Construction & Permit Documents: What Happens in Step 3 of Your Home Remodel in the Bay Area and Beyond

A homeowner’s guide to navigating construction drawings and building permits (and what happens during the permit waiting period. Hint: we work on some of the fun stuff, like interior design details!). 

You’ve visualized your dream space, collaborated with Craig to design and price it, and now, those initial plans are ready to come to life. In this third phase of our Architectural Design process, we’re exploring the Construction Documents (CDs) and Permit Documents phase – a crucial element to solidify your plans before acquiring a permit and before construction starts. This post follows Phase 1: Initial Investigation and Schematic Design, and Phase 2: Design Development & Bidding. We created this series to provide you with a full, transparent view of what it’s like to work with us and how the architectural process unfolds – from start to finish. 

With 20 years of experience designing residential projects in the Bay Area, Craig O'Connell Architecture brings creative design expertise to every project and client. Our goal? To balance your desired aesthetic, functional needs, and the natural environment. We are passionate about improving lives through design, so you will have a design you'll love, and a home that exceeds your expectations.

Welcome to Phase 3: Moving into Permit Mode – Checking on Health and Safety 

You have approved the design concept – now what? We need to do our due diligence to ensure your design plans are legal, up to code, and in compliance with best practices and local guidelines.

“After we come out of Design Development and are moving towards the permit process, we pay close attention to code compliance and safety,” says Craig. 

The COA team coordinates with a structural engineer to work to ensure the building’s overall stability and safety.  In other words, this phase is when all Construction Documents are assembled and noted for a thorough permit by your city or county’s jurisdiction to ensure the building projects are up to code for structural, plumbing, electrical, and fire safety. 

And once the documents are submitted, which takes anywhere from one week for tiny projects to several months for bigger ones, Craig zooms in from macro to micro – focusing on fixtures and finishings to keep the design process moving along.

While we are awaiting permit approval, the team focuses on interior design elements to keep the project moving.

While the Permit Process Initiates, Interior Design Comes into Play 

Moving from macro to micro means accounting for all the smaller (yet still very important) details. This looks like: selecting window types and choosing air conditioning systems (like Samsung vs. Mitsubishi), flooring, tile, wallpaper, and other crucial design elements. This is where more interior design comes into the picture – to help bring the ‘vibe’ of your visionary space to life. Depending on your project’s scope and budget, Craig and his team may handle the interiors directly or collaborate with one of their trusted interior design partners. Craig has long-standing relationships with many talented designers and builds the right team for each project.

“Interior designers can fill a big role when it comes to wall color, fixture and finishing selection, casing and trim, and even door hardware that all contribute to the overall ‘vibe’ of a room,” says Craig. “Especially when the project gets bigger, and there’s more of an intent around high-level fixtures and finishings, it’s really great to have an amazing interior designer on board who seamlessly collaborates with the rest of the team."

When and How to Address “Unforeseen Conditions” During a Home Renovation

While we are waiting for final permit approval,  it’s also a great idea to get ahead of any ‘unforeseen conditions’ that could cause issues down the road. 

“This is a good time to have a builder make openings in the walls, ceilings, or floors to get a really good look at what’s going on in the demolition,” says Craig. 

This helps avoid issues down the road, such as water damage common in older homes.

“When you take on a home renovation in San Francisco, it’s kind of like working on a classic car,” says Craig. “You open up an old Victorian and realize, ‘wow, this isn’t the way we do things now.’ For example, water intrusion coming through old siding, or issues with window insulation and waterproofing, so you never know what you’re going to get.”

This exploratory step provides additional information to the general contractor so the team can begin planning before the permit is fully issued.

“How can I save money during my remodel?”

The permit approval waiting period is also a wonderful time to slow down and make sure you’re staying on budget. Because believe it or not — you don’t have to sacrifice your design to save money. When budgets need adjusting, the details matter most — things like fixtures and finishes can make a big difference.

Tile selection 

“Tile can be $18/square foot or $200/square foot,” says Craig. “There’s a wide range here; the selections you make in these finishes could save you quite a bit down the line.” 

Lighting selection

“If you have 50 light fixtures that are recessed lights, which I see a lot, it can be $150/can all the way to $450/can,” says Craig. “Those numbers add up quickly when you multiply them out.”

Flooring selection 

Wood flooring is another big one. “You’d be amazed at the myriad of real wood and pre-engineered wood flooring – which involves where it’s coming from and how long it takes to arrive. When it comes to fixtures and finish decisions, it’s a dance of timing, meeting the construction schedule, and the client’s budget.” 

Craig’s overall advice for making the right selections and staying on budget? To slow down the decision-making process and make sure the right selections are made, so you strike that perfect balance between bringing your vision to life without going overboard on budget. 

Design renderings like this one of Marin County bathroom addiition help clients visualize key decisions and keep the project moving forward during the permitting phase.

How We Keep Your Project Moving Throughout the Permit Process

While there’s no way to speed up the permit approval process, Craig and his team remain proactive and engaged throughout. They maintain open communication with owners and the general contractor, prepare design renderings and mockups to visualize decisions, conduct site visits to test fixtures and finishes in real time, and host Zoom meetings to keep everyone — builders, owners, and team members — aligned and energized for what’s ahead.

Next up – we’ll be discussing in detail the thorough permit approval process: “Permit Acquisition”. Stay tuned for our next blog post as we break it all down so you know what to expect. 

Ready to start designing your dream home? Contact us for an initial consultation—we’d love to hear your vision.