Building Permits and California Codes

The lot you own isn't just a piece of dirt on the outskirts of your hometown. It will be identified in a number of different ways depending on who wants to know. But, before you can apply for a building permit you must know how your local government identifies it. If it is a bare piece of land, (outside of a developed subdivision) it most likely will not have a situs address yet.

The identity used most by government agencies is an identifying number referred to as the Tax ID Number or the Assessor's Parcel Number (APN). You will find the APN on your deed or on your tax bill from the local Tax Collector. It is a fairly long number and my look something like this: 123-456-789. The first set of numbers is the "book" number. The second set of numbers is the "page" number, and the last set is the "parcel" number. (There may be some additional number tagged onto the end and these are used by the tax collector).
FYI: These numbers correspond to the exact location in the local Recorder's office where the original map is on file showing your property when the parcel was created.

It's not just because the government says you have to or you'll get fined....it's really all about safety.
Building codes are written in an effort to regulate construction in a way to assure quality and provide fire and life safety for the building and the occupants. Fires and natural disaster such as earthquakes, tornado, hurricanes and floods are the tragedies that spurs the development of more codes.
The duty of the building inspector is to oversee all phases of the construction so that the owner can feel confident that their building is safe to occupy.

All building departments are slightly different when it comes to what does and what does not require a building permit. Not knowing what is required when contemplating a building project can be intimidating. Asking questions and getting the correct information before you begin can help ensure that your project goes smoothly.

A building permit is required for new construction, additions, alterations, renovations, relocations, and repairs or rehabilitation of a building or structure. Electrical, mechanical, and plumbing permits may also be required.

The California Code does provide a list of what projects are EXEMPT from a permit and this is recognized in most jurisdictions. This does not mean that the construction is exempt from the requirements of the codes, only that a permit is not required. Some of the items that do not require a building permit are:

One-story detached accessory buildings used as tool and storage sheds, playhouses, and similar uses, provided the floor area does not exceed 120 square feet.

Painting, papering, carpeting/flooring and similar finish work.

Installing cabinets and shelves.

Fences not over 6 feet high. Be sure to check with your local Zoning Department on this one! There are strict zoning requirements for location and height of fences.

As the homeowner, you are responsible for obtaining the necessary permit(s). If you choose to have your contractor take out a permit on your behalf, make sure that it's done before the project gets started.

Always keep in mind that every jurisdiction in every state is different. This is only offered as general information based on my experiences as a building official in California. When in doubt, it is best to call or visit your local building department and ask questions before you start your project. Most building departments have informative handouts explaining the requirements in detail.

This is a banner year for the building codes industry in the State of California. Effective January 1, 2008 the State joined the majority of the nation in enforcing the International Building Code. Prior to this year the state was enforcing building codes referencing the 1997 Uniform Building Code, which was the last "Uniform Code" edition published by the now defunct International Conference of Building Officials (ICBO).

Most people think that the California codes are the building, plumbing, mechanical and electrical codes. However, the California "building codes" actually consists of 12 separate "parts" that make up the California Code of Regulations (CCR), Title 24, also known as the California Building Standards Code.

The codes are a compilation of three types of building standards from three different origins:

• Building standards that have been adopted by state agencies without change from building standards contained in national model codes.


• Building standards that have been adopted and adapted, from the national model code standards to meet California conditions.


• Building standards, authorized by the California legislature, that constitute extensive additions not covered by the model codes that have been adopted to address particular California concerns.

If there is one thing that is certain, it is the codes will continue to evolve. If you work in the construction and/or inspection industry it is important that you stay knowledgeable with the current codes in your area.

Many people prefer to buy their code books directly from the publishers, such as the International Code Council (ICC). However another excellent source for code books and other construction resources is the following website:

The California codes are not just the model codes such as the International Building Code (IBC), The Uniform Plumbing Code (UPC), the Uniform Mechanical Code (UMC) and the National Electrical Code (NEC). These are the model codes that the California Code of Regulation adopts by reference, and then adds to, deletes, and/or changes to meet the needs of California.

All of the building codes adopted by the State of California are copyrighted and must be purchased either through bookstores or online. None of the text from the model codes are available for viewing online. I will create a module at a later date to provide information on where to order code books.

So, if you are not too confused yet, I will tell you all of the 12 parts of the California Building Standards Code (BSC).

Part 1 - 2007 California Building Standards Administrative Code. This contains the administrative regulations for the California Building Standards Commission, and regulations of all state agencies that implement or enforce building standards. This is NOT the administrative provisions enforced at the local level. Each local jurisdiction (city and/or county)are allowed to adopt their own administrative provisions based on their own needs and concerns. Or they can adopt the administrative chapters located in the model codes.

These are the core codes at the local level:

Part 2 - 2007 California Building Code. This is based on Volume 1 and 2 of the 2006 edition of the International Building Code of the International Code Council (ICC)

Part 3 - 2007 California Electrical Code. This is based on the 2005 edition of the National Electrical Code of the National Fire Protection Agency (NFPA).

Part 4 - 2007 California Mechanical Code. This is based on the 2006 Uniform Mechanical Code of the International Association of Plumbing and Mechanical Officials (IAPMO).

Part 5 - 2007 California Plumbing Code. This is based on the 2006 Uniform Plumbing Code of the IAPMO.

Part 6 - 2007 California Energy Code. This contains the energy standards provisions only and not the enforcement regulations.

Part 6 - 2007 California Energy Code. This contains the energy standards provisions only and not the enforcement regulations.

Part 7 - 2007 California Elevator Safety Construction Code (See Title 8, California Code of Regulations.)

Part 8 - 2007 California Historical Building Code. This contains alternative building standards for the renovation of qualified historical buildings or structures.

Part 9 - 2007 California Fire Code. This contains fire-safety-related building standards referenced in other parts of Title 24 and is based on the 2006 International Fire Code by the International Code Council.

Part 10 - 2007 California Existing Building Code. This contains amendments to the International Existing Building Code, Appendix Chapter 1, Seismic Strengthening Provisions for Unreinforced Masonry Bearing Wall Buildings, and references the 2006 International Existing Building Code by ICC.

Part 11 - This is reserved for California Green Building Standards Code.

Part 12 - 2007 California Reference Standards Code. Contains minimum test standards required by the California Building Standards Code.

online house plan search

The plans and specs are all the drawings, pictures, calculations and details for your project. This is where you must have a code knowledgeable individual involved, especially if you are proposing a complex project. If you are only planning to build a deck onto the back of your house, or similar simple project, you may be able to draw the plans yourself. There are many how-to books that can help you.

Check this one out How to Design and Build Your Own House

It is not necessary to hire an architect or engineer to draw your plans. There are many qualified and competent drafts-persons out there. Check your yellow pages or ask at the building department (they usually won't recommend anyone, but they can give you a list for you to choose from).

If your design does require engineering, your drafts-person can usually recommend a qualified individual that will complete the necessary calculations. Whatever you do, do not purchase a set of plans from a design magazine unless you are guaranteed that they meet all California Code requirements.

Another component that is required for your plans is the "energy calcs," often referred to as the "Title 24 documents." Hire an energy consultant to do these. The CA Energy Commission has made this so complicated, a layman cannot do them.
The minimum drawings required for a building permit are:

Plot Plan
Foundation Plan
Floor Plan
Floor and Roof Framing Plans or
Truss Drawings/Calculations and Layouts.
Electrical Plan
Plumbing and Mechanical Layouts
Elevation Drawings
Energy Calculations

All drawings must be on substantial paper and drawn to scale, meaning for example, 1/4" = 1'.

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