Afrexai Building Permits

Application Checklist (Residential)

Every residential building permit application needs:

• Completed application form (owner or licensed contractor as applicant)
• Site plan / plot plan showing setbacks, lot coverage, easements
• Construction drawings (floor plans, elevations, sections, details)
• Structural calculations (stamped by licensed PE for projects over threshold)
• Energy compliance forms (IECC, Title 24 in CA, stretch codes in MA/NY)
• Proof of ownership or owner authorization letter
• Contractor license number and insurance certificate
• Zoning compliance verification (use, height, FAR, setbacks, parking)
• HOA approval letter (if applicable)
• Stormwater management plan (if disturbing >X sq ft)
• Septic permit or sewer connection approval
• Well permit (if applicable)
• Tree removal permit (if removing protected trees)
• Historic district approval (if in designated area)
• FEMA elevation certificate (if in flood zone)

Application Checklist (Commercial)

All residential items PLUS:

• Fire protection plans (sprinkler, alarm, egress, rated assemblies)
• ADA compliance documentation (accessible routes, restrooms, parking)
• Occupancy load calculations
• Parking study or traffic impact analysis
• Environmental review (CEQA/NEPA if triggered)
• Health department approval (food service, pools, day care)
• Fire marshal pre-approval
• Utility capacity letters (water, sewer, electric, gas)
• Soils/geotechnical report
• Landscape plan (water-efficient requirements in many jurisdictions)

Common Plan Review Rejections

Inspection Sequence (Typical New Construction)

1. Foundation/Footing — Before pouring concrete. Rebar, forms, depth, soil bearing.
2. Underground Plumbing — Before backfill. Slope, materials, cleanouts.
3. Underground Electrical — Before backfill. Conduit, grounding.
4. Slab — Before pour (if slab-on-grade). Vapor barrier, insulation, embedded items.
5. Framing — After rough framing complete. Structure, connections, sheathing, holdowns.
6. Rough Electrical — Wiring, boxes, panel, circuits before drywall.
7. Rough Plumbing — Supply, waste, vent before drywall. Pressure test.
8. Rough Mechanical — Ductwork, equipment, venting before drywall.
9. Insulation/Energy — After rough inspections pass. R-values, air sealing, vapor barriers.
10. Drywall Nailing — Before taping (some jurisdictions skip this).
11. Final Electrical — Fixtures, devices, panel schedule, GFCI/AFCI, smoke/CO detectors.
12. Final Plumbing — Fixtures, water heater, gas connections, flow test.
13. Final Mechanical — HVAC startup, balancing, thermostat, combustion air.
14. Final Building — Everything complete. Egress, railings, stairs, smoke detectors, address posted.
15. Certificate of Occupancy — Issued after all finals pass. DO NOT OCCUPY before this.

Permit Fee Estimation

Most jurisdictions calculate fees based on project valuation using ICC Building Valuation Data:

Fee formula (typical):

• Building permit fee: 0.5%-1.5% of project valuation
• Plan review fee: 65% of building permit fee
• Electrical/Plumbing/Mechanical: $50-200 each (flat) or % of sub-valuation
• Impact fees: $2,000-$30,000+ (varies wildly by jurisdiction)
• School fees: $2-5/sq ft in many CA jurisdictions
• Park fees: $500-5,000 per unit (residential)
• Fire sprinkler plan review: $200-1,000

Example — 2,000 sq ft house:

• Valuation: 2,000 × $160 = $320,000
• Building permit: $320,000 × 1% = $3,200
• Plan review: $3,200 × 65% = $2,080
• Electrical: $150
• Plumbing: $150
• Mechanical: $150
• Total permit fees: ~$5,730 (before impact fees)

Permit Expiration Rules

• Most building permits expire 180 days after issuance if work hasn't started
• Active permits typically expire 180 days after last inspection
• Extensions: 1-2 allowed, usually 180 days each, $50-200 fee
• Expired permit = new application + new fees + current code compliance
• Some jurisdictions have "sunset" provisions — 3-5 year max regardless of activity

Owner-Builder Considerations

• Most states allow property owners to pull their own permits for personal residence
• Owner-builder must sign affidavit (not hiring contractor, personal residence, not for sale within 1 year)
• Still need licensed subs for electrical/plumbing/HVAC in many jurisdictions
• Some states require owner-builder exam (FL, NV)
• Resale disclosure required within 1-10 years depending on state
• NO owner-builder permits for commercial projects

Red Flags That Trigger Extra Scrutiny

• Project in flood zone (FEMA SFHA) — elevation certificate, flood-proofing, substantial improvement calc
• Hillside/slope >15% — geotechnical report, special grading permit, retaining wall engineering
• Near wetlands or waterways — environmental review, Army Corps Section 404, state buffer requirements
• Historic district — preservation commission review, Secretary of Interior Standards
• Wildfire zone (WUI) — fire-rated materials, defensible space, Class A roof
• Seismic zone — enhanced structural requirements, special inspection requirements
• Coastal zone — Coastal Commission review, setback from mean high tide

Contractor License Verification

Before pulling permits, verify your contractor's license:

• California: cslb.ca.gov
• Florida: myfloridalicense.com
• Texas: tdlr.texas.gov (limited — TX doesn't license general contractors statewide)
• New York: depends on municipality (NYC = DOB license)
• National lookup: No single national database — each state is separate
• Check: license status (active), insurance (current), bond (if required), complaints, disciplinary actions

When You DON'T Need a Permit (Usually)

• Painting (interior/exterior, non-lead-based)
• Flooring replacement (same level, no subfloor structural changes)
• Cabinet replacement (no plumbing/electrical relocation)
• Landscaping (no grading, no retaining walls over 4 ft)
• Fencing under 6 ft (varies — some jurisdictions require permits for all fences)
• Minor repairs (replacing fixtures, faucets, outlets in same location)
• Window replacement (same size, same location, no structural modification)

When in doubt, call your local building department. Unpermitted work = liability, insurance issues, sale complications.

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