PLANS, PERMITTING AND INSPECTION REQUIREMENTS 9-28-2016 (Rev) 1
Contact Information: Planning & Community Development Inspection Division Main Phone Line: 210-619-1750 Inspection Division Fax Line: 210-619-1769 To schedule an inspection by phone: 210-619-1755 Lesa Wood Director 210-619-1785 Tiffany Danhof Executive Assistant 210-619-1786 Gil Durant Chief Building Official 210-619-1762 Bernice Fox Permit Technician 210-619-1751 Debbie Krause Permit Technician 210-619-1752 Jim Derrickson Assistant Chief Inspector 210-619-1763 Carl Quast Assistant Inspector 210-619-1764 Ronald (Will) Dalrymple Assistant Inspector 210-619-1766 Planning & Zoning Division Main Line 210-619-1780 Bryce Cox Senior Planner 210-619-1781 Channary Gould Planner I 210-619-1782 Emily Grobe Planner I 210-619-1784 Fire Department David Covington Fire Chief 210-619-1311 Kade Long Assistant Fire Chief 210-619-1312 Melissa Ashcraft Sr. Administrative Assistant 210-619-1301 John Perry Fire Marshal 210-619-1313 Ben Boney Fire Inspector 210-619-1302 Environmental Health & Code Enforcement Mike Harris City Marshal 210-619-1661 Jacki Marbach Administrative Assistant 210-619-1665 Jesse Hamilton Environmental Health Manager 210-619-1671 Valentin (Val) Garcia Jr. Code Enforcement Officer 210-619-1672 Thomas Brooks Code Enforcement Officer 210-619-1673 Public Works Vacant PW Director 210-619-1810 Jennifer Jones Sr. Administrative Assistant 210-619-1803 Jimmy Hooks Water/Wastewater Manager 210-619-1812 Doug Letbetter Streets & Drainage Manager 210-619-1820 Eber Busch Water/Wastewater Superintendent 210-619-1813 Engineering Kathryn Woodlee, P.E. City Engineer 210-619-1823 Cecilia Palomo Graduate Engineer 210-619-1824 Larry Busch, Jr. Storm Water Manager 210-619-1802 Eddie Diggs Public Works Inspector 210-619-1833 Mike Columbo Public Works Inspector 210-619-1837 9-28-2016 (Rev) 2
Cooperative Agencies The following is provided for your information and for related services that may be necessary for your construction project. CPSE Customer Service 210-353-4357 GVEC General Information 210-658-7033 New Braunfels Utilities (NBU) General Information 210-606-2074 Centerpoint Energy General Information 800-427-7142 Time Warner Cable Easements/Design 210-352-4463 Cibolo Creek Municipal Authority Waste Water 210-658-6241 TxDot - New Braunfels State Road/Hwy Requirements 830-609-0707 Green Valley Water District Water 830-914-2330 Schertz Seguin Local Govt Corp Water 830-401-2409 Adopted Codes The Inspection Division is responsible to insure public safety and health to insure safety to property from fire and other hazards through permitting and inspections. In order for this department to meet these goals, the City of Schertz has adopted the following codes and associated local ordinances: International Building Code (IBC) 2012 International Fire Code (IFC) 2012 International Residential Code (IRC) 2012 International Gas Code (IGC) 2012 International Mechanical Code (IMC) 2012 International Plumbing Code (IPC) 2012 State Mandated Codes: International Energy Code (IECC) 2015 National Electric Code (NEC) 2014 Permit Required Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure; or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical, or plumbing system, the installation of which is regulated by the above mentioned codes; or to cause any such work to be done, shall first make application to the City of Schertz Inspection Division and obtain the required permits. The following is a list of permits that are required prior to commencing work: 1. Structural 2. Plumbing including excavation and/or trenching of water, sewer and/or gas service systems; water heaters and water softener systems. 3. Electrical 4. Mechanical 5. Fire suppression sprinklers and stand pipes 6. Lawn irrigation systems including installation and/or replacement of double check valves, backflow prevention assemblies, pressure reduction valves, etc. 7. Swimming pools, above and in ground type; and spas/hot tubs 8. Fences new installation 9. Signs temporary and permanent 10. Construction trailer office 11. Temporary structures 12. Accessory buildings includes storage sheds that are (120) one hundred twenty sq. ft. or larger, greenhouses, gazebos, bath/pool houses 13. Decks 14. Gas Tanks installation and /or removal 15. Curb cuts 9-28-2016 (Rev) 3
16. Street cuts 17. Fire Hydrants 18. Flood Plain Construction or Modifications 19. Flatwork (concrete) includes free standing slabs, patios, sidewalks and/or driveways 20. Patio covers and enclosures including sunrooms 21. Roofing installation and or replacement 22. Siding, soffit, fascia 23. Window Replacement 24. Solar panels 25. Moving 26. Blasting 27. Burning 28. Tents 29. Garage Sales 30. Food and Beverage 31. Temporary Food 32. Swimming Pool Annual 33. Foster Care Child and Adult 34. Home Occupation For any permit types not specifically listed above, please contact the Inspections Division to ask if a permit is required. Work Exempt from Permits Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of the code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following: Building: 1. Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons and the radio of height to diameter or width does not exceed two to one. 2. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work. 3. Temporary motion pictures, television and theater stage sets and scenery. 4. Shade cloth structures constructed for nursery or agricultural purpose, but not including service systems. 5. Swings and other temporary playground equipment accessory to one and two-family dwellings. 6. Window awnings supported by an exterior wall of R-3 One and Two Family Dwellings as applicable in Section 101.2 and Group U occupancies of the international Building Code 2012 as defined in Chapter 3 Use and Occupancy Classification. Movable cases, countertops and partition not over (5) five feet (9) nine inches in height. 7. One Story detached accessory structures used as tool and storage shades, Playhouses, and similar uses on the same lot as a one or two family dwelling: provided the floor area is 120 square feet or less and the structure can be moved if necessary, except where located in a flood hazard area. a. The foundation for a detached accessory structure, storage sheds, playhouses and similar uses, if any, will require a flatwork permit: and location and placement of the accessory structure shall comply with Article 8 of the Schertz Unified Development Code. b. Areas located in floodplain hazard areas will require permits. 8. Replacement Fences on the property of a one or two family dwelling, provided they comply with the following criteria, except where located in flood hazard area. a. The fence complies with all of the applicable requirements of the City of Schertz Unified Development code including but not limited to height location and materials. b. The replacement fence is in the same location, the same height and of the materials as the fence being replaced (e.g., a 6 wood privacy fence for a 6 wood privacy fence or a 4 chain link fence for a 4 chain link fence). c. Foundations for arbors, if any, will require a flatwork permit. The arbor shall not be located in any utility easement: and shall comply with the setback requirements of Article 8 of the Schertz Unified Development Code with the exception that an arbor may be attached to main structure. d. Areas located in floodplain hazard areas will require permits. 9-28-2016 (Rev) 4
Electrical: 1. Normal maintenance work, such as replacement of lamps, sockets, fuses, drop cords, snap switches, or other similar minor repairs as may be permitted by the building official or designee or assigned inspector. 2. Connection of portable electrical equipment to suitable existing permanently installed receptacles. 3. Replacement of a motor of the same horsepower and rating and installation of pressure devices and similar controls, when the electrical supply for the same has been properly installed by a licensed electrician. 4. The provisions of this chapter shall not apply to electrical equipment used for radio and television transmission, but does apply to equipment and wiring for power supply and the installations of towers and antennas. Gas: 1. Portable heating appliances. 2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe. Mechanical: 1. Portable heating appliances. 2. Portable ventilation equipment. 3. Portable cooling unit. 4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this chapter. 5. Replacement of any part which does not alter its approval or make it unsafe. 6. Portable evaporative cooler. 7. Self-contained refrigeration system containing ten pounds or less of refrigerant and actuated by motors of one horsepower or less. Plumbing: 1. The stopping of leaks in drains, water, soil, waste or vent pipe, provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove or replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection performed. 2. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures. Note: Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted and obtained by the next business day at the City of Schertz Inspections Division. Failure to comply may result in a penalty being assessed in accordance with Section 1-8 of the Schertz, TX Code of Ordinances. Applying For a Permit. Who may apply for a permit? A homeowner, occupying the homestead that is performing the work, provided he/she has full knowledge of the applicable building and sub-trade codes for the work being performed. If a contractor is being used, only the contractor may apply for the necessary permits. All contractors working in the City of Schertz shall be registered with the City whether that individual is obtaining the permit or not. Application for Permit To obtain a permit, the applicant shall first file an application in writing on a form furnished by the Inspection Division of the City of Schertz. Permits differ in terms of description and supporting documents required to effectively process the permit application. All Building Permits shall be accompanied with a final contract copy, signed and dated by customer, a materials cost sheet and when applicable, a site plan or to scale drawing. All other sub trade permits supporting documents shall remain the same. All plans must be legible and shall be drawn at a minimum of 1/4 inch scale. If a design professional is required, he/she shall be an architect or engineer legally registered in the State of Texas and shall affix his/her seal to said drawings, specifications and accompanying data. Failure to comply with plan submittal requirements may result in rejection of the building permit application. 9-28-2016 (Rev) 5
Plan Review Process 1) Review The Inspection Division shall review all applications for permits and plans to insure compliance with adopted codes. It is our goal to review such applications and plans within 10 days of receipt for new residential projects; other miscellaneous permits within 3-5 days and within 20-45 business days for commercial projects depending on the size and detail of the project. Plans will be reviewed in the order that they are received. If the application or the construction documents do not conform to the applicable codes adopted by the City of Schertz, plans shall be rejected in writing, stating the reasons for the rejection. 2) Permit Condition The issuance of a permit shall be construed to be approval to proceed with the work described and not as authority to violate, cancel, alter, or set aside any of the provisions adopted by the City of Schertz. Nor shall issuance of a permit prevent the Director or his/her designee from thereafter requiring a correction of errors in plans, construction, or violations of the Schertz Code of Ordinances. Every permit issued shall become invalid within 180 days after its issuance. One or more extensions, for periods of 180 days each, may be allowed. The extension shall be requested in writing before such permit has expired. Permits issued are non-transferable from one person or company to another. 3) Suspend or Revoke The Director is authorized to suspend or revoke a permit issued whenever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any city ordinance or state law. 4) Changes or Additions Work shall be installed in accordance with the approved permit and plans. Any changes made during construction that is not in compliance with the approved permit and/or plans must be resubmitted to the Inspection Division for approval as an amended set of construction documents. 5) Work With Out a Permit Where work for which a permit is required is started prior to obtaining a permit, a penalty may be assessed as provided for in the fee schedule adopted by City Council. Payment of such fees shall not relieve any person(s) or company from other penalties prescribed by City Code or State Law. Inspections Permits and Plans An inspection will not commence until the permit holder or his agent posts the approved permit and plans, as applicable to the project, in a conspicuous place on the job site. The permit, plans and all other necessary documentation shall be protected from the weather and located in such a manner as to permit the inspector or his/her designees to conveniently make the required inspection entries thereon. The permit holder shall maintain the permit, plans and other necessary documentation on the job site until the City of Schertz Inspection Division issues the certificate of occupancy. Scheduling of Inspections A request for inspection may be submitted by calling the Inspection phone line at (210) 619-1755; or fax line at (210) 619-1769 or e-mail to: inspectionrequest@schertz.com. Inspections shall be called, faxed or e-mailed and received by the department no later than 6:00 am. Any Inspection received after 6:00 am will be performed the next business day. Emergency inspections will be given priority at the determination of the Chief Building Official. If reinspection fees are due a project and a subsequent inspection has been requested on the same project, inspectors have the discretion to cancel the inspection with notification to the contractor until all fees due the project are paid. The following information is required in order to schedule an inspection: 1. Building permit number; 2. Type of inspection; 3. Physical address of property to be inspected and subdivision name 4. Builders name and contact information; and 9-28-2016 (Rev) 6
The following are inspections required by the City of Schertz. The number and order of inspections may vary based on the extent and type of project. Foundation & Site Inspections: Setbacks Construction Loop Excavation-Forms-Reinforcing Soil Pipe In or Under Slab Copper Pipe In or Under Slab Underground Electric Termite Inspections Rough Inspections: Finish Wiring/TOPS Rough Plumbing Heating & Air Conditioning Water Line Gas Service Sewer Line Top Out Plumbing Rough Electric Wiring Framing Insulation Duct blaster test Roof Felt Final Inspections: Plumbing Irrigation-landscaping-backflow letter Mechanical Electrical Driveways-Sidewalks-Flatwork, Etc. Building Certificate of Occupancy Energy Efficiency Blower Door Certification Engineer letters Rough Grade Post Tension PTI Inspector Concrete Cure Final Acceptance (on site) Soils Report/Location Survey Pre-pour Final Survey/grade Certificate of Occupancy No building or structure shall be used or occupied until the certificate of occupancy has been issued by the Inspections Division. Consideration may be given to the issuance of a temporary certificate of occupancy before the completion of the entire work covered by the permit and plans, provided that health, life safety and welfare requirements are in place. Determination to grant a temporary certificate of occupancy shall be at the unanimous decision of the Inspections Division, Fire Department, Public Works Department, Engineering Department and Environmental Health Division as applicable to the project. A time limit shall be established for the temporary certificate of occupancy. 9-28-2016 (Rev) 7
Site Conditions during Construction. The Director or his/her designee may conduct a site and safety inspection at any time to insure the following: 1. Trash and debris shall be picked up on a daily bases and stored in approved containers. Only a City approved garbage container and collection service may be used. 2. All lots shall be properly mowed and maintained so as to not exceed eight (8 ) inches in height. 3. On-site portable sanitation (toilet/port-o-let) facilities must be provided at the time of initial construction activity. The portable sanitation facilities must be serviced, as needed. One sanitation facility per five building sites is required for residential construction; otherwise, it will be based on the number of personnel on site. 4. Lot erosion control and rubbish containment shall be maintained throughout the construction process. All materials stored on the job-site shall be maintained 10 feet back from the City curb. Streets must be kept clean from mud, trash and/or other debris at all times. 5. All lots shall be clearly addressed and visible from the street throughout construction. 6. Onsite construction work hours are Monday through Friday 7:00 am until 6:00 pm and Saturdays 9:00 am until 5:00 pm; exterior work is prohibited on Sundays. Contractor s License/Registration All contractors performing work for which a permit is required in the City of Schertz shall be registered with the City. Certain types of contractors are required to be licensed by the State of Texas. Contractor s registration forms are available in the Inspections Division or on line at the City of Schertz website, www.schertz.com. Fees A schedule of fees adopted by City Council and established for the Inspections Division is available in the Inspections Division or on line at the City of Schertz website, www.schertz.com. For additional information or questions regarding the information provided herein, please contact the Inspections Division at (210) 619-1750. 9-28-2016 (Rev) 8