From signed contract through plan check.

What each sheet shows and what the reviewer checks

Samples come mainly from a new home with an attached ADU in unincorporated LA County (an Eaton Fire rebuild), plus a room addition in Costa Mesa and a home with a detached ADU in Altadena.

New single-family home + attached ADU · unincorporated LA CountySample plan sheet, details removed

Drawing index & project data

The first thing a plan checker reads. It lists every sheet in the set and summarizes the project in the agency's terms, so the reviewer knows which codes and standards apply before opening a drawing.

What it shows

• Sheet index (A, C and S sheets)

• Scope of work in plain language

• Occupancy group (R-3) and construction type (V-B)

• Fire sprinkler status

• Lot coverage and floor-area totals

• Code edition: 2025 California Building, Residential, Electrical, Mechanical, Plumbing, Energy and CALGreen codes

What the reviewer checks

• Scope matches the application

• Square footage matches the floor plan

• Correct code cycle

• Every sheet listed is actually in the set

Fire rebuild, Altadena · street names removedSample plan sheet, details removed

Site plan

Shows the whole lot to scale: where each building sits, how far it is from every property line, and how water, sewer, gas and power reach it. Zoning and fire reviewers spend most of their time on this sheet.

What it shows

• Property lines with bearings or lengths

• Every building with its square footage

• Setbacks dimensioned to property lines

• Water, sewer, gas and electrical routes

• Drainage arrows and slopes (2% / 5% away from the foundation)

• Erosion-control notes and gravel-bag detail

• 1-hour rated eaves and walls where a building sits close to a line

What the reviewer checks

• Setbacks and lot coverage meet zoning

• ADU size and location allowed under state and local ADU rules

• Fire separation distance at property lines

• Drainage stays on site and away from neighbors

2025 Single-Family Residential Mandatory Requirements SummarySample plan sheet, details removed

Energy Code mandatory requirements

California requires certain energy measures on every new home no matter how the energy model comes out. We put the state's mandatory-measures summary on the plans so each item is a construction requirement the inspector can check.

What it shows

• Insulation minimums

• HVAC, duct and ventilation requirements

• Water-heating and pipe-insulation rules

• Lighting controls

• Electric-ready and solar-ready provisions

What the reviewer checks

• Correct code-cycle form

• Measures agree with the Title 24 report

Electrical, plumbing, mechanical, smoke alarm and stucco notesSample plan sheet, details removed

Construction notes

General notes turn code sections into instructions for whoever builds the project. They cover the items that don't show up as a line on a drawing.

What it shows

• Electrical: GFCI/AFCI protection, receptacle spacing, circuits

• Plumbing: fixture flow rates, water-heater and gas notes

• Mechanical: exhaust fans, dryer vents, duct sealing

• Smoke and carbon-monoxide alarms (interconnected, hard-wired)

• Window, door and stucco installation

• Aging-in-place: grab-bar backing in a bathroom (new 2025 CRC R327)

What the reviewer checks

• Notes are current for the 2025 code cycle

• Nothing on the notes contradicts the drawings

Room addition & remodel · Costa MesaSample plan sheet, details removed

Existing / demolition floor plan

For additions and remodels we measure the house and draw it exactly as it is, then tag every wall, fixture and appliance being removed. The reviewer can then compare it with the proposed plan.

What it shows

• Existing rooms, ceiling heights and dimensions

• Numbered demolition legend (walls, doors, fixtures, equipment)

• Existing water heater, HVAC, electrical panel and gas meter

• Existing windows and doors

What the reviewer checks

• What is new and what is existing

• Whether the work triggers upgrades to the rest of the house

New home + attached ADU · unincorporated LA CountySample plan sheet, details removed

Proposed floor plan

The core of the set. Every wall, opening and room is dimensioned and labeled, and each window and door is tagged to the schedule.

What it shows

• Overall and interior dimensions

• Room names and ceiling heights

• Wall legend (new 2x4 / 2x6, rated walls)

• Window and door tags

• Smoke / CO alarm locations

• Kitchen, bath and laundry layouts

• Keynotes tied to the general notes

What the reviewer checks

• Bedroom egress windows

• Fire separation between ADU and house

• Smoke / CO alarm coverage

• Bathroom and hallway clearances

From the same sheetSample plan sheet, details removed

Window & door schedule

Every opening is listed with its size and performance values. The U-factor and SHGC on this schedule must match the Title 24 energy report exactly, and a mismatch is one of the most common plan-check corrections.

What it shows

• Size, type and operation of every window

• Tempered-glass locations

• U-factor and SHGC (energy values)

• Door sizes, materials and fire ratings

• Notes on rated and solid-core doors

What the reviewer checks

• Egress sizes in bedrooms

• Safety glazing near doors, tubs and showers

• Energy values match the CF1R

Roof plan with attic and under-floor vent calculationsSample plan sheet, details removed

Roof plan & attic ventilation calculations

Shows the roof shape, slopes and drainage, with the ventilation math the code requires for every attic and crawl space.

What it shows

• Ridges, hips, valleys and slopes

• Roof material (Class A where required)

• Attic area and required net free vent area

• Vent product, size and quantity

• Under-floor (crawl-space) ventilation

• Ember-resistant vents in wildfire zones

What the reviewer checks

• Vent area meets CRC R806

• Class A roof in fire hazard zones

• Height limits

Southwest and northeast elevations · new homeSample plan sheet, details removed

Exterior elevations

Each side of the building, drawn to scale. Elevations show what the finished home will look like and how tall it is, and planning departments use them to review design standards.

What it shows

• All four sides

• Overall height and plate heights

• Finish materials (stucco, siding, stone, roofing)

• Window and door placement matching the floor plan

• Natural and finished grade lines

What the reviewer checks

• Height limits and design standards

• Openings near property lines

• Wildfire-resistant materials where required

ADU and main-house sections · Altadena rebuildSample plan sheet, details removed

Building sections

A vertical cut through the building that shows how it goes together from footing to ridge.

What it shows

• Foundation, floor, wall and roof assembly

• Plate and ceiling heights

• Roof pitch and overhangs

• Insulation locations

• Overall building height

What the reviewer checks

• Ceiling heights in habitable rooms

• Assembly matches the structural sheets and energy report

2025 California Green Building Standards CodeSample plan sheet, details removed

CALGreen mandatory measures & checklist

Every new home and most additions must meet CALGreen. We include the mandatory-measures sheets and the checklist that the agency signs off at final.

What it shows

• Storm-water and drainage during construction

• EV-charging readiness

• Water-conserving fixtures

• Construction waste recycling (65%)

• Indoor air quality: low-VOC finishes, bath fans

What the reviewer checks

• Checklist complete and signed

• Measures that apply to this scope

Structural sheet, coordinated with the project's structural consultantSample plan sheet, details removed

Foundation plan

Where the structure meets the ground: footings, slab or raised floor, hold-downs and anchor bolts, laid out to match the shear walls above.

What it shows

• Footing sizes and locations

• Hold-down hardware schedule

• Anchor-bolt spacing

• Post and pier schedule

• Alternate brace panels

What the reviewer checks

• Matches structural calculations

• Shear walls above line up with footings below

Structural sheetSample plan sheet, details removed

Wall & ceiling framing plan

Every load-bearing wall, header and beam, with the framing schedule the framer works from.

What it shows

• Shear-wall locations and types

• Header and beam sizes

• Ceiling-joist sizes and spans

• Framing schedule

What the reviewer checks

• Lateral (wind/seismic) system is continuous

• Spans and sizes match calculations

Structural sheetSample plan sheet, details removed

Roof framing plan

Rafters, ridges, valleys and connections, plus the roof-sheathing schedule.

What it shows

• Rafter sizes and spacing

• Ridge and valley members

• California framing at overbuilds

• Roof panel / sheathing schedule

What the reviewer checks

• Load path from roof to foundation

• Snow load in mountain areas

Fire-rated, sound-rated and foundation detailsSample plan sheet, details removed

Construction details

Enlarged drawings of the connections and assemblies that need more than a plan view, including the fire-rated details reviewers look for near property lines.

What it shows

• 1-hour fire-resistive eaves

• 1-hour rated exterior wall

• STC 50 sound-rated wall between units

• Weep screed and footing details

• Raised floor and crawl-space access

What the reviewer checks

• Rated assemblies are listed or code-prescribed

• Details referenced on the plans exist in the set

Certificate of Compliance · Costa Mesa addition · address removedSample plan sheet, details removed

Title 24 energy compliance (CF1R)

The state energy model for the project, prepared with our energy consultant and printed on the plans. Climate zone, insulation, windows, HVAC and water heater all have to agree with the drawings.

What it shows

• Climate zone and building type

• Proposed vs. standard energy design ratings

• Required special features and HERS tests

• Window areas and orientations

What the reviewer checks

• Model matches the plans exactly

• Required HERS tests listed for the inspector

Supporting documents we prepare or coordinate

Structural calculations Prepared by the project's structural consultant from our framing layout, and coordinated with the S-sheets.

Title 24 energy report (CF1R) Energy model for the climate zone, printed on the plans.

Soils report When the agency or site conditions call for one (hillsides, expansive soils, larger additions).

Survey / topography For tight setbacks, slopes, or fire rebuilds where pre-fire records are incomplete.

Water & sewer lettersWill-serve or connection letters from the water and sewer providers, or septic review by Environmental Health in rural and mountain areas.

School district fee forms Most new square footage over the district threshold pays school fees before the permit issues.

Construction waste plan CALGreen recycling plan, such as San Bernardino County's CDWMP.

Owner authorization / agent letter Lets us submit and correspond with the agency on your behalf.

Deferred submittals Items reviewed after the main permit, such as fire sprinklers or solar PV, listed on the plans so nothing is missed.

HOA approval When CC&Rs require it. Cities don't enforce HOA rules, but your HOA can.

Quality check before submittal

Before anything goes to the agency, we check the set against the agency's own submittal checklist and against itself. Most plan-check corrections come from inconsistency between sheets, not from code violations.

What we do

• Square footage matches on site plan, floor plan and Title 24

• Window schedule matches elevations and the energy report

• Shear walls on the framing plan line up with the foundation

• Every detail referenced on a sheet exists in the set

• Agency-specific forms and sheets included

What we need from you

• Final sign-off on the plans

What you get

• Submittal-ready plan set and document package

How we work through plan check

Submittal & intake

We submit the application, plans and documents through the agency's system, which is usually an online portal (for example EPIC-LA in unincorporated LA County, or LADBS electronic plan check in the City of Los Angeles). The agency screens the package for completeness and calculates plan-check fees.

What we do

• Fill out the application and agency forms

• Upload plans and supporting documents

• Get the fee estimate to you

• Respond to completeness or intake comments

What we need from you

• Payment of plan-check fees directly to the agency (fees are paid by the owner)

• Signatures on application forms

What you get

• Application / plan-check number

• The list of departments that will review

Department reviews

Most agencies route the plans to several departments, and each one must clear the project before it can issue. We track every department separately, because one open review holds up the permit.

What we do

• Track each department's status

• Answer reviewer questions by phone or email

• Coordinate items handled outside the building department, such as water, sewer, school district and utility company

What we need from you

• Patience; review queues are set by the agency

What you get

• Status updates as each review comes back

Corrections & resubmittal

When a reviewer issues corrections, we revise the sheets, cloud each change, and write a point-by-point response letter that tells the reviewer exactly where each comment was addressed. Clear responses help reviewers close comments. Many agencies include a limited number of review cycles, and extra rounds can add fees.

What we do

• Read and sort every comment by discipline

• Revise the drawings, calculations and energy report

• Get consultant revisions when structural or energy items are flagged

• Write the response letter and resubmit

What we need from you

• Decisions if a correction changes the design

What you get

• Revised plan set with clouded changes

• Response letter for your records

Example: real plan-check comments and how we answered them

Comments from recent reviews, shortened and with project details removed.

Fire / eaves — Reviewer comment: Eave vents shown on a 1-hour rated eave about 4 ft from the property line. Our response: Removed the eave vents and moved ventilation to the roof, or provided a tested and listed assembly. Updated the roof plan and attic vent calculations to match.

Electrical — Reviewer comment: Subpanel located in a clothes closet. Our response: Relocated the subpanel out of the closet and showed the 30-inch working clearance on the floor plan (CEC 240.24(D)).

Mechanical — Reviewer comment: Heat-pump water heater enclosure may not meet the manufacturer's clearances. Our response: Added the manufacturer and model, the installation requirements, enclosure size, air volume, service clearance and condensate disposal.

Energy — Reviewer comment: Revised energy calculations don't match the floor plan. Window areas and orientations differ. Our response: Re-ran the Title 24 model with the exact window sizes and orientations from the schedule and elevations, and replaced the CF1R sheets.

Fire / openings — Reviewer comment: Fire-rated glazing required at a wall 3–5 ft from the property line is not in the window schedule. Our response: Added the 45-minute rated window to the schedule and recalculated protected and unprotected opening areas against the allowed percentage.

Public works / water — Reviewer comment: ADU water service not documented. Our response: Documented the meter location. Where the ADU shares the existing meter, completed the fixture-count worksheet for the water purveyor.

Every jurisdiction does it differently

The building code is statewide, but who reviews your project, which forms they want and what they focus on change from one agency to the next. These are the reviews we usually see.

Planning a new home? Read the New Home Design FAQ for how the process works from design through plan check.

Unincorporated LA County

Applications go through the county's online permitting portal (EPIC-LA). For Eaton Fire rebuilds, the county offers a streamlined path for homes rebuilt like-for-like, while redesigned homes go through full review.

In practice: On fire rebuilds we design to the wildfire-zone rules from day one: Class A roof, ignition-resistant exterior, ember-resistant vents, and 1-hour rated eaves and walls wherever the house is close to a property line.

City of Los Angeles

We research the parcel in ZIMAS (zoning, specific plans, hillside and fire overlays) before design starts. Plans are submitted electronically through LADBS, and several city departments have to clear the project before it is ready to issue.

In practice: For ADUs, LAFD fire-access distance and sewer capacity are often the items that decide where the ADU can go, so we check them before the layout is final.

San Bernardino County mountain communities

Mountain lots bring their own requirements: steep sites, snow loads on the roof framing, wildfire materials, and road access. County Land Use Services, Building & Safety and County Fire all review the project.

In practice: The construction and demolition waste management plan (CDWMP) and the drainage and erosion design are required items here, so we prepare them with the plans.

Orange County cities

Each city runs its own planning and building departments with its own forms. Cities often add their own checklists and conditions to state ADU law.

In practice: On a Costa Mesa addition, for example, planning cleared first while building plan check, tree removal and the water/sewer encroachment ran on their own tracks. We follow up on each one with the agency.

Riverside County & Inland Empire cities

Unincorporated Riverside County has a permit-ready ADU program, and most inland cities have their own ADU guide sheets. We check whether a pre-approved plan fits your lot or whether a custom design makes more sense.

In practice: Water and sewer are often handled by a separate district from the city, and a will-serve or connection letter from that district may be needed before the permit can issue.

Coastal & hillside cities

Projects in the coastal zone may need coastal review on top of the normal permit, and hillside lots may need grading and drainage review. We find these overlays during research so they don't come up halfway through plan check.

In practice: Overlay reviews can change what is allowed on the lot, so we design to them from the start instead of revising after the first correction list.

Review lists are typical examples from our projects. Requirements change and vary by property, so we look into them for your parcel during research.

Approvals, clearances & Ready to Issue

Once every department signs off, the agency approves the plans and calculates the final permit fees. The project is now Ready to Issue (RTI) , which is where our permit processing ends.

What we do

• Make sure every clearance is recorded

• Get the final fee breakdown to you

• Collect the approved plans and documents

What we need from you

• Payment of permit, school and other agency fees (paid by the owner)

What you get

• Approved plan set

• List of deferred submittals and HERS / special inspections

• Everything your contractor needs to pull the permit

When the agency issues the permit

The permit itself is issued to the property owner (as owner-builder) or to a contractor. Whoever pulls it signs the required declarations and pays any remaining fees. After that, construction can begin.

What we do

• Hand-off meeting with you and your contractor

• Explain conditions and deferred items on the approved plans

• Plan revisions later if something changes during construction

What we need from you

• Owner-builder: sign the owner-builder declarations

• Contractor: license and workers' compensation information

What you get

• A permitted project and a contractor who knows the plans

Start with a call.

Send us your address and what you want to build. We’ll tell you what your city or county will require and walk you through each step.

Start an inquiry ↗ · 909-774-6151 ↗ · admin@eastlakeds.com ↗