Company OverviewHow we work · Questions
Questions we hear about new homes.
Straight answers on plan sets, plan check and the agencies involved, with the public sources we rely on. Every lot is different, and we're glad to talk through yours.
Who can prepare plans for a new single-family home in California?
Business & Professions Code §5537(a)(1) allows any person to prepare plans for "single-family dwellings of woodframe construction not more than two stories and basement in height." Under §5537(b), any part of the structure that departs from conventional wood-frame framing must be prepared and stamped by a state-registered professional, as the building official requires. We prepare plans within this framework, and independent structural professionals handle the structural work. Your building department decides what it will accept for your project. We are quoting the statute here, not giving a legal opinion.
Source: leginfo.legislature.ca.gov · www.law.cornell.edu
What's in a typical new-home plan set?
In our experience a set usually includes a site plan, floor plans, elevations, sections, a roof plan, structural drawings and calculations from an independent structural professional, Title 24 energy documents, CALGreen checklists and notes, and, where required, a soils report, grading and drainage plans, and fire department sheets. Each jurisdiction publishes its own submittal list. LA County describes plan check as "a review of plans, drawings and documents… for compliance with the building codes."
Source: www.dpw.lacounty.gov
What is Title 24 energy compliance?
The California Energy Commission's Building Energy Efficiency Standards (Title 24, Part 6) apply to new homes. The 2025 Energy Code applies to permit applications submitted on or after January 1, 2026. On our projects, an independent energy consultant prepares the compliance documents.
Source: www.energy.ca.gov
What is CALGreen?
CALGreen is the California Green Building Standards Code (Title 24, Part 11). HCD publishes the residential mandatory measures, which apply to newly constructed homes, including one- and two-family dwellings. Counties and cities can amend CALGreen locally. For example, San Diego County's ordinance sets kitchen faucets at 1.5 gpm and asks for at least one ENERGY STAR dishwasher or clothes washer per unit. Local amendments are one of the things we look at for your address.
Source: www.hcd.ca.gov · www.sandiegocounty.gov
Will my project need a structural professional?
Often, yes. Under B&P §5537(b), any part of the house that departs from conventional wood-frame construction needs stamped documents from a state-registered professional. We coordinate with independent structural professionals on every project that needs one.
Source: leginfo.legislature.ca.gov
Will I need a soils (geotechnical) report?
It depends on the jurisdiction and the site. LA County says hillsides and areas "prone to landslides, liquefaction" require one. San Diego County requires one for expansive soil, for buildings over one story on beach sand or water-deposited soils, and where design soil pressure exceeds 1,500 psf. San Bernardino County says one is "typically required for most structures, including main residences." Ventura County requires one with building plans unless an approved B-50 waiver applies. Orange County and Riverside County ask for one when their Building Official requires it.
Source: pw.lacounty.gov · www.sandiegocounty.gov · wp.sbcounty.gov · rmadocs.venturacounty.gov
Are fire sprinklers required in a new house?
Generally, yes. The 2025 California Residential Code, effective January 1, 2026, places the rule in §R309.2: "An automatic sprinkler system shall be installed in one- and two-family dwellings." The exceptions cover additions or alterations to existing unsprinklered buildings, and certain detached ADUs. The 2022 code numbered this section R313. Local fire departments may add requirements.
Source: www.dgs.ca.gov · up.codes
My lot is in a fire hazard zone. What changes?
Under Government Code §51178, the State Fire Marshal identifies Moderate, High and Very High Fire Hazard Severity Zones, and under §51179 local agencies adopt the local zones by ordinance. All six Southern California counties we cover adopted the 2025 local maps for their unincorporated or fire-district areas in 2025. Cities with their own fire departments adopt separately. Homes in these zones follow wildland-urban interface construction rules (CBC Chapter 7A / CRC R327).
Source: leginfo.legislature.ca.gov · bof.fire.ca.gov
What are will-serve letters?
A will-serve letter comes from a water or sewer district and says it can serve the lot. Where there is no sewer, a septic (OWTS) system goes to county environmental health. Ventura County Public Works, for example, says "A WSL approved by the Public Works Agency is required for a property owner to obtain a Building Permit" for new water service. LA County Waterworks issues will-serve letters and fire flow forms through EPIC-LA. Each district sets its own rules.
Source: publicworks.venturacounty.gov · permits.lacounty.gov
Are there school fees?
Yes, for new homes. Education Code §17620 lets school districts levy fees on "new residential construction." The owner pays these fees, and the district sets the amounts.
Source: leginfo.legislature.ca.gov
What's the difference between planning review and building plan check?
Planning looks at zoning and land use: setbacks, height, coverage, discretionary permits and coastal permits. Building plan check reviews the plans against the building codes. In LA County, for instance, a Planning base application may become a Site Plan Review or a Conditional Use Permit before Building and Safety reviews the plans.
Source: planning.lacounty.gov · www.dpw.lacounty.gov
How do plan check rounds and corrections work?
The agency reviews the plans and issues correction comments. We revise the plans and resubmit. LA County says that if plans are not approved, "You'll get an email listing needed corrections to make before resubmitting," and that "Turn-around time may vary depending on the volume of plans submitted." The agency sets the number of rounds and the time each one takes, so we never promise either.
Source: permits.lacounty.gov · www.dpw.lacounty.gov
What does "Ready to Issue" mean? Is that a permit?
Not yet. Ready to Issue (RTI) means plan check and the required clearances are approved, so the permit can be issued once the remaining items are done. LA County says a permit can be issued once "the plan check review is either approved… any required agency approvals are received, and the fees have been paid." Our work aims at RTI. Issuance, inspections and construction come after.
Source: www.dpw.lacounty.gov · rctlma.org
Who pulls the permit?
The owner, as an owner-builder, or the owner's licensed contractor pulls the permit, and the owner pays agency fees. CSLB explains that owner-builders take on responsibility for permits, inspections and workers. An HOA's design approval is separate from the city or county permit, so both are needed.
Source: www.cslb.ca.gov · leginfo.legislature.ca.gov
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Tell us about your lot.
We'll review the zoning and the agency list for your address and send you a written proposal.
This page shares general public information, not legal advice. Each city or county makes its own decisions on approvals, timing and fees. Sources were read in October 2026 and agency rules change.