1.) Do I Really Need a Building Permit?

​Do I really need a permit to install a water heater or build a patio cover? 

Most of us never think about the fact that an engineer, architect, or builder, designed our homes and offices to be safe; or that the building was inspected to insure it was constructed according to an “approved” set of building plans which means the plans met the minimum California Building Code requirements. 

Counties and cities issue building permits because they ensure that construction or remodeling work meets the minimum requirements of the California Building Codes which promise a reasonable degree of safety. 

Would you buy a house knowing it was not inspected or had an unpermitted addition?  Without a permit how you would know if: 

•  the work was done properly

•  the walls were properly insulated

•  the electrical work safe 

•  the plumbing pipes are the right size

•  the gas piping was tested

•  the homeowners insurance covers unpermitted work

•  you could resell the house without the permits. 

Work done without permits is illegal work, adds no value to a home, and may become a liability. Most financial institutions will not finance a house with illegal work and appraisers usually measure the square footage and check it with County Assessor’s records. If they do not match, you have multiple problems: 

• obtaining “As-Built” permits for unpermitted work may be expensive 

• if the work does not meet the minimum California Building Code requirements it will need to be corrected to meet code requirements

• sometimes the work is done so poorly it cannot meet Code requirements and has to be demolished. 

Obtaining a permit ensures that the work is done correctly, is safe for you and your family, provides peace of mind while using the property and enhances your ability when it comes time to sell it. Spending a little now to ensure safe and legal work may prove to be the best money you ever spend.

 

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2.) Typical plans/documents required to submit to the city/county for residential.

 

SITE PLAN

A site plan is a drawing that depicts the placement of the project on the property. Site plans must be drawn to scale. Two versions are required: one that shows the existing site, and one which shows the site with proposed work.

It should show all buildings, including sheds, and the setbacks of a proposed project to the property line. It should also include the direction of drainage, landscaping, sidewalks, and other site features. It should show property dimensions, the location of adjoining streets and alleys, and location of all existing and proposed structures on the property with distances from other buildings and property lines specified.

 

FLOOR PLAN(S)

Floor plans show room sizes and uses, placement of walls, location and size of windows, doors, stairs, plumbing fixtures, electrical outlets and light fixtures, fireplaces, and cabinets.

 

EXTERIOR ELEVATIONS

Exterior elevations show all sides of the building being constructed or remodeled. Exterior elevations also indicate the height of the structure and specify the exterior materials being used.

 

STRUCTURAL PLANS

Structural plans include foundation, floor framing, roof framing, cross sections, and drawings of specific aspects of the project, such as an eave detail. A good example is a footing detail. The detail drawing would show the size and materials required for the construction of the footing, and a reference on the foundation plan to where the footing detail is located in the plan set.

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STRUCTURAL ENGINEERING CALCULATIONS

Wet signed and stamped structural engineering calculations are only needed if your project does not meet conventional code requirements per the California Building Code.

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ENERGY COMPLIANCE DOCUMENTATION

Energy compliance documentation is needed if the area of conditioned space is being increased as necessary to comply with the 2022 California Building Energy Efficiency Standards.

 

TRUSS CALCULATIONS

Wet signed and stamped truss calculations are required if utilizing roof or floor trusses for the project. The calculations must match the roof and floor plan provided in the plan set.

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PRODUCT "LISTING" NUMBERS

List the product listing numbers of the materials to be used, (i.e., roofing, skylights, spas, fireplaces, and fireplace inserts). The numbers are to be provided by an approved testing agency, such as United Listing, International Conference of Building Officials, or International Association of Plumbing and Mechanical Officials.

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AUTOMATIC FIRE EXTINGUISHING SYSTEM PLANS

Automatic Fire Extinguishing System Plans include drawings, calculations, and specifications. These are required for remodels and tenant improvements where the walls or ceilings are being moved or modified.

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3.) Copies/Sets of plans typically required.

       Most city/counties require 2-3 copies for submittal.   

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4.) Fill out building permit application. 

       You can obtain a building permit application (residential or commercial) online or over the counter at the 

       city/county building department.

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5.) Submit Plans.

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6.) Permit fees.

     Cost is based on the valuation of the proposed construction project, as determined by type of construction, size             

     of project, and specific use of the buildings or structure.

     

7.) City/county turnaround time.

     Processing of your application varies with the seasonal workload and complexity of your project. The plans will be checked for

     compliance with the Uniform Building Code, Zoning Ordinance, Health Code, etc. Normal processing takes four to six weeks.

 

8.) Permit approval.

      Construction can begin only after the permit is issued and must commence within 180 days. Construction may not 

      stop completely for more than 180 days. If these time periods are exceeded, the permit will automatically expire

      and a new application for a building permit is necessary.