Residential Plan Review Filled Out by Code Official

April 17, 2022 Post a Comment

The Residential Plan Review Division reviews new structure, additions, interior remodeling and demolition of single-family, duplex or two-family houses and/or accessory buildings on one lot. Residential construction projects are reviewed for compliance withChapter 25-2 of the Country Evolution Lawmaking, the 2021International Residential Code, andAffiliate 25-12, Technical Codes (local amendments).

Intake Processing Fourth dimension

Due to unusually high volume, responses and application processing are currently taking an estimated ten business organisation days longer than our target customer service timelines.

NEW Residential Application Submission Process

Residential permit applications, revisions and updates can at present exist submitted with the online form:

Residential Intake Asking Form

Residential Intake Request Form

Feedback for this new submission process can exist submitted with this survey.

If you have a quick question or demand more than guidance, try the Chat characteristic on the bottom right corner of this page. Using Conversation, Residential Plan Intake staff tin can help y'all:

Determine if a plan review is required for your project
Learn what to expect during the plan review process
Know what is needed for your awarding submission
Link your project to your Austin Build + Connect (AB+C) account

Chat is bachelor seven:45 a.m. – 4:45 p.m., Monday, Tuesday, Th, and Fri. Starting in March 2022, the Residential Intake Team will be unavailable on Wednesdays for conversation in an effort to focus on catching upwardly on previous requests to reduce overall await times.

Services provided by Residential Program Review

Preliminary Programme Review

A Preliminary Program Review allows the owner or possessor'due south agent(s) to meet with plan reviewers to discuss preliminary design or code issues.

These meetings are designed to identify items that need to be addressed or modified before construction plans are submitted to the Metropolis for permit review.

All PPRs are coordinated by the Expedited Building Plan Review Program. Prices for a PPR vary depending on the disciplines involved and the number of disciplines requested. The fees are charged past each discipline's hourly rate. Refer to the Expedited Review Website for a complete list of fees by review subject field.

Preliminary Plan Review Request Form(PDF)

Express Permits

Express permits are offered for minor scopes of piece of work for residential properties.

Replacing windows (size for size)
Replacing exterior doors (size for size)
Calculation/removing siding
Adding/removing brick
Adding/removing insulation
Repairing a roof to the extent of replacing decking boards
Repairing foundation without increasing impervious cover
Bathroom remodel (tub/shower conversions) & kitchen remodel
- Only tub/shower/sink surround drywall can exist removed
- Walls cannot be relocated or removed
- Plumbing fixtures cannot be relocated or added
Interior non-structural exploratory
- Remove drywall/insulation only for purposes of structural observation or evaluation
- Smoke detectors and co alarms must exist to code
Drywall repair only
- Repair in excess of 128 sq.ft.
- Smoke detectors and Carbon Monoxide alarms must meet code requirements

Residential Express Permit Application(PDF)

Small Projects

The post-obit application types authorize as a Pocket-sized Projection:

Interior Remodel(PDF)
Debate(PDF)
Amnesty Certificate of Occupancy(PDF)
Garage Conversion and Carport/Porch Enclosure(PDF)
Residential Pool and/or Uncovered Deck Allow Application(PDF)
An uncovered wood deck does not qualify equally a small project due to the extensive technical review that is required

Pocket-size Projects will be billed at the Small Projects Plan Review rate as per the adopted fee schedule:
Residential Edifice Plan Review & Allow Fees (PDF)

If the telescopic of the project exceeds that of a small projection(s), the programme review (PR) will need to be withdrawn and the project resubmitted using the New Construction and Addition permit application:

Residential New Construction and Addition (PDF)
Interactive Guide to the Residential New Construction and Addition Application

The review fees for the small projection will not be refunded per the fee schedule or applied to the new allow application.

New Construction / Add-on / Remodel

New Construction and Addition (PDF)(Updated)
- Interactive Guide to the Residential New Construction and Add-on Application
- Intake Checklist For Residential Building Permit (PDF)(Updated)
- Building and Impervious Embrace Adding Aid (XLS)
New Condominium (PDF)
New Townhouse (PDF)

Projects that exceed the limitations of an express let or small project will be reviewed per the Residential Review Times. The chart below reflects new review times which became effective on May 16, 2017. These review times will be reviewed on an almanac basis first in Financial Twelvemonth 2018 and may be adapted based on the availability of additional resources, the mandate of additional lawmaking requirements without additional resources, or a reduction of development within the City of Austin.

The review times are published in Section 15.7 of the Building Criteria Manual, and include the review times reflected beneath:

RESIDENTIAL Programme REVIEW TYPE	REVIEW TIMES (Business Days)
New Construction & Additions	xv
Interior Remodels	v
Update Submittals and Revisions	Matches Original Awarding Review Fourth dimension
Express	Typically Same Day
Demolition	5
Relocation	5
S.G.A.R.T. Housing	v
New Construction, Book Architect Master Set* Effective Oct i, 2017	ten
New Structure, Book Builder Participant with canonical Master Set*	five

* Book Architect application review times revert to New Construction review times when an additional review group, such as Tree or Burn review is required. Main Sets are for Zoning and Technical review only equally other reviews are performed during Subdivision, Site Plan, or formal review.

Homeowner's Allow

A person can obtain a Homeowner's (homestead) let in person at the DSD Service Heart (formerly known as the Permit Center), if they see the Eligibility Requirements:

Homeowner'south Let (PDF)

A Homestead Affidavit is required:

Homestead Affidavit (PDF)

Submit online with the Service Center Request Form.

Volume Builder Program

A book builder is a architect constructing at least five single or two-family dwelling units on lots inside the aforementioned subdivision, within the same townhouse circuitous, or on a multi-family unit zoned lot with single or two-family dwellings.

The subdivision must have a minimum of 10 lots with the exception of amended plats already in the plan. Administrative waivers will exist considered on a example past example basis if a builder does not meet the requirements. Learn more virtually the Book Builder Programme.

Sabotage / Relocation Requirements

Sabotage / Relocation Requirements
Sabotage Permit Awarding (PDF) (Updated)
- Affidavit of Compliance (PDF) (New)
- Refrigerant Disposal Acknowledgment (PDF) (New)
Relocation Permit Application (PDF)

Relocation and sabotage applications are forwarded to the Historic Preservation Role for review of historic applicability if the structure is 45 years old or older

Processes and Requirements

Work Exempt from Allow

A permit is not required for certain types of work. Please reference the Work Exempt section for each adopted code listed. Work exempt from allow must nonetheless comply with applicable Edifice Codes, City Codes and all other applicable ordinances.

Certificate of Compliance Plan

Self-Certification for Certified Building Designers and Texas-licensed Architects is offered for certain qualifying projects.
Acquire more than about the Certificate of Compliance Program

The Permitting Process

Preliminary Meeting. If an owner and/or the possessor'south agents wish to encounter with staff to discuss preliminary design and/or construction problems, request a Preliminary Plan Review Meeting (PPR) at whatever time prior to submitting a permit application to Residential Programme Review. These meetings, conducted by the Expedited Building Plan Review squad, are designated to assist the owner and/or pattern team identify items that demand to exist addressed or modified before construction plans are submitted to the City for allow review. The PPR does non guarantee approval of plans. The Preliminary Program Review coming together is required for any general pre-awarding consultation that needs more than xx minutes.
Preliminary Programme Review Request Course (PDF)
Prepare. Download the advisable awarding and review checklists to determine what documentation you volition need to gather for your allow application. View Residential Edifice Review applications and checklists.
Expired Permits. All expired permits (building permits and trade permits (BP, MP, EP, PP) must be resolved. Click here to view permit history (complete "Search by Property" fields and date range.)
Use with the Residential Intake Asking Form - Once your project is accustomed for review, you will receive an invoice and link to upload all the required documents and drawings outlined within the application. The invoice can be paid on the AB+C portal. Once the invoice is paid, your project will be distributed for review and your review fourth dimension will start.
Plan Review. Review staff reviews plans in the order they are received and based on the mandated review times. Once a review is complete, yous will receive approval notification or a Primary Comment Report via email which must be addressed past the owner or owner's amanuensis prior to permit application approving.
Submit whatever corrections (Update) with the Residential Intake Request Form. Brand corrections to the required documentation every bit outlined in the Primary Annotate Report. If yous take questions about comments, reach out to the assigned review for clarification and they will answer to your e-mail or telephone call within 24 hours. If you need more than 20 minutes or need to meet with more than one review field of study, delight schedule a Plan Review Consultation by contacting your reviewer directly. The analogous reviewer will review your request and create an invoice. One time your update is accepted for review, you will receive an invoice (if applicable) and link to upload the updated documents and drawings. Delight note that when submitting an update, the full plan set up must be submitted, not simply the updated sheets. The invoice can exist paid on the AB+C Portal. You may take to echo this stride if deficiencies remain.
Permit Issuance. One time the final reviewer approves your application, the plans become dorsum to our coordinating reviewer who finalize the process. This footstep can accept a one to two days. Once the required permits have been created you lot volition receive an e-mail indicating that the permit(southward) are pending activation. To activate permits, please use the Service Center Request Class.
Inspections. Once your permits have been activated, you may schedule a pre-construction coming together then start construction and the inspection procedure.
Building Inspections
Submit whatever Revision with the Residential Intake Request Form. We understand changes can arise in the field for diverse reasons. Or you may accept deferred submittals for certain items as immune by code.

Drawing Requirements

Drawing requirements are dependent on the work and telescopic of your project and can be found under the section below titled Forms and Applications.

Review Times

The chart below reflects new review times which became constructive on May xvi, 2017.

These review times will be reviewed on an almanac basis beginning in Fiscal Twelvemonth 2018 and may be adapted based on the availability of boosted resource, the mandate of additional code requirements without additional resource, or a reduction of evolution inside the Metropolis of Austin.

The review times are published in Section 15.7 of the Building Criteria Manual, and include the review times reflected below:

RESIDENTIAL PLAN REVIEW TYPE	REVIEW TIMES (Business organisation Days)
New Construction & Additions	xv
Interior Remodels	five
Update Submittals and Revisions	Matches Original Application Review Time
Express	Typically Same Day
Demolition	5
Relocation	five
S.M.A.R.T. Housing	5
New Construction, Book Builder Master Prepare* Constructive October 1, 2017	10
New Construction, Volume Architect Participant with canonical Master Set*	5

* Book Architect application review times revert to New Construction review times when an additional review group, such equally Tree or Burn review is required. Master Sets are for Zoning and Technical review only every bit other reviews are performed during Subdivision, Site Plan, or formal review.

Project Status

The status of your application tin can exist checked online through the Austin Build +Connect (AB+C) Portal.

Fees

The cost of a projection depends on the telescopic of work. Please note that the permits fees are separate from the let application fees.

Residential Building Plan Review & Permit Fees (PDF)

Revisions

Revisions are required for changes to structure permits; for adding or removing a trade permit; and for changes to the approved pattern, later on the awarding for let has been canonical and permits have been created and before the structure has passed final inspection. Submit whatever Revision with the Residential Intake Request Grade.

Standalone Trade Permits

Most Standalone Trade Permits tin be requested straight through the AB+C portal. If you accept any questions or issues, please visit the Service Eye page.

Additional Reviews that may be required

Visitability

Construction of a new dwelling unit with habitable space on the first flooring must comply with the Visitability Ordinance

Visitability Plan Sample(PDF)

Zoning and Overlays

Check the zoning to decide if the holding is within a zoning district that allows for that utilize.

Zoning and Overlays

Tree Ordinance compliance

View submittal requirements and awarding instructions

Tree Ordinance compliance

Subdivision Plat / Legal Lot Status

If the project is on a tract of land that is non platted in a subdivision filed on record with the City of Austin, the bidder will be directed to theEvolution Aid Eye to determine if the projection qualifies for a platting exception.

Floodplain proximity

Projects within 100' of the 100-year floodplain will require additional floodplain review.

Floodplain proximity

Erosion Risk Zone

An Erosion Hazard Zone review is required whenever the belongings is within 100' from the centerline of a creek/stream bed.

Erosion Chance Zone

Grading and Drainage

A Grading and Drainage review is needed when a storm inlet is within 10' of a driveway adjourn cut.

Grading and Drainage

Austin Water Utility Taps

An Austin Water Utility Tap is needed whenever a new tap is being added to the belongings.

Austin Water Utility Taps

On-site Sewage Facility (OSSF)

An OSSF review is needed whenever a belongings has a septic system and conditioned space is being added to the property, calculation bedrooms, increasing the footprint of evolution of the property (calculation a puddle, patio, garage, etc).

On-site Sewage Facility (OSSF)

Fire Prevention

A Fire review is needed whenever the expanse of a construction exceeds three,600 SF total under roof, the property is located within 200' of a hazardous pipeline or when a holding owner wants to added a sprinkler system regardless of code requirements.

Fire Prevention

Historic Applicability

Any structures 45 years sometime or older will be forwarded for review past the Historic Preservation Office. Properties that are zoned celebrated or are in a historic district will too exist forwarded for review by the Historic Preservation Office.

Historic Applicability

New Procedures or Requirements

Private Restrictive Covenants, City Zoning Laws, and City Permit Applications
Consultation Fee
Though this is non a new fee, clarity on its assistants is needed. The consultation fee will be used when staff spends extra time with an applicant to help them in getting their permit awarding approved. The improver of this fee will be communicated to the applicant prior to it beingness added to the project and is simply applicative to projects that are in the review process.

Forms and Applications

Guide to Residential Plan Review Applications

Residential Zoning Application Guidelines(PDF)

This guide gives step by step instructions on how to fill out the New Construction & Addition Permit Awarding. The information can also be used to fill out all other Residential Allow Applications. Please review this certificate when filling out the permit awarding.

Applications for Residential Plan Review

Utilise with the Residential Intake Asking Form

Amnesty Certificate of Occupancy (PDF)
Demolition Allow Application (PDF) (Updated)
- Affirmation of Compliance (PDF) (New)
- Refrigerant Disposal Acknowledgment (PDF) (New)
Garage Conversion and Carport/Porch Enclosure (PDF) (Updated)
Relocation Permit Application (PDF)
Limited (PDF)
Fence (PDF)
Interior Remodel (PDF) (Updated)
Manufactured Habitation Located in Mobile Abode Park (PDF)
New Condominium (PDF)
New Construction and Add-on (PDF) (Updated)
- Intake Checklist for Residential Building Permit (PDF) (Updated)
- Interactive Guide to the Residential New Construction and Improver Application
- Edifice Checklist (PDF)
- Building and Impervious Comprehend Adding Aid (XLS)
New Townhouse (PDF)
Residential Pool and/or Uncovered Deck Permit Application(PDF)
An uncovered wood deck does not qualify as a minor project due to the extensive technical review that is required

Supplementary Forms for Residential Plan Review

Austin Energy - Building Service Planning Awarding (BSPA) (PDF)
Austin Water - Water & Wastewater Service Plan Verification (PDF)
Acknowledgment of Expired Permits (PDF)
Billing Information Grade (PDF)
Document of Compliance - Interior Remodel (PDF)
Certificate of Compliance - New Construction or Addition (PDF)
Owner's Authorization Letter (PDF)
Preliminary Plan Review Request Form (PDF)
Plan Review Revision Form (PDF)
Asking for Extension, Withdrawal, or Reactivation (PDF)
Request for Modification or Alternate Method of Compliance Form (PDF)
Structural Verification Report (PDF)

Aids for Residential Plan Review

Braced Wall Plan Calculation Template (PDF)
Lake Austin Zoning and Overlay Impervious Comprehend Chart (PDF)
Solar Gear up Guidelines (PDF)
Tree Review (PDF)

Residential Programme Review Checklists (For Reference Purposes)

Residential Zoning (PDF) (Updated)
Technical Review (PDF) (Updated)
- Technical Review Handout (PDF)

Residential Inspection Checklists (For Reference Purposes)

Edifice Final (PDF)
Edifice Foundation (PDF)
Edifice Framing (PDF)
Building Insulation (PDF)
Edifice Layout (PDF
Building TCO (PDF)
Building Wallboard (PDF)
Electric Last (PDF)
Electrical Ground (PDF)
Electric Rough (PDF)
Electrical Slab (PDF)
Electric Temporary (PDF)
Fire-Resistance-Rated Construction (PDF)
Mechanical Final (PDF)
Mechanical Rough (PDF)
Plumbing Terminal (PDF)
Plumbing Crude (PDF)
Plumbing Sewer Chiliad Line (PDF)
Plumbing Top-Out (PDF)
Swimming Pool and Spa (PDF)

FAQs

What are setbacks?

Setbacks are the area of a property that are to remain costless and open to the sky in a higher place. Limited items can be built in the setback and are outlined in the LDC section 25-2-513.[BS1]

However, other residential zoning classifications have unlike setbacks. Please refer to LDC section 25-ii-492 for setbacks per zoning nomenclature.

What can encroach into a setback?

Express items tin project or be built in a setback. The City of Austin's Land Development Lawmaking section 25-2-513 outlines these allowances. Delight annotation that mechanical units and pool equipment are allowed in a required chiliad setback.

What is Floor Surface area Ratio (FAR)?

FAR is the ratio of floor area to lot size. Information technology determines how much building surface area can be built on certain backdrop.

Can I exercise an interior remodel with a garage conversion?

The reply is yep. However, yous volition be required to fill up out a Residential Interior Remodel Application and a Garage Conversion and Carport/Porch Enclosure application. The aforementioned fix of drawings volition be used for both applications; no demand to duplicate the required submittal copies. We will create one folder for the review of both applications. They volition both be considered small projects and each will incur in a small project reduced plan review fee. Simply one Plan Review (PR) folder will exist created in our database and only one set of permits will be created for both applications. The review time will match the review time of the application type with the longest review time. Current information for review fees and review times can be found on our website.

How many sides of a carport can I shut with walls?

Carports shall be open on not less than ii sides. Carports not open up on ii or more sides shall be considered to be a garage and shall comply with code requirements for garages. Reference code section: 2015 IRC R309.2 Carports.

Is raising the roof of my house nonetheless considered an interior remodel?

Raising the roof of a house is considered an add-on. When raising the roof of a firm, a Residential New Construction and Addition application shall be submitted. If the business firm is located in a condominium regime site program, a Residential New Condominium Let Application shall be submitted and a Site Plan exemption may be required. Check with the Development Assistance Center (DAC) if your home is located in a condominium government site programme to detect out if your work volition require a site plan exemption.

Do I need a permit to build a deck less than 200 Sq. Ft in an area not attached to the dwelling and less than thirty" in height above ground?

A deck with this description is not required to file an application for a building permit, as long equally it is not located in a flood hazard area. Reference lawmaking department: R105.two Work exempt from allow, Local Amendments to the 2015 International Residential Lawmaking. Exist aware that work exempt from permit must still comply with the Residential Code and all other applicable laws and City Code requirements.

When do I need a Structural Verification Report?

We crave foundation plans, wind bracing plans and framing plans for new construction. Still, we allow a Structural Verification Report in lieu of structural drawings for the following projection types:

Conversion of a carport with existing foundation open up on no more than 2 sides to a single story habitable space Interior remodels where no additions to the building are proposed

Reference lawmaking department: Building Criteria Manual (BCM) 4.4.4.6.

Changes of use with remodel only where no additions to the building are proposed
Verification of existing foundations less than ten years of age
Verification of existing framing and wall bracing for structures between v-ten years of age
At the discretion of the reviewer or the edifice inspector as necessary to decide compliance with technical code requirements.

Do I need a permit to build walkways (Flat work) on my property?

Sidewalks and driveways non located in the Public Right of Way do not require a edifice permit. Still, be enlightened that work exempt from permit must however comply with the Residential Code and all other applicable laws and City Code requirements. Reference code department: R105.2 Piece of work exempt from allow, Local Amendments to the 2015 International Residential Code.

Exercise I need a Demolition permit to remove a fireplace/chimney?

Yeah, removal of all or part of a construction requires a Demolition Permit Application per LDC 25-11-37.

What items demand to be shown on a floor plan? Tin can I draw the drawings myself?

Floor plans are to include (only are not limited to) the following items: drawing calibration, room labels, wall measurements, ceiling heights, doors and windows including sizes or schedule, fume detector and carbon monoxide locations, dimensioned locations of new plumbing fixtures, handrail/guardrail locations and room square footages. Drawings can be washed past hand as long as they are legible, drawn to scale, and they provide the required data to perform a responsible review. A complete list of submittal requirements can be institute in the Building Criteria Transmission (BCM) four.4.0: Residential Submittal Requirements.

What are the requirements for Accessory Dwelling house Units in Austin?

Visit Accessory Habitation Units to learn more.

Questions?

Call iii-1-i (inside the city limits), or 512-974-2000 (exterior the city limits).

Schedule an appointment for general questions.

Starting in January 2021, the Residential Programme Review Team will be unavailable on Fridays for telephone and electronic mail inquiries. In an effort to reduce overall project review times, team members will be focused exclusively on reviewing project updates.

If an appointment is needed to address review comments, please schedule with your assigned Reviewer.

We answer to calls and emails in the order received. Under normal weather, nosotros typically respond within 24 hours. As of Feb i, 2021, unusually high book is resulting in longer response times for initial awarding processing. Delight refer to the update at the top of this page for expected response times in the electric current calendar week. We appreciate your patience.

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Source: https://www.austintexas.gov/page/residential-plan-review