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Building Permits & The
Process
How to pull a building permit- Do
I need a permit?
Orange County Construction will handle pulling all of the proper
permits for your room addition, kitchen remodel or
home remodeling
project. We make this part of the job easy for you. Working with the
city takes a little bit of knowledge in the trades. Some cities will
require that you pull separate permits for different trades and others
will do what's called a 'combo permit' and this makes it a little
easier.
If you have
questions, try our Orange County Home Improvement Discussion Forum!
There is a
mandatory California State school tax that is taxed on all room additions that are
500 sq. ft. or over and that fee varies a little depending on your
school zone. It doesn't matter if you have kids or not, it is mandatory.
This fee needs to be paid before you pull your permits. You have to go
to the building department first to pick up the proper form.
Many
contractors will charge extra for the service of pulling your permits.
This is a service that is included when you hire Orange County Construction. The entire process can take several hours, to
a half a day and sometimes several trips back to the building department.
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Find
out if you need a permit. Small jobs--such as interior painting--
don't require one. On the other hand, projects involving construction,
repair, improvement, modification or demolition usually mandate a
permit. You may also need separate electrical, plumbing and mechanical
permits. Call your city's building inspection office if you have any
doubts.
Ask
what you need to do to get the permit. Simple projects-- adding an
outdoor light, for instance--may only require an over-the-counter
permit if any at all. However, if the job calls for any addition,
alteration or construction of a new structure, you may be required to
have an architect submit formal plans before a building permit is
issued. The architect will pull the permits for you (or at least
help).
Head
down to your city's building department for the appropriate paperwork.
Some will have forms available on their sites for download that you
can fax or mail in.
When
you're ready to officially apply for the permit, bring along
blueprints, architectural drawings, necessary installation literature
from manufacturers, and the license number of the contractor doing the
work. Most building departments will want to verify that the
contractor has general liability insurance and proof of worker's
compensation coverage, so get copies of those in advance to speed the
approval process.
Pay
up. Rates will vary according to the community but fees are pegged to
the total value of the project. For example, expect to pay a few
hundred dollars for a project costing $20,000.
Post
the permit in the front window of your home or job site.
Depending on the size of the project, you may need to schedule interim
inspections with the building department. Smaller projects, such as
installing a wood stove, generally require one inspection on
completion, but larger projects may have ten to twenty progress
inspections.
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If a
grading permit is required for your project, inspections and clearance
of the initial grading work by Public Works inspectors will precede any
building construction inspections.
The following construction inspections may be required:
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Foundation Inspection:
When the excavation for footings is complete and footing forms and
required reinforcing steel and structural embodiments are in place,
but before any concrete is placed. (Also needed are separate
underground electrical, plumbing and mechanical inspections).
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Roof Sheathing Inspection:
When all roof framing members are installed and the plywood or other
sheathing is complete. All plumbing and mechanical vents are installed
and flashed.
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Wood Framing Inspection:
When all roof, walls and floor framing, fire blocking, draft stopping
and all pipes, chimney, vents and duct work are in place, but before
any work is covered. Wood framing inspection will not be approved
until rough mechanical, electrical, and plumbing inspections are
completed.
-
Insulation Inspection:
When all thermal insulation is in place but before it is concealed.
Inspect state energy requirements stated on the approved plans.
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Lath and/or Gypsum Board Inspection:
After all lath and gypsum board is in place but before any stucco is
applied, or before gypsum board joints and fasteners are taped and
finished.
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Reinforced Masonry Inspection:
In grouted masonry before any units are laid up, all steel must be
tied and in place ready for concrete foundation pour. Grout inspection
is required after units are laid. Final inspection is required after
cells are grouted and cap is installed.
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Structural Steel Inspection:
When structural steel members are in place and required connections
are complete but before concealing any members or connections.
Certificates of Compliance are to be given to the City Inspector.
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Re-roof Inspection:
Sheathing inspection and building final inspection. See the
Re-roofing Requirements
handout for more details.
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Electrical Inspection:
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Underground: After conduit or cable has been installed in trench but
not covered.
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Rough wiring: Before any part of the work is concealed and prior to
framing inspection. Telephone, television, intercom, security,
doorbell and thermostat cable need to be in place for rough
inspection. Compliance with
Title 24 Requirements
for Residential Lighting
is checked.
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Final: When all fixtures, appliances, and systems are in place and
connected.
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Plumbing Inspections:
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Underground or sub-floor plumbing: After material has been installed
and tested, including sewer. Sewer Cap, is inspected for demolition
projects.
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Rough plumbing: Before any part of the work is concealed (including
shower pan hot mop), prior to framing inspection and after roofing
is installed. (Water
Heater Installations).
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Gas piping test: After lath or gypsum board has been installed.
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Shower pan.
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Final: After all fixtures are in place and connected.
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Heating, Ventilating and Air Conditioning Inspections:
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Underground/Sub-floor duct inspection.
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Rough: Before any part of the work is concealed, metal fireplace
rough, prior to framing inspection and after roofing is installed.
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Final: All appliances and equipment are in place and connected.
Performance test may be required.
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VERY IMPORTANT:
Public Works and Fire Department sign off may be required
prior to requesting a Building Final Inspection.
See the inspection job card, contact the city inspector if you are not
sure these inspections are necessary. This information is to be used
as a general guide. Please check all permit requirements in
Orange County, CA before you start or plan any project.
Final Inspections:
Call
for final inspection when the construction has been completed. All
external surfaces must be painted, or otherwise sealed,
weather-stripping must be installed on all new windows and doors, and
all electrical or plumbing fixtures have been installed. Interior
painting, wallpapering, or carpeting need not be complete. Smoke
detectors must be installed in all bedrooms, located at the top of a
staircase and in the hallway/corridor leading to the bedrooms. You will
need an address on the front of your house, a mail box & water heater
straps in place.
Certificate of Occupancy:
Residential projects will not receive a C of O as your signed job card
is your proof of final inspection/approval.
NOTE:
The above is an average, there may be some more inspections required for
your project. Check your permit card closely and have it interpreted by
the City if you don't understand it.
EXAMPLE:
Some cities required you to call for a 'scratch coat' inspection for the
plaster and others don't require it.
**Most of this
information pertains to Orange County California and the following
cities:
***The procedures and info mentioned above is subject to change without
notice. Always check with the building department of the city you reside
in.
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