Building Permits and Inspections

Home
>
Home Improvement
>
Building Permits and Inspections

Building Permits and Inspections

Probably the most intimidating part of building your own house is the permit process. Not only do the the requirements vary from township to township, but at times the decisions made seem so subjective that we find ourselves seething in frustration. However, permits and inspections are a necessary step, and they are in place predominately for your protection. Ask any earthquake victim in Iran. Because I am concerned here with new construction, I won't go into the permits required for renovation; that's another story.

In a new development, the buyer usually doesn't have to think about permits; the builder takes care of all the details. With independent projects, you may end up engaging a contractor who hires all the sub-contractors and takes care of the permits. This makes life infinitely easier for the buyer, but you'll pay for that convenience. In rural areas, because township officials are usually volunteers, they tend to work only one or two hours a week, and often after five o'clock. If you miss their time, you'll probably have to wait another week. This could run your builder ragged and cause unwelcome delays.

If you decide to get the permits yourself, the first thing you want to do is go to the township office and acquire their Code Requirements for Single Family Dwellings, and also their Building Permit Requirement Checklist (or whatever they call these documents). The Code Requirements will cover everything from smoke detectors to egress windows, from stair requirements to insulation, from foundations to chimneys and anything in between. It wouldn't hurt to send a copy to your log home manufacturer, just in case. The Building Permit checklist, though more simply worded, will be the most important document to familiarize yourself with. If even one of these items are unchecked, you won't get that permit that day!

Once you start the process, you come to realize that the Construction Permit is the most important, the most sought-after, the most critical objective in your immediate scope. Without it, you cannot even break ground. Since everything ties together, the township wants to make sure you have your "ducks in a row" before they "permit" you to start. There will usually be a one-year time limit to the permit, or a six-month time limit if construction is stopped in the middle. You should budget about $1500-$2000 for your average building permit, unless there unusual circumstances attached to your project (wetlands delineation, variances, etc.).

Because every township is different, I'll limit myself to my own building project, which took place in rural NJ. We chose to sign up as Homeowner Builder, which the owners can opt to do if they are going to live in their own house. We were technically responsible for getting the permits and the subs (although we hired a contractor who hired most of the subs for us). This meant that we had to climb a steep learning curve to understand all the components of the project.

Here is what we had to acquire to qualify for the building permit:

TAX CERTIFICATION: This document came from the township, and verified that not only did we own this piece of land, we were up to date with our property tax payments.

TWO SETS OF SEALED BUILDING PLANS: We learned very quickly how important this was. What they wanted was an Architect's or Building Engineer's stamp on the plans that came from the log home manufacturer. Do not assume that the plans will come pre-stamped. Not all manufacturers have the ability to apply a seal from every state. Our plans were not sealed, and we had to scramble around and find someone willing to stamp someone else's plans. This is not an easy task, because most architects do not want to take on that responsibility. This snag set our project back two months.

Included in the building plan will probably be a separate foundation plan, since most log homes do not provide a foundation as part of the building. If there is a separate foundation plan, it too will need to be stamped by a qualified engineer or architect.

SIGNED, SEALED ELECTRIC PERMIT APPLICATION: Don't expect the log home manufacturer to provide electrical drawings. Once you hire an electrician, you'll have to sit down with him and determine where you are putting your outlets, light switches and fixtures. Local code will determine how close together your outlets will go. Do yourself a favor and put in many more outlets than you think you will need; retrofitting could be unsightly. Also, plan on twice as many light fixtures than a standard home ? wood sucks up light like a sponge. While you are at it, it helps to include your cable wires, phone wires and CAT5 in every room, even though you may not think you'll need it. Once you move into the house, you may change a room's usage from your original conception ? we did, and regretted our shortsightedness.

SIGNED, SEALED PLUMBING PERMIT APPLICATION: This is another set of drawings that will not come from the log home manufacturer. You and the plumber must figure out where the fixtures are going, and if you live in the country remember that the plumbing needs to hook into your septic. (This permit is separate from the septic design permit).

APPROVED COUNTY SEPTIC DESIGN: The septic design came from the local civil engineer. The permit application came from the township, but the septic approval came from the county.

HVAC DIAGRAM showing where your ductwork is going.

DRIVEWAY PERMIT: In our case, this came from the Director of Public Works. We had to make provision for a pipe to be installed beneath a 24' paved apron at the end of the driveway. This allowed the water runoff unimpeded access to the stream down the block.

STATE WELL PERMIT and TOWNSHIP WELL PERMIT if you are digging your own well. If there is a drought going on, they might put a hold on new well permits, which will put a hold on the whole project. So get it as quickly as possible.

PLOT PLAN AND ZONING APPROVAL: the Plot Plan will come from the local civil engineer. This is not the same as a survey, which will be required by the mortgage company. The plot plan shows the location of the house, driveway, well and septic as well as the perimeter of the building envelope.

WATER TABLE INVESTIGATION REPORT: this will help you determine whether you can dig a basement, or do you need to raise the house up?

These are the big ones. You might have local wetland delineation issues, easements, or setbacks to worry about. Once you get that Construction Permit, treat yourself to a celebratory dinner. You'll have earned it!

The Construction Permit needs to be prominently displayed on the job site. You also need to keep one of those sealed sets of building plans on site at all times, just in case you get a surprise visit from an inspector. Hopefully by now you will have made friends with the township inspector, because he's going to have a big say in the ease or difficulty of your project. The inspections are all spelled out and will be required at each step in the process before you can move on. This could cause a delay of one to several days (not counting bad weather), so think ahead ? but not too far ahead.

The first inspection will come pretty quick. When your excavator digs the hole for your foundation, the township may inspect the bottom of the footing trenches before placement of footings. If you are using a Superior Walls precast foundation system, there will be no footings so this inspection will be unnecessary. However, the footings for your deck and porches will need to be inspected.

There will be a foundation inspection before the backfill is shoveled in. The big inspection will be the framing inspection. This must be done before the insulation is added. Then, there will be an inspection for the plumbing, the electrical panel and wiring, the septic or sewer service, then insulation. At the end of the project, there will be a final inspection before issuance of a Certificate of Occupancy; the inspector will look at the finishing work, the smoke detectors, fixtures, etc. There may be other inspections in between, depending on the township.

Unless you are acting as your own general contractor, inspections should not concern you, except that if something fails the whole project grinds to a halt. If you are the Homeowner Builder, you will probably be arranging the inspections yourself, and it helps to know what the township is looking for.

Mercedes Hayes is a Hiawatha Log Home dealer and also a Realtor in New Jersey and Pennsylvania. She designed her own log home which was featured in the 2004 Floor Plan Guide of Log Home Living magazine. You can learn more about log homes by visiting http://www.JerseyLogHomes.com.

In The News:

Yahoo! News: Top Stories

Geithner likely treasury pick; Clinton 'on track' (AP)

AP - President-elect Barack Obama intends to name Timothy Geithner, president of the New York Federal Reserve, as his treasury secretary to confront the nation's intense economic turmoil, senior Democratic officials said Friday.

Bush rallies China's help on North Korea (AP)

AP - In a last dash of diplomacy, President George W. Bush on Friday sought China's help in pinning down North Korea to keep its shaky promises of nuclear disarmament.

Obama keeps low profile in auto rescue talks (AP)

AP - While President-elect Barack Obama publicly sidelined himself during congressional debate over an auto industry bailout this week, he and his top aides quietly prodded congressional leaders to find a solution to rescue struggling automakers.

Neb. lawmakers OK age limit for safe-haven law (AP)

AP - Gov. Dave Heineman signed into law Friday a bill adding a 30-day age limit to a safe-haven law that allowed 35 children Â— including teenagers as old as 17 Â— to be abandoned at state hospitals. The law, approved hours earlier by the Legislature in a 45-3 vote, goes into effect Saturday, and makes Nebraska the 14th state with a 30-day age cap. It had been the only state with a safe-haven law without an age limit.

Germany drops attempt to ban Scientology (AP)

AP - Germany is dropping its pursuit of a ban on Scientology after finding insufficient evidence of illegal activity, security officials said Friday.

Gates would like to add US forces in Afghanistan (AP)

AP - Defense Secretary Robert Gates said Friday he would like to add significant U.S. forces to the war in Afghanistan before national elections scheduled for next year, and that grim depictions of backsliding in the seven-year-old war are "far too pessimistic."

Fla. teen commits suicide with live Web audience (AP)

AP - A college student committed suicide by taking a drug overdose in front of a live webcam as some computer users egged him on, others tried to talk him out of it, and another messaged OMG in horror when it became clear it was no joke. Some watchers contacted the Web site to notify police, but by the time officers entered Abraham Biggs' home Â— a scene also captured on the Internet Â— it was too late.

Lavish 1,800 year-old bronze chariot unearthed in Bulgaria (AP)

AP - Archaeologists have unearthed an elaborately decorated 1,800-year-old chariot sheathed in bronze at an ancient Thracian tomb in southeastern Bulgaria, the head of the excavation said Friday. "The lavishly ornamented four-wheel chariot dates back to the end of the second century A.D.," Veselin Ignatov told The Associated Press in a telephone interview from the site, near the southeastern village of Karanovo.

Suspect arrested for greasy imprints in Neb. town (AP)

AP - Police have arrested a man suspected of leaving greasy, graphic imprints on the windows of stores, churches and schools in a small Nebraska town. A 35-year-old man was caught in the act by police early Wednesday morning, Cherry County Attorney Eric Scott said Friday. The man hasn't been charged yet, but authorities believe he is the vandal some townsfolk have dubbed the "Butt Bandit."

Knicks set themselves up for 2010 with 2 deals (AP)

AP - The New York Knicks traded Zach Randolph and Jamal Crawford in separate deals Friday, parting with their two top scorers to free up coveted salary-cap space for the summer of 2010. Crawford was sent to Golden State for forward Al Harrington. Hours later, Randolph was shipped to the Los Angeles Clippers along with reserve guard Mardy Collins for Cuttino Mobley and Tim Thomas.

Obama moves to pick Timothy Geithner for Treasury (Reuters)

Reuters - President-elect Barack Obama on Friday moved toward nominating Timothy Geithner as Treasury secretary and charging the respected head of the New York Federal Reserve with helping pull the United States out of an economic nosedive.

Citigroup talking to U.S. government as shares dive: source (Reuters)

Reuters - Citigroup Inc has begun talks with the U.S. government as its plummeting share price raises doubts about the bank's ability to survive, a person familiar with the matter said.

GM cuts output, jets as U.S. demands turnaround plans (Reuters)

Reuters - Detroit automakers began work on turnaround plans demanded by Congress in return for $25 billion in aid as General Motors Corp said it would cut production more and give up two of its controversial corporate jets.

General Motors board weighs bankruptcy option: report (Reuters)

Reuters - The board of directors of embattled U.S. automaker General Motors Corp is considering "all options" including bankruptcy, according to a report on the Wall Street Journal's website late on Friday.

Wall Street stages late rally on Geithner news (Reuters)

Reuters - U.S. stocks stormed higher in a late rally on Friday to cap another volatile week as investors welcomed reports that President-elect Barack Obama has chosen his point person to combat the U.S. economic crisis, instilling confidence about the administration's ability to take action.

U.S. eyes "surge" of over 20,000 for Afghanistan (Reuters)

Reuters - The Pentagon is considering a plan to send more than 20,000 troops to Afghanistan over the next 12 to 18 months to help safeguard elections and quell rising Taliban violence, officials said on Friday.

U.S. Bancorp acquires deposits of failed Downey, PFF (Reuters)

Reuters - U.S. banking regulators seized California banks Downey Savings and Loan and PFF Bank & Trust late Friday as the housing crisis claimed two more victims from the financial crisis.

Suspected U.S. missile strike kills 4 in Pakistan (Reuters)

Reuters - A suspected U.S. drone aircraft fired a missile in the North Waziristan tribal region of Pakistan killing at least four people, according to Pakistani intelligence officials.

Obama readies economic team as global recession fears rise (AFP)

AFP - The economic team of US president-elect Barack Obama came into view as fears mounted on the global financial crisis and more mass job cuts loomed worldwide.

Bush bows out, China assertive at APEC summit (AFP)

AFP - US President George W. Bush began Friday his last scheduled foreign trip, meeting the leader of increasingly important China ahead of a summit aimed at containing a spiraling financial crisis.

Building Permits and Inspections

Home Improvement Home Improvement