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| Smoothing the Permit Process |
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| By Jim Cooper |
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For many log home buyers, spring means moving beyond the dream into
the reality of constructing their log home. With blueprints
complete, estimates in hand, financing secured and subcontractors
identified, it's time to take that first actual step toward
construction. The time has arrived to secure a building permit.
The permit process is a regulatory procedure ostensibly designed to
protect home owners, communities and the construction industry. Most
requirements are geared toward safety and to ensure that, new homes
are built using sound construction methods. That sounds reasonable
enough. However, building permits are usually a part of the
bureaucracy of county or city government, which have tarnished
reputations for efficiency, speed and sometimes common sense.
Also, since many people feel that their home is truly their castle,
they harbor a certain amount of resentment toward the idea of
turning plans for the family estate over to a bureaucrat. Even
today, some rugged individualists snicker and say, "I built my
house before I applied for the permit. That way they couldn't stop
me from doing what I wanted."
In my area, such cowboy tactics could generate a fine or a court
order to stop work until hearings are conducted. A judge could even
order work demolished and re-done under the proper inspection
protocol. It isn't good policy to play hardball with the building
permit bureaucracy. At the very least, you can aggravate yourself
beyond your wildest imaginings.
Permit requirements and procedures vary from locale to locale.
Conditions range from well-staffed departments with strict controls
to a single beleaguered soul with a receipt book. In a few areas,
there may be no permit procedures at all, although these are
becoming rare. I build in several states, each with its own
idiosyncrasies. One county, for example, requires seven inspections
as construction progresses; another, 11. In a third, the clerk
writes a receipt, wishes me luck and asks for a brochure because she
hopes to have a log home one day.
Start the permit process well ahead of when you plan to break
ground. You should be aware of requirements and fees. Even before
your blueprints and financing are complete, identify the local
permit authority. I use a phone book or call the local builder's
association. I visit the permit department and ask for a packet that
explains the permit procedure. This ranges from a single sheet to an
elaborate folder of materials. At least there should be a summary of
required fees and paperwork.
On my initial visit, I make it a point to meet someone in the permit
office. It's much easier, at both ends, to deal with a name and a
face. I've found that most of the folks behind the counter at the
permit office are human and can be quite helpful and accommodating
to someone who takes the time to call them by name and treat them
courteously. I also point out that I am building a log home.
Sometimes this directs me to a specific individual who handles log
home requests.
It may take several days to round up the information necessary to
complete a permit application. After studying the requirements,
gathering information and filling out any necessary papers, I bundle
everything up and return to the permit office. I never mail a permit
application; instead, I personally review it with someone in the
department before I leave it. Then, if something is unclear or
missing, I can clarify it on the spot, perhaps saving several weeks
of mail time and telephone tag.
In the past, I have filed applications before I had all the
information required. Usually, more than one department must review
the application. So, I reason, even an incomplete application will
allow some people to do their work. Lately, in some counties where I
work, however, this approach has only confused the flow of red tape.
Recently, I've adopted the policy that all paperwork be present
before I file an application. Doing this may mean waiting an extra
week to file, but it reduces the potential delay caused by
disrupting the routine sequence.
In one county where I build, the permit application consisted of
submitting two sets of blueprints, 10 copies of the site plan
(showing the location of the proposed house, well and septic system)
and a worksheet asking questions about dimensions, number of
bedrooms, baths, etc. I also had to present complete name, address,
county tax map parcel number, deed registration numbers and the home
owner's tax identification number.
The reason for all the paperwork is that many branches of government
are usually involved in reviewing building permit applications.
Blueprints go through a plan review to evaluate compliance with
county building codes. Reviewers make notations and call attention
to specific code requirements on the plans. One set of annotated
plans must be maintained at the building site, while a second set is
retained in county or city files. Notations consist of things like
locations of smoke alarms on each floor, specifying that a
fire-resistant door be used and fire-resistant drywall between an
attached garage and the house. These things may be already noted on
the prints, but they are usually marked anyway.
Site plans are often required as part of a building permit. In some
areas, a surveyor must draw these, specifying easements and exact
distances to property lines. In other cases, you may be able to
prepare your own site plan simply by sketching the location for your
house, well, septic system and entrance road on a plat map of your
property. City or county officials will review the site plan with an
eye for such things as well and septic locations, which can't be too
close to each other or to the house. The project site may be
evaluated to control potential erosion problems in waterways or on
other property. The planning and zoning authority will want to make
sure zoning and setback requirements from public easements and
boundaries are met. Other branches of government may review or
simply store copies of documents.
Patience and persistence are requirements when dealing with any sort
of bureaucracy. If more than one individual or branch of government
is involved in approving your project, plan on hitting snags. In one
particular case, a customer of mine was building on a parcel of
ground subdivided from the family farm. The subdivision procedure
had been complicated and the deed only recently registered. When I
filed the permit application, the permit office computer had no
record of such an address. The person taking the application
considered her job done: no address, no permit. I explained the
circumstances of the subdivision and persuaded her to pursue a
remedy. It took several phone calls, but she located the missing
address. Had I not been sitting there, such an obstacle could have
added a week or more of waiting.
Along with the permit application, there generally are several fees.
The permit fee itself is usually based on the size of the house.
Both living area and unfinished space, such as garages, decks,
porches and unfinished basements, are used to calculate the permit
fee. Septic fees (to install a septic system), grading permit fees
(to excavate foundation and road) and others may be included in the
final cost of obtaining a permit.
The permit process doesn't end with a large white sign posted next
to your driveway. Periodically throughout construction, an inspector
must be notified to examine progress and see that requirements are
being met. In one county where I build, an inspector must examine
the footing trenches before footings are poured. Foundation
waterproofing and drain tile must be inspected before the foundation
can be backfilled. An inspection is required when rough framing and
mechanical rough-ins are complete (before insulation and interior
wall coverings), another after insulation. Plumbing and electrical
inspectors must approve both rough-in and final work. The health
department inspects the septic installation and requires a well
water test. When all inspections are met, the building inspector
gives a final walk-through and issues a certificate of occupancy.
In summary, it's best to face the building permit bureaucracy with a
plan. Arm yourself with information. Find out what is required, when
and at what cost. Visit the permit office and try to meet at least
one person you feel could be of help if you encounter problems. Do
your homework, fill out all forms completely or have an explanation
ready for any information you can't provide. If possible, present
the information in person and review it with someone in the office.
Be persistent but polite if you encounter obstacles. Finally, deal
professionally with building inspectors. The result will be
eliminating or reducing what can be a major headache in building
your log home. |
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