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Building Inspection and Plan Review

Building Department Pages:
Inspection Department Home
Building Frequently Asked Questions
 Zoning Code and Regulations

Permit approval process
The first step is to drop off the required information plans, plot plan, etc. to the Building Department at City Hall. Review of the permit usually takes no more than a week from the time of drop-off, depending on type of permit and workload of the inspectors. When the permit is ready for pick-up, the Building Department will call and tell you the cost. If the application is of a commercial nature, a correction letter may be sent to you. Once you have the permit in hand, construction may begin. Please keep the approved plans and building card (building permits only) accessible on site so the inspectors may review them prior to or during the inspection. On new builds, a final inspection is completed on the site and given a Certificate of Occupancy once all of the inspections are completed and a final inspection passes.

Required inspections
 It is the responsibility of the permit holder or contractor to call for inspections at specific times during construction. Inspections are made during certain points in the project. For example an inspection is made on reinforcing steel size and spacing, size and depths of footings before the concrete is placed for a concrete slab. Stickers are placed at designated locations and are signed off by the inspectors after an approved inspection. The project is not complete for legal purposes until the final inspection.

Who does the inspections?
 State-certified Electricians, Plumbers, and Building inspectors, Plan Examiners, and Building Officials are employed by the Building Department. Office hours are from Monday, Wednesday, and Friday, 12:00 pm to 4:00 pm. Inspectors are out in the field performing inspections between 9:00 am to 4:00 pm.

Correction notice
 A correction notice is issued whenever an inspector has made an inspection and finds an item or items that does not meet the minimum code requirements. No further work can be done which would cover the deficient areas until the item or items identified have been corrected and reinspected.

Stop work order
 A Stop Work Order is issued when a valid permit for doing work at the address is not found and a permit is required for the project or a correction notice has been issued and corrections have not been made. Work shall not continue until a permit has been obtained and the work inspected conforms with applicable codes and ordinances. If you have obtained a permit please contact us so we can revise our records. If you have any questions, contact our office.

Ocupancy PermitCertificate of Occupancy
 A Certificate of Occupancy (C.O.) is required for all commercial buildings or structures prior to the occupancy or use of the building. A CoO will not be scheduled or issued until all electrical, mechanical, and plumbing is finalized. A release from Engineering for site drainage/ retention on Commercial Buildings may be required before a C.O. is issued. A C.O. is also required for existing buildings, check with Building Inspections for requirements on existing buildings. Changes in use of an existing building may trigger code requirements that may not have been required for the original building. The Building Official may issue temporary Certificate of Occupancy for portions of a building or structure prior to the completion of the entire building or structure for an additional fee.

In new home construction, renovations, and additions, a final building inspection is required for occupancy. All electrical, plumbing, and mechanical work as well as finish grading must be finalized before a Building Final is given.

What if I don't agree?
 If an inspector identifies an item for correction that the permit holder feels is correctly built or installed as per code, then they may contact the supervisor. The succession of the order for appeals is the Building Official, Ohio Board of Building Appeals, and ultimately the District Court. Most issues can be clarified or a solution provided within the Building Department.

Board of Appeals
 In order to hear and decide appeals of orders, decisions or determinations made by the Building Official relative to the application and interpretation of Building Code, there is created a Board of Appeals consisting of members who are qualified by experience and training to pass on matters pertaining to building construction and who are not employees of the City.

The Board of Building Appeals shall have no authority relative to interpretation of the administrative provisions of this code nor shall the board be empowered to waive requirements of this code. If an appeal goes before the Board and that appeal is denied, then within 30 days from the date of the hearing, an appeal from the decisions of the Board of Building Appeals may be made through a District Court. Requests to appear before the Board shall be made in writing ten (10) days prior to the meeting.

Alternate methods of construction
 The provisions of the Building Code are not intended to prevent the use of any material, alternate design or method of construction not specifically prescribed by the Building Code, provided any alternate has been approved and its use authorized by the building official.
The building official may approve any such alternate, provided the building official finds that the proposed design is satisfactory and complies with the provisions of this code and that the material method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this code in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation. The customer is responsible to provide proper documentation and evidence of suitability for each alternate proposed.

Temporary utility service
 Temporary electrical/gas/water services may be requested and granted for up to 90 days for the purpose of construction, or testing of equipment. A release form must be signed and on file in the Building Inspections Office prior to the utilities being released. The structure for which Temporary Service is granted cannot be occupied without a final inspection, Certificate of Occupancy, or a Temporary Certificate of Occupancy. Fees will be accessed for these services. Exceptions to this are Condemned Properties. The Board of Building Standards Policy prohibits Temporary Service to Condemned Properties except for water for 30 days.

Backflow prevention and cross connection control
Notes about Installation and Inspections
 The piping between water service and Backflow device may be copper, PVC, CVPC, galvanized polyethylene, polybutylene, or any material listed in Table 606.4, 1997 International Plumbing Code. The test cocks on the double check, reduced pressure, and pressure vacuum breaker, must be plugged with brass, galvanized or plastic plugs. Once you have installed piping from the water service, and installed a backflow device, you must call for an inspection before the work is covered. Before the sprinkler system can be put into service, the backflow device will have to be tested by a Certified Backflow Prevention Specialist. (Atmospheric Vacuum Breakers are exempt from testing by Certified Tester). For your convenience, a list of certified local testers is available in the Building Department.

Meter pit installations for fire lines and domestic services
 All water service lines and fire lines must be metered outside the building in meter pits. The standards are available on the Forms and Permits page.
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RESIDENTIAL NEW CONSTRUCTION

Plot plans
 New home construction, as well as additions and detached structures, require that a plot plan be submitted with the construction plans. Show the entire lot and dimensions requested. This information is filed as a permanent record and creates a ''history'' of your property.

Setbacks: See the Zoning Code and Regulations Page for Setback Information

Foundation Inspection: Prior to calling for inspection, check these items:

  • Depth of beams

  • Grade and size of reinforcing steel

  • Finish Floor Elevation requirements

  • Electrical grounding and/or Rough-In for electrical in slab, installed and inspected

  • Plumbing Rough-In installed and inspected

  • Any duct work, in slab installed and inspected

  • Anchor bolt spacing: ½'' or 8'' bolts at 6'-0'' on-center spacing or per engineers design.

Framing Inspection:

  • Bottom plates are treated lumber

  • Exterior walls - max 16', on-center spacing

  • Interior walls - non-load bearing, maximum 24'' on-center spacing, not to exceed 10' stud height

  • Double top plate - See OBOA code for exceptions

  • Wind bracing required at all corners and every 25 feet of wall

  • Attic ventilation required - 1 square inch of ventilation, per 150 square feet of attic space (1/50). May reduce to 1/300 when 50% of the ventilators are in the upper portion of the space vented, such as gable vents or turbine joints combined with soffit vents.

  • Heating & air-conditioning duct work inspected

  • Plumbing

  • Electrical rough-in inspected

  • Roof decking

  • Exterior sheathing

  • Exterior doors

  • Windows

  • Fire-blocking

  • Windows installed and doors framed.

Escape or rescue windows must have a clear openable area of 5.7 square feet and meet all of the following:

  • Minimum opening height dimension: 24''

  • Minimum opening width dimension: 20''

  • Maximum sill height, above floor: 44''

  • Windows within a 24'' arc of a door must be safety glazing

  • One exterior door must be a minimum 3'0'' X 6'8''

  • Occupied rooms should have approximately 8% of natural light from window or skylights, per room.

Final Inspections:

  • Heating & air-conditioning final inspection approval; condenser set, attic walkway installed (if applicable)

  • Plumbing final inspection approval

  • Electrical final inspection approval

  • Smoke detectors are installed in each sleeping room, each area giving access to sleeping rooms, and at the top of stairways.

  • Construction material/debris cleared, and yard graded to drain away from foundation

  • Exterior complete, wood painted

  • Landings/porches at exterior doors-minimum 36'' x 36''

  • Doors, swinging out, may not have more than 1'' from floor to landing

  • Doors, swinging in, may not have more than 8'' from floor level to landing

  • Upon completion of the above items, call for a Final Inspection, prior to use or occupancy of the building/area.

General Fireplace inspections:

  • Prefab- must be accessible to check clearances to combustible materials and vent connections

  • Masonry - inspection required, prior to capping chimney

  • Hearth extensions - (minimum) 6 square feet, or less - 16'' in front of, and 8'' beyond each side of fireplace opening
    Over 6 square feet - 20'' in front of, and 12'' beyond each side of fireplace opening

  • Mantels and combustible trim. None closer than 6'' to fireplace opening
    Combustible materials greater than ¾'' thickness may project 1/8'' for each inch increase in distance, from 6'' to 12'' from fireplace opening
    Vents to gas fuel appliances to be checked for safety. When installing or changing out collar flashings and vent caps, install in accordance with plumbing or mechanical code, or obtain services of a licensed registered mechanical or plumbing contractor.

Drywall (sheetrock):

  • Water-resistance gypsum wall board is required when used as a base for tile or wall panels for tub, shower or toilet compartment walls. Water-resistance gypsum board shall not be used on ceilings, above tubs and showers where joists exceed 12'' on-center.

Driveway Approaches & sidewalks in the public right-of-way:

  • Must be permitted and inspected through the Building Department.

RESIDENTIAL REMODELING AND ADDITIONS - PROCESS

  • Submit two sets of drawings of existing structures on lot
    - Indicate location of each structure
    - Identify location of new additions

  • Submit two sets of floor plans

  • Drawing to be accurately dimensioned

  • Identify use of each new room

  • Identify use of each room adjacent to new addition.

  • Provide foundation drawing for additions

  • Provide door and window schedule

  • Indicate extent of electrical, plumbing and mechanical with a layout

  • List exterior finishes

  • Submit Application for Building Permit

NEW SINGLE FAMILY DWELLING PERMIT - PROCESS

  • Submit two sets of plat plans:

  • Provide dimensions of lot, structure, and set backs drawn to scale. Indicate all streets and alleys adjacent to property. Identify any easements on the property.

  • Provide legal description of property (Lot #, Block #, and Addition).

Plans & Specifications must:

  • Be drawn to scale

  • Be accurately dimensioned

  • Identify use of each room

  • Provide door and window schedule

  • Indicate extent of electrical, plumbing and mechanical on a layout

  • Include drawing of foundation must be submitted with plans and engineers or architect seal if required.

  • Provide two elevations of building, identifying exterior finishes, roofing material, and height of chimney

  • Provide electrical layout.

NEW COMMERCIAL BUILDING PERMIT - PROCESS

  • Plan check process takes approximately 14 working days.

  • Submit three sets of complete Site Plans:

  • Provide dimensions of lot, structure, and set backs drawn to scale.

  • Indicate all streets and alleys adjacent to property.

  • Identify any easements on the property.

  • Provide a legal description of property (Lot #, Block #, Addition, and Address).

  • Show all utilities existing and proposed on lot

  • Soil Evaluation Report

Site Plans must:

  • Be drawn to scale

  • Be accurately dimensioned

  • Identify use of each room

  • Provide door, window and hardware schedule must meet accessible standards.

  • Include drawing layouts for electrical, plumbing and mechanical. (Electrical shall include anticipated loads and a riser diagram).

Buildings plans must have the seal of an Ohio Registered design professional to design all structural roof, supporting members down to and including the foundation and must also include approval from Planning & Development and Engineering Department.
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Revised: May 09, 2007