Mission
End the mismatch between permitting software built for repeatable new-construction permits and the less standardized rules adaptive reuse, additions, and conversions actually run on — for architects at small-to-mid practices.
For architects under 50 staff
Adaptive reuse, additions, and conversions — eligibility, existing-building compliance, and discretionary permit prep on one connected record.
Permitting for the buildings you're converting — not the ones you're starting from scratch.
plinth.OS gives architects at small-to-mid practices 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.
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.
Mission & Vision
Built for the rule set conversion work actually runs on
Vision
Every conversion and discretionary filing moves faster with continuous existing-building compliance — permit delays extinct, human sign-off intact.
Speed with Integrity
Automate without cutting corners on accuracy.
Radical Transparency
Same real-time data for every project role.
Compounding Intelligence
Filings improve compliance patterns using Data with all identifying project/client details removed and combined across many projects — not traceable back to any one firm. Training on your design schemes requires explicit written opt-in — see Trust & Liability..
Under-50-staff practices
Sized for architects at small-to-mid practices where principals still own permitting personally.
Portable by default
Works with Revit when you have it, and through IFC and open BIM when you do not — one connected record stays yours.
ROI as a Feature
Every dollar saved is measured and proven.
Product
What we build and sell today
A permitting platform for existing and non-standard buildings — eligibility first, then compliance, discretionary prep, and exemption documentation on one connected record.
01
Eligibility Screening
Given a building's age, zoning, and use, determine whether a conversion qualifies for a ministerial (by-right) path or requires discretionary review, before design time is spent on a path that won't work.
Learn more →02
Existing Building Code Compliance
Live compliance checking against the alteration/existing-building code (IEBC), not just new-construction code.
03
Otto — Discretionary & Site Permits
AI-assisted prep for variances, conditional use permits, and site-level approvals (grading, encroachment, environmental clearance), with hearing-date tracking and commission context.
Learn more →04
CEQA Exemption Documentation
Structured prep for the environmental exemption pathway new conversion ordinances offer.
05
Design & Code Intake (supporting)
Architects bring in existing drawings or generate massing; feeds the permit package rather than standing alone as a generative-design product.
06
Roadmap
Conversion-specific cost estimation, field change-order tracking, and post-occupancy twin packaging — once the permitting core is proven.
Learn more →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
FAQ
Common questions from architects on conversion work
Private beta
See eligibility, compliance, and Otto in one working session
Walk the permitting core in the live demo — eligibility screening, existing-building compliance, and human-reviewed permit prep. Not a video.
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.
What architecture firms are saying
Principals using plinth.OS in Los Angeles private beta.
Marcus T.
Mixed-use massing + zoning narrative · Los Angeles private beta
Sarah M.
Residential permit package prep · Los Angeles private beta
Read the full case study →