Residential Plan Review Services
Residential plan review applies to new construction, remodels and additions for single-family, two-family or townhomes three stories or fewer, plus small project multi-trade additions, remodels increasing heated square footage, accessory buildings and structures.
Performance Goal
Our goal is to perform plan reviews for one & two-family dwellings within an average of seven days of the plan acceptance date and townhouse project reviews within twelve days of the Project acceptance date. These timeframes vary depending on the volume of submittals.
Electronic Plan Submittal
The RTAC Electronic Plan Submittal program (RTAC-EPS), implemented in January 2015, is designed for one-time residential build projects, or custom-built residential projects, that require plan review. Customers can submit an online permit application, complete and upload the necessary zoning and erosion control forms in PDF format along with the project plans for review and permit issuance.
Perform building code plan review on one & two family dwellings and townhouse projects when the project meets one or all of the following criteria:
- All townhouse projects, including footprint additions or structural modifications.
- All new one and two-family residences and move-on residences.
- All new accessory dwelling units (ADU) or conversion of an existing space into an accessory dwelling unit.
- Any enclosed addition to the primary residence, which increases the original footprint by 100 sq. ft. or more. - excluding decks and screen porches.
- Conversions of existing decks and screen porches into a sunroom or other enclosed rooms.
- Construction of an additional story or level to an existing residence.
- Projects of unconventional building methods (methods outside of the NC Residential Code).
- Renovations to a dwelling that exceeds $175,000.00 and includes structural modifications.
- New multi-story detached garages or any garage that includes living space.
- Accessory buildings of more than one level
The plan submittal process varies depending on the type of project. Below are links to specific web pages that focus on Townhouse projects and Master Plan review processes:
Residential Master Plan Submittal: Plan submittal for detached one-family dwellings where the plan will be built multiple times.
Townhome Project Submittal: Plan submittal for attached single family dwellings.
- The process begins with the contractor or homeowner logging into their Mecklenburg County Contractor Account or Homeowner Account and choosing the type of permit under "Submit Permit Application" from the left side tool bar. Then select "New Building Permit".
- Select the proper address for the project. If the correct address is not available in our system, you must contact GIS Addressing to have the address created.
- Complete the information of the next several screens specific to your project.
- Be sure to select the appropriate radio button identifying the Plan Option as "RTAC Plan Review Path".
- Please provide a detailed description of the work being performed in the text box "Expanded Scope of Work".
- Do NOT attempt to upload plan documents at this point in the permit application process. This document upload is for supplemental permit documents associated with non-plan review projects.
- Provide the correct contact information including an e-mail address for the applicant as well as the project designer (if applicable) in the appropriate fields within the permit application. This is essential for communicating when plans can be uploaded into the system.
- Once you have completed the permit application, click the submit button only once. Multiple clicks result in duplicated permit submittals.
- The system will return a submittal number and a link to upload the plan documents and the applicable zoning and erosion control forms. Note: There are separate locations to upload plans and other documents. Our system will also send out copies of the e-mails to the applicant and the project designer (if provided).
- To avoid supporting documents, download the appropriate forms. These forms can be found on your submittal screen, and can also be accessed at any time by using your contractor/homeowner login and opening your permit. Complete these forms and upload them under the "Documents" section of the permit application. Be sure to click Submit once you have uploaded these forms. All forms must be in PDF.
- To upload electronic plans, click on your personalized plan upload link contained in your permit submittal confirmation. You can also find this link in the automated e-mail that will be sent when the permit is submitted, or you can click on the "Upload Plan Documents" link at the top of your submitted permit application. This is the only correct place to upload the plans, any other location will cause a delay in processing your project.
- Follow the Project Submittal Requirement listed further down the page for preparing plan documents.
- Once all plan and documents have been uploaded, click on the Release for Review button to submit the plans. If you do not receive and error message your submittal was successful. Note: The file size is limited to 40MB and files must be in PDF.
- Your project submittal will be checked for compliance with the project submittal requirements and sufficient information to perform a thorough code review prior to the acceptance into the plan review program. You will receive and e-mail providing a project number, permit number, and confirmation your project has been accepted into the plan review program. You may use the project number to track the progress of your project through the process.
- If your submission lacks information, you will receive an e-mail requesting additional information including a description of what is needed.
- Once your plans have been reviewed, if your plans encounter code deficiencies, and the review cycle is closed, the system will send an e-mail to the permit applicant and the project designer (if provided), notifying revised plans are required and providing a link to upload the revised plans. The link will also allow the project designer to access the redlined plans identifying the corrections needed.
- Once the plans are approved, the permit(s) will be issued and the approved plans will be accessible through the contractor's account under the permit.
Note: Projects reviewed three or more cycles in the building discipline will incur an hourly review fee of $145.00.
- Web browser is limited to Internet Explorer 10 or if IE 11 is used it must be set compatible to our web page.
- E-mail communication must remain in the html format to prevent corruption of any links for plan submittal or access to projects.
- All plans and documents must be submitted in PDF.
- The electronic permit application must be complete and include all associated trade contractors.
- Project plans shall be compiled into one PDF file (file size limit 40MB).
- Drawings shall be legible, orientated as Landscape & formatted to scale on 17" X 11" minimum page size for projects over 500 sq. ft. and 8 1/2 X 11" minimum page size for projects under 500 sq. ft.
- Drawings shall include the name of the designer, architect or engineer, with address and contact information.
- Drawings shall identify the heated and unheated square footage of each story and a total for the project.
- Plan sheets shall use the CAD standard naming conventions (A-1.0, S-2.1, etc.)
- Drawings shall be bookmarked by page.
- The preferred professional seal location is in the upper 2/3 of the title block. This ensures that seals can be redacted if a request for public records occurs.
- Any supporting documents shall be separate attachments.
When sales centers are located in the model home portions of the house must comply with some accessibility requirements depending on where the sales center is located within the house. The simplest scenario is to utilize an attached garage. The other option is to utilize other rooms of the house as the sales center. Additional information regarding accessibility requirements can be obtained from the N.C. Department of Insurance.
Requirements for a garage sales center are as follows:
- one van accessible parking space
- accessible route from parking space to the garage/sales center
- accessible entrance into the garage/sales center
- accessible bathroom (an accessible port-a-potty is an option provided any other bathrooms within the house are disabled)
- a virtual tour must be available to all model homes.
Requirements for a model home sales center are as follows:
- one van accessible parking space
- accessible route from parking space to the model home
- accessible entrance into the model home
- accessible route through the house to any rooms being utilized as part of the sales center
- accessible bathroom (an accessible port-a-potty is an option provided any other bathrooms within the house are disabled)
- a virtual tour must be available to all model homes.
When a model home is being utilized as a sales center, it must be identified during the permitting process.
- Review of projects pertaining to In-Home Day Care facilities. Click on the link for a description of the requirements and process.
- Review of projects pertaining to Residential Care Homes. Click on the link for a description of the requirements and process.