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Public Works

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1. Do I need a building permit?

Whenever you construct, reconstruct, enlarge, alter, or demolish a structure, a permit is required prior to starting the work.
If you are unsure if your project requires a permit, please contact the Building Division at (540) 658-8650.
The following are examples of work that require a building permit (see USBC 108.1):
• Alteration of any required means of egress
• Building a new house
• Building an addition onto an existing house or attached garage
• Converting an existing deck or screened porch into a sunroom
• Building an attached or detached garage or carport
• Converting a garage to a habitable space or enclosing a carport
• Building a porch, screened porch, deck, associated steps, ramp, pergola, portico, or gazebo
• Building or installing a tool shed over 256 square feet in area Please note that a zoning permit is required for all sheds.
• Finishing off an unfinished attic, basement, or room over the garage
• Installing a flag pole over 30’ in height
• Moving or removing a load bearing wall or partition
• Retaining wall which support 3 or more feet of unbalanced fill
• Bulkheads, piers, and docks
• Repairing, altering, enlarging or modifying any structural element of the house, including any damaged structural element, such as load bearing stud walls, columns, piers, footings, foundations, floor joists, rafters, beams or girders
• Replacing/adding fuel fired equipment
• Enlarging or adding a door opening or window opening
• Changing the use of the structure (example: change from residential use to business use)
• Installing a pool, hot tub or spa greater than 150 square feet, 5000 gallons, OR 24" deep
• Re-roofing commercial buildings
• New electrical wiring or circuits
• Movement of lot line that increases hazard or safety of existing structure
• Removal or disturbance of any material containing asbestos for demolition or alteration of a building
• Demolition of an existing structure

The building code allows some work to be done without obtaining a permit. While a permit is not required, the work must be in compliance with the code. Some examples of work that does not require a permit include (see USBC 108.2):
• Making ordinary repairs and improvements, including, but not limited to:
o Painting the inside or outside of the house or detached structures
o Repairing drywall, plaster, exterior siding, etc.
o Installing new floor coverings, such as vinyl, carpet, or hardwood
o Installing or refurbishing cabinetry
o Repairing or replacing porch or deck flooring boards Please note a permit is required to repair or replace the joists or girders.
o Repairing or replacing handrails on a porch
o Installing or replacing doors and windows, including storm windows, where no structural changes are performed
o Installing or replacing exterior siding
o Residential re-roofing: Old shingle roof can be left in place provided that there are not more than two previous layers of shingles and that the existing shingles are not water saturated.
o Installing or replacing gutters and downspouts
o Repairing or replacing siding
• Installing driveways or sidewalks
• Constructing or installing a storage shed, playhouse, etc, 256 square feet or less in area Zoning permit required.
• Adding a fence (which is not part of a swimming pool enclosure) and which is 6' or less in height Refer to subdivision covenants (if applicable)
• Building recreational equipment, such as swings, skateboard ramps, jungle gyms, etc.
• Adding roof insulation
• Installing any wiring or equipment which operates at less than 50 volts
• Installing a security alarm system
• Replacing existing electrical water heater with a new electric water heater
• Replacing electrical fixtures, such as switches and receptacles
• Installing or replacing a ceiling fan to a pre-wired switch
• Replacing plumbing fixtures, such as sinks
• Replacing or repairing existing mechanical appliances (of equal size and type) This exception is not applicable to gas and oil fired appliances.
• Temporary ADA ramps with less than 30” rise for residential properties

2. The neighbor started building something on his house without a permit; shouldn't they have one?

If the neighbor appears to be building without a permit, you can call the Department of Public Works Building Division at (540) 658-8650 and file a report. Someone from the County will follow-up and determine if a building permit is required and if one has been issued.

3. What happens if I build the structure without a building permit?

The responsible party will be required to submit construction documents showing the extent of the work, a building permit will be issued "after the fact", and an inspector will determine if any of the elements of the construction must be exposed to see if the work complies with the code. The responsible party may be required to expose any concealed portion(s) of the completed work to prove that the work meets code. After the work has been inspected and approved, the structure can be lawfully occupied.

4. Why does my permit need a plan review?

Construction plans are a critical aspect of the construction process. The complete construction drawings serve many capacities including but not limited to:
• Outlining materials and methods of construction
• Clarifying the scope of work for the understanding of all parties involved (contractor, owner/occupant, inspector, etc.)
• Serve as an archived record of the proposed work (as required by the Commonwealth of Virginia)
• Serve as a means of confirmation of structural adequacy by the plan reviewer

Correcting a deficiency after installation is often difficult and costly; a detailed set of plans greatly reduces the potential for this to occur. A good set of construction plans benefits everyone involved in the construction process.

5. When will my permit be ready?

This will vary depending on your project and our staff’s current workload. You may check the progress of your permit online by visiting http://hello.stafford.va.us/Build . You will need your A/P number to use this site. Economic and seasonal influences can effect review times significantly. It is our priority to review your plan quickly and efficiently. You will be notified when your permit has been approved and is ready to be issued.

6. Is there any way to expedite my plan review?

Applications are reviewed in the order in which they were received.

There are several reviews your application must go through before it can be approved, each of which are completed by a different department or division:

• Environmental
• Grading, Erosion and Sediment Control and Drainage
• Zoning
• Utilities or Health Department
• Application Review

Economic and seasonal influences can effect review times significantly. It is our priority to review your plan quickly and efficiently.

7. Can I submit my application before I have all the necessary information/attachments?

No. Because your application is simultaneously routed to several different departments for review, we need all the required information and documentation when you apply. Incomplete or inadequate information will result in failures and delays in the review process.

8. How long is my permit valid?

Generally speaking permits are valid for six (6) months from the date that the permit is issued. Every time an inspection is scheduled, the permit extends for an additional six (6) months. There are some exceptions and limitations to this that are outlined in the Virginia Uniform Statewide Building Code (USBC section 110.6, 110.7 and 110.8.)

9. I haven’t completed any inspections on the permit that was issued to me for work to be done at my home. It has been more than six months; do I need to re-apply for a new permit?

If no work has been completed within six (6) months of the issuance of a permit, you must request an extension of the permit. If there has not been a completed inspection within six (6) months and the permit holder can demonstrate “substantive progress” the Building Official may allow work to continue without revocation. There is an administrative fee located in the fee schedule that must be paid in order to extend your permit. (see USBC 110.6, 110.7 and 110.8)

10. Do I have to hire a contractor?

If you meet the requirements for an exemption as outlined in The Code of Virginia TITLE 54.1-1101, you do not have to hire a licensed contractor. In most cases a homeowner would not have to hire a contractor. The permit holder is responsible for the work performed under that permit, and should have a clear understanding of code requirements and specifications and should come prepared to answer questions to clarify aspects of the project. An Affidavit of Owner will need to be filled out and notarized if you are the owner and will be applying for a permit. Affidavit of Owner

11. What building code does Stafford County use for residential projects?

2012 USBC

12. How do I schedule an Inspection?

You can schedule your inspections by phone at (540) 658-4151 or online at http://hello.stafford.va.us. You will need your A/P number, password (located on your permit receipt), and the three digit inspection code.

13. Why can’t I schedule my inspection for today?

The Building inspectors are assigned their workload in the morning. This can consist of inspections requested previously, training, court appearances and issuing enforcement notices. In order to balance their time the inspectors must arrange their workday before leaving the office each morning. You may schedule your inspections on our automated systems up until 11:00 PM for the following workday.

14. Why can’t I get an exact time my inspector will be at my house for an inspection?

The inspectors are able to give approximate times by giving a morning time frame or an afternoon time frame. The inspector makes many stops at different job sites during the day. Often problems occur where the inspector cannot leave the job site due to the permit holder having other questions, or there could be emergencies where an inspector must abandon the route set in the morning to attend to the emergency call. Rather than commit to an exact time when the inspector will be at your job site, and not be able to meet the commitment due to unforeseen circumstances, the Building Division will only supply “morning” or “afternoon” inspection approximations. Contact your inspector the morning of your scheduled inspection for an approximated time, by calling (540) 658-8950 between 7:00 - 7:30 am . We ask for your patience as time approximations can be difficult to accommodate.

15. What’s my next inspection?

After your application has been approved and issued, our staff will provide you with a permit that includes a list of the required inspections for your project. See Minimum Inspections Required.

16. Do I need to pay the re-inspection fee before I can schedule another inspection?

Yes. All re-inspection fees must be paid prior to re-scheduling inspections.

17. My inspection report says “not ready”. What does that mean and why didn’t I get a full inspection?

When scheduling an inspection for your job, this signals to the inspector that you have completed all necessary and code required elements for the inspection type requested. Once the inspector is on site and begins the inspection, noting each code violation, there will come a point where it is obvious to the inspector that there are too many code violations for the inspection type to warrant a full inspection. In this case, the inspection will be stopped and the items noted thus far on the “field correction notice” along with stopped inspection, not a complete inspection, "NOT READY”. This signals to the requester that the inspection is not complete and there are too many items to list. The requester must “walk” through the job and make corrections prior to rescheduling the inspection. When applying for a permit, whether by a licensed contractor or a homeowner completing their own work, a degree of knowledge and expertise is expected and required in the work under the permit as part of the application.

18. The inspector did not show up to do my deck inspection. What happens now?

All inspections are, if possible, completed by the date they are scheduled. There are times due to number/ volume of inspections or personnel staffing where all inspections scheduled for a given day may not be completed. If the inspector sees they will not complete their inspection schedule for the day, the inspector will rank the inspections based on priority. The following project types may receive priority at the inspector’s discretion:

• Holdovers from the previous day
• Homeowners (as many take time from work to meet the inspector)
• Concrete pours as the concrete delivery is scheduled and anticipated
• Final inspections for new homes (as this affects closing dates and moving plans)
• Ditches/ trenches that pose a hazard
• Electrical service inspections that require power interruptions

As you can see there are many circumstances that require a sense of urgency. We appreciate your patience as we make every effort to provide efficient service to Stafford County residents and contractors.