City of Eagle Point BUILDING DEPARTMENT FREQUENTLY ASKED QUESTIONS What is the purpose of permits, and why do I have to comply with codes? Building codes help protect your family and home investment. Codes are periodically updated at the State level based on research, public input and information gathered from natural disasters and home disaster investigations. Codes give reasonable assurance that a home is safe from structural failure, fire hazards from electrical and heating systems, electrical shock, and health risks. A permit and associated plan review ensures that the proposed work follows the current codes, and inspectionss are done in the field to ensure that the actual construction meets code requirements. Permits also provide a permanent record of the work performed and what was inspected. Do I need a permit for any work I do to my home? No, not all work requires a permit. However, even though a permit is not required, the project must still comply with any applicable construction and zoning codes, and meet all applicable setback requirements. Permits are NOT required for the following when related to single family homes that do not encroach over a subsurface drain system, public utility easement or into required setbacks from property lines: Structural Exceptions: - Non-habitable one-story detached accessory structures, provided the floor area does not exceed 200 square feet or a height of 10 feet measured to the highest point. If the structure is over 120 square feet, even though no permit is needed, the construction must be done outside of setbacks. 1
- Retaining walls that are not over 4 feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge. - Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed two to one. - Painting, papering, tiling, carpeting, cabinets, counter tops, interior wall, floor or ceiling covering and similar finish work. - Prefabricated swimming pools that are less than 24 inches deep. - Swings and other playground equipment accessory to a one- or two-family dwelling. - Nonbearing partitions, except when such partitions create habitable rooms. - Replacement or repair of siding not required to be fire-resistant. - Retrofitted insulation. - Masonry repair. - Porches and decks, where the floor or deck is not more than 30 inches above grade and where the edge of the porch, deck or floor does not come closer than 5 feet to property lines, and no covering/roofing is proposed. - Gutters and downspouts. - Door and window replacements (where no structural member is changed). - Plastic glazed storm windows. - Framed-covered accessory buildings not more than 500 square feet in area, one story in height or closer than 5 feet to the property line, where the structure is composed of a rigid framework to support tensioned membrane that provides a weather barrier. Electrical Exceptions: A permit is not required for minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Mechanical Exceptions: - Portable cooking or clothes drying appliances. - Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe. 2
- Portable ventilation appliances. - Portable cooling unit. - Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code. - Portable evaporative cooler. - Self-contained refrigeration systems containing 10 lbs. or less of refrigerant or that are actuated by motors of one horsepower or less. - Other portable appliances such as freezers, washing machines, refrigerators, portable barbecue grills, etc. Plumbing Exceptions: - The stopping of leaks in drains, water, soil, waste or vent pipe. However if it becomes necessary to replace with new material, a permit is required. - 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. Emergency Repairs: When mechanical equipment replacements and repairs must be performed in an emergency situation, the permit application may be submitted within the next working business day to the Building Official. General Repairs: Application or notice to the Building Official is not required for replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load bearing support, or the removal or change of any required means of egress, or requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety. 3
If I am remodeling my own home, why should I get a building permit? Oregon law requires you to obtain permits (even on your own property) for your safety, your family s safety, and the safety of future occupants. Also, the decision for a homeowner to remodel their home without a permit could be very costly. Many times when homes are sold or refinanced, buyers or lenders need proof that alterations were done in compliance with state and local codes. If the homeowner did not have a permit (or inspections done) than there is no proof the work complied with applicable codes. The homeowner must then apply for a permit for work done, sometimes years prior. In that case there is no guarantee that the remodel will meet current codes, and the homeowner faces the possibility that the remodel will need to be redone or removed. Besides being costly and frustrating, this could cause delays in refinancing and perhaps even a lost sale of the home. What if I started an alteration to my home without realizing I needed a permit? Will I have to pay a fine? Do I have to tear the work out and start over? The Building Department would rather see a building conform to the code than punish the homeowner who did not realize what was required. Penalties are usually only charged for those who refuse to comply once they are made aware of the requirements. Once a homeowner realizes they did not get required permits they do not necessarily have to tear the work out and start over. If the work meets the applicable codes it will be approved. On occasion small sections of walls or roof covering may need to be removed to ensure the work meets the code, since our inspectors can t approve something they cannot see. In some instances changes will need to be made to work done, and some may be difficult to accomplish. Our department staff will work diligently with homeowners, using knowledge and experience to find safe resolutions to code violations. If I take out a permit to remodel a home built ten years ago, do I build to the code in effect when the home was originally built? No. The new work must meet the current codes, unless the remodel creates a hazard for the existing building, such as overloading an existing beam. Do permits cost thousands of dollars? Not necessarily. A permit for a new home or commercial project will include development fees to pay for the impact on the overall systems. Development fees are not charged each time an alteration is made. Building permit fees are based on the value of the work being done. Plumbing, electrical and mechanical (HVAC) permit fees are based on the number of fixtures or type of work being done. Fence, sidewalk and driveway approach clearance permits are flat fees with no plan review required. Call our Building Department for permit estimates at (541) 826-4212 ext. 102. 4
How long will it take to get a permit? Fences, sidewalk/driveway approach, plumbing, electrical, mechanical and wall mounted sign permits for simple installations or replacements will typically take 1-2 business days. Addition or remodel projects involving exterior alterations, monument signs, pools, accessory buildings and decks may take up to 10 business days before review is complete. New residential and commercial construction and associated permits may take 14 or more business days for review depending on the extent of work applied for. All timelines are based on the availability of staff and the degree to which applications and plans are submitted complete. Submitting complete plans with all plan review requirements included will expedite the review process for all involved. Incomplete plans will be returned to the applicant or put on hold until complete information is received. Permit applications can be submitted at the Building Department front desk, through the mail or by fax. What information will I need to submit to get a permit? The following forms can be found on the Building Department webpage, the applicable forms should be filled out completely and submitted along with the necessary plans and site plan: - Building, Mechanical, Plumbing and Electrical permit applications. - Residential Plan Review Checklist (outlines all of the necessary information that needs to be included with plans for residential work). - Commercial Plan Review Checklist (outlines all of the necessary information that needs to be included with plans for residential work). For all new construction (residential and commercial) and any additions or remodels that would change the impact on the sewer system contact Rogue Valley Sewer Service to see if permits and fees are required at 541-664-6300. Who can apply for the permit and work on my project? As the owner of a one- or two-family dwelling, you can hire a contractor registered by the Construction Contractors Board or you can apply for the permit and do the work yourself. A family member, friend, neighbor, or tenant can legally work on your one- or two-family dwelling only if the work is not for compensation*. *This does not apply to plumbing and electrical work done by renters, landlords, their employees, or other persons who do not own and occupy the home (they must have an appropriate license). When does my permit expire? The permit expires if work isn t started within 180 days from the date of issue. Once you have begun work, your permit expires if work is suspended or abandoned for 180 days or more. If you can t work 5
within the 180 day period you may submit a written request to the Building Department asking for an extension. Why should I use a licensed contractor? Any contracted person doing work who is not currently registered with the State Construction Contractors Board (CCB) is doing so illegally. The licensing provides some protection to the homeowner from being charged for work and materials not provided or paying twice for them (material suppliers and subcontractors can place a lien on your home if they do not receive payment from your contractor). There are also trade licenses for contractors doing plumbing and electrical work to provide some assurance that they have adequate knowledge and training in those fields. Also, contractors must pass training and testing in order to become licensed with the CCB. The CCB wants to make sure that contractors understand how to prevent disputes by using good business practices and complying with the law. Do I need a Contractors Board license to do work on my own home? No. A homeowner who owns and occupies the house may do any or all of the following work*: - Building. - Plumbing. - Mechanical (HVAC). - Electrical. If you are not sure of your abilities to do any or all of the work, it is recommended that you hire a licensed professional. *This does not apply to plumbing and electrical work done by renters, landlords, their employees, or other persons who do not own and occupy the home (they must have an appropriate license). Do I need to have my plans drawn by a Professional Designer, Architect or Engineer? For single-family residential dwellings or accessory buildings, an architect or engineer is usually not required unless the design or methods used in the construction, alteration, or repair of the structure are non-prescriptive. The owner or anyone they designate may draw the plans as long as they follow the prescribed methods stated in the most current Oregon Residential Specialty Code. In some cases, the complexity of the project may require the skills of a professional. If the plans include the need for new beams, lateral support (earthquake or wind resistance), and they are not designed using standard software or prescriptive designs obtained from the building code, an engineer or architect will need to provide calculations for those items. For all commercial construction, alteration or repair, an architect 6
or engineer is usually not required if the structure has a ground area of 4,000 square feet or less and/or is less than 20 feet in height, does not undergo a change of occupancy, and/or is not considered by the building official as work of a highly technical nature. For all commercial construction, alteration, or repair of buildings more than 4,000 square feet and/or 20 feet or more in height, a registered design professional must prepare the construction documents. Also, the architect or engineer must sign off on any portion of a structure that has been engineered, no matter the size of the building. Who must review my plans? Once you submit your permit application an Oregon-certified plans examiner will review your plans to ensure the proposed project meets the requirements of the current Residential or Commercial Code. If additional information or changes are necessary, you will be contacted and asked to furnish the information. Why do I need inspections? Do I have to pay for the inspections? Inspections are required at various stages of the project to see that the work is following the approved plans and codes. There is typically no additional charge for the inspections, they are covered by permit fees. Occasionally if a project runs into trouble it may require more inspections than are covered by the building permit. In these rare cases fees will be charged for additional or special inspections. How do I get an inspection? To schedule a Building, Mechanical, Plumbing or Electrical inspection, call the City of Eagle Point inspection line at 541-826-4212 ext. 490. To schedule a sidewalk or driveway approach inspection call the Public Works inspection line at 541-826-4212 ext. 491. Please have the following information ready: - Name. - Contact phone. - Job site address. - Type of inspection. - Any special instruction. For sewer permits and inspections contact Rogue Valley Sewer Services at 541-664-6300. When can I begin work on the project? Once your permit has been issued and one set of approved plans returned to you, work can begin. The permit and plans must be on the job site and available to the inspector. To change your plans from what 7
was originally approved, you must show the changes on two additional sets of plans and bring them to the Building Department as an addendum to your project. Are there things a homeowner can do to help a project run smoothly? Be an informed consumer when buying a product or contracting a service: - Call the Building codes Division or the Construction Contractors Board to verify active license and/or registration. - Call the Better Business Bureau. - Talk to other consumers. Ask potential contractors for references and check them. - Compare prices. - Be sure you have a written contract and read it carefully before signing. - Check with our Building Department if you have questions or feel uneasy about a part of the project. Why do I have to pay a 12% State Surcharge Fee on my Building Permit? The State of Oregon collects a surcharge on all building permits to pay the state's costs of administering building codes programs (4 percent), inspections programs (2 percent), training and other educational programs (1 percent), regional services for building departments and their customers (1 percent), and the statewide electronic-permitting project (4 percent). 8