Plan Check
A plan check (also called plan review) is the process by which a local building department reviews a set of architect-stamped construction drawings to verify that the proposed work complies with applicable building codes — IBC, local amendments, energy codes, accessibility standards, fire codes, and health department requirements for food service. The plan check must be completed and all comments resolved before a building permit is issued and construction can begin.
Updated July 18, 2026
Key Facts
- 1Plan check timelines range from 2 weeks (small jurisdictions, over-the-counter review) to 3–5 months (major metros like New York, Los Angeles, and Chicago with high permit volume)
- 2Plan check fees are calculated as a percentage of the project's estimated construction value or as a flat fee schedule — typical range $1,500–$8,000 for a commercial TI buildout
- 3Most plan checks require multiple rounds of corrections — the first submission rarely passes without comments; plan on at least one correction cycle adding 2–4 weeks to the schedule
What Plan Checkers Review
- Structural compliance: load calculations, beam sizes, connection details for any structural work
- Life safety: egress paths, exit widths, exit signage, occupancy load calculations, travel distances
- Fire suppression: sprinkler system design, kitchen hood system design, fire-rated assembly details
- Accessibility: ADA compliance for paths of travel, restrooms, counters, and parking
- Energy compliance: Title 24 (California) or IECC compliance for lighting, HVAC efficiency, insulation
- Zoning compliance: use classification, signage, parking requirements
- Health department review (separate): food service plan review covering equipment layout, plumbing, ventilation, and surfaces
Expediting the Plan Check
Many jurisdictions offer expedited or over-the-counter plan review for an additional fee, typically 1.5–2x the standard fee. For commercial projects where every week of delay costs money in rent without revenue, the premium is almost always worth it.
A permit expediter — a professional who knows the local building department and the common plan checker comments — can reduce correction cycles by catching common issues before initial submittal. Expediter fees range from $1,500–$8,000 depending on project complexity and jurisdiction, and the time saved typically far exceeds the cost.
Frequently Asked Questions
Can I start construction before plan check is complete?
In most jurisdictions, no — you must have an issued building permit before starting any permitted work. Some jurisdictions offer a 'foundation permit' or 'permit to begin' that allows early site work and demolition while the full plan check is pending. Ask the building department specifically about early-start options for your project.
Who submits to plan check — me or my architect?
Typically the architect or their designee submits the plan check package. The package includes architect-stamped drawings, engineering calculations, energy compliance documentation, and completed permit applications. You sign the permit application as the property owner or tenant, but the architect manages the submission process.
What causes plan check delays?
The most common causes: incomplete drawings that lack required details, structural calculations that don't meet code, energy compliance documentation errors, ADA deficiencies in the restroom or path-of-travel design, and high permit volume at the building department. Choosing an architect experienced with your specific jurisdiction reduces correction cycles significantly.