Why “finished” sets still get comments

You know the feeling.

The set is “done.” Everyone is tired. You hit submit.

Then the city sends back a list of comments that restarts the clock.

To dig into why this happens, we sat down with two people who live in this gap every day:

• Tariq Rabadi, Head of Structural Engineering at Spacial

• Dan Hruby, Principal Architect at Spacial

Their verdict was simple. The problem is rarely a lack of effort. It is the amount of information a modern permit set is expected to carry and how hard it is to keep that information aligned.

Industry data backs this up. Many building departments list incomplete submittals, conflicting information, and code issues as the top reasons plans are rejected or delayed.

Design and documentation issues are also a major driver of rework costs in construction, not just in permitting.

So if you feel like you are doing everything “right” and still getting comments, you are not alone.

The three most common reasons “finished” sets come back

From Tariq and Dan’s perspective, there are three patterns that show up again and again.

1. Missing or incomplete information

Cities are looking for a complete story. When one piece is missing, the whole review can stall.

Common examples:

• Site plans without enough detail on setbacks, grading, or utilities

• Structural sheets that reference calculations or details that are not clearly included

• MEP layouts that do not fully show venting, clearances, or equipment specs

• Missing notes that the reviewer expects because they are on the city’s checklist

Most of these are not “big” mistakes. They are gaps that slip through when teams are tired or working across multiple tools.

2. Coordination between structural, MEP, and architecture

Even on smaller residential projects, there are a lot of moving pieces.

Tariq points out how often cities flag conflicts between drawings:

• Shear walls that do not line up between architectural and structural sheets

• Mechanical runs or plumbing stacks that collide with beams, joists, or framing

• Lighting or electrical layouts that assume a ceiling condition the structure does not support

When reviewers see conflicting information, they usually ask for clarification instead of guessing. That means more comments and more back and forth.

3. Local codes, energy rules, and changing standards

Dan spends a lot of time thinking about how the same house can be reviewed differently depending on jurisdiction.

Energy codes, wildland-urban interface requirements, and local amendments can change the details that matter.

Recent changes to permit “shot clocks” and timelines in places like California show how complex this landscape can be.

Cities are trying to move faster, but they still need clear documentation that lines up with their rules. When a set does not fully reflect those local nuances, comments follow.

Where Spacial fits from “almost done” to stamped

Spacial exists for this exact moment in the project.

We step in when the architectural design is largely set, and the goal is a clean, coordinated, stamped permit package.

Here is how our process works today.

1. All disciplines under one roof

   Structural, MEP, and energy engineering live in one coordinated workflow instead of three separate vendors. That alone removes a lot of handoffs and guesswork.

2. AI agents that look for trouble early

   Our AI agents scan models and PDFs for patterns we know create comments: missing details, inconsistent dimensions, clashes between trades, or items that typically appear on local checklists. They surface issues. Our engineers decide what needs to change.

   • For example, an agent might flag a lateral system that is not fully tied together on the plans, or a mechanical layout that cuts through a key shear wall.

   • Another agent might compare drawings against city-specific requirements or energy rules and highlight items that are often overlooked.

3. Licensed engineers who own the final call

   Every set is still designed and stamped by licensed structural, MEP, and energy engineers. The AI never replaces judgment. It just lets our team spend more time fixing real problems and less time searching for them.

4. Turnaround measured in days, not months

   Because everything is under one roof, we can usually deliver a stamped, permit ready engineering set in about 7 to 10 days once we have complete architectural drawings. That cuts out months of waiting for the engineering piece alone.

What we can and cannot control

One important distinction.

Spacial can control:

• The quality and completeness of the engineering package

• How quickly we help you move from design to a stamped set

• How well we support you when the city does have questions

Spacial cannot control:

• How long any specific jurisdiction will take to review your permit

• How many rounds of comments a city will ultimately issue

Permitting timelines are set by local agencies and depend on factors like staffing, workload, and project complexity. There are real efforts to improve these timelines, including new laws and local reforms, but they still vary widely.

What we can promise is that we stay engaged. When comments come back, our team is there to help you respond, update calculations, and revise sheets so the next round is as smooth as possible.

Why this matters for architects and builders

For residential architects and builders, every extra round of comments has a cost. It delays starts, ties up staff, and blocks revenue.

By combining AI agents with licensed structural, MEP, and energy engineers, we aim to:

• Reduce the number of surprises that surface during plan review

• Lower the amount of redesign and rework needed after comments

• Shorten the path from “we are ready to submit” to “we have a stamped engineering set in hand”

We cannot promise that the city will never have questions. No one can.

We can help you show up with a package that is coordinated, code-aware, and easier to approve.

If your “finished” sets keep coming back, and you are curious how this might fit into your workflow, we are always happy to walk through a recent project together.