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DEVELOPMENT SERVICES DEPARTMENT
Building Permit - Frequently Asked Questions
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What are the
benefits of obtaining a Building Permit?
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You can protect the investment value and result of your construction project
and guard against a lawsuit or injury by obtaining a Building Permit. The
following information describes the simple steps to take to obtain a Building
Permit and how permits are beneficial. You will be surprised how easy the
entire process is.
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Building Permits are very beneficial to you and your community. By working
with the City's Building Inspector, you will benefit from his knowledge of
building codes to ensure your construction project is built right, will be
safe and will last.
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Your home or business is an investment. If your construction project does not
comply with the codes adopted by our community, the value of your investment
could be reduced. Property insurers may not cover work done without permits
and inspections.
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A property owner who can show that code requirements were strictly and
consistently met, as demonstrated by a Building Inspector's carefully
maintained records, has a strong ally if something happens to trigger a
potentially harmful lawsuit.
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Your permit also allows the Building Inspector to protect the public by
reducing the potential hazards of unsafe construction and ensuring public
health, safety and welfare. By following Building Code guidelines, the
completed project will meet minimum standards of safety and will be less
likely to cause injury to you, your family, your friends or future owners.
(Top)
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What is a Building
Permit?
A Building Permit gives you legal permission to start construction of a building
project in accordance with approved drawings and specifications.
(Top)
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When do you need a
permit?
The best way to find out if you need a Permit is to call the Building Inspector
at 830-598-8741, ext. 273. Discuss your plans with the staff before beginning
construction to determine whether you need a Permit. Even if a permit is not
needed, the Building Inspector will answer construction and other Code questions
and may provide valuable advice. (Top)
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What
are the basic items required prior to applying for a permit?
Based on the project you are proposing, you will need, at a minimum:
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Proper Zoning Classification. Most people know they can’t
build a commercial building in a residential area. But, did you know, you
can’t build a residential building in a commercial area? The Building
Inspector can answer most of the basic zoning questions, but for specific
details about zoning requirements, you may need to talk to the Development
Services Manager.
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A platted lot. Zoning regulations, such as building setbacks, are tied
to a legally platted lot’s dimensions. If you purchased property with only a
metes and bounds description, it is probably not in one of the City’s 12
Subdivisions, or Zoning Districts. You will need to discuss your project with
the Development Services Manager for requirements that apply to your property.
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A plan for a new or existing building that meets current Zoning
regulations. The plan that you prepare for the Building Permit should
show that your new or existing building will meet all of the front, side and
rear yard setbacks for the Zoning District your property is located in. While
Variances may be granted by the City Council, approval after submittal of a
variance application is not guaranteed.
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Approval of the plan by the appropriate subdivision’s Architectural Control
Committee (ACC), prior to applying for the Building Permit. A list of
contacts can be found at
Architectural Control Committee (ACC). (Top)
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What is the
legal basis for requiring a Building Permit?
It is unlawful for any person, firm or corporation to erect, construct, enlarge,
alter, repair, move, improve, or convert any building or structure; or install a
manufactured home; or to install or alter any plumbing or electrical wiring or
fixtures therein in the City Limits and Extra Territorial Jurisdiction
(ETJ) of Horseshoe Bay that are subject to the City’s Building Code and Building
Permit regulations without having first obtained a building permit therefore
from the Horseshoe Bay Building Inspector. (Chapter 3 Building Regulations
of the City Code Sec. 3.02.006, Sec. 3.02.007, Sec. 3.02.008, Sec 3.02.009, Sec.
3.02.010, and Sec. 3.02.011) (Top)
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When are permits usually
required?
Building Permits are usually
required for the following:
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New buildings, including the placement of manufactured homes
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Additions (bedrooms, bathrooms, family rooms, etc.)
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Residential work (decks, garages, fences, fireplaces, pools, retaining walls,
boat docks, etc.)
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Renovations (garage conversions, kitchen expansions, reroofing, etc.)
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Electrical systems
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Plumbing systems
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HVAC (heating, ventilating and air-conditioning) systems
(Top)
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When are permits not required?
Permits are not required for the following.
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Painting, papering, tiling, carpeting, cabinets, countertops and similar
finish work for an existing structure.
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Window awnings supported by an exterior
wall which do not project more than fifty four inches (54") from the exterior
wall and do not require additional support.
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Minor electrical repairs and
maintenance, including the replacement of lamps.
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Use of portable heating, cooling or drying appliances and the replacement of
any minor part that does not alter
approved equipment or make such equipment unsafe.
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The stopping of leaks in drains, water, waste or vent pipes; provided however,
that if any concealed trap, drain pipe, water, soil, waste or vent pipe
becomes defective and it becomes necessary to remove and replace same with new
material, such work shall be considered construction and a permit shall be
obtained and inspection made as provided in this ordinance.
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The clearing of stoppages or the repairing of leaks in pipes, valves or
fixtures, and the removal and
re-installation of water closets, provided such repairs do
not involve or require the replacement or
re-arrangement of valves, pipes or fixtures.
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Where equipment replacement and repairs must be performed in an emergency
situation, an Application shall be submitted to the City within three (3)
business days after such replacement or repair.
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Ordinary repairs to structures that do not include the cutting away of any
wall, partition, or portion thereof, where such wall or partition supports any
load in addition to its own weight and serves a purpose other than being
purely decorative or creating space in a structure, the removal or cutting of
any structural beam or load-bearing support, or the removal or change of any
required means of egress. Ordinary repairs shall not include addition to,
alteration of, replacement or relocation of any water supply, sewer, drainage
line, gas, oil, waste vent, or similar piping, electric wiring or mechanical
or other work affecting public health or general safety.
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Replacement of compressors, air handlers or other mechanical devices a part of
normal household heating and air conditioning systems.
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Installation of antennas for satellite television or those related to internet
connections.
Unless otherwise exempted, separate plumbing, electrical and mechanical permits
will be required for the above-exempted items. Exemption from the permit
requirements of this code shall not be deemed to grant authorization for any
work to be done in any matter in violation of the provisions of this code or any
other laws or ordinances of this jurisdiction. (Top)
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What is the
Building Permit Process?
Talk to the City Building Inspector (830-598-8741 x 273) because he is here to
help ensure that your project will be a success and will help you avoid
potential problems that could cost you time and money. You will be asked some
basic questions (What are you planning to do? Where?), advised of any
requirements, and, if necessary, referred to other departments for their
approval. The Building Inspector will provide you with the resources and
information needed for compliance with the applicable Building Codes.
You can then obtain all of the required applications and
attachments from the web site at Development Services
Forms
You may also obtain the above forms from the Development Services Department at
City Hall, 1 Community Drive, during normal business hours (Monday through
Friday 8:00 a.m. to 5:00 p.m.)
What are the Steps in the Building Permit Process?
After you have completed your plans and the required applications, you need to
follow these steps:
1. Obtain Subdivision Architectural Control Committee (ACC) Approval. Prior to
submitting any applications to the City, you must submit your plans and other
Subdivision requirements to the appropriate Subdivision ACC for the Subdivision
your property is located in. You cannot apply to the City for a Building Permit
until you have obtained ACC approval. A list of ACC contacts is available
here, or from Development Services.
2. Submit the Application, Plans and Checklist to the City. At this stage you will
document the "Who, What, When, Where and How" of the job according to the
Building Permit
Application and
Checklist requirements, along with three
copies of the plans of the proposed work.
3. Your
Application then undergoes the review process. In a three days or
less, the Development Services Technician, Building Inspector and Development
Inspector will review your plans and determine if your project is in compliance
with local requirements. If your plans meet these requirements, a permit
is issued. If not, the staff will suggest solutions to help resolve the
problem.
4.
Development Services Staff issues Building Permit. Now that you have been
approved for a permit and paid all of the required fees and deposit, you have
legal permission to start construction. A Permit Fee, based on the type of job,
is collected to cover the cost of the application, the review and the inspection
process. The Building Inspector is available to assist you should you have any
questions concerning your project. You should consider your Building Inspector
as an ally who will help you make your project a success.
5. Call
for job-site inspections. You or your contractor must call the Development
Services Department at 830-598-8741, ext. 272 to schedule on-site inspections at
various stages as required for your project to make certain the work conforms to
the permit, local codes and the submitted plans. The Building Permit explains
when the inspections are required. Again, you will have access to the expertise
of the Building Inspector to help you with questions or concerns regarding the
project and to minimize potentially costly mistakes. The Building Inspector
will let you know how many inspections will be needed for your project.
Usually, a one day notice is needed when requesting an inspection.
6. Call
for Final Inspection and Approval of the Certificate of Occupancy. The Building
Inspector will provide a Certificate of Occupancy when construction is complete
and code compliance is determined so that you can have all utilities turned on.
You will then have the satisfaction of enjoying your new surroundings with the
peace of mind and the knowledge that they meet the safety standards in your
community and a job done right. (Top)
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Does this apply to manufactured
homes?
Yes. The regulations apply on any Manufactured Home. All manufactured housing
units are required to meet the U.S. Department of Housing & Urban Development’s
Manufactured Home Construction and Safety Standards, 24 CFR 3280.
(Top)
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What are the
permit requirements for grade and fill work?
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If you are planning any grade & fill work,
you must apply
for and receive a Grade & Fill Permit
prior to doing any such work on the property.
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You must submit information describing
the intended use of property and the necessity for the grade and/or fill
improvements.
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You must submit a drainage study on the impact of the proposed drainage
patterns on neighboring properties and waterways. (Top)
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What Building Codes has the City adopted, which need to be followed?
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2006 International Building Code
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2006 International Residential Code
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2005 National Electrical Code
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2006 International Plumbing Code
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2006 International Mechanical Code
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2006 International Energy
Conservation Code
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2006 International Fire Code (Top)
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For
what types of work are contractors required to be licensed?
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For any new residential construction a General Contractor must be registered
with the City of Horseshoe Bay. The application form is available
here.
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For any remodel, addition or renovation to an existing structure where the
work performed is valued at more than $10,000, a contractor must be registered
with the City of Horseshoe Bay. The application form is available
here.
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For any plumbing work performed on new construction, remodel, addition or
renovation projects, the Plumbing Contractor must be licensed by the
Texas State
Board of Plumbing Examiners.
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For any electrical work performed on new construction, remodel, addition or
renovation projects, the Electrical Contractor must be licensed by the
Texas
Department of Licensing and Regulation.
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For any air conditioning work performed on new construction, remodel, addition
or renovation projects, the Air Conditioning Contractor must be licensed by
the Texas Department of Licensing and Regulation. (Top)
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