What services does O2 Design & Drafting provides?

O2 Design & Drafting specializes in residential drafting services throughout the Bay Area. Our core offerings include ADU plans, garage conversion plans, home addition plans, remodel plans, as-built drawings, site plans, floor plan drafting, Title 24 plans, and permit drawings — everything needed to get your project approved and built.

How much do your drafting services cost?

We offer affordable drafting services tailored to your project scope. Pricing depends on the type of project (ADU, remodel, addition, garage conversion), square footage, and permit requirements. Contact us for a free quote. We're committed to providing competitive, transparent pricing with no hidden fees.

ABOUT OUR SERVICES

Working with a Drafter vs an Architect

Do I need to hire a licensed architect for my project?

Most Bay Area homeowners and contractors are surprised to learn the answer is no, at least for the majority of residential projects. Under California Business & Professions Code Section 5537, many standard residential projects can be legally designed and permitted without a licensed architect, including:

✓ DRAFTER CAN HANDLE

• Single-family homes (up to 2 stories)

• ADUs, JADUs & garage conversions

• Home additions & remodels

• Duplexes, triplexes & 4-unit buildings

• Decks & accessory structures

• Conventional wood-frame construction

✗ Architect typically required

• 5+ unit apartment/condo buildings

• Buildings over 2 stories (some cases)

• Steel, concrete & non-wood-frame

• Mixed-use developments

• Complex hillside/foundation engineering

• Certain commercial occupancies

If your project falls in the (Drafter can Handle) column, you almost certainly don't need to pay architectural fees. O2 Design & Drafting produces complete, permit-ready plan sets for all qualifying residential projects.

California Business & Professions Code §5537 governs the residential architectural exemption. Local building departments may have additional requirements — we'll advise you upfront.

Not sure where your project falls? Contact us for a free 15-minute consultation.

What's the difference between a drafter and a licensed architect?

A licensed architect is required for complex, large-scale, or non-residential projects — think high-rises, hospitals, or mixed-use commercial buildings. For most residential work, an experienced drafting team produces the same permit-ready deliverable at a significantly lower cost and faster timeline.

For qualifying residential and commercial projects, drafting services can cost a fraction of licensed architects' fees without sacrificing permit readiness, code compliance, or construction quality.

At O2, we know Bay Area cities' plan-check processes, anticipate common city comments before they happen, and turn around revisions quickly, without the overhead of a full architectural firm.

When a project requires a licensed engineer or architect (for structural systems, accessibility, or a complex scope), we coordinate directly with those professionals so you have one point of contact throughout.

Why do so many contractors chooses a drafting team over an architect?

For qualifying residential and commercial projects, contractors consistently find that working with a dedicated drafting team means:

Faster plans. No multi-week queues. We turn around standard plan sets in 1–1.5 weeks, with expedited options when schedules are tight.

Field-ready drawings. Our plans are clearly dimensioned, construction-focused, and formatted to minimize on-site RFIs, not just aesthetically polished.

Streamlined permitting. We know what each Bay Area jurisdiction wants to see, which means fewer back-and-forth cycles at plan check and faster approvals.

One team, start to finish. Design, Title 24, structural notes, and revision support all in one place, no chasing multiple consultants.

Do I need an architect for a commercial tenant improvement (TI)?

It depends on scope. California's residential architectural exemption doesn't apply to commercial projects, but that doesn't automatically mean you need a full architectural firm for every tenant improvement.

Many commercial TI projects can move forward without a licensed architect when the work involves:

✓ OFTEN MANAGEABLE WITHOUT ARCHITECT OVERSIGHT

• Non-structural interior modifications

• Finish upgrades & fixture replacements

• Cabinetry changes & like-for-like improvements

• Limited layout modifications

• Limited MEP coordination

Key factors that determine requirements include the occupancy classification, structural modifications involved, accessibility compliance needs, life-safety systems, and how your local jurisdiction interprets the project scope.

We'll give you an honest assessment of what's needed for your specific project and city, and coordinate with licensed engineers or architects if the scope calls for it.

Yes! ADU drafting services are one of our specialties. We produce complete, permit-ready ADU plans that meet California state law and local city requirements. Whether you're planning a detached unit, attached addition, or junior ADU, we handle the architectural drafting services and construction drawings from start to finish.

ADU & Conversions

Can you create ADU plans for my property?

Do you draft garage conversion plans?

Absolutely! Garage conversions are a popular and cost-effective way to add living space or an ADU. We prepare complete garage conversion permit plans, including floor plan drafting, structural notes, and all drawings required for city approval, so your project moves smoothly through the permitting process.

What is the difference between a JADU and a standard ADU?

A Junior ADU (JADU) is up to 500 sq ft and is created within the existing walls of a home, often from a bedroom or garage. A standard ADU can be up to 1,200 sq ft and may be detached, attached, or converted. Both require permit drawings. We create permit-ready plans for both types and will advise which best fits your property and goals.

Permits & Compliance

What are permit-ready plans and why do I need them?

Permit-ready plans are a complete set of construction drawings formatted to meet your city's building department standards. Without them, your permit application will be rejected or delayed. We produce building permit plans that are accurate, code-compliant, and designed for fast permit approval, minimizing costly back-and-forth with the city.

What is a Title 24 report and do I need one?

Title 24 is California's Building Energy Efficiency Standards. Most new construction, additions, and major remodels require a Title 24 compliance report as part of the permit package. We prepare Title 24 plans as part of our drafting services, ensuring your project meets state energy code requirements and sails through plan check.

What does a typical permit plan set include?

A full permit plan set typically includes a site plan showing property boundaries and setbacks, floor plan drafting for all levels, elevation drawings, cross-sections, structural notes, and a Title 24 energy report. For ADUs and additions, we also include as-built drawings of the existing structure. We tailor every set to the specific city's checklist.

How long does it take to get permit-ready plans?

Turnaround depends on project complexity, but we're known for our fast permit plans. Simple remodels and garage conversions are often completed in 1–2 weeks. ADU plans and home addition plans typically take 2–3 weeks. We also offer expedited drafting when you're on a tight timeline. Just let us know upfront.

Remodels & Additions

Do I need plans for a home remodel?

Yes, for most structural or layout-changing remodels you need remodel permit drawings submitted to your city. This includes kitchen expansions, opening walls, moving load-bearing elements, or converting spaces. We create remodel plans that are clear, code-compliant, and designed to get approved on the first submission.

Do I need plans for a home remodel?

Yes. We specialize in home addition plans for everything from single-room expansions to full second-story additions. We handle the full drawing package: existing and proposed floor plan drafting, site plans, elevations, and Title 24, so you have everything needed for plans for city approval.

Process & Working with Us

What information do you need to get started?

To kick off your project, we typically need your property address, a description of the project scope, any existing floor plans or as-built drawings you have, and photos of the space if relevant. For new ADU plans or home addition plans, a site visit or survey may also be needed. We'll walk you through exactly what's required during our intake call.

Do you offer custom home plans?

Yes! While we specialize in permit drawings for ADUs, remodels, and additions, we also produce custom home plans for ground-up residential projects. Every set is drafted from scratch to reflect your design, lot constraints, and local building code (no cookie-cutter templates).

Do you handle permit applications and answer all the questions from the city?

Absolutely! Navigating city requirements is part of what we do. We're familiar with permit requirements across Bay Area jurisdictions. We'll advise on what's needed for your specific project type and location so there are no surprises at plan check.

For Contractors

Do you work directly with contractors?

Absolutely! We love working with Bay Area contractors and builders as a long-term drafting partner. We provide permit plans for contractors, revision support drafting, and drafting services so your crews stay in the field. Our plans are contractor-friendly: clearly dimensioned, formatted for field use, and built to minimize RFIs.

Can you handle CAD drafting and revisions for my projects?

Yes! We offer full CAD drafting services, including creating new drawing sets from scratch and providing revision support drafting on existing documents. If your project scope changes mid-build, we update drawings quickly so you stay on schedule. Reliable permit plans and fast turnaround drafting are core to how we serve contractors.

What's your typical turnaround time for contractor projects?

We prioritize fast turnaround drafting for our contractor clients. Standard plan sets are typically delivered within 5–10 business days. For repeat contractor relationships, we offer priority scheduling and can often accommodate tighter deadlines. We understand that delays in construction drafting services cost money, so we don't waste yours.

Can you communicate with my clients directly?

Yes! We can communicate with your clients directly if you prefer.

Bay Area Cities and Communities We Serve

San Francisco County

• San Francisco

San Mateo County

• San Mateo

• Burlingame

• Millbrae

• San Bruno

• South San Francisco

• Daly City

• Colma

• Pacifica

• Half Moon Bay

• Redwood City

• Menlo Park

• Atherton

• Belmont

• San Carlos

• Foster City

Santa Clara County

• San Jose

• Santa Clara

• Sunnyvale

• Mountain View

• Palo Alto

• Los Altos

• Los Altos Hills

• Cupertino

• Saratoga

• Campbell

• Los Gatos

• Milpitas

• Morgan Hill

• Gilroy

Alameda County

• Oakland

• Berkeley

• Alameda

• Emeryville

• Piedmont

• Fremont

• Union City

• Newark

• Hayward

• San Leandro

• Pleasanton

• Dublin

• Livermore

• Castro Valley

Contra Costa County

• Walnut Creek

• Concord

• Pleasant Hill

• Lafayette

• Orinda

• Danville

• San Ramon

• Richmond

• El Cerrito

• Martinez

• Brentwood

Santa Cruz County

• Aptos

• Aptos Hills-Larkin Valley

• Ben Lomond

• Bonny Doon

• Boulder Creek

• Brookdale

• Corralitos

• Davenport

• Day Valley

• Felton

• Freedom

• Interlaken

• La Selva Beach

• Live Oak

• Lompico

• Mount Hermon

• Opal Cliffs

• Paradise Park

• Pasatiempo

• Pleasure Point

• Rio Del Mar

• Seacliff

• Soquel

• Twin Lakes

• Zayante

Marin County

• San Rafael

• Mill Valley

• Sausalito

• Novato

• Tiburon

• Larkspur

• Corte Madera

Sonoma County

• Santa Rosa

• Petaluma

• Sonoma

• Rohnert Park

• Healdsburg

Napa County

• Napa

• Yountville

• St. Helena

• Calistoga

Solano County

• Vallejo

• Benicia

• Fairfield

• Vacaville

Not sure what you need?

Most projects start with a 15-minute call. We'll tell you exactly what's required, how long it takes, and what it costs. No pressure.

Info@O2DesignDrafting.com

Call or Text (650) 885-9417

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