Building Department - Overall Process

A property owner or their authorized agent applies to the City for a permit, or permission to build. See Applications for more information on the types of permits that may apply. Anapplication processing fee is due upon application and there are typically construction documents submitted detailing the work. The construction documents should contain enough information that a plans examiner or an inspector could literally build the project from the plans with very few questions.

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Construction documents are reviewed by a City plans examiner to ensure compliance with the building code. Special approvals may be required by Planning & Zoning and without such approvals, permission to build may not be granted even though the project may meet the requirements of the building code. Missing information or work not in compliance with the building code that may affect safety will typically be returned for correction with a letter issued by the Building Official stating what does not meet the building code. For materially deficient construction documents, the first correction letter may lead to another correction letter. A full or even partial plan approval under the building code may not necessarily be an authorization to build if additional zoning or site engineering requirements have not been met. In some cases, a phased plan approval is granted to allow construction to begin, with supplemental information submitted for approval prior to the work progressing beyond what was approved. In all cases, read the certificate of plan approval carefully since it may detail additional work to be performed to comply with the building code.

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Upon completion of the review of the construction documents, City staff will call to confirm the plan review is complete, advise the amount of the permit fees due, and ask that someone sign, as received, the certificate of plan approval. This document is specific to the project detailing missing information required by the building code and must be with the approved plans on the project jobsite. With the receipt of the fee and the signing of the certificate, a Permit is issued by the City and this is your permission to build. A plan approval under the building code is not an authorization to build if additional zoning or site engineering requirements have not been met. In some cases, a phased plan approval is granted to allow construction to begin until supplemental information is submitted for approval. The work cannot progress beyond what was approved. In all cases, read the certificate of plan approval carefully.

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As the work is being conducted per the approved construction documents, City inspectors will need to inspect the work prior to it being covered. Read the Inspection Card carefully. It will list all inspections for all projects and separates those needing inspection prior to covering up the work from those that can be conducted at the end of the project. Not all projects require all these inspections. Some examples of inspections include footing, foundation, rough electrical, rough heating, rough plumbing, framing, insulation, and final inspections. To facilitate the inspection process, inspection calls are taken 24 hours a day and efforts will be made to accommodate your construction schedule. See Inspections for more detailed information on scheduling inspections. Not all building code requirements that the inspector is looking for are shown on the construction documents. Typical examples are the fastening schedules for wood members, the proper support and protection of electrical and plumbing piping, etc. When an inspector asks you to correct the work, you have the right to ask for the building code reference making it a requirement. If you are still not sure what is the intent of the code reference, ask the Building Official. There are reinspection fees accessed so make sure you are ready for an inspection before you call to schedule one.

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As the work is being conducted, there are many reasons why the work has to deviate from the approved construction documents including; the owner changing their mind, the unavailability of materials, the unsuitability of the method of construction, the unexpected costs of certain materials or methods, unforeseen conditions at the jobsite, etc. To ensure the work continues to be conducted in compliance with the building code, changes are processed in a similar manner as the initial application. The construction documents are revised to reflect the changes in the work, the revised construction documents are submitted for review by a plans examiner, and the revised drawings are issued with another plan approval letter. In some cases, the resubmitted construction documents may result in a correction letter. City inspectors cannot approve changes in the field without approved plans showing those changes.

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When all work had been inspected and approved, final inspections are conducted. Examples of final inspections include electrical, plumbing, and heating. When these have all been conducted, a building final inspection is conducted. In some cases, all work is substantially complete but a simple item or two is still outstanding. The Building Inspector is authorized to issue a partial or temporary occupancy to allow time for the work to be completed and the work reinspected. Once all work is complete and approved, occupancy is granted, the completed Inspection Card is submitted to the Building Official, and a Certificate of Occupancy is issued. Make sure all fees are paid otherwise the certificate will not be issued.