License & Inspection - Construction

Augusta
License & Inspection

Construction: Policies And Procedures for Building Standards

Robert H. Sherman, III
Director, License and Inspection Department

Marshall Masters
Construction Manager
(796-5050)

This information will be referred to as the Building Standards Procedures Manual. Its purpose is to provide the building industry in Augusta with a single source of written policies, procedures and information to aid in the successful administration of the Building Construction Standards.

(The contents of this web page are subject to change.
It is the responsibility of the builder to determine if amendments have been made.)

License and Inspection Department

When Are Plans Required To Be Sealed By An Architect?

How Many Sets Of Plans Are Required?

What Documents Must Be Submitted Prior To Plan Review?

What Is The Turnover Time For Plan Review?

When Is A Permit Required?

Who Can Obtain A Permit?

What Fees Must Be Paid Prior To Issuance Of A Permit?

Where Do I Go To Obtain A City Business License?

When Should I Call For An Inspection?

Swimming Pools

Who Should Request Inspections?

At What Point Can A Building Be Occupied?

Do You Issue Partial Permits?

What Codes Have Been Adopted That Govern Construction, Repairs and Renovations

Penalties

Responsibilities of Permit Holders

Minimum Required Inspections

Plot Plan

Construction Trades Regulation

Permit Board

Permit Fees

License and Inspection Department

The License and Inspection Department is located at 1815 Marvin Griffin Road, Augusta, Georgia, 30906. Hours of operation are 8:30 AM – 5:00 PM, Monday through Friday.

Telephone # (706) 312-5050; Fax # (706) 312-4277.

The following require the seal of an architect registered in the State of Georgia:

1. All Group A, E, and I occupancies defined as follows by the International Building Code:

a. Group A occupancy includes, among others, the use of a building or structure, or any portion thereof, for the gathering together of persons for purposes such as civic, social or religious functions as for recreation, or for food or drink consumption or awaiting transportation.

b. Group E occupancy includes, among others, the use of a building or structure, or any portion thereof, by six or more persons at any one time for educational purposes through the 12th grade.

c. Group I occupancy includes, among others, the use of a building or structure, or a portion thereof, in which people having physical limitations because of health or age are harbored for medical treatment or other care or treatment, or in which people are detained for penal or correctional purposes or in which the liberty of the occupants is restricted.

2. Buildings and structures three stories or more high.

3. Buildings and structures 5,000 square feet or more in area.

Some plans or portions of plans require an Engineer 's seal.

Note: Plans for all buildings shall indicate how required structural and fire resistance integrity will be maintained where a penetration of a required fire resistant wall, floor or partition will be made for electrical, gas, mechanical, plumb mg and communication conduits, pipes and systems and also indicate in sufficient detail how the fire integrity will be maintained where required fire resistant floors intersect the exterior walls.

How Many Sets of Plans Are Required?

Two sets for residential, three sets for commercial. One set will be returned and is to be kept on the job site.

What Documents Must Be Submitted Prior To Plan Review?

Two sets of plans for residential, three sets for commercial.

Water/Sewer tap application. (septic tank application)

Approved site plan by Planning & Zoning - commercial sites only.

Permit application.

Plot plan for residential projects showing location of structure, positive drainage, and soil erosion measures. (Appendix )

RES check for residential sites

What Is the Turnover Time for Plan Review?

1.Single Family Plans - Single Family plans will be reviewed within 2 days of submittal. If a contractor or homeowner wishes to set up a time for review the turnover time will be same day.

2.Commercial Plans - Commercial plan review should be completed within 14 work-days, depending on the size and nature of the project. A contractor or designer may request a time to meet and discuss the submitted plans.

3.Room Additions - Plans will be reviewed within 2 days of submittal.

When Is A Permit Required?

A permit is required if the cost of the project materials is over $500.00; or if the type of work requires an inspection as provided for in the construction codes adopted by Augusta-Richmond County, or for the following situations:

1.A Building Permit is required for the following:

a. New construction: commercial and residential

b. Renovations

c. Additions

d. Re-roofing

e. Signs

f. Swimming Pools

g. Utility or storage buildings.

* Residential renovations: A permit shall be obtained before beginning construction, alteration or repairs, other than ordinary repairs in which the cost of the project materials is less than $500.00. Ordinary repairs are nonstructural repairs and do not include addition to, alteration of, or replacement or relocation of water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electrical wiring, or mechanical or other work for which a permit is required by the building official.

* Commercial renovations: For commercial renovation projects: any contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system must obtain a permit.

* An application for a permit for any proposed work shall be deemed to have been abandoned unless the work authorized by such permit is commenced with 6 months after the date of filing for the permit.

* Temporary Structures. A special building permit for a limited time shall be obtained before the erection of temporary structures such as construction sheds, seats, canopies, tents and fences used in construction work or for temporary purposes such as reviewing stands.

* Off-Premise Signs require approval of the Zoning Administrator (Planning Commission-525 Telfair Street) and Building Official. All signs must comply with the Zoning Ordinance, the Standard Building Code, and the National Electrical Code. Inspection of signs is required. If sign is illuminated an electrical permit is required.

2.Electrical. Plumbing, Gas and Mechanical Permits: A permit is required for all Electrical, Plumbing, Gas and Mechanical projects exceeding the cost of $500.00. All new installation and repair work requires a permit. Minor repairs can be made to these systems without a permit - as determined by the Building Official. All permits must be obtained prior to commencement of work to avoid penalties.

Who Can Obtain A Permit?

Building: Single-family permits will be issued to contractors. Single-family permits can be issued to the homeowner if he is going to own and occupy the house.

Commercial and other types of construction must be under a contractor’s license. (Appendix )

Electrical, plumbing. and mechanical trades require certificates of competency from the Georgia State Industry Licensing Board.

*** No permit, except for homeowners, shall be issued to anyone other than a properly licensed contractor under the laws of the State of Georgia and the ordinances of Augusta-Richmond County.

What Fees Must Be Paid Prior To the Issuance Of A Permit?

** Business license fee (occupational tax) if other than homeowner.

Building:

Building permit fee. (See schedule: Appendix)

Water and sewer tap fees. The fee is determined based on locations. Person issuing permit will notify you as to the charge.

Plumbing:

1. Plumbing permit fee. (See schedule; Appendix)

Mechanical:

1. Mechanical permit fee. (See schedule; Appendix)

Gas:

1. Gas permit fee. (See schedule; Appendix)

Electrical:

1. Electrical permit fee. (See schedule; Appendix)

Where Do I Go To Obtain a City Business License?

General contractors and the following trades - plumbing, mechanical, electrical, and low voltage - must obtain their business license from the License & Inspections Department.

When Should I Call For An Inspection?

Building:

Footing – To be made after excavation and reinforcing steel is in place, and prior to pouring of concrete. (Setbacks will be checked.)

Foundation - To be made after all walls and pier forms are in place but prior to any framing placed on foundation. (crawl space)

Building Slab – To be made after all compaction of any fill, pre-treatment, grade beams, wire mesh and installation of vapor barrier, and before placement of concrete.

Framing – To be made after the roof, all framing, Fire blocking and bracing is in place, all concealed wiring, all pipes, chimneys, ducts, and vents are complete

Final – To be made after the building is complete and ready for occupancy.

Electrical:

Underground Inspection - To be made after trenches or ditches are excavated, conduit or cable installed, and before any backfill is put in place.

Rough-In Inspection - to be made after the roof, framing, fire blocking, and bracing is in place and prior to the installation of insulation, wall or ceiling membranes

Final Inspection - to be made after the building is complete, all required electrical fixtures are in place and properly connected or protected, and the structure is ready for occupancy.

Plumbing:

*Effective October 1, 2002 All Sanitary Sewer lines shall be left uncovered for inspection. This applies to new construction from septic tank systems to the public sewer system.

When converting from septic tank to public sewer two inspections will be required, one initial inspection for the sewer line and the second to insure that the septic tank has been filled with sand or any other approved material. The septic tank shall be filled and inspected within five days of the sewer line inspection.

All requests for inspections shall be made the previous day by 4:00 p.m.
This policy shall be effective on permits purchased October 1, 2002 or later.

Underground Inspection - to be made after trenches or ditches are excavated, piping installed, and before any backfill is put in place. This inspection requires a pressure test.

Rough-In Inspection - to be made after the roof, framing, fire blocking and bracing is in place and all soil waste and vent piping is complete, and prior to installation of insulation, wall or ceiling membranes.

Final Inspection - to be made after the building is complete, all plumbing fixtures are in place and properly connected, and the structure is ready for occupancy.

Mechanical:

Underground Inspection - to be made after trenches or ditches are excavated, underground duct and fuel piping installed and before any backfill is put in place.

Rough-In Inspection - to be made after the roof, framing, fire blocking and bracing are in place and all ducting, and other concealed components are complete, and prior to the installation wall or ceiling membranes.

Mechanical final – To be made after the building is complete, the mechanical system is in place and properly connected and the structure is ready for occupancy.

Gas:

Rough-in Piping Inspection - to be made after all new piping authorized by the permit has been installed, and before any such piping has been covered or concealed or any fixtures or gas appliances have been connected.

Final Piping Inspection - To be made after all piping authorized by the permit has been installed and after all portions which are to be concealed by plastering and or other wise have been so concealed, and before any fixtures or gas appliances have been connected. This inspection requires a pressure test.

Final Inspection - To be made on all new gas work authorized by the permit and such portions of existing systems as may be affected by new work or any changes, to insure compliance with all the requirements of the Standard Gas Code and to assure that the installation and construction of the gas system is in accordance with reviewed plans.

Swimming Pool:

Private Pools - Barrier requirements per Section 315 of the Standard Swimming

Pool Code. Plumbing requirement per the Standard Swimming Pool Code.

Electrical requirements per the National Electrical Code.

Note: No water shall be introduced into the pool until Section 315 has been complied with and approved by License & Inspection department.

Public Swimming Pools – Plans shall be approved by Augusta Richmond County Environmental Health before a permit will be issued by License & Inspections Department.

Barrier - Must comply with Section 315.1 of the Standard Swimming Pool Code.

Electrical - Must comply with the National Electrical Code.

Existing Building:

Prior to an electric meter or gas meter being installed on an existing building, an inspection must be made to set a meter. Residential dwellings must comply with the Standard Housing Code and buildings other than residential must comply with all other applicable codes.

Signs:

If signs are free standing and footings are required, an inspection must be made prior to the placement of concrete. You must call for an electrical inspection along with a final inspection.

In order for required inspections to be conducted, the Permit Board" must be in place and the issued permit must be attached to the board. (Appendix )

FAX – IN INSPECTION REQUEST; ONE INSPECTION PER FORM. (Appendix )

Who Should Request Inspections?

The contractor or person responsible for the work. Before scheduling an inspection, make certain that you are ready. You must call the day before or before 9:30 a.m. the day of for an inspection. We encourage the contractor or representative to be present for an inspection. Questions can be answered at this time and could avoid re-inspections or time delays.

At What Point Can A Building Be Occupied?

The building can not be occupied until all inspections are made and a Certificate of Occupancy has been issued.

Do You Issue Partial Permits?

Foundation only – permits are issued with two sets of plans are submitted with an approved site plan, foundation only permits are issued at the direction of the building official.

What Codes Have Been Adopted that Govern Construction, Repairs, And Renovations?

The editions of the following, including Georgia amendments:

International Building Code, 2006 Edition, with Georgia Amendments (2007)

International Plumbing Code, 2006 Edition, with Georgia Amendments (2007)

International Mechanical Code, 2006 Edition, with Georgia Amendments (2007)

National Electrical Code, 2005 Edition with Georgia Amendments (2006)

International Fuel Gas Code, 2006 Edition, with Georgia Amendments (2007)

International Fire Code, 2006 Edition, with Georgia Amendments (2007)

International Residential Code, 2006 Edition, with Georgia Amendments (2007)

International Energy Conservation Code, 2000 Edition, with Georgia Supplements and Amendments (2003), Supplements and Amendments (2005), Supplements and Amendments (2006), and Supplements and Amendments (2007)

International Property Maintenance Code, 2003 Edition

Standard Swimming Pool Code 1994 Edition

Standard Unsafe Building Abatement Code 1985 Edition

Life safety code 2000 Edition

PENALTIES:

Where work for which a permit is required by this code is started or proceeded prior to obtaining said permit. A penalty of $500.00 shall be added to permit fee, but the payment of such fee shall not relieve any persons from fully complying with the requirements of this code in the execution of the work nor from any other penalties prescribed herein.

RESPONSIBILITIES OF PERMIT HOLDERS:

Please give 24 hours prior notification when requesting inspections. The telephone number for inspections is 312-5050.

Prior to commencing work: for residential construction - post the permit card on the required permit board; for commercial construction – post the permit card in a conspicuous place.

Comply with all applicable local, state and federal laws, codes, rules and regulations.

Request required inspections.

MINIMUM REQUIRED INSPECTIONS:

Building:

Footing / slab –before concrete is placed.

Framing – after all rough-in plumbing, electrical and mechanical is in place.

Final (SFD) – after all building, mechanical, plumbing, gas and electrical systems are installed, connected and tested. (Commercial) – after all building, handicapped, mechanical, gas, plumbing, signs and electrical fixtures (including signs) are installed, connected and tested. Street Address Numbers Must Be Posted On The Structure At This Time…

Plumbing:

Underground piping – after piping is installed and before backfill is placed. This inspection requires a pressure test.

Rough-in – after soil, waste and vent, water supply and fuel piping are in place and before piping is concealed.

Final – after all piping and fixtures are in place, connected and tested.

Mechanical:

Underground – after fuel and refrigerant piping is installed and before backfill is placed.

Rough-in – after all fuel and refrigerant piping is in place and before piping is concealed and before any fixtures or appliances are connected.

Final – after all piping, fixtures and appliances are installed, connected and tested.

Gas:

Underground – after piping is installed and before backfill is placed.

Rough-in – after piping is installed and before piping is concealed and before any fixtures or appliances are connected. This inspection shall include a pressure test.

Final – after all piping, fixtures and appliances are installed, connected and tested.

Electrical:

Underground – after wiring is installed and before backfill is placed.

Slab rough-in – after all electrical systems are installed prior to placement of concrete.

Rough-in – after all wiring, conduit and boxes are installed prior to concealment.

Final – after entire system is installed, connected and ready for testing.

Compliance With Tree Ordinance:

Contact Derek Vanover, Augusta Trees and Landscape Department – 821-1670.

Obtain Certificate of Occupancy or Letter of Completion prior to occupying building.

APPENDIX

plot plan

Beginning August 1, 1999, a plot plan will be required for all residential projects – new construction, additions, swimming pools, etc. The plot plan is required to be submitted, approved, and a construction permit issued prior to any land disturbing activities on individual residential lots for the purpose of construction projects. The contractor requesting the building permit is responsible for submitting the plot plan.

"Plan Requirements"

Plot plans shall illustrate the best management practices the contractor will implement during construction to prevent soil erosion and damage to adjoining properties as a result of erosion; the plot plan shall illustrate positive storm water drainage to an existing storm water structure; and the plot plan shall illustrate the method for permanently stabilizing the disturbed soil upon completion of construction.

Data for residential plot plans.

- Contractors name; Street name and property address; Lot dimensions drawn to scale.

Show all drainage and utility easements; Show existing drainage swales; - Show foot print of building; Show building setback dimensions; Show best management practices to be implemented - (a) Sediment barriers, (b) Proposed drainage swales,

(c) Construction exit; Show positive storm water drainage from the lot to an existing storm water structure - direction of flow to be indicated by arrows; (Existing storm water structure includes paved streets, drainage structure inlets, drainage ditches, and swales); Show how disturbed soils will be permanently stabilized.

The License and Inspection Department will inspect for compliance with this ordinance for residential construction on individual lots. If a project is deemed not to be in compliance with the approved plot plan, the contractor will be issued a written notice to comply with the approved plot plan.

Construction Trades Regulation

Payment of Occupation Tax, Bond and Liability Insurance Required.

It shall be the duty of every contractor or builder who shall make contracts for the erection or construction or repair of buildings for which a permit is required, and every contractor or builder making such contracts and subletting the same, or any part thereof, to do the following:

Obtain a business tax certificate in accordance with Title 2 of the Augusta-Richmond County Code; or, if a business tax certificate or business license has been obtained elsewhere in the State of Georgia and is current and valid, present a copy of said business tax certificate or license to the License and Inspection Department.

Execute and deposit in the License and Inspection Department a bond in the sum of one thousand dollars ($1,000.00), such bond to be conditioned that all work performed by the contractor or under his supervision shall be performed in accordance with the provisions of this building code and that he shall pay all fees and penalties properly imposed upon him for violations of the provisions of this building code…

Place on file in the License and Inspection Department office a certificate of insurance for public liability and property damage for an amount not less than fifty thousand dollars ($50,000.00) for each person and one hundred thousand dollars ($100,000.00) for each occurrence.

Pay the annual regulatory fee as provided in the Augusta-Richmond County Code.

Permit Board

All permits issued - pertaining to residential construction - will be required to be posted on a "permit board" as illustrated by the attached drawing. The dimensions shown are the minimum requirements. The permit board is to be placed in the front yard at the job site, no more than 20 feet from the back of the curb. The Contractor will be required to attach the permit card to the board. He will also be required to attach a plastic zip lock bag to the board which will be used for holding inspection sheets and other correspondence between the inspectors and the contractor / sub-contractors.

In order for required inspections to be conducted, the "permit board" must be in place and the issued permit must be attached to the board.

(The "permit board" policy applies only to residential projects when more than two inspections are required.)

PERMIT FEES.

A permit shall not be issued until the fees prescribed in this section shall have been paid. On all buildings, structures, electrical, plumbing, mechanical and gas systems or alterations requiring a permit, a fee for each permit shall be paid as required at the time of filing application, in accordance with the following schedule:

Permit valuations shall include total cost, such as plumbing, electrical, mechanical equipment and other systems, including materials and labor.

(1) Residential.

Building, per sq. Ft. under roof $ .048
Electrical, per house $ 21.60
Mechanical, per house $ 21.60
Plumbing, per house $ 21.60
Fireplace, each $ 6.00
Inspection fee, per house on crawl space $150.00
(10 inspections at $15.00 each)
Inspection fee, per house on slab $165.00
(11 inspections at $15.00 each)

Single-family attached (townhouses). Where lot is sold with house, fees shall be the same as for single-family.

Apartment and condominium dwelling units permit fees. The permit fee will be based on the construction cost using fee schedule.

Electrical, per dwelling unit $ 21.60
Mechanical, per dwelling unit $ 21.60
Plumbing, per dwelling unit $ 21.60
Fireplace, per unit $ 6.00

(e) Plan review fees. The fee for reviewing all plans shall be 60% of the permit amount. One and two-family dwellings are exempt from plan review fees.

COMMENCING WORK WITHOUT PERMIT PROHIBITED

A person firm or corporation who commences any work on a building, structure, electrical, gas, mechanical, or plumbing system, or who causes the same to be done, before obtaining the necessary permits, shall be subject to a three hundred sixty dollar ($360.00) penalty.

Fifteen dollars ($15.00) for each required inspection per dwelling unit.

All repairs, additions, alterations will be based on cost of labor and materials, using fee schedule, plus fifteen dollars ($15.00) for each required inspection.

(2) Commercial, industrial, multifamily and public buildings, having total valuation.

$100.00 and less - No fee unless inspection required, in which case a $15.00 fee for each inspection shall be charged.

$101.00 to $2,000.00- $6.00 per thousand or fraction thereof.

$2,001.00 to $15,000.00- $12.00 for the first $2,000.00 plus $3.60 for each additional thousand or fraction thereof, to and including $15,000.00.

$15,001.00 to $50,000.00- $58.80 for the first $15,000.00 plus $3.00 for each additional thousand or fraction thereof, to and including $50,000.00.

$50,001.00 to $100,000.00- $163.80 for the first $50,000.00 plus $2.40 for each additional thousand or fraction thereof, to and including $100,000.00.

$100,001.00 to $500,000.00- $283.80 for the first $100,000.00 plus $1.50 for each additional thousand or fraction thereof, to and including $500,000.00.

$500,000.00 and up- $883.80 for the first $500,000.00 plus $0.90 for each additional thousand or fraction thereof.

(3) Moving of buildings or structures. For the moving of any building or structure, the fee shall be sixty dollars ($60.00).

(4) Demolition of buildings or structures. For the demolition of any building or structure, the fee shall be thirty dollars ($30.00) per building, except that a complimentary permit shall be issued to the fire department for burning a building as part of a training exercise.

(5) All subcontractors and contractors for electrical, mechanical, plumbing, low voltage and sprinklers (buildings and grounds) will be required to purchase their own permits based on the fee schedule provided in paragraph (2) of this subsection.

(6) All commercial repairs will be based on the cost or contract using the fee schedule in paragraph (2) of this subsection for building, electrical, mechanical, plumbing, low-voltage and sprinkler system contractors.

(7) Electrical permits for mobile homes shall be twenty-four ($24.00) and permit for electrical repairs to mobile homes shall be twelve dollars ($12.00).

(8) Re-inspection. If it is necessary to make a re-inspection- for a required building, electrical, mechanical or plumbing inspection because of improper work, the contractor responsible shall pay a re-inspection fee of fifteen dollars ($15.00) for each re-inspection.

(9) The fee for a temporary sign permit shall be twenty-five dollars ($25.00). The fee for the inspection required by Augusta's ordinances regulating temporary signs shall be fifteen dollars ($15.00).