If you’re planning or managing a home improvement project, it’s likely your jurisdiction requires a site plan before you can get the necessary permit. But don’t rush to hire a surveyor or architect just yet!
These professionals can cost upwards of $1,000 and add a week or more to the project timeline, but there are often less costly and more convenient options. In this article, you’ll learn how to determine what alternatives are available for your project.
What Is a Site Plan?
Let’s start by explaining what a site plan is and how it is used for home improvement projects.
A site plan shows what structures exist on the property, as well as the proposed improvements. Many counties have specific development code requirements for particular projects, such as:
- Driveways
- Sidewalks
- Sheds
- Gazebos
- Retaining walls
- Fences
- Ponds
- Etc.
The local building department will look at your site plan to determine whether your development project meets the necessary development code requirements. If it does, you’ll get the okay to move ahead. If not, it’s back to the drawing board.
In addition to meeting project-specific code requirements, there are also often general requirements for what is acceptable in a site plan and how it should be created.
One of these is who is allowed to create your site plan. Before we jump into that, though, let’s talk about how you can get a site plan.
You Need a Site Plan – Where Can You Get One?
Before you jump into creating a site plan from scratch, one thing that can be helpful to do is to check to see if one already exists.
Where exactly would you check for this?
- Your own records. It’s quite possible that a site plan was part of the documentation you received when you purchased the property. Check your files and see if you can find a site plan that reflects the current status of your property.
- Your title company. Even if you do not have a copy of your property’s site plan, there’s a very good chance that your title company will. Reach out to them and ask. Often, they’ll be happy to provide it.
- Your local development office. That’s right – the very office that is asking you for a site plan may actually have one on file that you can use. It certainly doesn’t hurt to ask!
One thing that’s important to understand in any of the above situations is that even if you are able to track down an existing site plan, you will still need to add in information about your proposed improvements or changes. In some cases, you may be able to do this yourself, though it is important that the information you provide is exactly accurate to ensure permit approval.
So, if you do not have a site plan – or have a site plan but need details about the construction project added to it – you’ll need to hire someone to help.
Who Can Create a Site Plan for You?
If you’re ready to hire someone for a site plan, it’s likely you are thinking of one of three professionals:
Architects. Some people think of architects in terms of designing large, unique buildings or structures – not someone you would use for a modest home improvement project. However, one of the things that an architect is trained to do is draw up site plans for building projects.
Engineers. Building engineers don’t just build things – they are trained in creating the plans to ensure that the work is done correctly and following all pertinent codes.
Surveyors. Part of making a physical improvement on your property involves making sure it will fit in with existing structures and that the land itself can support what you intend to do.
Sometimes these professionals may work in conjunction with each other. Other times, they can work alone.
Regardless, hiring one (or more) of them to create a site plan for you will likely involve having them come to your property in person. so they can create an accurate depiction in the plan.
They will likely be incredibly professional, thorough, and detail-oriented, but also charge you upwards of $1,000. For some projects, this process is necessary, but there are many home improvements projects where it would needlessly add cost and delay.
Are There Alternatives to Using Architects, Engineers, or Surveyors?
To determine if you need to hire an architect, engineer, or surveyor, you need to look at the rules and requirements of your local development office for the type of project you’re working on.
Specifically, you want to find out if you are required to submit a site plan that has been stamped by a certified architect, engineer, or surveyor. If not, then you have a much cheaper and quicker alternative.
Thanks to advances in technology, you can now work with online site plan providers that use a combination of satellite imagery, GIS information, county parcel maps, and other information sources.
These businesses are able to craft site plans that are just as accurate and detailed as those put together by one of the certified professionals mentioned above. Moreover, they can do it quickly (some offer a 24-hour turnaround), and here’s the kicker – at a mere fraction of the cost – around $100 to $200, depending on the level of detail required.
How Do I Know If I Have to Get My Site Plan Stamped by a Certified Professional?
Generally speaking, there are a number of different types of projects that do not require a certified architect, engineer, or surveyor to stamp them. These include things such as:
- Conditional Use Permits
- Construction Permits
- Demolition Permits
- Exterior Home Renovation Permits (many of them)
- HOA Permitting
- Residential and Commercial Site Plans
- Sign Permits
- Swimming Pool Removal Permits
- Tree Removal Permits
If you need a permit to make one of these improvements, there’s a good chance you will not have to pay for a certified professional to create your site plan. That being said, though, there’s only one way to know for sure: ask your local development office.
