Let's save money! Get the correct set of plans for your project.

There is a difference between a Permit Set, Construction Set and Construction Documents. All three will obtain the necessary permits. I provide all three for various reasons to different clients or types of project. A permit set should only be used to obtain a building permit. A construction set is used to build the project with additional information. Construction Documents are an overall package that includes drawings, product data, samples and specifications. This will cost the Owner significantly more. 

Depending on the project and the experience of the client will determine the best option.

Permit set:

• This contain the necessary plans required to meet all the codes by the IBC (International Building Code). All codes in the USA are based off the IBC. A lot of areas, especially big cities or states modify and/or add to it. A good rule of thumb is to follow whichever code requirement is more restrictive. Unless it goes against what you want to accomplish. Then ask for a code modification and get creative. Remember that codes are only a baseline of what is required and how to accomplish it.
• A permit set does not require as many details as a construction set. The city has no liability if a home is built incorrectly. If something goes wrong everyone gets sued but the city.
• I sometimes provide permit sets for a design build firm here in the DC area. They have remodeled over 50 homes and they know what they are going to build with their standards. There is no need in drawing more details. Additionally I am hired through the Contractor and not the owner. I am not an Owner's representative.
• I never provide homeowners or newbie developers a permit set. A permit set will not be thorough enough for General Contractors to provide quality bids. They will have too many questions. They want to see a construction set.

Construction Set:

• A construction set provides numerous details on waterproofing, finishes, cabinets, interior elevations, how walls connect to roofs and so on.
• The most important detail in a construction set are the waterproofing details. This is where there is failure which may lead to costly repairs and health issues with mold. If detailed incorrectly the architect may be held liable and if the contractor does not follow the waterproofing detail they may be held liable. Sometimes both parties are held liable. The good news is that an Owner will be protected one way or the other if there are waterproofing details.
• Depending on the type of project an agreement with the client on items such as cabinetry or material transitions may be detailed. The more complex a project the more details required. On the project I am currently working on (around 1.2 million SF) we have over 500 details and we still need more. Every unique situation should be detailed.
• An architect and the consultants provide numerous details so that the Contractor and their team may build the design. During construction a Contractor may submit a RFI (request for information) if the detail as drawn does not work in the field or was missing information. The Contractor may provide a suggestion for the solution and the Architect provides documentation on the new workable detail.
• A construction set provides a client assurance that what is on the plans will be built. There will be more upfront cost but less mistakes will be made during construction. Mistakes during construction are a lot more expensive.

Construction Documents

• A full set of Construction Documents are usually only provided on bigger jobs. I know some Architects will argue that but for a single family home and maybe up to a 4 unit multi-family project a full set of construction documents is not necessary. Especially if the Owner already has a system for all materials used.
• Once a multi-family is more than 4 units it is considered a commercial project. I would suggest requesting Construction Documents from the Architect. As an Architect I Would also insist on providing this service.
• The biggest difference this set provides are specifications. They are extremely boring to read and even more so when verifying if the Contractor provided required documents. In the General section of the specifications it includes the procedures for RFI, submittals, change orders, meetings, proper form of documentation and so on.
• The rest of the specifications are divided into 50 divisions t hat explain in writing the warranty information, craftsmanship level required, installation procedures, accepted manufacturer's, maintenance information, material storage requirements and required samples for all items needed for the construction of the project. I mean everything. EVERYTHING! Sometimes the specifications are well over 1,000 pages. There is a plethora of information.
• The drawings go hand in hand with the specifications. They compliment each other and provide a full set of plans for a Contractor to build from.
• These sets also provide the Contractor with the most information for them to submit detailed and accurate bids. For example, there are different levels on how accurate a slab needs to be. Usually the industry tolerance for concrete is 1” over a certain distance. However if the Architect requires a certain area to only be ¼” then they will charge more. An Architect has to describe this requirement so that the Contractor provides proper pricing.

Sometimes on fast paced projects both a permit set and construction set are done at the same time. This is so that the Contractor may begin work before a final permit is pulled. This usually only happens on enormous projects. The city gets the permit set and the contractor gets the construction set.

For the newbies out there be sure to start with a construction set. Especially if the plan is to build some of it yourself. For the veterans out there the more money you can save go for it. Just be careful when something goes wrong it will be more complicated to find out who is liable. However as J Scott points out, ”you are always at fault”

Good luck, be careful and go make some money!