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Building Permits: The Submittal Process
In part 2 of our series examining the building permit process, learn what to do and expect as you seek approval for your project
Last week I discussed the importance of determining your project scope early in the process and provided guidelines to help you decide whether a permit is required. If you suspect the need for a permit, your project plan will need to be presented to local building officials. Today I’ll acquaint you with typical requirements and reveal the best approach to follow if you’d like to progress smoothly through the process.
See when a permit is required and when it’s not
See when a permit is required and when it’s not
Determine Specific Requirements
In some cases it may be as simple as filling out a form at the building department. If you are changing out an existing water heater, for example, a permit can be provided over the counter in a single visit.
In other cases the requirements and extent of the process can be complex and time consuming. Possible steps are nearly as varied as the types of projects that might be imagined, but there are some general requirements you should be aware of.
When you meet with a reputable professional or make the initial trip to your building jurisdiction, explain the details of your project. If you are planning to remodel a bathroom, you will need to communicate the proposed scope, specifically noting any electrical changes, plumbing modifications and certainly any revisions to walls or ceilings that might have structural ramifications.
Then start taking notes. List the precisely defined submittal requirements in the most comprehensive manner possible.
In some cases it may be as simple as filling out a form at the building department. If you are changing out an existing water heater, for example, a permit can be provided over the counter in a single visit.
In other cases the requirements and extent of the process can be complex and time consuming. Possible steps are nearly as varied as the types of projects that might be imagined, but there are some general requirements you should be aware of.
When you meet with a reputable professional or make the initial trip to your building jurisdiction, explain the details of your project. If you are planning to remodel a bathroom, you will need to communicate the proposed scope, specifically noting any electrical changes, plumbing modifications and certainly any revisions to walls or ceilings that might have structural ramifications.
Then start taking notes. List the precisely defined submittal requirements in the most comprehensive manner possible.
Step 1: The Planning Department
Depending on the scope of your project, your local planning department will likely be the first step in the process. The extent to which your local planning and building departments are interdependent can vary. In some cases the plan checker may be one and the same, meaning the same local official will check to confirm planning requirements are met before moving on to the building requirements. However, in most situations, the two departments are somewhat autonomous and might even exist in different buildings. I have seen communication issues arise between these two departments, while in other cases they seem to work seamlessly together.
The general mission of the planning department is to manage growth in the community it serves, shaping physical development while ensuring conformance to adopted general plans, zoning ordinances and planning codes.
The department will review any change to your home’s footprint or exterior massing, as well as added exterior structures such as trellises, cabanas, pools, patios, fences and retaining walls. The planning department is concerned not with the structural integrity of the building but whether it conforms to community planning codes, ordinances and zoning laws.
Depending on the scope of your project, your local planning department will likely be the first step in the process. The extent to which your local planning and building departments are interdependent can vary. In some cases the plan checker may be one and the same, meaning the same local official will check to confirm planning requirements are met before moving on to the building requirements. However, in most situations, the two departments are somewhat autonomous and might even exist in different buildings. I have seen communication issues arise between these two departments, while in other cases they seem to work seamlessly together.
The general mission of the planning department is to manage growth in the community it serves, shaping physical development while ensuring conformance to adopted general plans, zoning ordinances and planning codes.
The department will review any change to your home’s footprint or exterior massing, as well as added exterior structures such as trellises, cabanas, pools, patios, fences and retaining walls. The planning department is concerned not with the structural integrity of the building but whether it conforms to community planning codes, ordinances and zoning laws.
If you are planning an addition to your home or a new structure, the planning department is almost certainly the place to begin. In addition to verifying that your project conforms to land use regulations pursuant to your specific zoning rules, the planning department will confirm that the project conforms to setback requirements and height restrictions in your community.
There will be a very specific manner in which the plans are to be submitted. Although there’s an extensive list of possible required details, typical requirements include a certain number of copies, specific page sizes, a site plan and elevations for the project.
There will be a very specific manner in which the plans are to be submitted. Although there’s an extensive list of possible required details, typical requirements include a certain number of copies, specific page sizes, a site plan and elevations for the project.
Chickens? Roosters? Your planning department can tell you if structures for them or another proposed exterior modification, like a sport court or cabana, is allowed where you live, and what restrictions exist for design and placement.
Whatever exterior modification you are considering, there will be rules and guidelines. These usually exist for the protection of the neighbors and include height restrictions for trellises, which are likely 10 to 12 feet high, and setbacks that specify the distance your addition must keep from each property line, which could range from 5 to 20 feet.
There are risks to ignoring the process. In one instance we provided consultation for a friend whose new sport court had to be physically modified, including via saw cutting and substantial concrete demolition, because it did not conform to city guidelines by a few feet. A neighbor complained, and the proper steps had not been taken to ensure conformance.
Whatever exterior modification you are considering, there will be rules and guidelines. These usually exist for the protection of the neighbors and include height restrictions for trellises, which are likely 10 to 12 feet high, and setbacks that specify the distance your addition must keep from each property line, which could range from 5 to 20 feet.
There are risks to ignoring the process. In one instance we provided consultation for a friend whose new sport court had to be physically modified, including via saw cutting and substantial concrete demolition, because it did not conform to city guidelines by a few feet. A neighbor complained, and the proper steps had not been taken to ensure conformance.
The HOA. Love them or hate them, homeowner’s associations serve locals by ensuring architectural uniformity and conformance to community rules. In some cases local planning departments will cede design review responsibilities to the HOA, accepting its findings and decisions.
If you have a homeowner’s association, you should mention this to your planning department. It may direct you to your association’s design review board instead. Keep in mind that although there are advantages to homeowner’s associations, they can impose restrictions on aesthetic changes to your home and to permissible types of exterior additions. Building jurisdictions sometimes will not review plans until they’re stamped and approved by an HOA.
If you have a homeowner’s association, you should mention this to your planning department. It may direct you to your association’s design review board instead. Keep in mind that although there are advantages to homeowner’s associations, they can impose restrictions on aesthetic changes to your home and to permissible types of exterior additions. Building jurisdictions sometimes will not review plans until they’re stamped and approved by an HOA.
Planning department approval. The planning approval could be as simple and quick as a stamp on your plans, possibly with a few notes confirming minimum setback requirements. If your project is minor and clearly meets planning guidelines, this will almost certainly be the case.
If your project does not conform to your zoning ordinances, there may still be an option at your disposal. A variance seeks an exception for reasonable projects that do not technically conform to zoning guidelines. It can be a time-consuming, sometimes costly process, consisting of a number of approval steps, possibly including public hearings from the likes of planning commissions and county supervisors.
For heritage sites and homes under the jurisdiction of homeowner’s associations, a design review board inspects plans from an aesthetic standpoint. Neighbors could be contacted and have an opportunity to debate the project at these forums and before the governing bodies described in the variance review above.
If your project does not conform to your zoning ordinances, there may still be an option at your disposal. A variance seeks an exception for reasonable projects that do not technically conform to zoning guidelines. It can be a time-consuming, sometimes costly process, consisting of a number of approval steps, possibly including public hearings from the likes of planning commissions and county supervisors.
For heritage sites and homes under the jurisdiction of homeowner’s associations, a design review board inspects plans from an aesthetic standpoint. Neighbors could be contacted and have an opportunity to debate the project at these forums and before the governing bodies described in the variance review above.
Step 2: The Building Department
The building department administers and enforces local building construction regulations. It reviews and checks plans for conformance to building codes, issues permits and prescribes and carries out inspections over the course of permitted project construction.
The extent of regulation can be mind melting. There are rules and then there are rules governing the rules. Even though you may have passed through the planning department, and the HOA if applicable, the building department has still hardly glanced at your plan.
The building department administers and enforces local building construction regulations. It reviews and checks plans for conformance to building codes, issues permits and prescribes and carries out inspections over the course of permitted project construction.
The extent of regulation can be mind melting. There are rules and then there are rules governing the rules. Even though you may have passed through the planning department, and the HOA if applicable, the building department has still hardly glanced at your plan.
The building department typically does not thoroughly review your plan until the planning department approves it. Just as at the planning submittal stage, there are specific, itemized requirements for building plan submittal, including a specific size and number of copies of plans, signatures required on plans and so on. Structural plans and civil plans designed and stamped by qualified engineers may be required, in addition to possible soil engineering reports, energy code calculations and green building and waste removal plans.
Some of these requirements may have been submitted at the planning stage; you will have discovered the order of submittal requirements by speaking with your local planning and building department early in the process. If you are working with a professional familiar with local requirements, producing what is required should be practically second nature to that person.
Some of these requirements may have been submitted at the planning stage; you will have discovered the order of submittal requirements by speaking with your local planning and building department early in the process. If you are working with a professional familiar with local requirements, producing what is required should be practically second nature to that person.
Costs
At every step of the way, there can be costs for the permit review, and they can be substantial. By the end of the process, you may have paid school fees to your local school district for added square footage, utility fees for changes affecting usage of water and power, and sewer fees for added plumbing fixtures. There can be review fees, inspection fees and development fees, all tallied up and required at different stages in the process.
High fees are not always the case. Small changes that do not add to the square footage of your home can cost in the low hundreds of dollars. But I have seen large new projects that incur total jurisdictional fees well over $100,000, so be sure to get some sort of estimate on likely fees up front, and document that estimate for your own protection.
At every step of the way, there can be costs for the permit review, and they can be substantial. By the end of the process, you may have paid school fees to your local school district for added square footage, utility fees for changes affecting usage of water and power, and sewer fees for added plumbing fixtures. There can be review fees, inspection fees and development fees, all tallied up and required at different stages in the process.
High fees are not always the case. Small changes that do not add to the square footage of your home can cost in the low hundreds of dollars. But I have seen large new projects that incur total jurisdictional fees well over $100,000, so be sure to get some sort of estimate on likely fees up front, and document that estimate for your own protection.
Plan the Process
Planning your project, and researching the required submittal details and costs early on, can make all the difference between a swift, efficient approval and a long, drawn-out ordeal.
Communicate plans for your project with as much detail as possible early in the process, and develop a plan to create the required submittal documents.
There is nothing worse than completing the first step of a project (say, a new pool) and then discovering that the second step (a gorgeous cabana meant to flank the water’s edge) is noncompliant. These things really happen, so define your full plan of action, whether it’s a bedroom addition by an architect, a design professional’s complete landscape plan or a bathroom you hope to update with your own hands.
Planning your project, and researching the required submittal details and costs early on, can make all the difference between a swift, efficient approval and a long, drawn-out ordeal.
Communicate plans for your project with as much detail as possible early in the process, and develop a plan to create the required submittal documents.
There is nothing worse than completing the first step of a project (say, a new pool) and then discovering that the second step (a gorgeous cabana meant to flank the water’s edge) is noncompliant. These things really happen, so define your full plan of action, whether it’s a bedroom addition by an architect, a design professional’s complete landscape plan or a bathroom you hope to update with your own hands.
Don’t despair. Look around you and see all the wonderful projects that have passed through the process, taking their place in the framework of your community. Like your plan, the designers of those projects started with an idea. You may run into hurdles but rarely walls. This process is no fence but a swinging gate, designed to allow access, albeit of the regulated variety.
Up next: We’ll examine some specific building code details and review typical energy and green building code requirements.
More:
When a Permit Is Required and When It’s Not
100 Contractor Tips to Read Before You Remodel
Up next: We’ll examine some specific building code details and review typical energy and green building code requirements.
More:
When a Permit Is Required and When It’s Not
100 Contractor Tips to Read Before You Remodel
The submittal consists of providing required plans and details for a local building jurisdiction’s review before it will issue a permit. Often there is little choice but to hire a professional (or an assortment of professionals) to create the required plans and navigate the process.
On the other hand, if the job is minor or you think you can do the work yourself, the following advice will give you an idea of what to expect and how to navigate approval.
In either case you’ll need to determine who is responsible for managing the process, from the first submittal to the day your permit is approved and ready to be issued. What follows is a general explanation of the submittal stage and an overview of possible requirements to receive a permit.