Permit-Ready Drawings, Electrical, Plumbing & HVAC Plans for HomeReno(1st floor & finished basement)

# Project Title Permit-Ready Residential Renovation Plans for Main Level and Walk-Out Basement # Project Location 4759 Sheep Rock Rd Macungie, Pennsylvania 18062 Lower Macungie Township, Lehigh County # Project Overview I am looking for an experienced residential architect, building designer, architectural drafter, or multidisciplinary design professional to prepare a complete and coordinated set of permit-ready construction plans for a major renovation of an existing single-family home. The property is an existing one-story ranch-style home with a full walk-out basement, an attached garage, and a later addition constructed above or adjacent to the garage area. The home was originally constructed around 1960 and has since been modified. The overall exterior footprint will remain largely unchanged, but the interior renovation will be extensive. The project includes the reconfiguration of the main floor and basement, relocation of the interior stairs, removal of an interior masonry chimney and brick wall, construction of new interior walls and openings, remodeling of kitchens and bathrooms, replacement of most electrical and plumbing systems, installation of new HVAC systems, and coordination of structural, mechanical, plumbing, electrical, and low-voltage requirements. The final plans must be clear, accurate, dimensioned, coordinated across all trades, and suitable for submission to Lower Macungie Township and other applicable reviewing authorities. The drawings will also be used for contractor pricing, material ordering, trade coordination, inspections, and construction. # Property Description The property is an existing detached single-family residence with: * One main residential level * Full walk-out basement * Attached two-car garage * Existing addition connected to the original house * Well water * On-lot septic system * Existing masonry fireplace * Existing masonry chimney that is being removed * Existing electric baseboard heating * No central air-conditioning system * Existing electrical, plumbing, and mechanical systems that will be substantially replaced * Approximate existing main-level living area of 1,600 square feet, plus the addition and basement areas The house is approximately 62 feet long overall based on the original structure and addition. Existing measurements, sketches, photographs, videos, structural information, and available property documents will be provided. # General Project Intent The goal is to renovate the house into a modern, functional home while retaining the existing foundation and most of the exterior footprint. The project will create: * Three bedrooms and one office (4th bedroom) on the main floor * Two full bathrooms on the main floor * An open kitchen, dining, and living area * A relocated interior stairway * A finished basement master suite * A basement master bathroom * Two walk-in closets * A basement kitchen and laundry area * A utility and storage room * An exercise area * Improved circulation between the original house and the addition * New electrical, plumbing, HVAC, lighting, and low-voltage systems throughout # Existing Main-Level Conditions The current main level includes the original ranch home and a later addition. The existing main level currently contains: * Four bedrooms * One primary full bathroom * One additional half bathroom with laundry * Kitchen * Dining area * Living room * Additional living or music room area * Interior masonry fireplace * Brick wall and chimney separating portions of the original house and addition * Existing basement stair location * Exterior door within the addition * Multiple older interior doors, windows, closets, and wall layouts * Existing electric baseboard heating * Existing electrical and plumbing systems that require replacement The addition currently includes several smaller rooms, including bedrooms, an office or flex room, a bathroom, and a living area. # Proposed Main-Level Renovation The proposed main floor will generally include: * Three bedrooms * One office with a retained closet * Two full bathrooms * Open kitchen, dining, and living areas * Improved access between the original house and addition * Relocated basement stairs * New wall, hallway, door, and closet layouts * New kitchen cabinetry and appliance locations * New bathroom layouts * New laundry arrangement * New interior doors and trim * New drywall and finishes * New electrical, lighting, plumbing, HVAC, and low-voltage systems # Main-Level Scope of Changes ## 1. Interior Wall and Circulation Changes The plans should show all existing walls, demolition areas, new walls, framed openings, doors, hallways, and circulation paths. Major changes include: * Remove the existing masonry chimney through the interior and roof. * Remove the existing brick wall separating the original house from the addition. * Frame new openings where the brick wall and chimney are removed. * Widen or improve the connection between the original home and the addition. * Extend or modify the wall near the addition bathroom. * Relocate the addition bathroom door to accommodate the proposed shower layout. * Remove or modify the existing kitchen closet. * Convert the existing exterior door in the addition into an interior wall and closet area. * Relocate the basement stairs. * Frame and finish the old stair opening as required. * Create a new stair opening, landing, walls, guardrails, handrails, and associated framing. * Create new wall layouts for bedrooms, bathrooms, closets, hallways, and the open living areas. * Frame the existing bathroom window opening if required by the final bathroom layout. * Frame any new interior doorway needed for the addition bathroom. * Provide clear dimensions for all walls, hallways, door openings, fixture clearances, and built-in areas. The design should minimize unnecessary changes to the main floor while still accomplishing the required stair relocation, bathroom changes, removal of the brick wall and chimney, and improved connection between the original house and addition. ## 2. Proposed Main Kitchen The main kitchen will be substantially renovated. The plans should show: * Final cabinet layout * Countertop layout * Sink location * Dishwasher location * Refrigerator and freezer locations * Gas range or stove * Range hood and exhaust route * Microwave location if applicable * Pantry or storage areas * Appliance clearances * Kitchen lighting * Receptacle locations * Dedicated appliance circuits * Plumbing supply and drainage * Gas connection * Venting requirements * Relationship between the kitchen, dining, and living areas The kitchen should be designed as part of the open-concept main living area. ## 3. Main-Level Bathrooms The main level will include two full bathrooms. ### Original Main Bathroom The original bathroom will include: * Bathtub and shower combination * Toilet * Sink and vanity * Exhaust fan * Lighting * GFCI receptacle * New plumbing supply and drainage * New finishes * Proper clearances and waterproofing details ### Addition Bathroom The addition bathroom will be converted or remodeled into a full bathroom with: * Shower * Toilet * Sink and vanity * Relocated bathroom door * Modified or extended wall * Exhaust fan * GFCI receptacle * Lighting * New plumbing * Proper fixture clearances * Waterproofing details * Blocking for future grab bars or accessibility features where practical The bathroom design should account for the limited available space and should clearly show door swings and required fixture clearances. ## 4. Bedrooms and Office The main floor will include three bedrooms and one office. The plans should show: * Room dimensions * Closet dimensions * Door locations * Window locations * Egress compliance where required * Lighting * Receptacles * Smoke and carbon monoxide detector locations * Ceiling fan-rated boxes where requested * HVAC supply and return locations * Low-voltage and data locations where applicable The office should retain a closet so that it can remain flexible for future use. ## 5. Stair Relocation The basement stairs are being relocated and will likely use an L-shaped configuration. The stair design should include: * Dimensioned stair opening * Stair width * Number of risers * Riser height * Tread depth * Landings * Headroom * Guardrails * Handrails * Framing around the stair opening * Support posts and beams if required * Wall framing around the stair * Coordination with plumbing, electrical, HVAC, and basement layout * Stair section * Stair framing details * Compliance with applicable residential building codes Current conceptual dimensions include an opening approximately 38 to 40 inches wide, with an L-shaped stair and landing. Final dimensions must be verified and developed by the selected professional. The stair exit at the basement level will turn approximately 90 degrees into the basement. The utility room will be located across from or near the stair exit. # Existing Basement Conditions The basement is a full walk-out basement beneath the original house, with the attached garage located beneath the addition. The basement currently includes: * Existing bedroom * Existing bathroom * Existing kitchen or utility area * Existing fireplace * Existing stair location * Utility systems * Partially finished and unfinished areas * Existing perimeter walls * Areas of moisture damage and dry rot at portions of the bottom plates * Existing plumbing serving bathrooms and kitchens * Access to the garage * Walk-out access * Existing structural beam or I-beam running through part of the basement The garage should remain separated from the finished living areas as required by code. # Proposed Basement Renovation The basement will be substantially finished and reconfigured. The proposed basement will include: * Master bedroom and sitting area * Two walk-in closets * Master bathroom * Basement kitchen * Laundry area * Exercise area * Utility and storage room * Hallways and circulation * Stair landing and access * Existing fireplace area * Garage access * Mechanical and electrical equipment areas The basement will remain largely finished except for the utility and storage area. # Basement Scope of Changes ## 1. Master Bedroom and Sitting Area The proposed master suite will include a bedroom and sitting area, currently envisioned at approximately 15 feet by 19 feet. The plans should show: * Bedroom and sitting area layout * Bed wall * Furniture clearances * Windows and required emergency egress * Doors * Lighting * Receptacles * Smoke and carbon monoxide detectors * HVAC supply and return * TV and data locations * Access to walk-in closets and bathroom * Sound separation where practical ## 2. Walk-In Closets The basement master suite will include two walk-in closets, conceptually approximately 4 feet by 8 feet each. The drawings should show: * Exact dimensions * Door swings or pocket doors * Shelving and hanging areas * Lighting * Receptacles where allowed * Ventilation considerations * Coordination with the master bedroom and bathroom ## 3. Master Bathroom The basement master bathroom is conceptually approximately 8 feet by 10 feet. The bathroom will include: * Shower * Toilet * Sink and vanity * Exhaust fan * Lighting * GFCI receptacle * Plumbing supply and drainage * Drain-waste-vent routing * Waterproofing * Fixture clearances * Shower bench or future bench accommodation * Wall blocking for future grab bars and handrails * Blocking near the toilet * Blocking in the shower area * No separate toilet closet The bathroom layout should maximize accessibility and allow future installation of safety features. ## 4. Basement Kitchen The basement kitchen will include: * Sink * Cabinets * Countertops * Refrigerator * Upright freezer * Gas stove or range * Range hood * Receptacles * Dedicated circuits * Lighting * Plumbing supply and drainage * Gas piping * Appliance clearances * Ventilation The basement kitchen should be coordinated with the laundry and utility areas. ## 5. Basement Laundry The laundry area will include: * Washing machine * Dryer * Utility connections * Dryer venting * Drainage * Laundry sink if space permits * Receptacles * Lighting * Storage * Coordination with the kitchen and utility room ## 6. Exercise Area An exercise area is planned near the stair landing. The space may include: * Wall-mounted television * Treadmill * Recumbent bicycle * Free weights * Receptacles * Lighting * Data or TV connection * HVAC supply and return * Durable flooring considerations ## 7. Utility and Storage Room A utility and storage room is planned near the stair exit, conceptually approximately 8 feet by 5 feet, subject to final design. The utility room may include: * Main water line from the well * Well pressure tank * Pressure switch * Whole-house water filtration * Carbon filtration * One propane tank-type water heater or final selected water-heating equipment * Main plumbing shutoffs * Electrical equipment as applicable * Plumbing manifold or distribution points * Gas manifold or piping * Floor drain if feasible * Storage * Lighting * Required service clearances * Fire separation where required * Ventilation and combustion air as applicable The HVAC air-handling equipment will not be located in the utility room. The main-floor HVAC equipment is expected to be located in the attic. ## 8. Basement Walls and Moisture Coordination Some existing basement perimeter bottom plates have dry rot or moisture damage. The plans should identify: * Areas where damaged framing must be replaced * Pressure-treated bottom plates where appropriate * Moisture separation details * Wall framing requirements * Insulation requirements * Vapor and air-control layers * Potential sump pump location if required * Coordination with basement drainage and waterproofing work # Demolition Plans The drawing set should include demolition plans for the main floor and basement. The demolition plans should clearly identify: * Existing walls to remain * Walls to be removed * Existing doors to be removed * Doors to be relocated * Windows to be removed or framed in * Existing stair opening to be removed or infilled * New stair opening location * Masonry chimney removal * Brick wall removal * Bathroom demolition * Kitchen demolition * Ceiling and drywall demolition * Plumbing fixture removal * Electrical equipment removal * Existing HVAC or baseboard equipment removal * Floor areas requiring removal for plumbing trenching * Basement ceiling demolition required for access * Any temporary structural support required during demolition # Architectural Drawing Requirements The architectural set should include, as applicable: * Cover sheet * Drawing index * General project notes * Code summary * Existing main-level floor plan * Proposed main-level floor plan * Existing basement floor plan * Proposed basement floor plan * Main-level demolition plan * Basement demolition plan * Fully dimensioned floor plans * Wall type plan * Door and window plan * Door schedule * Window schedule * Room finish schedule * Reflected ceiling plan * Interior elevations for kitchens and bathrooms * Stair plans and sections * Building sections * Wall sections * Roof plan * Exterior elevations where required * Details for new framed openings * Details for infilled doors or windows * Fire separation details between garage and house * Insulation and energy-code notes * Smoke and carbon monoxide detector plan * Accessibility blocking notes * Construction notes * Permit notes required by the township # Structural Coordination A structural engineer has previously reviewed the house and indicated that the interior brick wall and chimney can be removed and that the existing supports and stair concept appear feasible. Supporting documentation will be provided. The selected designer must coordinate the drawings with the structural information provided. Structural scope may include: * Framing around the new stair opening * Headers at new openings * Framing where the brick wall and chimney are removed * Joist sistering or reinforcement * Floor opening framing * Landing support * Wall framing * Support posts * Beams * Blocking * Attachment details * Attic access framing * Roof framing coordination around removed chimney and new penetrations * Framing around any new kitchen window * Framing where an existing exterior door is removed Any elements requiring formal structural calculations or a licensed Pennsylvania engineer should be identified clearly. Please state whether structural engineering is included, can be coordinated, or must be provided separately. # Electrical Plan Scope The entire house electrical system is expected to be substantially replaced. The electrical drawings should be detailed enough for permitting, contractor pricing, rough-in, inspection, and final installation. The electrical plans should show: * Main service location * Main electrical panel * Garage subpanel * Service entrance * Meter location * Service mast or underground service option * Panel schedules * Circuit designations * General receptacles * GFCI receptacles * AFCI protection requirements * Dedicated appliance circuits * Lighting fixtures * Recessed lighting * Switches * Three-way and four-way switches * Ceiling fan-rated boxes * Smoke detectors * Carbon monoxide detectors * Exterior lighting * Floodlights * Porch lights * Garage lighting * Basement lighting * Attic lighting * Attic service receptacles * Kitchen appliance connections * Bathroom circuits * Laundry circuits * Dishwasher connection * Range hood connections * Gas stove receptacles * Refrigerators and freezers * Well pump * Water heater * HVAC equipment * Condenser disconnect * Furnace disconnect * Sump pump if installed * Exterior receptacles * Garage receptacles * Utility room receptacles * Hot tub circuits * Future pole-barn provisions if applicable * Outdoor landscape or yard electrical * Lamp post * Doorbell * Artificial skylight or similar lighting feature * Required grounding and bonding notes The main electrical panel already purchased is a Square D Homeline 200-amp panel with substantial circuit capacity. The garage subpanel has also been purchased. The plans should coordinate final panel placement and circuit requirements with the selected electrician. # Low-Voltage Plan Scope A separate low-voltage plan is requested. The low-voltage plan should show: * Structured wiring panel or network rack location * Ethernet drops * Wi-Fi access point locations * Television locations * Coaxial cable where needed * Data outlets * Security camera locations * Video doorbell * Alarm system wiring * Smart-home control wiring * Speaker wiring if applicable * Exterior camera coverage * Garage data and Wi-Fi * Attic pathways * Conduit routes * Separation from line-voltage wiring * Utility room or network-closet requirements * Future connection to a detached pole barn * Exterior conduit or pathway provisions Where practical, conduit should be incorporated in selected walls to allow future replacement or expansion of low-voltage wiring. # Plumbing Plan Scope The plumbing system will be substantially replaced and expanded. The plumbing drawings should show: * Existing plumbing to remain * Plumbing to be removed * New domestic cold-water piping * New domestic hot-water piping * Drain-waste-vent piping * Pipe sizes * Fixture connections * Cleanouts * Vent locations * Roof penetrations * Main building drain * Connection to septic system * Well-water connection * Water filtration equipment * Pressure tank * Pressure switch * Main shutoff * Water heater * Recirculation if recommended * Hose bibs * Laundry connections * Kitchen connections * Bathroom connections * Floor drain if feasible * Sump pump discharge if installed * Utility-room drain * Gas piping coordination where required The plumbing plans must include the following fixture groups: ## Main-Floor Original Bathroom * Tub and shower * Toilet * Sink ## Main-Floor Addition Bathroom * Shower * Toilet * Sink ## Main Kitchen * Sink * Dishwasher * Refrigerator icemaker ## Basement Master Bathroom * Shower * Toilet * Sink ## Basement Kitchen and Laundry * Kitchen sink * Washing machine * Refrigerator or icemaker as required ## Exterior and Utility * Front hose bib * Rear patio hose bib * Main line from well * Pressure tank * Water filtration * Water heater * Utility drain * Potential sump pump The basement master-bathroom plumbing may require approximately 30 to 50 feet of trenching to connect with the existing building drain. The drawings should coordinate slab cuts, trench routes, cleanouts, fixture locations, slope, venting, and septic connections. The property includes two septic tanks that serve different portions of the house. Available septic information will be provided. The plans should clearly identify proposed connections based on verified field conditions. # Gas and Propane Plan Scope The home will use propane for several appliances. The drawings should coordinate propane piping for: * Main-floor stove * Basement stove * Fireplace * Porch quick-connect * Attic furnace * Water heater * Future outdoor appliances if applicable The current concept is a 2-psi main propane line feeding a central manifold, with individual runs to each appliance. The selected designer should identify whether a separate fuel-gas plan is required and whether gas pipe sizing calculations are included. # HVAC Plan Scope The house currently uses electric baseboard heat and does not have central air-conditioning. The proposed HVAC system is expected to include a new central ducted system serving the main level, with equipment located in the attic. The HVAC plans should show: * Heating and cooling load calculations * Equipment sizing * Furnace location * Evaporator coil * Condenser location * Supply duct layout * Return duct layout * Trunk and branch sizes * Supply register locations * Return-air grille locations * Balancing dampers * Thermostat locations * Condensate drainage * Secondary drain pan * Overflow protection * Furnace venting * Combustion-air requirements * Refrigerant line routing * Attic service access * Attic platform * Attic lighting and receptacle requirements * Insulation requirements for ducts in unconditioned attic space * Bathroom exhaust fans * Kitchen exhaust * Dryer exhaust * Fresh-air or ventilation requirements * Roof and wall penetrations * Fire and smoke damper requirements where applicable * Basement heating and cooling strategy The attic furnace may be propane-fired. The design should account for installation in an unconditioned attic, including freezing, condensate, access, service clearances, drain-pan protection, and duct insulation. No air handlers are planned for the basement utility room. The basement HVAC approach should be clearly defined. This could include extensions from the main system, a separate zone, baseboard heat, a separate system, or another appropriate solution based on load calculations and practical design. # Roof and Exterior Coordination The existing roof will be replaced with a metal roof installed over the existing shingles, subject to contractor and code approval. Roof-related plan coordination should include: * Removal of the existing chimney * Framing and sheathing repair where the chimney is removed * New furnace vent or chimney * Plumbing vent penetrations * Electrical service mast or underground-service coordination * Bath exhaust penetrations * Kitchen exhaust penetration * Dryer exhaust * HVAC penetrations * Flashing details * Roof plan showing all proposed penetrations * Coordination with metal roofing installation * Gutter and downspout locations The project may also include later replacement of siding on the addition, soffit, fascia, gutters, and downspouts. These may be shown as future work or included where needed for permit coordination. # Garage Scope and Code Separation The attached garage is located below or adjacent to the addition. The plans should account for: * Existing garage access * Door from garage to basement or house * Fire-rated wall and ceiling assemblies * Required gypsum board * Protected penetrations * Self-closing and self-latching door requirements if applicable * Carbon monoxide protection * Garage electrical * Garage lighting * Garage receptacles * Garage subpanel * Existing windows * Existing double garage door * Future garage window and door replacement * Separation of HVAC and return-air systems from garage contaminants * Proper stair and landing conditions at garage access points # Doors and Windows The project includes replacement of most or all interior and exterior doors. Current anticipated door scope includes: * Front exterior door * Basement exterior door * Door from basement to garage * Garage exterior door * Approximately six interior doors on the main level * Approximately six interior doors in the basement * Bathroom doors * Bedroom doors * Closet doors * Utility-room door * Stair-area doors where applicable The plans should include: * Door sizes * Door swings * Door types * Fire ratings where applicable * Hardware requirements * Pocket or sliding doors where beneficial * Door schedule The project also includes at least one new or relocated kitchen window. Existing window conditions should be field verified and included in the drawings. # Fire and Life-Safety Requirements The plan set should identify and coordinate: * Smoke alarms * Carbon monoxide alarms * Bedroom egress * Stair headroom * Stair geometry * Handrails * Guards * Emergency escape and rescue openings * Garage separation * Fireblocking * Draftstopping * Attic access * Mechanical clearances * Electrical working clearances * Bathroom ventilation * Dryer venting * Combustion-air requirements * Fire-rated penetrations * Required safety glazing * GFCI and AFCI protection # Energy-Code Requirements The drawings should include applicable residential energy-code information, including: * Insulation values * Air-sealing notes * Window and door requirements * Duct insulation * Duct sealing * Mechanical efficiency information * Lighting efficiency * Basement wall insulation * Attic insulation * Rim-joist insulation * Slab-edge requirements where applicable * Required energy-code compliance documentation # Site Plan Requirements A site plan may be prepared separately or coordinated with an existing survey or site-plan provider. The complete permit package should identify: * Property boundaries * Existing house footprint * Attached garage and addition * Driveway * Walkways * Porches and patios * Well * Septic tanks * Septic field if known * Utility service locations * Setbacks * Easements * North arrow * Scale * Property address * Parcel information * Existing and proposed exterior penetrations or equipment * Condenser location * Propane-tank location * Electrical-service location * Any future work that affects zoning or setbacks # Deliverables The final deliverables should include: * Permit-ready PDF construction set * Full-size drawing sheets * Reduced-size PDF set if needed * Editable source files * AutoCAD DWG files, Revit files, Chief Architect files, or comparable format * Plot-ready PDFs * Existing and proposed floor plans * Demolition plans * Architectural plans * Electrical plans * Low-voltage plans * Plumbing plans * Gas plan if required * HVAC plans * Reflected ceiling plans * Interior elevations * Stair plans and sections * Door and window schedules * Code notes * Details * Sections * Roof plan * Site plan coordination * Revision log * Final as-permitted set after township comments The files should be organized so another local professional can edit them later if needed. # Permit and Professional Seal Requirements The selected professional should review the permitting requirements for Lower Macungie Township and identify: * Which drawings can be prepared by an architectural designer * Which drawings require a Pennsylvania-licensed architect * Which drawings require a Pennsylvania professional engineer * Whether structural calculations are required * Whether HVAC load calculations are required * Whether electrical or plumbing engineering is required * Whether separate trade permits and drawings are required * Whether a professional seal is required on any part of the submission Please state clearly whether you can: * Provide Pennsylvania-sealed drawings * Coordinate with a Pennsylvania-licensed professional * Prepare the plans for later review and sealing by a local professional * Provide only drafting services Applicants should not represent plans as permit-ready if they cannot meet the applicable local requirements. # Information Available to the Selected Freelancer I can provide: * Existing property details * Existing room measurements * Existing floor-plan sketches * Proposed layout sketches * Photographs * Videos * Structural engineer information * Property survey documents * Parcel information * Existing township records * Septic information * Electrical quote and scope * HVAC quotes and equipment information * Plumbing fixture list * Framing scope * Roof quote * Existing construction drawings where available * Ongoing field measurements * Contractor questions and feedback * Markups and revisions during design The selected professional will be expected to identify missing measurements or field conditions early in the process and provide a clear measurement checklist. # Proposed Project Phases Applicants may propose a different workflow, but the anticipated phases are: ## Phase 1: Existing Conditions * Review all supplied documents * Review photographs and videos * Confirm overall dimensions * Create existing main-floor plan * Create existing basement plan * Identify missing field measurements * Confirm structural and utility conditions ## Phase 2: Schematic Design * Develop proposed main-floor layout * Develop proposed basement layout * Resolve stair configuration * Confirm bathroom and kitchen layouts * Confirm wall, door, hallway, and closet locations * Coordinate garage and utility areas * Receive owner approval before detailed trade design ## Phase 3: Design Development * Develop dimensioned plans * Develop demolition plans * Develop reflected ceiling plans * Develop kitchen and bathroom elevations * Coordinate structural requirements * Coordinate electrical, plumbing, HVAC, gas, and low-voltage systems * Resolve roof penetrations and equipment locations ## Phase 4: Permit Documents * Prepare full permit set * Include code information * Include construction details * Include schedules * Include calculations where required * Coordinate professional seals where required * Submit final permit-ready files ## Phase 5: Review and Revisions * Respond to owner comments * Respond to contractor coordination questions * Revise plans based on township review comments * Issue final revised construction set # Revision Expectations The proposal should state: * Number of included revision rounds * What constitutes a revision * Cost for additional revisions * Whether township-review comments are included * Whether contractor-coordination revisions are included * Turnaround time for revisions * Whether field-condition revisions during construction are available At least two owner-review rounds and one reasonable township-comment revision round are preferred. # Applicant Qualifications The ideal applicant will have: * Experience with residential renovation projects in the United States * Experience with permit-ready construction documents * Experience with existing homes and field-measured conditions * Experience with ranch homes and finished basements * Experience with stair relocation * Experience with whole-house electrical plans * Experience with residential plumbing and DWV plans * Experience with ducted HVAC systems * Experience with attic-mounted HVAC equipment * Experience with low-voltage and structured-wiring plans * Understanding of the International Residential Code * Understanding of residential energy codes * Ability to coordinate multiple disciplines * Strong attention to dimensions and constructability * Ability to provide editable files * Clear written communication * Ability to work from owner-provided measurements, photographs, and sketches # Required Proposal Information Please include the following in your proposal: 1. A brief description of your experience with similar residential renovation projects. 2. Two or three examples of complete residential permit sets you have prepared. Full redacted plan sets are preferred over isolated renderings or screenshots. 3. The software you will use. 4. Whether you will provide editable source files. 5. Whether you can provide or coordinate Pennsylvania-licensed architectural or engineering review. 6. Which portions of the project you will complete directly: * Architectural * Structural * Electrical * Low voltage * Plumbing * Gas * HVAC * Site plan * Energy code * Permit coordination 7. Which portions would require another consultant. 8. Your proposed project phases. 9. Your estimated turnaround time for: * Existing-condition plans * Initial layout * First complete drawing set * Final permit set 10. Your fixed-price proposal or milestone-based price. 11. The number of revisions included. 12. Whether township-review comments are included. 13. A list of information you will need from me before beginning. 14. Any anticipated limitations or items not included in your price. # Screening Questions Please answer the following questions: 1. Have you prepared permit-ready residential renovation plans for projects in the United States? 2. Have you prepared a complete plan set that included architectural, electrical, plumbing, and HVAC drawings? 3. Have you designed a project involving relocation of an interior staircase? 4. Have you designed a renovation involving removal of an interior masonry chimney or brick wall? 5. Can you provide a full redacted example of a residential permit set you personally prepared? 6. Which building codes and standards would you use for this project? 7. How will you verify an existing house using owner-provided measurements, photographs, videos, and sketches? 8. What field measurements will you require before beginning? 9. How will you coordinate architectural, structural, electrical, plumbing, HVAC, and low-voltage drawings so the trades do not conflict? 10. Can you perform HVAC load calculations and duct sizing, or will that work be completed by another professional? 11. Can you prepare plumbing and DWV routing plans, including pipe sizes, slopes, vents, and cleanouts? 12. Can you prepare panel schedules, circuiting, and detailed residential electrical plans? 13. Can you prepare a separate low-voltage plan showing data, Wi-Fi, cameras, television, doorbell, alarm, and structured wiring? 14. Can you provide editable DWG, RVT, Chief Architect, or comparable source files? 15. Can you provide or coordinate a Pennsylvania professional seal if one is required? 16. Are revisions resulting from township comments included in your fee? 17. How many owner-requested revision rounds are included? 18. What parts of the project are excluded from your proposal? 19. Please describe your step-by-step process from existing-condition documentation through final permit submission. 20. Please identify any concerns, missing information, or potential coordination challenges you see in this project description. # Budget and Contract Structure I am open to a fixed-price or milestone-based contract. A milestone structure may include: * Existing-condition drawings * Schematic main-floor and basement plans * Approved architectural layout * Coordinated MEP and low-voltage plans * Draft permit set * Final permit set * Township-comment revisions Please provide a realistic price based on the complete scope. Extremely low bids that only include simple floor-plan drafting will not be considered responsive. # Important Clarification This is not a request for a basic conceptual floor plan or a simple visual rendering. I need a coordinated construction-document package that can be used for: * Permit submission * Contractor bidding * Framing * Electrical rough-in * Plumbing rough-in * HVAC installation * Low-voltage installation * Inspections * Construction * Final project coordination The selected professional should be comfortable asking detailed technical questions, identifying missing information, resolving conflicts between trades, and preparing drawings that a contractor can actually build from.