|
Author: Mercedes Hayes Article source: http://www.mortgage.inuk.com/. Used with author's permission.
Probably the most intimidating part of building your own house is the permit process. Not only do the the requirements vary from township to township, but at times the decisions made seem so subjective that we find ourselves seething in frustration. However, permits and inspections are a necessary step, and they are in place predominately for your protection. Ask any earthquake victim in Iran. Because I am concerned here with new construction, I won't go into the permits required for renovation; that's another story.
In a new development, the buyer usually doesn't have to think about permits; the builder takes care of all the details. With independent projects, you may end up engaging a contractor who hires all the sub-contractors and takes care of the permits. This makes life infinitely easier for the buyer, but you'll pay for that convenience. In rural areas, because township officials are usually volunteers, they tend to work only one or two hours a week, and often after five o'clock. If you miss their time, you'll probably have to wait another week. This could run your builder ragged and cause unwelcome delays.
If you decide to get the permits yourself, the first thing you want to do is go to the township office and acquire their Code Requirements for Single Family Dwellings, and also their Building Permit Requirement Checklist (or whatever they call these documents). The Code Requirements will cover everything from smoke detectors to egress windows, from stair requirements to insulation, from foundations to chimneys and anything in between. It wouldn't hurt to send a copy to your log home manufacturer, just in case. The Building Permit checklist, though more simply worded, will be the most important document to familiarize yourself with. If even one of these items are unchecked, you won't get that permit that day!
Once you start the process, you come to realize that the Construction Permit is the most important, the most sought-after, the most critical objective in your immediate scope. Without it, you cannot even break ground. Since everything ties together, the township wants to make sure you have your "ducks in a row" before they "permit" you to start. There will usually be a one-year time limit to the permit, or a six-month time limit if construction is stopped in the middle. You should budget about $1500-$2000 for your average building permit, unless there unusual circumstances attached to your project (wetlands delineation, variances, etc.).
Because every township is different, I'll limit myself to my own building project, which took place in rural NJ. We chose to sign up as Homeowner Builder, which the owners can opt to do if they are going to live in their own house. We were technically responsible for getting the permits and the subs (although we hired a contractor who hired most of the subs for us). This meant that we had to climb a steep learning curve to understand all the components of the project.
Here is what we had to acquire to qualify for the building permit:
TAX CERTIFICATION: This document came from the township, and verified that not only did we own this piece of land, we were up to date with our property tax payments.
TWO SETS OF SEALED BUILDING PLANS: We learned very quickly how important this was. What they wanted was an Architect's or Building Engineer's stamp on the plans that came from the log home manufacturer. Do not assume that the plans will come pre-stamped. Not all manufacturers have the ability to apply a seal from every state. Our plans were not sealed, and we had to scramble around and find someone willing to stamp someone else's plans. This is not an easy task, because most architects do not want to take on that responsibility. This snag set our project back two months.
Included in the building plan will probably be a separate foundation plan, since most log homes do not provide a foundation as part of the building. If there is a separate foundation plan, it too will need to be stamped by a qualified engineer or architect.
SIGNED, SEALED ELECTRIC PERMIT APPLICATION: Don't expect the log home manufacturer to provide electrical drawings. Once you hire an electrician, you'll have to sit down with him and determine where you are putting your outlets, light switches and fixtures. Local code will determine how close together your outlets will go. Do yourself a favor and put in many more outlets than you think you will need; retrofitting could be unsightly. Also, plan on twice as many light fixtures than a standard home - wood sucks up light like a sponge. While you are at it, it helps to include your cable wires, phone wires and CAT5 in every room, even though you may not think you'll need it. Once you move into the house, you may change a room's usage from your original conception - we did, and regretted our shortsightedness.
SIGNED, SEALED PLUMBING PERMIT APPLICATION: This is another set of drawings that will not come from the log home manufacturer. You and the plumber must figure out where the fixtures are going, and if you live in the country remember that the plumbing needs to hook into your septic. (This permit is separate from the septic design permit).
APPROVED COUNTY SEPTIC DESIGN: The septic design came from the local civil engineer. The permit application came from the township, but the septic approval came from the county.
HVAC DIAGRAM showing where your ductwork is going.
DRIVEWAY PERMIT: In our case, this came from the Director of Public Works. We had to make provision for a pipe to be installed beneath a 24' paved apron at the end of the driveway. This allowed the water runoff unimpeded access to the stream down the block.
STATE WELL PERMIT and TOWNSHIP WELL PERMIT if you are digging your own well. If there is a drought going on, they might put a hold on new well permits, which will put a hold on the whole project. So get it as quickly as possible.
PLOT PLAN AND ZONING APPROVAL: the Plot Plan will come from the local civil engineer. This is not the same as a survey, which will be required by the mortgage company. The plot plan shows the location of the house, driveway, well and septic as well as the perimeter of the building envelope.
WATER TABLE INVESTIGATION REPORT: this will help you determine whether you can dig a basement, or do you need to raise the house up?
These are the big ones. You might have local wetland delineation issues, easements, or setbacks to worry about. Once you get that Construction Permit, treat yourself to a celebratory dinner. You'll have earned it!
The Construction Permit needs to be prominently displayed on the job site. You also need to keep one of those sealed sets of building plans on site at all times, just in case you get a surprise visit from an inspector. Hopefully by now you will have made friends with the township inspector, because he's going to have a big say in the ease or difficulty of your project. The inspections are all spelled out and will be required at each step in the process before you can move on. This could cause a delay of one to several days (not counting bad weather), so think ahead - but not too far ahead.
The first inspection will come pretty quick. When your excavator digs the hole for your foundation, the township may inspect the bottom of the footing trenches before placement of footings. If you are using a Superior Walls precast foundation system, there will be no footings so this inspection will be unnecessary. However, the footings for your deck and porches will need to be inspected.
There will be a foundation inspection before the backfill is shoveled in. The big inspection will be the framing inspection. This must be done before the insulation is added. Then, there will be an inspection for the plumbing, the electrical panel and wiring, the septic or sewer service, then insulation. At the end of the project, there will be a final inspection before issuance of a Certificate of Occupancy; the inspector will look at the finishing work, the smoke detectors, fixtures, etc. There may be other inspections in between, depending on the township.
Unless you are acting as your own general contractor, inspections should not concern you, except that if something fails the whole project grinds to a halt. If you are the Homeowner Builder, you will probably be arranging the inspections yourself, and it helps to know what the township is looking for. Mercedes Hayes specializes in Log Homes and Residential Real estate in New Jersey and Pennsylvania. She lives in a log home she designed herself, which is featured both in "Log Home Living" and "Town and Country" magazines. You can learn more about log homes and the Delaware Valley at http://www.MercedesHayes.com
Is Your Mate Cheating?
You've been together several months, but something doesn't feel quite right with your partner. You start wondering if he or she might be having an affair. Is it...
Halloween Everyday: The Mask of Ive Got It All Together
Do you know how some people strive to appear as if they have it all together? Here are some ways to take off that mask.
Outer Triceps Workout
Learn this workout to build the coveted and often ignored outer triceps.
Birthday Cards Go Mobile
If you don't already know it, you can send a birthday card or other greeting card via your cell phone to friends and loved ones. In fact, this is one of the la...
How to Increase Link Popularity
Learn about link popularity and practical linking tips that anyone can use to increase it effectively.
5 Familiar Bodybuilding Troubles...Which Do You Want To Overcome?
Part 1 of a five part series which Identifies 5 common bodybuilding and fitness problems...and what you can do to overcome them. Learn how you can break throug...
What is Private Franchising? It is Nothing Someone Made It Up
The Federal Trade Commission has an obligation to the general public, their stated consumer education mission and to the over regulated franchising industry and...
Changing Strategy Without Losing Your Customers - Three Vital Steps to Refining Your Strategy
American Eagle Outfitters and Wet Seal Stores have issued financial statements about company turnarounds needed to cut sales loses. This kind of story occurs f...
Blogs Are About Getting to Know Yourself Better
I still consider myself to be a blog writing novice but as I've got a few entries under my belt I can tell you about an unexpected bonus of this journaling proc...
Wedding Extravaganza
The extravagance of weddings is a popular topic. We blame it on modern commercialism. But then, what excuse could President Ulysses S Grant have for the money h...
The Power of Perspective
Play with this way of developing perspective for yourself and have fun spotting all the little differences that add up to a big difference in your ability to sp...
Christian Singles: Questions To Keep Your Spirit Alive
Christian Singles: questions to keep your spirit alive, examines the need to define your own spirit, before successfully finding a partner.
How To Use Humor Successfully In Your Business Communications
Used correctly, humor is probably one of the most effective communication tools of all. But it's all too easy to get it wrong. Here professional business writer...
Webmaster Affiliate Programs - How to Separate the Good from the Bad
How to Avoid Making Mistakes When Choosing Affiliate Programs and Products to Promote
Are You Building a Business or a Downline?
A common mistake *A LOT* of affiliates make is to focus too much Energy on building their second tier and not enough on selling Their business on the first tier...
Choosing the Right Hotel
Whenever you book a vacation, choosing a hotel is key to your level of enjoyment.
Free Email Accounts – Pros and Cons
Free email accounts are great if you want to hide your identity. They are great to sign up for free stuff. They are also very popular for SPAM emails and due to...
Decorating Ideas for your Attic
Are you among the lucky people that have an attic in their house? If so, you can make the attic your favorite room in the house with these simple decorative ide...
Lawn Maintenance in Fall
Fall is the time to get your lawn ready for winter, and the coming spring...
Objects in the Mirror are Further Than They Appear
The Key to Running a Successful Virtual Company or Department...
Which Essential Oil Is Right For Me?
Choose an Essential Oil that will suit your skin type
Embroidery Designs Digitizing Software
Embroidery software for digitizing designs, lettering and monograms is now affordable for everyone.
Camping and Outdoors Handy Hints
Some hints you may have thought about and some you may not have.
Definitely not "rocket science" but may just be handy for that next great family adventure...
Diabetes: Diabetics Fight Back
There Is REAL HOPE For Millions Of Americans That Suffer From Diabetes. The Dibetes Global Epidemic Can Be Conquered With This Amazing Sportron Diabetic Pack. ...
|
Print this page