The Home Builder Guide is intended to assist the public in planning, obtaining the necessary permits and inspections, and successfully completing the work. IT IS NOT COMPLETE IN EVERY DETAIL AND IS INTENDED AS A SOURCE OF INFORMATION ONLY AND NOT AS AN INSTRUCTIONAL MANUAL.
You are invited to contact the Department of Building & Safety in person or by telephone for any questions regarding specific code requirements. We are located on the third floor of City Hall at 2000 Main Street. Please refer to Sources for Assistance for various phone numbers that may be of help. You may also visit the City's main web site at http://www.surfcity-hb.org
WHEN DO YOU NEED A CONSTRUCTION PERMIT?
Separate construction permits are required for building, electrical, plumbing and mechanical work whenever you plan to:
- Construct or erect any structure, room or house.
- Make improvements or alterations to a building or structure.
- Move or demolish a building.
- Re-roof (more than 100 square feet) your home or other building.
- Make electrical, plumbing, or heating installations or alterations.
- Install a wood burning stove or build a fireplace.
- Build a swimming pool or installation of any permanent or portable spa.
- Construction of any fence/wall over 42" high or retaining wall supporting adjacent footing retaining over 2' of earth or hazardous liquid storage.
- Other departments have requirements (as follows).
WHY DO YOU NEED A CONSTRUCTION PERMIT?
The purpose of the various permits is to control the type of construction and the use of property in Huntington Beach. The permits are based on the Uniform Administrative Code © , Uniform Building Code ©, Uniform Housing Code ©, Uniform Dangerous Building Code©, Uniform Plumbing Code ©, Uniform Mechanical Code ©, Uniform Swimming Pool, Spa and Hot Tub Code ©, National Electrical Code ©, Uniform Solar Energy Code©, and local ordinances. These regulations have been enacted by the State of California and your City Council after careful consideration to protect health, general welfare and your investment in your property. The evidence of a building permit is often necessary for the sale of property and to obtain financing from lending agencies. Fire and liability insurance damages may not be paid in some cases where permits were not obtained and improvements do not meet regulations.
WHO CAN OBTAIN A CONSTRUCTION PERMIT?
State law requires that all permits be obtained by a licensed contractor or the property owner. Contractors are required to have a City Business License, appropriate State Contractors License and be prepared to show verification of Workers' Compensation unless working alone. Property owners may obtain permits in their name after completing an Owner-Builder Verification Form. This form may only be signed by the property owner. Property owners wishing to have a representative obtain permits on their behalf must first complete this form. What you should know before you hire a contractor.
HOW MUCH DOES THE CONSTRUCTION PERMIT COST?
There is no single fee for the various permits. Fees are based on the valuation of the project and the number of plumbing, mechanical and electrical systems. The building and planning plan check fee will be collected at the time the plans and documents for the structure are submitted for plan check. The permit fees will be collected at the time the permits are issued. Fee Schedule
WHAT IS PLAN CHECKING?
Plan checking is a function performed prior to the issuance of a construction permit. It assures you that to the best of our ability your plans meet the uniform codes and city ordinances. Major projects and projects that require engineered calculations must be submitted to the City for careful review. Very minor projects may be reviewed over the counter if time permits.
HOW SOON CAN I GET A PERMIT?
How soon you can obtain a permit depends upon how complex your project is and how prepared your documents are. A permit for minor construction can be issued over the counter if Planning, Building and Safety, and any other involved departments' requirements have been met. This type of plan review does not involve more than fifteen minutes and is usually for additions less than 200 square feet, fences, small retaining walls, re-roofs, window and door installations, minor repairs, minor tenant improvements and remodels. Larger and more complex projects such as additions over 200 square feet, tenant improvements, and new commercial and residential developments require a plan review of approximately fifteen working days (sometimes longer depending upon current work loads and staffing).
INSPECTION GUIDE
When are Inspections Required?
All construction or work for which a permit is required shall be subject to inspection by the building official and all such construction or work shall remain accessible and exposed for inspection purposes until approved by the building official. In addition, certain types of construction shall have continuous inspections, as specified in the California Building Code in Section 1701.5.
Approval as a result of an inspection shall not be construed to be an approval of a violation of the provision of this code or of other ordinances of the jurisdiction. Inspection presuming to give authority to violate or cancel the provision of this code or of other ordinances of the jurisdiction shall not be valid.
It shall be the duty of the permit applicant to cause the work to remain accessible and exposed for inspection purposes. Neither the building official nor the jurisdiction shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.
What Does the Inspector Do?
The city inspector checks the work that is being done for compliance with the approved plans and applicable codes and ordinances. The inspector will check each phase of the job and will approve it before the next part of the job begins. The inspection job card given to you will list the inspections required for your project although additional inspections may be necessary when noted or the city inspector adds them to your inspection card. The inspector signs and dates the inspection job card for each inspection approved and will provide you with a list of corrections for work not approved. The list of corrections will include a brief explanation (i.e. deviation from the approved plans).
How Do I Request An Inspection?
You may contact the Department of Building & Safety’s Automated Inspection Line for our next available day of inspection (our inspectors perform inspections Monday through Friday). The telephone number to call for an inspection request is shown on the construction permit and inspection job card.
Building & Safety Department (714) 536-5241
Public Works (714) 536-5431
Fire Department (714) 536-5411
Gas Company (800) 228-7377
So Cal Edison (714) 895-0354
What Types Of Inspection Are Required?
If a grading permit is required for your project, inspections and clearance of the initial grading work by Public Works inspectors will precede any building construction inspections.
The following construction inspections may be required (UAC sec.305)
- Foundation Inspection: When the excavation for footings is complete and footing forms and required reinforcing steel and structural embedment are in place, but before any concrete is placed. (Also needed are separate underground electrical, plumbing and mechanical inspections).
- Roof Sheathing Inspection: To inspect that vents are in place as well as the nailing of plywood or other sheathing.
- Rough Plumbing, Electrical and Mechanical Inspections: Wood-framing inspection will not take place until these inspections are completed.
- Wood Framing Inspection: When all roof, walls and floor framing, fire blocking, draft stopping and all pipes, chimney, vents and duct work are in place, but before any work is covered.
- Insulation Inspection: When all thermal insulation is in place but before it is concealed. Inspect state energy requirements stated on the approved plans.
- Lath and/or Gypsum Board Inspection: After all lath and gypsum board is in place but before any stucco is applied or before gypsum board joints and fasteners are taped and finished.
- Reinforced Masonry Inspection: In grouted masonry before any units are laid up, all steel must be tied and in place ready for concrete foundation pour. Grout inspection is required after units are laid. Final inspection is required after cells are grouted and cap is installed.
- Structural Steel Inspection: When structural steel members are in place and required connections are complete but before concealing any members or connections. Certificates of Compliance are to be given to the City Inspector.
- Re-roof Inspection: Sheathing inspection and building final inspection. See handout at Dept. of Building & Safety in City Hall, third floor for other inspections that may be required.
- Electrical Inspection:
- Underground: After conduit or cable has been installed in trench but not covered.
- Rough wiring: Before any part of the work is concealed and prior to framing inspection. Telephone, television, intercom, security, doorbell and thermostat cable need to be in place for rough inspection.
- Final: When all fixtures, appliances, and systems are in place and connected.
- Plumbing Inspections:
- Underground or sub-floor plumbing: After material has been installed and tested, including sewer. Sewer Cap, if applicable.
- Rough plumbing: Before any part of the work is concealed (including rough hot mop), prior to framing inspection and after roofing is installed.
- Gas piping test: After lath or gypsum board has been installed.
- Shower pan.
- Final: After all fixtures are in place and connected.
- Heating, Ventilating and Air Conditioning Inspections:
- Underground/Sub-floor duct inspection.
- Rough: Before any part of the work is concealed, metal fireplace rough, prior to framing inspection and after roofing is installed.
- Final: All appliances and equipment are in place and connected.
Performance test may be required - Public Works and Fire Department sign off may be required prior to requesting a Building Final Inspection. See the inspection job card, contact the city inspector or call 536-5241 if you are not sure this inspection is necessary.
VERY IMPORTANT
Final Inspection
Call for final inspection when the construction has been completed. All external surfaces must be painted, or otherwise sealed, weather-stripping must be installed on all new windows and doors, and all electrical or plumbing fixtures have been installed. Interior painting, wallpapering, or carpeting need not be complete. Smoke detectors must be installed in all bedrooms, located at the top of a staircase and in the hallway/corridor leading to the bedrooms.
Certificate of Occupancy:
Residential projects will not receive a C of O as your signed job card is your proof of final inspection/approval.
DO I NEED PLANS FOR PLUMBING AND MECHANICAL PLAN REVIEW?
Residential projects do not require plumbing or mechanical plan check unless for projects of more than 2 units.
Commercial projects generally require plumbing and mechanical plan check although waivers may be obtained. Refer to separate standards available from the Building Department.
DO I NEED ELECTRICAL PLAN REVIEW?
Residential and commercial electrical permits may be issued without an electrical plan check (waiver must be obtained) for any one of the following installations:
1. Services 225 amperes and under.
2. Tracts of two or less single family units.
3. One 15 or 20 ampere 240 volt branch circuit.
For other residential and all commercial installations, refer to the separate standards available from the Building Department.
WHAT TO SUBMIT FOR BUILDING PLAN REVIEW?
Three complete sets of plans (two sets required if no habitable spce is added) drawn to scale are required. These plans shall be legible and shall include the following:
- Plot Plan: Show all lot dimensions, the location of all buildings on the lot, distances between buildings (proposed and existing), side yards, rear yard, front yard, and north arrow.
- Floor Plan: Fully dimensioned and labeled including window and door sizes. In the case of an addition, include floor plan of adjacent existing rooms.
- Foundation Plan/Foundation Sections: Fully dimensioned showing all of the footings, reinforcing details and embeds.
- Framing Plan: Show size and spacing of framing members and reference all framing details.
- Framing Sections: Show all appropriate labels, notes and details including all framing connections and sizes.
- Exterior elevations of new building or addition depicting total building height, colors, materials and reference architectural details.
- Construction details showing how the structure is to be built and material specifications of structural materials.
- Note scale used for drawings and details (1/4" = 1'-0" is preferred for plans).
- The size of the sheets used for drawing your project is important. To interpret and process your drawings we strongly prefer 18" x 24" as a minimum size sheet.
- Each sheet needs to be wet signed by the architect or engineer unless neither is required for your project. In that case, the designer needs to wet sign each sheet. The person(s) responsible for the design of the building plans and documents will provide a business address and telephone number.
WHAT TO SUBMIT FOR BUILDING PLAN REVIEW?
Depending upon the complexity of your project, you may be required to submit one or all of the following (please ask any of the counter staff should you have any questions):
- Structural Calculations: Structural calculations by a California licensed civil engineer or architect will be required if the structure does not follow conventional framing as defined in the California Building Code. Most structures built today have areas that do not follow these guidelines and thus need calculations for at least a portion of the structure.
- State Energy Calculations: For all new dwellings and for additions where the glazing exceeds 20% of the added floor area, energy calculations will be required. Many times additions can be designed within the 20% maximum.
- Soils report: Soil reports are required for all new buildings and need to include a soil corrosivity analysis. Soil reports shall be printed verbatim on plans prior to permit issuance. Additions may be designed without a soils report as long as the design soil pressure does not exceed 1,000 pounds per square foot. Increase for wind and seismic design is allowed.
- Please Note: Footings and slabs will be reinforced for expansive soil with one number four rebar top and bottom in the footing and 6 X 6 -W1.4 X W1.4 welded wire fabric or #4 rebar @18" a.c. maximum each way centered in the slab on grade.
WHAT ZONING CODE REQUIREMENTS ARE THERE?
1. Lot Coverage:
The maximum area of a lot which may be covered by structures is 50 percent of the total lot area. Swimming pools are not considered lot coverage.
2. Building Setbacks:
The dwelling on a RL zoned residential lot are generally set back a minimum of 15 feet from the front property line, 5 feet from an interior side property line, 10 feet from a side property line adjoining a street, and 10 feet from a rear property line.
An entry garage must be setback a minimum of 20 feet from the front property line and 5 feet from rear property line. A side entry garage must be setback a minimum of 10 feet from the front property line. Side and rear setbacks are the same as for the dwelling.
Detached structures must be a minimum of 10 feet from any other structure on the lot and 5 feet from interior side and rear property lines.
If you have any questions please call 536-5271 or go to the Planning counter on the third floor.
3. Floodplain compliance:
A substantial portion of Huntington Beach is designated as a floodplain by the Federal Emergency Management Agency (FEMA). The Planning Department is responsible for the administration of the federally mandated floodplain management ordinance. All new residential construction or substantial improvement (except for garages used for storage only and with no mechanical appliances) must be constructed with the lowest floor at one foot above the base flood elevation. See Map Information to determine if your property is affected. Any dwelling improvement that equals or exceeds 50% of the existing dwelling's value is considered a substantial improvement.
In some cases you may add square footage to an existing house or increase the dwelling's value without raising the dwelling above the flood levels. Contact the Planning counter on the third floor of City Hall or call 536-5271 for further details.
4. Lot Creation:
Parcels of land that have not been recorded in a subdivision procedure may need proof that they were legally created. The term "lot creation" refers to the date on which a portion of land was last divided in ownership. Applicable zoning regulations depend on the date the parcel was created. Two important dates are:
June 6, 1946: Ordinance Code effective. Most lots created prior are legal non-conforming parcels. All lots created after are required to comply with the Ordinance Code (zoning).
January 16, 1958: Parcel Map regulations effective. All lots created after require approval by the Planning Commission or the Zoning Administrator.
5. Proof of Lot Creation:
Evidence may be needed to verify that a parcel of land was divided in ownership legally on or before the above dates. Copies of deeds and possible proof may be obtained from the County Recorder.
WHAT OTHER REQUIREMENTS ARE THERE?
Building additions of 200 square feet or more will need to be reviewed by the Fire Department before a permit is issued. Building additions of 400 square feet or more will need to be reviewed by Public Works before a permit is issued. Projects over 400 square feet may also trigger the requirement for a grading permit and for construction of public improvements. Contact the Public Works Department on the first floor for these requirements. Please refer to Sources for Assistance for the Department's phone number.
An automatic fire sprinkler system is required to be installed in any building with a total floor area exceeding 5,000 square feet. Contact the Plans and Development section of the Fire Department for any questions pertinent to your project.
The Petro Chem section of the Fire Department is involved in any project with sites located within designated areas of oil well sites. Please contact them to verify location of your property and any special requirements.
Southern California Edison (SCE) requires Contractors to notify a SCE Service Planner at 800 684-8123 before work is done on the electrical panel. If not, the homeowner may be responsible for the bill related to unauthorized use, including the associated costs (approx. $250) for conducting the investigation.
New Residential Lighting changes became effective 10/01/2005.
Electrical amendments:
- In lieu of a soils report, electrodes described in Section 250-83 (ground rod) shall be stainless steel.
- Intermediate metal conduit and rigid metal conduit shall not be used in the earth or ground except when the conduit(s) and its/their associated fitting(s) are triple half-lapped with 10 mil weatherproof tape or equivalent.
- Use of electrical metallic tubing shall not be used: (1) where, during installation or afterward, it will be subject to severe physical damage; (2) where protected from corrosion solely by enamel; (3) in cinder concrete or cinder fill where subject to permanent moisture unless protected on all sides by a layer of non cinder concrete at least two inches thick or unless the tubing is at least eighteen inches under the fill; (4) in any location except as permitted by Sections 502-4, 503-3, and 504-20. Where practicable, dissimilar metals in contact anywhere in the system shall be avoided to eliminate the possibility of galvanic action. Exception: Aluminum fittings and enclosures shall be permitted to be used with steel electrical metallic tubing.
Ferrous or nonferrous electrical metallic tubing, elbows couplings and fittings shall be permitted to be installed in concrete. Electrical metallic tubing used in areas subject to corrosive influences and/or where exposed to the elements shall have a listed supplementary nonmetallic coating or comply with ASTM specification B-117 salt spray test.
Plumbing amendments:
- ABS and PVC DWV piping installations shall be limited to structures not more than two stories in height of Type III, IV, or V construction.
- Section 1211.7, ferrous metals in exposed exterior locations excluding galvanized, shall be protected from air corrosion by approved painting.
INSTRUCTIONS FOR PREPARING A PLOT PLAN
Plot plans are required for new construction, alterations to existing structures, swimming pools or for any construction which requires a building permit. The plan is dimensioned, drawn to scale and shows the following:
- The scale used and the North direction.
- The entire lot or parcel of land boundaries involved.
- All lot line dimensions and any curve radii.
- The exact location and dimensions of all existing and proposed buildings, structures and construction on the lot, including swimming pools, particularly in relation to each other and to property lines.
- The street frontage, including the property line, driveway approaches and the center line of adjoining streets, names of streets and setbacks.
- The legal description of the property; the name, address, zip code and telephone number of the legal owner, as well as of the agent, contractor or builder, if any.
FLOOR PLAN INSTRUCTIONS
A floor plan for a room addition is the most basic requirement of all and yet requires the most attention to detail. Not only is the intended use of the new area important but the use of the room(s) that will be affected should also be shown. Doors or windows that will be deleted or covered should be shown and all new glass areas clearly shown. Other requirements to be shown are:
- All dimensions: room sizes, hall width, doors, windows.
- Location, type and size of existing heating system.
- Electrical layout for outlets: 12 feet maximum spacing.
- Location of smoke detector.
- Location of beams, headers and posts unless a framing layout is also submitted.
- See other items noted in the plan above.
FOUNDATION PLAN INSTRUCTIONS
A foundation plan for a room addition is a plan to show clearly the location of new and existing footings for the support of roof and floor loads. Other requirements to be shown are:
All dimensions of footing sizes and locations. Location, type and size of anchors used for shear and uplift. Show connection of new to existing for slabs and footings. Footing and slab reinforcement. Strength of concrete used. Show sections to show all critical and typical connections. See other items noted in the plan.
ROOF FRAMING PLAN INSTRUCTIONS
A roof framing plan for a room addition is a plan to show clearly the location of new and existing roof framing and supports and bearing walls for the support of roof loads. Other requirements to be shown are:
Roof framing member sizes, location, and direction. Location of purlins and bracing used. Show connection of rafter ties for hip and ridge style roofs. Plywood orientation, nailing and edge blocking where required. Grade of framing and sheathing material used. Show sections to show all critical and typical connections. Call out of members used to transfer seismic forces: drag ties, collectors, shear transfer, strapping, and reinforcements.
FRAMING SECTION INSTRUCTIONS
The framing section should show/describe, as a minimum, the following items:
- Size and spacing of studs.
- Location of bearing walls and supports.
- Size and spacing of ceiling joists.
- Size and spacing of roof members.
- Roof sheathing size, panel index, nailing and type of covering.
- Wall and ceiling covering.
- Exterior wall covering or sheathing; type and size.
- 4" concrete slab with 6x6 - W1.4 X W1.4 welded wire mesh over 2" sand 6 mil visqueen (sheet polyvinyl).
- Insulation: type, location and R-value.
- Attic ventilation.
- Anchor bolts size and spacing.
- Foundation dimensions and a minimum of one #4 rebar top and bottom.
- Fully detail truss connection and shear transfer.
- Size, spacing and connections for any required bracing.
Note:
If project is a room addition, provide detail for point of attachment to existing building. If using manufactured trusses, provide engineered drawings and calculations wet signed and stamped by a licensed engineer. Documents must be reviewed and accepted in writing (stamped and wet signed drawings) by the project designer prior to submittal. Show all dimensions plus grade and type of all framing lumber.