Thursday, August 7, 2008
How to Submit Plans for a Building Permit
Submit your building permit by as many as 8 weeks in advance of when you want to start your project. Often the building permit activity is very high during and in advance of the building season and this can cause backups and delays. In most cases a minimum of 2 weeks is required by the Buildind Department in order to review and approve your plans. By closely reading your building permit requirements and adhering to the guidelines for documentation laid out below, you can minimize delays caused by having to obtain follow up information during the permitting process. (Please note that these are basic guidelines, each individual town and county may have different requirements)
Before the Building Department can issue any building permit, you must submit the following:
1. Local Regulation Compliance Certificate (LRCC#1)
This certificate, including your property I.D. number from your tax statement, tells us at the Building Department that the location and use of your construction project has been approved by your township or village. It is not a permit to build. It is not an approval of your plans.
2. Two (2) sets of plans signed and/or stamped by the Zoning Official.
Plans for residential construction under 1,500 square feet in calculated floor area can be drawn by the owner, builder or architect, etc. Plans for residential construction over 1,500 square feet of calculated floor area must be prepared by or under the direct supervision of and stamped by an engineer.
The construction documents shall include the name and address of the design professional and shall bear that individual's original signature, seal, and date. You may also be required to submit a document detailing the construction specifications of your proposed structure.
All plans must be drawn to scale.
All plans must show footings, elevations, cross-sectional views, and enough plan views to show what is being constructed; this includes floor plans. Before and after floor plans are also required for fire repairs, remodels or alterations to existing residential or commercial buildings. Plans must show dimensions and lumber sizes, spans and intervals.
Lists of building materials and specifications will not be accepted in lieu of plans. Drawings that do not show lumber sizes and dimensions will not be accepted as plans.
Please contact the Zoning Office for your jurisdiction regarding procedures for applying for zoning compliance and numbers of plans to be submitted to Zoning. The Building Department requires two full sets.
3. Environmental Health Approval
Almost unanimously the permitting offices will require a Water Supply and/or Sewage Disposal Permit. Approval is either a permit or a memo to approve the type of sewage disposal and/or water supply you plan to use. It is not a plumbing permit or sewer permit. It may be required for non-habitable construction, such as a garage or a deck. It is always required for habitable construction.
4. Complete site plans
Site plans clearly indicating all structures, any setback, any new structures and any additions, location of well(s), drainfield(s), and drainfield expansion area(s), Septic system, and neighboring structures if applicable. Site Plans must show elevation markings, and where the water runoff will go. In some cases, a clear drawing done to scale will satisfy this requirement.
5. Application for Building Permit
Many applications are available on line at http://www.gcnetwork.net/ or through your local permitting office. In some cases you will have to visit the actual office to obtain a permit. You must include the address where the construction will take place. A lot number is not sufficient. Specific directions to the site must be included.
You must complete the application using a typewriter or blue or black ink. You must complete all applicable questions, sign and date the application. Most Permitting agencies require full payment of all applicable fees in advance to accepting the application for review.
You must submit all plans, site plans, LRCC#1, Sewage disposal and other applicable forms and fees at one time, incomplete application will not be accepted.
6. Fees
Fees will vary from location to location but are generally based upon a certain dollar amount for every square foot of new construction along with an application fee. A single-family residence will generally warrant a minimum fee of $150.00. Other fees to be aware of are Inspection Fees, Septic System Permitting Fees, Demolition Fees, Heating Equipment Fees and Certificate of Occupancy Fees. These fees can add up quickly and should be evaluated along with all other building costs prior to commencement of the project. In many cases these fees can be included in construction financing obtained by your financial institution.
If plan revisions are necessary, the same fees may be charged a second time, as applicable.
7. Other
The following is a list of items that will be required only in certain circumstances, as applicable:
· Contractor's Workers Compensation certificate - contractors provide proof of Workers Compensation Insurance in order to obtain permit approval.
· Soil Erosion Permit - If you are building within 500 feet of surface water (lakes, ponds, streams, drains, wetlands) or if you are disturbing more than one acre of land, you must have this permit. This application can be obtained from the permitting agency you will be submitting your application to.
· Structural Design Loads and Calculations - For all commercial plans.
· Occupant Load - For commercial plans where applicable.
· Construction Classification and Use Group- Required to be shown on commercial plans.
· Architect/Engineer Seal and Signature - Required for residential construction with building area in excess of 1,500 square feet.
At the earliest stages of your planning, you should make contact with your permitting officials and obtain an application for your building permit. Ask questions about the process and whenever possible seek advice from those who have gone through the process before you. If you are building in a newer subdivision, ask your neighbors about their experiences, ask a reputable builder or seek someone from the town who is familiar with the processes. A little information at this stage can save you a lot of costly delays all along the way.
Before the Building Department can issue any building permit, you must submit the following:
1. Local Regulation Compliance Certificate (LRCC#1)
This certificate, including your property I.D. number from your tax statement, tells us at the Building Department that the location and use of your construction project has been approved by your township or village. It is not a permit to build. It is not an approval of your plans.
2. Two (2) sets of plans signed and/or stamped by the Zoning Official.
Plans for residential construction under 1,500 square feet in calculated floor area can be drawn by the owner, builder or architect, etc. Plans for residential construction over 1,500 square feet of calculated floor area must be prepared by or under the direct supervision of and stamped by an engineer.
The construction documents shall include the name and address of the design professional and shall bear that individual's original signature, seal, and date. You may also be required to submit a document detailing the construction specifications of your proposed structure.
All plans must be drawn to scale.
All plans must show footings, elevations, cross-sectional views, and enough plan views to show what is being constructed; this includes floor plans. Before and after floor plans are also required for fire repairs, remodels or alterations to existing residential or commercial buildings. Plans must show dimensions and lumber sizes, spans and intervals.
Lists of building materials and specifications will not be accepted in lieu of plans. Drawings that do not show lumber sizes and dimensions will not be accepted as plans.
Please contact the Zoning Office for your jurisdiction regarding procedures for applying for zoning compliance and numbers of plans to be submitted to Zoning. The Building Department requires two full sets.
3. Environmental Health Approval
Almost unanimously the permitting offices will require a Water Supply and/or Sewage Disposal Permit. Approval is either a permit or a memo to approve the type of sewage disposal and/or water supply you plan to use. It is not a plumbing permit or sewer permit. It may be required for non-habitable construction, such as a garage or a deck. It is always required for habitable construction.
4. Complete site plans
Site plans clearly indicating all structures, any setback, any new structures and any additions, location of well(s), drainfield(s), and drainfield expansion area(s), Septic system, and neighboring structures if applicable. Site Plans must show elevation markings, and where the water runoff will go. In some cases, a clear drawing done to scale will satisfy this requirement.
5. Application for Building Permit
Many applications are available on line at http://www.gcnetwork.net/ or through your local permitting office. In some cases you will have to visit the actual office to obtain a permit. You must include the address where the construction will take place. A lot number is not sufficient. Specific directions to the site must be included.
You must complete the application using a typewriter or blue or black ink. You must complete all applicable questions, sign and date the application. Most Permitting agencies require full payment of all applicable fees in advance to accepting the application for review.
You must submit all plans, site plans, LRCC#1, Sewage disposal and other applicable forms and fees at one time, incomplete application will not be accepted.
6. Fees
Fees will vary from location to location but are generally based upon a certain dollar amount for every square foot of new construction along with an application fee. A single-family residence will generally warrant a minimum fee of $150.00. Other fees to be aware of are Inspection Fees, Septic System Permitting Fees, Demolition Fees, Heating Equipment Fees and Certificate of Occupancy Fees. These fees can add up quickly and should be evaluated along with all other building costs prior to commencement of the project. In many cases these fees can be included in construction financing obtained by your financial institution.
If plan revisions are necessary, the same fees may be charged a second time, as applicable.
7. Other
The following is a list of items that will be required only in certain circumstances, as applicable:
· Contractor's Workers Compensation certificate - contractors provide proof of Workers Compensation Insurance in order to obtain permit approval.
· Soil Erosion Permit - If you are building within 500 feet of surface water (lakes, ponds, streams, drains, wetlands) or if you are disturbing more than one acre of land, you must have this permit. This application can be obtained from the permitting agency you will be submitting your application to.
· Structural Design Loads and Calculations - For all commercial plans.
· Occupant Load - For commercial plans where applicable.
· Construction Classification and Use Group- Required to be shown on commercial plans.
· Architect/Engineer Seal and Signature - Required for residential construction with building area in excess of 1,500 square feet.
At the earliest stages of your planning, you should make contact with your permitting officials and obtain an application for your building permit. Ask questions about the process and whenever possible seek advice from those who have gone through the process before you. If you are building in a newer subdivision, ask your neighbors about their experiences, ask a reputable builder or seek someone from the town who is familiar with the processes. A little information at this stage can save you a lot of costly delays all along the way.
Labels: building, Building Permits, Codes, Contractors
# posted by GC Network : 7:39 AM
