Getting Organized To Apply For A Building Permit
Every project needs a building permit.Jurisdiction doesn't change the code that you must comply with, but it often changes the process of obtaining a building permit. I like to apply for the permit before going out for bids so that any changes that are required by the plan review can be included before the bids are received.
The components of a permit application are jurisdiction, the application paperwork, the printing of sets of drawings / specifications, delivery, and the response to the inevitable corrections letter.
Jurisdiction
Make a confirmed determination of jurisdiction as early as possible in the design process.
Determine the city in which the project will be located.
If the building has an occupant load UNDER 100, then the city where the project is proposed is usually the authority having jurisdiction. Verify this by calling the city’s building official.
If the building has an occupant load OVER 100, then the authority having jurisdiction may be a larger government body - the county, or state.
Determine how long the review will take before we are notified of approval or conditions.
[This is a good place to store the circumstances that you normally find, so that you learn as you go.]
Building Permit Application
Research the application requirements of the jurisdiction
Obtain/print the application forms
Pencil-in the information for the application that is known
Gather unknown info for application
Determine who has to sign and how the signature will be obtained
Complete the final application form
Save a PDF for the file
Drawings
Determine the number of sets of drawings required.
Building permit may be phased, in which case just the applicable drawings are needed.
Final permit requires all drawings of all disciplines.
Printing
Order loose sets of just their discipline delivered to consultants.
Consultants sign and stamp drawings.
Place a second order that includes first picking up the consultants' loose sealed sets.
The architectural sets are then printed and bound with the already signed/stamped consultant sets.
Have the sets delivered to the architect for signing and stamping and local delivery.
End here unless delivery will be by shipping the drawings.
If the sets of drawings need to be shipped, then the architect's process is like the consultants' process.
Final step is to have printer pick up all loose drawings, cover letter, application and check.
Printer binds sets and ships for us.
Confirm this last step with blueprint house.
Local Delivery
Hand deliver drawings with application if local.
Use office credit card or a check to pay application fee.
Corrections Letter Response
Once the plans have been reviewed, there is often a need to clarify or change the documents based on a Corrections Letter from the authority having jurisdiction.
The letter will list the needed corrections for, or conditions of, approval.
Share the letter with our consultants and get their responses or corrected documents that address the issues under their control.
Document how we plan to comply as demonstrated in the example letter. Use this example as a model to start the response to the Corrections Letter.
You will almost certainly want to modify this process for your circumstances.But the point is to have a plan that you work toward implementing while you are completing the drawings and preparing to go out for bids. We have found in recent years new code-related requirements are cropping up. Two that come to mind are:
showing documentation on the drawings of how special inspections (IBC requirement that jurisdictions interpret differently) will be completed and by whom, and
showing occupant loads, and exit capacities on the drawings.
Having a documented process makes it easier to hit all the compliance bases without losing your momentum or encountering delays.