Seal or No Seal? Architecture Laws in North Carolina

Whether you are a first-time commercial business owner or an experienced homeowner, knowing the steps to take to successfully build out a new business or residence in North Carolina can be murky. Especially when state requirements change, and you likely did not even realize it.

One pivotal step in the permitting and approval process is having architectural drawings designed and sealed by an architect. Do you know when sealed drawings are required or not required in North Carolina? Whether the answer is yes or no, did you know the North Carolina General Assembly (NCGA) recently approved statute changes that may impact you and your project?

We have seen it first-hand, where a business or residential owner is not aware of the drawing requirements and makes several missteps in the process. This article is designed to help homeowners and commercial business owners understand when sealed drawings are required so as to avoid unnecessary delays and expenses in the planning and construction of residential and commercial projects.

What are sealed drawings?

Jurisdictions around the United States are increasingly requiring that construction drawings for residences and commercial businesses are sealed by a licensed architect or engineer. The seal signifies that the work was prepared by or “under his or her responsible control” in the state of North Carolina.

The licensed architect or engineer must review, or directly supervise the drawing of, these documents. The licensed architect or engineer then places their authorized seal on the drawings. 

What is the purpose of sealed drawings?

The seal demonstrates that, according to the North Carolina Board of Architecture, the architect attests that the documents were prepared by the licensee or under the licensee’s direct control and personal supervision. It represents that he or she is “in responsible control” over the content of such documents and has applied the required professional standard of care. In lay terms, the architect is taking responsibility for the information provided.

What does an architectural seal look like?

Every licensed architect in the state must have a seal design authorized by the North Carolina Board of Architecture. See an example of an architect and engineer seal here.

When looking at a seal, you will notice two double circles—one inner and one outer—totaling approximately 1 to 1 ½ inches in diameter. The architectural firm's approved North Carolina name and place of business should appear between the inner and outer circles. The firm's North Carolina registration number will then appear in the center of the seal. For a professional corporation, the words “Registered Architectural Corporation, North Carolina” should appear along the inside perimeter of the smaller circle.

When are sealed drawings required in North Carolina?

In late 2020, the North Carolina General Assembly (NCGA) approved changes to North Carolina General Statute (NCGS) Section 83A-13, Exemptions. It includes some notable changes, making homes or commercial businesses that may have previously been exempt now required to provide sealed drawings.

When are existing commercial buildings in North Carolina exempt from providing drawings with a professional architectural seal?

Institutional or commercial buildings in North Carolina are only exempt if their total building area does not exceed 3,000 square feet in gross floor area and has a total value exceeding $200,000. 

Keep in mind that when calculating the total square footage, it must include all total gross floor area, both heated and unheated within the inside parameter of the exterior walls.

What about alterations, remodels, or renovations to non-exempt structures? Do they need sealed architectural drawings?

An existing building is exempt from providing a professional architectural seal so long as the plans do not alter or affect the structural system; it does not change access or exiting patterns; and it does not change live or dead structural loads.

When are new structures or buildings exempt from providing sealed architectural drawings?

A new construction project for a commercial building project is exempt when the total value is less than $200,000 and the total project area is less than 3,000 square feet.

Keep in mind that when calculating the total square footage, it must include all total gross floor area, both heated and unheated within the inside parameter of the exterior walls.

When are single-family residences in North Carolina exempt from providing sealed drawings? 

Single-family residences of up to eight attached units with a ground-level exit are exempt from providing sealed drawings. “Grade level exit” means an exit that provides ingress and egress at grade. To be exempt, each unit in the building must enter and exit on grade level. 

Contrarily, the Board interprets that if the total number of attached residential units in the project exceeds eight, public protection requires that the plans be prepared and sealed by an architect or engineer. In other words, a project, subdivision, or other similar groupings of multiple units of eight units with a grade-level exit will not be considered exempt. 

When are farms or farmers exempt?

A building on a farm, or for use by a farmer for the business of growing crops or livestock, is exempt from providing sealed drawings. However, a building or structure located on a farm that is open to, or used by, the public will not be exempt if it impacts the health, safety, and welfare of the public.

If in doubt, consult a licensed architect or the state board of architects directly. Whether it is a residential or a commercial project, your first project or your 50th, it is always best to consult a licensed architect to ensure you won’t encounter any issues along the way. If you have any questions about professional architectural seal requirements in North Carolina, contact M. Ramseur & Associates, PPLC today.