20 OWNER DEVELOPMENT

2020 Permits

There are very few projects that do not require a building permit in our local town.  The permit fee for an attached/detached garage is a flat rate ($275.00 at the time of this writing, 2014) for structures up to 500 sqft.  Since we decided to put a finished loft above the garage, we would have the pleasure of spending an additional $0.40 for each additional square foot above 500.  The permit is valid for one year from the day that the permit is issued.  After one year, a renewal fee of ½ of the original Building Permit Fee is assessed and another year is put on the clock.  I had the honor to cough up two renewals due mostly to scratching the dome and pondering vs working at a snail’s pace.  I like to overthink things or so I’ve been told (hundreds of times).

We were required to submit several documents along with our application:

1. Flood Insurance Certificate (if applicable and luckily it is not).
2. Duplicate set of construction drawings or stamped/signed plans “as required”
3. Workman’s Compensation and General Liability Certs for Contractors
4. Site plan/survey

This is a sample copy of the Permit Application:

Fortunately, we live on a mountain and are far removed from the flood plain.  The Construction Documents will be discussed in section 2030 (below).  We were required to sign a waiver stating that we would be self-performing the work and therefore would not need Workman’s Comp/Gen Liability Insurance.  We did however, end up contracting out the HVAC system towards the end of the project.  A separate permit was filed by our subcontractor for the HVAC install.  A revised site plan was submitted indicating the proposed detached garage in relation to the existing house and the setbacks.

This is a sample of the site plan:

With the ink barely dry on the newly issued permit, the first shovel went into the ground.  It is at this point that anyone who loves checklists will be in Heaven.  There are a series of scheduled inspections that MUST take place prior to proceeding with ANY work.  The permit holder (in my case, the wife and I) must call to notify the Building Inspector and arrange for the scheduled inspection.  All inspection fees are included in the permit fee, unless the inspection fails.  In which case an additional fee will be assessed at the follow up inspection.

The inspections required under this permit were as follows:

1. Footings prior to pouring concrete (trench excavated to 42”, reinforcing steel installed).
2. Foundations (rebar and forms if poured, if block, when completed)
3. Framing
4. Rough Electric
5. Insulation
6. Final Electric
7. Final Certificate of Occupancy (C.O.) Inspection

2030 Professional Services and Design

I spent hours…and hours drafting plans in Google Sketchup and Layout.  I created a full set of dimensioned construction drawings that were ready to be stamped and submitted for review.  And then we changed the size of the garage.  We initially planned on building a 16’x20’ structure, but realized it was just too small.  I am not an Architect and had no interest in trying to figure out how to change every dimension on every drawing that I just completed.  The solution:  Online plans.  I found a website (http://www.behmdesign.com/) that offered a plan that was identical to what I had drawn except it was 20’x24’.  I ordered the plans and included them with my Building Permit application.

This is the cover page of the Architectural drawings that I had purchased online (and worth every penny). They were approved by the building department.

Takeaways:

a. What to watch out for?

1. Your schedule.  If you or your contractor falls behind, renewal fees may apply.
2. Your scheduled inspections.  Do not proceed with any work unless you                                  have received an inspection.  If you are unsure, ask your contractor or call the building inspector.
3. If you are self-performing, know the building codes backwards and forwards.  Every single component in my shop EXCEEDS the building code.

b. What would I have done different?

1. I was fortunate and everything went very smoothly.  The only thing that I would have done different:  Built Bigger!