Instead of re-keying zoning logic, life-safety sheets, and permit narratives across separate tools, architects screen eligibility, check existing-building code, and prepare discretionary and site-permit packages with Otto on one connected record — while keeping licensure and sign-off control. Design intake, conversion-specific cost, construction tracking, and digital twin handover are on the roadmap. Works with Revit via Autodesk Construction Cloud, or through Open, non-proprietary file formats for building design data — an alternative to being locked into one software vendor. when you do not run Revit. See the roadmap.
For architects at small-to-mid practices
Adaptive reuse, office-to-residential conversion, and discretionary approvals.
The permitting platform for existing & non-standard buildings.
Adaptive reuse, office-to-residential conversion, and discretionary approvals — for the architects who own permitting personally.
Eligibility screening
Path call before design spend
- Building input742 S Olive St · Los AngelesAge 22 yrs · commercial → residential conversion
- DeterminationMinisterial (by-right) pathQualifies under the Citywide Adaptive Reuse window — discretionary review not required for this sample.
Illustrative preview only. Interactive eligibility screening in the hero is a follow-up design task — try the full flow in the product demo.
About us
What is plinth.OS?
plinth.OS is the permitting platform for existing and non-standard buildings — built for architects under 50 staff doing renovation, addition, and conversion work.
Eligibility screening
Check whether a building qualifies for adaptive reuse, office-to-residential conversion, or related pathways before you invest design hours.
Existing-building compliance
Code and ordinance checks tuned to renovation, addition, and conversion scopes — not greenfield new construction alone.
Otto for discretionary prep
Human-reviewed discretionary and site-permit prep on the same record. Licensed professionals review and sign before anything is filed.
What's next
As the permitting core proves out, we're extending the same record into design intake, conversion-specific cost, construction tracking, and digital twin handover — see the roadmap.
The problem
Built for new construction. Not for what you're converting.
Permitting software is built and trained on repeatable, new-construction permits. Adaptive reuse, additions, and conversions run on a different, less standardized rule set — and nobody has built for it.
- $31K
- average cost per permit delay$31K average cost per permit delay (Dodge Construction Network, 2025). 6.5 months average permitting delay, U.S. AEC industry (National Association of Home Builders, 2024).
- 6.5 mo
- average permitting delay, U.S. AEC industry$31K average cost per permit delay (Dodge Construction Network, 2025). 6.5 months average permitting delay, U.S. AEC industry (National Association of Home Builders, 2024).
$31K — Dodge Construction Network, 2025. 6.5 months — National Association of Home Builders, 2024.
Regulatory urgency — directional
- 90,300
- units in the national office-to-apartment conversion pipelineEarly 2026 · +28% YoY · directional / industry-sourced
- 47%
- of all U.S. adaptive reuse activity is now office conversionsDirectional / industry-sourced
- $213B
- in office loan maturities adding urgency for owners to convert or repositionDirectional / industry-sourced
Conversion-pipeline figures are directional and industry-sourced — do not treat as audited precision.
Regulatory window
A regulatory window just opened in Los Angeles.
A live, checkable, time-boxed reason to act now — not marketing fluff.
Ordinance / bill
Los Angeles Citywide Adaptive Reuse Ordinance (2026)
Los Angeles expanded its Citywide Adaptive Reuse Ordinance in 2026 to a rolling 15-year eligibility window — any building past its 15th year from Certificate of Occupancy now qualifies, up from a frozen pre-1974 cutoff.
LA City Planning — Adaptive Reuse Ordinance →Ordinance / bill
California AB 507 — Office to Housing Conversion Act
California's AB 507 (Office to Housing Conversion Act) takes effect July 1, 2026, offering streamlined ministerial approval and a CEQA exemption in exchange for affordability set-asides.
AB 507 bill text (California Legislative Information) →ROI dashboard
Track savings per project — permit time, consultant fees, and rework
Every dollar saved is tracked per project. The dashboard is how risk-averse firms justify the next seat — the project card shown here is a preview of that view, not a logged customer outcome.
Example project
Illustrative example — not a logged customer outcome. Shown to demonstrate how the ROI dashboard works, not as a guaranteed or verified result.
Riverside mixed-use · Q2 2026Project savings to date: $142K
Permit prep saved3 weeksvs. prior workflow
Consultant fees avoided$40Kexpeditor + code review
Permit conditions closed out12Condition-of-approval tracker · example
Competitive landscape
No public product for adaptive reuse permitting — yet.
No permitting competitor has a public product, case study, or marketing claim addressing adaptive reuse or existing-building conversion specifically.
This reflects an absence of public evidence, not a confirmed absence in their underlying product. We're happy to be corrected — if you're using PermitFlow, GreenLite, Pulley, or a similar platform for an adaptive-reuse project today, we'd like to hear about it.
Early access
Directional traction — with the caveats intact
Trust
Security & Trust
Architecture firms trust us with client sites, proprietary schemes, and pre-submission permit packages. Here is how we handle that responsibility before you roll out firm-wide.
Human sign-off before filingLicensed professionals sign before anything is filed.
A licensed architect or reviewer signs off before anything is filed — human sign-off is a trust feature, not a limitation. Otto prepares discretionary and site-permit packages; licensed professionals decide.
Adaptive reuse claimNo public competitor claim for adaptive reuse permitting yet.
No public competitor claim for adaptive reuse permitting yet — see competitive landscape ↑
Early access traction35% shorter permit prep cycle in early access (directional).
35% shorter permit prep cycle in early access (directional) — see traction details ↑
SecurityTLS, encryption, RBAC, audit logging — SOC 2 Type II targeted.
Production tenants run with TLS 1.2+, encryption in transit and at rest, role-based access controls, audit logging, and annual penetration testing. Enterprise prospects can request our security brief and control matrix ahead of our Q1 2028 audit target.
Data ownershipYour models and packages stay yours; anonymized data is opt-in only.
Your briefs, drawings, eligibility screens, and permit packages remain yours. plinth.OS does not claim ownership of project geometry, resell client work, or train public models on your schemes without explicit written opt-in.
Additional revenue: anonymized eligibility and conversion-outcome data licensed to insurers, lenders, and municipalities — opt-in only.
Starter can process eligibility and permit prep ephemerally in-session without long-term retention. Studio and Enterprise store encrypted project records in United States cloud regions by default, with export on request and retention policies you control.
GDPRUS-hosted today; EU residency on the Enterprise roadmap.
GDPR-aligned data processing terms are available for international firms. We provide a Data Processing Agreement and subprocessor list for information technology review.
Traceable compliance decisionsEvery code check records the rule, score, and model state.
Every code check records the rule, score, and model state that produced it. Firms can export the compliance narrative with the package for internal QA and jurisdiction review.
InsuranceE&O under active review; firms retain professional liability.
E&O coverage is under active review ahead of Studio-tier rollout. Firms retain professional liability for stamped work; plinth.OS covers platform delivery and data handling under our service terms.
Jurisdiction varianceLos Angeles live · other agencies human-routed.
Where agencies require mail, counter, or hybrid intake, the platform routes through A specialist who manually walks permit paperwork through a city or county agency. or firm reviewers. Live digital portals (Los Angeles today) still require human confirmation before submit.
Who signs the permit package? plinth.OS is built for human review, jurisdiction-specific workflows, and clear accountability — not autonomous filing without oversight.
Works alongside your current tools
Integrates with the stack you already run — low disruption, no rip-and-replace.
- Integrates withRevit
- Integrates withBluebeam
- Integrates withNewforma
Personalized estimate
What could your firm save?
Based on $31K average cost per permit delay $31K average cost per permit delay (Dodge Construction Network, 2025). 6.5 months average permitting delay, U.S. AEC industry (National Association of Home Builders, 2024). and an estimated 35% reduction in delay exposure.
This estimate uses published industry delay benchmarks ($31K/permit delay, Dodge 2025; 6.5 mo average delay, NAHB 2024). It is not based on LA-specific or plinth.OS cohort data yet, and should be treated as a rough industry-context estimate — not a guaranteed or verified outcome.
Example: 12 permits/year at $8.00M average project value ≈ $137K estimated annual savings.
Estimated annual savings
Enter your numbers to see an estimate
Rough industry-context estimate ($31K/permit-delay benchmark + projected reduction) — not a guaranteed or verified outcome.
Pricing
Three flat tiers — no success-fee layer
Flat subscription only — Starter free for eligibility and basic existing-building checks; Studio at $5,000/mo for Otto, CEQA exemption prep, hearing tracking, and ROI dashboard. No success-fee layer.
Tier 1
Starter
Eligibility screening, basic existing-building code check, 1 active project
$0/mo
- Eligibility screening
- Basic existing-building code check
- 1 active project
Request Demo Access
No credit card required
Need Otto, CEQA exemption prep, hearing tracking, or more than one active project?
Upgrade to Studio →Tier 2
Studio
Otto for existing-building, adaptive-reuse, and discretionary/site permits; CEQA exemption prep; hearing tracking; ROI dashboard; up to 5 active projects
$5,000/mo
- Everything in Starter
- Otto for existing-building, adaptive-reuse, and discretionary/site permits
- CEQA exemption prep
- Hearing-date tracking
- Up to 5 active projects
- ROI dashboard
15-minute setup call, no commitment
Tier 3
Enterprise
Unlimited projects, multi-jurisdiction coverage, portfolio-level conversion eligibility screening for owners/developers, white-label
Custom
- Everything in Studio
- Unlimited projects
- Multi-jurisdiction coverage
- Portfolio-level conversion eligibility screening for owners/developers
- White-label
Response within 1 business day
Additional revenue: anonymized eligibility and conversion-outcome data licensed to insurers, lenders, and municipalities — opt-in only.
FAQ
Common questions from architects on conversion work
People
Team
Building the permitting platform for architects doing renovation, addition, and conversion work.
Amir Duke
Founder & CEO
Amir Duke is the founder and CEO of plinth.OS. After recognizing that permitting software is built for repeatable, new-construction work — while adaptive reuse, additions, and conversions run on a different, less standardized rule set — he built plinth.OS to give architects eligibility screening, existing-building code compliance, and Otto for human-reviewed discretionary and site-permit prep on one connected record, without asking them to give up licensure or sign-off control.
Next step
A regulatory window just opened. We're built for it.
Request demo access — for architects running conversion and discretionary work.
Contact
Talk with us about your next project
Walk through your brief with the team, or email us about Studio and Enterprise rollout for your firm.