Does the code require building inspections ?
Departments of Building Safety enforce the building code in two ways. The first enforcement comes at the time of permit submittal. The department reviews the drawings to see if the code is reflected in the proposed work. The second time the code is enforced is at inspections. According to the code, the permit holder or their representative needs to notify the building official that work has been completed to a point that needs an inspection.
The code specifies that a foundation inspection is done once all forms and reinforcement is in place prior to any pouring of concrete. I have known several municipalities who either allow or request that this inspection be completed by the structural engineer of record. When that is done, the engineer then creates a letter they sign, seal and submit to the building official for recording. I have seen in these cases that the inspections by the structural engineer of a foundation can happen in two phases; one at the time of pier or footing creation, the other at the forming of foundation walls. Check with your building official as to what they would like to have. Concrete is very unforgiving if your inspection is done to late or by the wrong person.
A “rough in” inspection of each mechanical, plumbing, and electrical systems is to be done prior to a framing inspection according to the code. I have seen municipalities create two framing inspections. The first one prior to any of these systems being installed and the “final” framing inspection to be done at the same time the mechanical, plumbing and electrical inspections are done. The rough in inspection of these systems is basically all the pieces except for the finished items that are installed after drywall installation.
The code requires if your home is being built in a flood hazard area, that a registered design professional submit documents showing what the elevation is of the lowest floor, or basement floor.
The code requires frame and masonry inspections after all the mechanical, plumbing and electrical systems have passed their inspections. It is to be done after the roof, masonry, firestopping, draftstopping and bracing are in place. Again I have seen municipalities define this inspection differently with different items to be done or not done.
Because the inspections are the enforcement piece of the code, the code allows the building official to create a list of inspections as they feel is needed in order to see compliance.. The code does require a special inspection of any fire-resistance-rated construction such as a common wall between two units that are attached to each other.
Final inspection of the work is required just prior to occupancy once all the work is completed.
At each point of inspection, the work basically has to come to a halt until the inspection is done and the work done to that point is satisfactory to the building official. This is why it is important to make sure to have the work reviewed and corrections made before calling on a building official to make their inspection. If a building official notices things that are wrong, they will write it down. Then the contractor needs to correct the work and call for another inspection. Failing inspections can really disrupt a construction schedule. Especially those schedules that are tight to make certain deadlines happen. So, a word to the wise here. Do the work once, do it correct even if it takes time. You will appreciate not having to wait for return inspections just because something that takes a few minutes to correct stops the construction for a few days.
Therefore, understand that each Department of Building Safety may have a different list of inspections and what should be complete or not started at those times.
REF: 2012 IRC Section R109
Gary Miller
Principal and Designer,
Timbertree and Stonecastle Designs, LLC