Guides & resources.

Not every project requires a full architectural set. But more projects than you might think do — and submitting without the right drawings leads to rejection at the building department.

Homeowners

If you are building an addition, converting a garage, finishing a basement as a rental unit, adding a second storey, building a new home, or making any change that alters the exterior of your house, you need architectural drawings. Simple interior renovations — paint, carpet, kitchen cabinets without wall removal — typically do not need a permit at all.

Contractors

If you are pulling a permit for a client's home addition, rowhouse renovation, deck or ADU, you need a signed and stamped set of architectural drawings from a designer or engineer to submit with the permit application. Most building departments will not accept a contractor's own sketches.

Business owners

Opening a barbershop, hair salon, nail salon, restaurant, retail store or any other commercial space in a leased or purchased unit almost always requires a permit. The permit application requires architectural drawings showing the proposed layout, accessible restroom locations, exit paths and any changes to walls or ceilings. The drawings must also show that the design meets the local building code for that occupancy type.

Developers and investors

Any new construction — single-family homes, townhouses, small multifamily buildings — requires a complete architectural set. Mixed-use or commercial projects require architectural drawings plus MEP and structural. Architectural drawings are also required for change-of-use permits when a building is converting from one occupancy type to another.

The short answer

If your project requires a building permit, it almost certainly requires architectural drawings. If you are not sure, ask us — we will tell you exactly what your jurisdiction requires for your specific project type.

Building a new home — whether a modern single-family house, a townhouse or a custom infill — requires a complete drawing set that covers everything from the site to the roof. Here is what goes into it.

Site and civil drawings

Before anything is designed, the site must be documented. Civil drawings for new construction include:

• Survey and site plan — property boundaries, topography, existing trees and utilities
• Grading and drainage plan — how the site will be graded so stormwater runs off the property correctly
• Erosion and sediment control plan — required in most jurisdictions during construction
• Utility connections — where water, sewer, gas and electric connect to the new home

Architectural drawings

The architectural set is the core of the permit package. For a new home it includes:

• Floor plans for every level, fully dimensioned
• Four exterior elevations showing materials, window sizes and roof pitches
• Building sections showing ceiling heights, floor assemblies and stair geometry
• Door and window schedules with energy code compliance
• Wall type details, insulation R-values and air barrier notes
• Foundation plan showing footing sizes, basement or crawl space conditions

Structural engineering drawings

Every new home requires a structural set stamped by a licensed structural engineer. This covers foundation design, floor and roof framing, beam and column sizing, lateral bracing and connection details. For modern homes with open floor plans and large spans, the structural design is critical — getting it right the first time saves significant cost during construction.

MEP plans

A new home requires complete mechanical, electrical and plumbing drawings showing HVAC ductwork layout, electrical panel schedules, lighting plans, plumbing rough-in and fixture locations. In most jurisdictions these are reviewed by separate trades inspectors in addition to the general building inspector.

Modern design considerations

Modern homes — flat or low-slope roofs, large glazing areas, open plans with minimal interior walls, cantilevered sections — introduce structural and energy code challenges that must be resolved on the drawings before the permit is issued. NEXTA Studio designs and engineers modern homes regularly, and we know how to detail these conditions so they pass plan review.

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A deck looks simple, but the building department will want a proper set of drawings before they issue a permit. Here is what you need and what to expect.

Do you need a permit for a deck?

In almost every jurisdiction in DC, Maryland and Virginia, yes. The rule of thumb: if the deck is attached to the house, more than 30 inches above grade, or more than 200 square feet, you need a building permit. Some HOA rules also require separate approvals. Check with your local building department or ask us — we know the rules in every county we serve.

What drawings does a deck permit require?

• Site plan — shows the property lines, the house footprint and where the deck sits on the lot
• Deck framing plan — beam and joist sizes, post locations and spans
• Deck elevation — railing height, stair configuration and how the deck connects to the house
• Foundation detail — post-and-footing connection, footing depth and frost protection
• Connection details — ledger-board attachment, beam-to-post and joist-hanger details

Does a deck need an engineer stamp?

In Washington DC, an engineer stamp is required for all deck permit drawings. Maryland and Virginia counties vary — many require a stamp for decks over a certain size or height. Fairfax County and Montgomery County both commonly require stamped drawings. We prepare stamped deck drawings as standard, so you will not need to find a separate engineer.

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Opening a barbershop involves more than signing a lease and buying chairs. You will need a building permit, a business license, and in most states, an inspection by the cosmetology board. Permit drawings are required before any of those can happen.

What permits does a barbershop need?

• Building permit (fit-out) — required any time you make changes to walls, plumbing, electrical or ceilings inside the leased space
• Plumbing permit — required for shampoo bowls and sink additions; covered in your MEP plans
• Electrical permit — required for new circuits, outlets and lighting; covered in your MEP plans
• Certificate of occupancy — issued after inspections pass; required before you can open
• Cosmetology board inspection — separate from building permits; the board checks that your shampoo stations, mirrors, ventilation and sanitation stations meet state licensing standards

What drawings does a barbershop permit require?

A typical barbershop permit drawing set includes:

• Existing and proposed floor plans showing the barber station layout, shampoo areas, waiting area and restrooms
• Reflected ceiling plan showing lighting and any soffits or dropped ceilings
• Accessible restroom detail (ADA compliance is required in commercial spaces)
• Plumbing plan showing shampoo bowl locations, sink rough-in, floor drains and water heater
• Electrical plan showing circuits, outlets, lighting fixtures and panel schedule
• Ventilation plan — required if the space has no existing adequate HVAC for the new occupant load

Do barbershop drawings need an engineer stamp?

In DC, Maryland, Virginia and Florida, commercial fit-out drawings — including barbershops — must be stamped by a licensed engineer. The building department will not accept unstamped drawings for commercial permits.

What about the cosmetology board layout requirements?

Each state has its own cosmetology board regulations for minimum station spacing, shampoo bowl requirements, mirror sizes and sanitation station placement. We are familiar with DC, Maryland, Virginia and Florida board requirements and incorporate them into the drawings so your layout passes both the building department and the board inspection.

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A hair salon build-out — whether you are fitting out a raw space, taking over from a previous tenant, or remodeling an existing salon — requires a building permit with architectural and MEP drawings before any licensed contractor can begin work.

What permits does a hair salon need?

• Building permit — for any changes to walls, ceilings, plumbing or electrical inside the space
• Plumbing permit — shampoo bowls require new drain and supply lines
• Electrical permit — styling stations, dryers and color processing areas often need dedicated circuits
• Certificate of occupancy — required before you can open
• State cosmetology board inspection — separate from the building permit process

What drawings does a hair salon permit require?

• Floor plan showing styling stations, shampoo area, color bar, dryer area, reception and restrooms
• Reflected ceiling plan with lighting layout and any soffits or mirrors
• Plumbing plan for shampoo bowl drain and supply connections, utility sink and restroom rough-in
• Electrical plan showing outlets, circuits, lighting and panel schedule; color processing stations often need 20-amp dedicated circuits
• Mechanical plan if HVAC is being added or modified
• ADA restroom detail — required for all commercial spaces open to the public

Shampoo bowl and color bar requirements

Shampoo bowls must be connected to the building's sanitary drain system with proper trap and venting. Color mixing areas require a utility sink with chemical-resistant plumbing fixtures. The plumbing plan must show all of these connections clearly so the plumbing inspector can follow the rough-in.

Taking over an existing salon space

If the previous tenant was also a hair salon, some of the existing plumbing and electrical may still be in place. However, you will still need permit drawings showing the as-built conditions and your proposed layout. In many jurisdictions, a change of tenant in a commercial space triggers a new certificate of occupancy even if the use is identical.

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A still rendering shows one moment in one space. An architectural animation — a rendered video that moves through the building — shows the experience of the whole project: how spaces connect, how light changes, how the exterior meets the street.

What is an architectural animation?

An architectural animation is a pre-rendered video built from the same 3D model used for still renderings. The camera moves through or around the building on a planned path, showing spaces in sequence. The result looks like a video walkthrough of a finished building that has not been built yet.

Types of architectural animation

• Exterior flyover — the camera orbits or approaches the building from the outside, showing all elevations and how it sits on the site
• Interior walkthrough — the camera moves through the floor plan from entry to each room, showing ceiling heights, openings and material changes
• Blueprint-to-reality animation — starts with a plan or technical drawing that "builds" into the finished 3D model in real time, a compelling format for presentations and marketing
• Daylight study — shows how sunlight moves through the building at different times of day or year, useful for passive solar design review

When is an animation worth it?

Architectural animations are most valuable when you need to communicate a complex project to someone who cannot read drawings — investors, lenders, planning boards, HOAs, or prospective buyers. A two-minute animation of a new home or commercial project communicates what would take hours to explain from drawings alone.

How long does an animation take to produce?

Animation production comes after the 3D model is finalized. The camera path, lighting and rendering settings must be planned, then each frame rendered. A short architectural animation (30 to 90 seconds) typically requires the design to be complete and approved first.

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Many homeowners assume any drafter or designer can prepare permit drawings. In most jurisdictions we serve, that is not true — and submitting unstamped drawings leads to rejection at the building department.

When is an engineer or architect stamp required?

• Washington DC — requires a licensed engineer or registered architect stamp on all permit drawings for construction affecting the structure
• Maryland — structural drawings must be prepared by a licensed engineer; most counties require a stamp on structural sheets even for single-family homes
• Virginia — engineering stamps required for structural work; individual localities vary on architectural sheets
• Florida — one of the stricter states; most counties require a licensed engineer or architect stamp on all permit drawings, including relatively simple residential projects

What happens if you submit without a stamp?

The building department will reject the drawings at intake or send review comments requiring a sealed set before continuing their review. This adds significant time to your project — and if a contractor has already started work, it can create serious problems with inspections later.

Is NEXTA Studio's engineer licensed in all your states?

Yes. Our licensed engineer holds professional engineering licenses in Washington DC, Maryland, Virginia and Florida. Every permit drawing set we prepare is reviewed and sealed by our engineer before it goes to the building department. You do not need to find a separate engineer.

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