the house, we typically need to see the areas being affected by the addition/remodel. We will also need access to wherever the attic access panel and crawl space panel (if applicable) are located. The most important aspects to this survey are verifying the roof/ceiling supports and the floor supports. Typically, photos will be taken of these spaces, along with photos of the exterior of the house.
What part of my house will the representative need access to for an Architectural as-builts survey?
We will typically need full access to the interior and exterior of the house. Most cities/counties require a full architectural floor plan and elevations, even if the new work being done only occurs in one area.
Will the Design Everest representative access the crawl spaces during the structural site survey, if required?
If the Design Everest representative is of the opinion that accessing the crawl space/entering any area/performing any procedure that may damage the property or present a danger to him or others, he may decide not to access such areas. Such decision will be at the sole discretion of the Design Everest representative. In such event, they will gather as much information as they can from the areas that are accessible, and we will use this for our design.
Will the structural site survey/architectural as-builts survey include opening up the walls to determine the existing structure?
Our structural engineers will not open up the walls or perform invasive testing while doing any kind of testing during their visit. The survey is meant to evaluate the visually observable conditions only. If you have engaged a contractor prior to the visit, you may have them open up some exploratory holes beforehand or be present to help do so during the visit. Our engineer can also suggest locations where these types of openings may be helpful for confirming assumptions. However, Design Everest is not responsible for any damage as a result of this exploration and cannot guarantee that this will provide necessary additional information.
Alternatively, if you have already engaged a general contractor or can engage a general contractor, they can open up some holes in the walls to see the site conditions/framing underneath which we can factor into our drawings, to minimize the need for any changes due to unforeseen site conditions during construction.
Will the Design Everest representative draft the plans to be submitted to the City or the county for the permit?
The Design Everest representative will prepare as-builts, which are required to prepare the designs and plans by the architectural designer and/or the structural engineer. The architectural designer and/or the structural engineer (as applicable depending on the scope of the work) will draft such plans for submittal to the City or the county to secure the permit.
CAD stands for computer-assisted drafting, and often refers to the drawing files for a project completed in AutoCAD or a similar program. These files can be viewed and edited by our design professionals, and then exported as the final PDF version. If you do not have a CAD file, this will need to be created, either using a PDF or hand drawing (CAD Conversion), or measuring and drafting the plan manually (Architectural As- Builts).
Architectural as-builts are required in CAD format to create the plan set for submittal to the city or county (as applicable). If you have a designer already, they should be able to provide the architectural as-builts in CAD format. If you are working with one of our designers, or the designer you have does not have their plans in a CAD format, we will prepare them for you. Please let the Customer Success Manager or the Project Manager know and we will make sure that this is included in our scope of work.
Every city or county has its own set of guidelines in relation to the format of the plans required to be submitted to them for the building permit. Some cities require the first page of plans to be wet-signed and stamped by the design professional of record. The City and County of San Francisco and the City of Mountain view are examples of jurisdictions that require wet stamped documents for all permits.