Performance drawings that general contractors can follow.
Three service levels — from straightforward permit packages to fully integrated high-performance off-grid design — plus plan submittal handling and local project management for builds in North Sanpete County. Every package is delivered as a permit-ready drawing set prepared for engineer review and AHJ submission.
About engineer stamps and permits
My drawing packages are prepared for engineer review and AHJ (building department) submission. A structural engineer reviews and stamps the package before permit application. Many rural jurisdictions do not require a licensed architect for single-family residential. Some don't even require an engineer's stamp. I'll help you understand what your county requires before we begin and I always recommend an engineer's review.
Schematic Drafting
A clean, professional permit package for straightforward residential builds that don't require high-performance detailing. If you're building a conventional home with standard construction methods and typical mechanical systems, this gives you what you need to get to permit without paying for analysis and detailing you won't use.
This is a more transactional engagement than my other services. I will still thoroughly analyze your family situation and goals to design a home fit for your needs. It is not the right choice if you care about energy efficiency, thermal comfort, air quality, or off-grid operation — the High-Performance package is the appropriate starting point for those goals.
What's included
Not included in this package
Air sealing details, thermal envelope analysis, HVAC load calculations, detailed cabinet design, off-grid system design, or build support. These are available in the High-Performance package.
Starting price
$4,000Base price for homes up to 2,000 sq ft. All discovery fees credited to this total.
$1.50 / sq ft for each sq ft over 2,000. One revision round included; additional revisions billed hourly at $100/hr.
Initial conversation is free.
High-Performance Home Drafting
A complete permit-ready drawing set with the performance details that standard drafting package leaves out. The difference between a comfortable home and an average one lives in the details most contractors never see on paper — and most designers never put there.
This is the right choice if you care about thermal comfort, quiet interiors, energy efficiency, or indoor air quality. It is also the required foundation if you plan to add off-grid systems. My goal is always to save clients at least my fee by reducing mistakes, but with this package I can save you my fee by reducing energy costs for the life of the home.
What's included
Everything in the Schematic Drafting package
Dimensioned floor plans for all levels, all four exterior elevations, and a site plan. Formatted for building department submission.
3D renderings and videos
Decisions are easier with pictures. Extensive 3D renderings are the backbone of a successful remote design experience.
Air sealing & envelope details
Wall section cuts, insulation details, and annotated air barrier continuity drawings. The details that determine whether your home is actually comfortable — and that most contractors have never been handed on paper. I spent more time on this in my own home than on any other system.
Detailed HVAC plan
Equipment sizing, duct routing, register placement, and ventilation strategy — based on calculated heating and cooling loads for your home's actual envelope and climate, not rules of thumb.
Detailed electrical plan
Panel sizing, circuit layout, outlet and fixture locations, and load calculations. Coordinated with HVAC and mechanical systems.
Water & waste plans
Basic plumbing and septic plans for standard connections. Projects involving rainwater harvesting or catchment systems receive a detailed water plan — reflected in the project quote.
Detailed cabinet plan
Kitchen, bathroom, and storage cabinet layouts with dimensions — detailed enough for a cabinet shop to bid and fabricate from.
Build support
I stay available throughout your build to answer contractor questions and keep the framer and HVAC team on plan. Most general contractors haven't built to this standard before — I bridge that gap.
Starting price
$8,000Base price for homes up to 2,000 sq ft. All discovery fees credited to this total.
$3.00 / sq ft for each sq ft over 2,000. Two revision rounds included; additional revisions billed hourly at $100/hr.
Initial conversation is free. No obligation.
Off-Grid System Design
Solar contractors can give you a system size estimate, but many have never lived off grid or monitored every circuit in their home for years. I have. I account for everything — your location's seasonal solar variance, your location's localized weather, your family's predicted usage patterns, and your home's efficiency and design an integrated system to account for all of it.
I live with the result of my analysis for my own family's home every day. I know what the numbers need to look like in January — not just on a sunny day in July. That's the analysis I bring to your project. This work is time-intensive and must be analyzed individually for each family and situation. There is no standard formula. The off grid components of a build are often the most expensive from the well or rainwater catchment to electrical, design choices in other parts of the house can become very expensive to the off grid systems so it pays to be thorough in design end to end.
What this covers
Load profile analysis
A detailed accounting of your household's energy demand — appliance by appliance, season by season. Everything else is built on this foundation.
Solar array sizing
Array size calculated from your actual load profile and your location's seasonal sun hours — including the winter worst-case your system must survive. Not a summer-day estimate.
Battery storage & generator backup
Battery bank sized for your desired autonomy days and realistic usage patterns. Generator sizing, run time strategy, and a clear explanation of the tradeoffs so you can make an informed decision.
What this does not cover
Electrical permit drawings
I am not qualified to produce electrical schematics to submit for a solar permit in most jurisdictions. I size the system and can recommend components and integration strategies which you can take to a solar contractor or solar designer, or you can use to DIY if allowed.
Pricing
Custom quotePriced individually — complexity varies significantly based on your family's usage patterns, location, and system interactions. Contact me for an estimate.
Initial conversation is free.
Plan Submittal
Navigating a building department is a skill of its own. Every AHJ (authority having jurisdiction) has different requirements, different reviewers, and different timelines. I've been through this process and I know how to get plans through without unnecessary delay.
When you add Plan Submittal, I handle all communication with your building department: initial submission, responding to correction notices, resubmitting revised drawings as needed, and following through until your permit is in hand. You don't have to learn a new process or track down a reviewer. I do it for you.
What's included
Initial plan submission
I prepare and submit your complete drawing set to your AHJ in the format they require — digital portal, paper set, or both.
All AHJ correspondence
I manage every communication with the building department — questions, correction requests, and follow-ups — so you aren't learning their process on the fly.
Correction response & re-submittal
When reviewers request changes, I rework the drawings and resubmit. The process continues until permit is issued — no surprise extra charges per round.
Permit in hand
The engagement ends when your building permit is issued and delivered. You're ready to break ground.
Permit fees not included
Building permit fees are paid directly to your county or municipality and vary by jurisdiction and project size. These are passed through at cost — they are not part of my fee.
Pricing
1% estimated project costFee is based on the estimated total construction cost of your project. Priced at the time of engagement. Discovery fees credited to project total.
Can be combined with any drawing service.
Project Management
For projects in North Sanpete County, I offer land development services to take raw land (often an agricultural split) and turn it into a buildable lot. This always requires a surveyor's services and extended interactions with the building and zoning department with the county. I will design your plans, get them stamped by an engineer, and move them through the building department. I will conduct weekly in-person site visits to verify that work in progress matches the drawings — and to catch problems before they become expensive. You will receive a written report after each visit.
What site visits cover
Local to North Sanpete County
This service is available for builds within reasonable driving distance of Spring City, Utah.
Pricing
5% estimated project costPlus surveyor, structural engineer, permitting, and other expenses which vary by project. I coordinate and manage all of it — you're billed their actual costs with no mark up. Contact me for a quote based on your project's location and scope.
North Sanpete County area only.
Common questions
Which service is right for me?
If you care about thermal comfort, energy efficiency, or quiet interiors, start with High-Performance. Add the Off-Grid service if you want full energy independence. If you're building a conventional home and need a clean permit package without performance detailing, Schematic is the right fit. Not sure? The first conversation is free.
Do I need a licensed architect?
Many states and rural counties do not require a licensed architect for single-family residential construction under a certain square footage. What is typically required is a structural engineer's stamp. I produce the drawings; the engineer reviews the structural elements and stamps the package. I'll help you understand what your specific jurisdiction requires.
Can I use my own general contractor?
Yes — and I encourage it. The best outcome is a contractor you trust who is willing to follow detailed drawings and take direction on the performance details. I stay available to answer their questions throughout the build.
How long does the drawing process take?
A typical project takes two to four months from engagement to final drawing set, depending on complexity and revision rounds. Projects where the client has done significant thinking upfront tend to go faster and smoother.
What if my project is outside Utah?
I work with clients remotely. Discovery sessions happen by video call and drawings are delivered digitally. The one exception is project management, which is only available locally in North Sanpete County. Remote build support by phone and video is available everywhere.
Not sure which service fits your project?
Tell me about your land, your goals, and your timeline. The first conversation is free and I'll give you an honest read on what your project actually needs.
Begin Your Project