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Frequently Asked Questions
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Do I need a Building Permit?
Who applies for the permit?
Building Code Requirements
Who submits the plans for the permit?
What if we are part of a Homeowners Association?
How much is the permit fees?
How many inspections are there?
How long does it take to build a deck?
Do I need a Building Permit?
Many homeowners are surprised when they are told they need to get a permit in order to build a deck. It may seem like kind of a hassle but it is well worth the small investment of time and money to ensure your deck is built up to code standards and is in compliance with local regulations.
Building a deck without a permit can get you into some serious trouble. Some people find out the hard way by having to pay a hefty fine, tearing down their brand new deck, or having someone get hurt because of faulty construction. Building a deck without a permit can also come back to haunt you when it is time to sell your house. Contractors can lose their licenses if they build without permits.
The best option is to work within the rules and get a permit. In most cases the inspectors are very helpful and willing to work with you to make sure you end up with a great deck that meets all the code requirements.
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Who applies for the permit?
Dependable Builders is licensed, therefore we are able to apply for your permit. We will find out who issues building permits in your area and where we need to go to apply for one. The municipality that you live in typically has a city hall where these can be applied for and obtained. If you live in a rural area we can go to the county hall and apply for the permits there. There is a Uniform Building Code in which we abide by, many inspection departments have handouts available detailing the requirements for building a deck. The application process usually consists of 2 sets of plans drawn to scale submitted to the city and a plot of the lot where we will designate where the deck is to be built, so it doesn't interfere with any setbacks or easements.
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Building Code Requirements
The IRC Requirements
In order to obtain a building permit your plans must be reviewed to be in compliance with the IRC. The International Residential Code (IRC) is a comprehensive collection of the specific rules that apply to residential construction and that is administered by the International Code Council (ICC).
-Permit.
-Frost Footings (if attached to the house) inspected before placement of concrete.
-Mechanically fastened ledger to the house which is flashed and caulked correctly.
-AC2(corrosion resistant chemical)treated substructure 2x10 joists and beams.
-Guardrail height of 36" if deck height is 30" above grade.
-Spindle spacing of < 4".
-Stair Rise < 8"; Stair Run > 9.5"
-Structural posts mechanically fastened to footings and beams.
-3' level landing in front of stairs.
-Final Inspection
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Who submits the plans for the permit?
Dependable Builder's submits 2 homeowner approved deck plans for issuance of the permit. Dependable Builders uses a computer software to help illustrate to the homeowner the plan of their deck, but what is actually submitted to the city is a sketch on 1/4 graph paper to scale the design specifying the specifics of the deck.
The plans will indicate the locations, spacing, and sizes of your frost footings, beams, and joists for the inspectors to be able to make sure it meets structural code requirements. The plans also include notes or visual details showing how we install the footings, guard rails, stairs and the ledger board. We will specify the types and grades of materials to be use for the framing, decking, and rails and what kind of hardware and fasteners we are going to use. If there are composite materials involved, we will make sure that it is approved for the use we specify it for.
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What if we are part of a Homeowners Association?
Home Owners Association Permission
Some housing developments are a part of a Home Owners Associations (HOA) that requires you to receive permission from them before building a deck. Most people know if their house is under the authority of an Association, if there is any question the Building Inspections Department will let you know before you submit your permit. There are over 23 million homes across America that are managed under HOA’s. If you are planning on building a deck onto a townhouse chances are good that you will need to contact a HOA.
Each Association works in its own way, imposing different levels of restrictions in an attempt to maintain consistency throughout the development. For instance some Associations may only allow certain types of materials for decks or require a certain style of guardrails to match neighboring decks. If your deck meets the requirements they will usually draft a short letter granting permission to build the project. You should include this letter with your application to the building department
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How much is the permit fees?
Plan review fees vary from city to city. The fee schedule is usually based on square footage, valuation, or is just a set rate. Dependable Builders typically doesn't include this in the proposal unless stated, because of the variance in price. A typical permit is around a hundred dollars, but can be in upwards of three hundred depending on your city.
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How many inspections are there?
Footing, Frame and Final Inspections
Once we obtain your permit we will be able to schedule your required inspections throughout your project. We will post the inspection card and stamped plans at the site for the inspectors to access. We put these documents in a watertight bag and either tuck it into a sliding door or someplace that it won’t blow away in the wind. Most decks will require you to pass a footing inspection to verify the size and depth of the each hole before pouring the concrete.
Decks that are low to the ground will often require a framing inspection before the decking is applied to allow the inspectors to check the construction of the structure. When all your work is completed, we will need to pass a final inspection before the permit can be closed. If there is something that needs to be corrected, a correction notice will be issued to notify the builder that a correction is needed to pass the final. These corrections are mostly minor and there is no need to worry that the problem won't be corrected immediately. You do not have to be present at these inspections, we will be there.
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How long does it take to build a deck?
A typical deck (400 sqft or less) takes around a week to complete under ideal conditions which is directly affected by weather, inspections, and scheduling.
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