What is ‘plan check’? Plan check describes the process of having blueprints, calculations, and specifications formally reviewed by local authorities. The goal is to ensure that the build can and will comply with city standards.
Los Angeles stands as having a rather sophisticated set of codes and compliances that are unique from most other cities. However, the typical steps of a full plan check process are as follows:
- Initial submission
- Corrections cycle(s)
- Clearance from other departments
- Approval to pull permits
Initial Submission
Once blueprints and calculations are drawn up, plans are submitted to local authorities for approval. In Los Angeles, this would require submitting to the Los Angeles Department of Building and Safety. The complexity of Los Angeles’s submittal comes to the forefront during these steps as departments like Fire Planning, Public Works, and potentially more will also be necessary submissions.
Corrections Cycle(s)
Depending on the project, this may be one of the more arduous parts of the plan check process. Should the initial submission go by without a hitch, you would move on to clearance and permit procurement. However, in most cases you will be met with a set of compliances or specifications that require the build plan to be changed. With each resubmission, there is a chance for another set of required changes. Between the multi department requests for correction and the time it takes for resubmissions to go through, this process may take a few weeks until complete approval.
Clearance and Approval to Pull Permits
Once all departments have given clearance, you are fully approved to begin procuring permits. The permit procurement process may take a few weeks to a month to complete. However, it is imperative that all permits are procured as this will ensure the safety and security of your build. Should expediting be needed, Los Angeles has its very own expediting process which can include hiring an expeditor or contacting the LADBS directly.
The Inspection Phase: What to Expect
Throughout the build process, inspections will occur periodically. From foundation and structural inspections to framing and MEP inspections, every essential aspect of your build will need to be looked at and thoroughly checked. It is imperative to schedule inspections in advance and in accordance with drawn up build schedules along with preparing the site for a smooth inspection process (ie. documents, mockups, ensuring build access).
There will also be a set of fees that will need to be paid: Impact fees, school fees etc. These fees are set in place to counterbalance environmental and infrastructural damages and/or impacts that may have been made by the building process. These must be paid before final inspection.
Final Inspections and Sign-Off
The final inspection is the last push until the build can be signed off on. For the final inspection, a punch list will be created. This punch list will assist in identifying any incomplete work, defects, and damages. This protects the owner of the build, keeping the build within contract specifications and ensuring the safety and integrity of the build.
Along with that, the obtaining of a Certificate of Occupancy will also be a crucial final step. This document verifies to the local government that the build is safe and habitable and as a result, ready for the client.
What Makes The LA Experience Unique
Los Angeles stands out as having a complex plan check system. Between multi agency approvals, strict zone and location rules, and the fact that even the simplest mistake or revision can delay projects for weeks, Los Angeles can be incredibly difficult to build in. However, it is undeniable that with a successful build in Los Angeles comes an associated network that is one of a kind and a market that is globally competitive.
To build in Los Angeles takes building with someone who knows the city. Here at MODAA, we have established ourselves as not only a well established General Contractor, but one that knows every in and out of Los Angeles’s complexities. To build with us is to secure a process that will be done in a timely manner and with the knowledge necessary to bypass any common snags when building in the City of Angels.
