Planning and Permitting · South Florida

Construction Documents & Drawings

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Construction Documents & Drawings

A plan reviewer isn’t grading a concept — they’re grading a specific, formatted, sealed set of documents against the Florida Building Code, and a beautiful rendering that isn’t also a compliant construction document set won’t clear review. Construction documents are the actual deliverable a permit application lives or dies on: a coordinated package of architectural, structural, and often MEP sheets, each carrying its own required seal, submitted in a specific digital format the reviewing jurisdiction expects.

Elbaz treats the construction document package as its own deliverable — produced, cross-checked, and formatted correctly before it ever reaches a portal — rather than an afterthought once the design itself is finished.

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What's actually in a permit-ready set.

A construction document package typically includes architectural floor plans, a life safety plan for commercial work (showing occupancy classification and occupant load calculations to scale), structural sheets with sealed calculations, MEP sheets for electrical/plumbing/mechanical systems, energy code compliance forms, and a product approval schedule listing the Notice of Acceptance or Florida Product Approval number for every regulated exterior product specified. Each discipline contributes its own sealed sheets, coordinated into one internally consistent package.

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Every sheet needs its own seal.

Florida law requires architects and engineers to sign, seal, and date every sheet of the documents they’re professionally responsible for before submittal to a permitting agency, under the licensing chapters governing architecture and engineering practice in the state. Most portals now accept and expect digital seals rather than wet-ink signatures, but the underlying requirement — a specific, licensed professional taking responsibility for each sheet — hasn’t changed.

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Digital submission standards aren't just a suggestion.

Miami-Dade’s submission portal, for example, requires drawings and documents submitted as flattened, single-layer PDFs with no embedded objects, unencrypted and not password-protected, scanned at no more than 300 dpi. A technically correct set of drawings that doesn’t meet the file-formatting requirements can be rejected on formatting grounds before a reviewer even evaluates the content — a purely administrative delay that’s entirely avoidable with correct preparation.

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Coordination errors between disciplines are a top rejection cause.

When the architectural floor plan shows a wall in one location, the structural framing plan shows a beam somewhere slightly different, and the MEP sheet routes ductwork through where that beam actually sits, the submission reads as internally inconsistent — and inconsistent submissions are a well-documented, common cause of plan review rejection. Cross-checking every discipline’s sheets against each other before submission is as important as getting any individual sheet right.

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Materials

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01. Option 1

Architectural floor plans and, for commercial projects, life safety plans

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02. Option 2

Sealed structural and MEP sheet production and coordination

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03. Option 3

Energy code compliance documentation

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04. Option 4

Product approval schedule compilation for regulated exterior products

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05. Option 5

Digital formatting to the specific jurisdiction’s portal requirements

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06. Option 6

Cross-discipline consistency review before submission

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What Drives The Cost

  • Number of disciplines represented in the set — More disciplines mean more sheets and more coordination.
  • Project size and total sheet count — Larger projects require more extensive documentation.
  • Level of detail required — Commercial life safety and occupancy documentation is more extensive than a simple residential set.
  • Number of coordination passes needed — More back-and-forth between disciplines adds production time.
  • Revisions driven by design changes vs. plan review corrections — Both require reissuing and re-coordinating affected sheets.
  • Digital formatting and preparation labor — Meeting specific portal requirements takes dedicated preparation time.

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Our Process

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01. Drawing Set Scoping by Discipline

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02. Coordinated Production Across Architecture, Structural, and MEP

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03. Cross-Discipline Consistency Check

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04. Digital Formatting & Seal Verification

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05. Submission-Ready Package Assembly

We determine exactly which sheets and documents the specific project and jurisdiction require.

Each discipline produces its sheets from a shared, coordinated base rather than in isolation.

Before submission, we check every sheet against every other sheet for conflicts in dimensions, locations, and details.

We confirm every file meets the specific portal’s format requirements and that every required seal is present.

The final, coordinated, correctly formatted package is assembled and readied for the correct jurisdiction’s portal.

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Recent Planning and Permitting Work

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Construction Documents & Drawings Questions, Answered

1 What's the difference between design drawings and construction documents?

Design drawings communicate intent and layout; construction documents are the fully dimensioned, detailed, sealed set that a building department actually reviews for code compliance and a contractor builds from — they're a distinct, later deliverable.

2 Why do all my drawings need to be sealed separately by different people?

Because Florida law holds the specific licensed architect or engineer professionally responsible for the sheets they produced — a structural engineer seals structural sheets, an architect seals architectural sheets, and so on, each accountable for their own discipline.

3 Can I submit hand-drawn or informal sketches for a small project?

Almost never for an actual permit submission — even small projects generally need dimensioned, code-referenced drawings in the digital format the jurisdiction requires, though the sheet count and complexity scale down significantly for simple scopes.

4 What file format does my county actually require for permit drawings?

It varies by jurisdiction, but Miami-Dade, for example, requires flattened single-layer PDFs, unencrypted, scanned at no more than 300 dpi — formatting requirements differ enough between counties that it's worth confirming for each specific portal.

5 Why did my permit get rejected over a formatting issue when the design itself was fine?

Some portals check file formatting automatically before a human reviewer looks at content, so a file that doesn't meet the technical specification — wrong resolution, embedded layers, password protection — can bounce for reasons that have nothing to do with the design.

6 Do my architect's and engineer's drawings need to match exactly?

Yes — wall locations, dimensions, and structural elements shown on architectural sheets have to be consistent with what's shown on structural and MEP sheets; mismatches between disciplines are a common, avoidable rejection cause.

7 What's a product approval schedule and why does it need to be part of my drawing set?

It's a list, usually as its own sheet, of every regulated exterior product specified on the project (windows, doors, roofing, garage doors) along with its Notice of Acceptance or Florida Product Approval number — reviewers cross-check it against what's actually drawn and specified.

8 How many sheets does a typical construction document set actually have?

It varies enormously with project size and complexity — from a handful of sheets for a simple residential addition to dozens for a commercial project spanning architectural, structural, MEP, and life safety documentation.

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