HOW TO OBTAIN A BUILDING PERMIT
BY: James Buckner, P.E., SECB
CBUCK Engineering
The Florida Building Code (FBC) and the International Building Code (IBC) both require (in chapter one) the permit applicant to demonstrate that the construction complies with the code for that specific project. The Building Official or “Authority Having Jurisdiction” (AHJ) is authorized by statute to interpret and enforce the provisions of the code.
The code allows several methods to demonstrate compliance, although a few are usually the most efficient. Think of obtaining a permit as traveling from Jacksonville to Orlando (Permit Land), There are different means of travel (car, truck, plane, boat, bike, etc) and different routes. You choose the one that fits your needs for that specific trip (ie. the project).
The Permit Formula |
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Product(s) |
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Project |
= |
Permit Project Permit Building Official (AHJ) |
The KEY to permitting is:
Demonstrating code compliance for that specific project.
Product Data:
The Building Code has over a thousand reference standards pertaining to product specifications and performance in Chapter 35. (Most referenced standards also have referenced standards) All of these codes and standards are revised on various one to seven year plus cycles.
FBC 2007; The IBC 2006 is the Florida base code plus numerous Florida specific additions (and deletions). Dade and Broward Counties are a separate code section, defined as the High Velocity Hurricane Zone (HVHZ)
IBC 2006; All USA States have adopted some or all of the IBC Volumes/Editions. Most states and many local jurisdictions add or modify portions of the IBC model code for their jurisdiction.
| Usually product manufacturers have their products tested and/or evaluated (usually by an independent third party) to several of these standards. The standards generally are selected for the intended use(s) of the product, component or system and marketing goals with regard to code compliance issues, which include, but may not be limited to: | |
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| The format of this product data can take many forms, such as: | |
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This type of data is done initially and then periodically updated and revised to keep up with code changes.
Design and Demonstration:
The design and demonstration of code compliance for construction to a specific project and verification that a product component or system for its intended use meets the provisions of the code is usually the responsibility of the project owner and permit applicant. This demonstration of compliance is repeated for each project. The AHJ is the judge of what is adequate demonstration for that project. (Note: All States have numerous AHJ. Florida has approximately 470. Hint: They may not all interpret the various provisions of the code the same way.) Building Officials Do Not design projects. Building Officials Do review (think grade submittal) documents for evidence of code compliance. This is where most of the confusion, delays and frustration occur. To obtain a “Passing Grade”, the submittal of the proposed construction work (ie documents and/or drawings) should be presented “of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this code and relevant laws, ordinances, rules and regulations as determined by the Building Official”. (FBC, 2007 Section 106.1.1) and (IBC is very similar). The standards and evaluation data is your transportation vehicle and the demonstration submittal is your planned route to Permit Land.
Project Permit:
So there you have it in a general nutshell. Start with recognized product standards and evaluation data; submit concise project design documents for specific code compliance and the AHJ can effectively do their job.
Editorial Notes:
Generally the more data options a manufacturer does “one time” on product standards and evaluations, the less time and money it will take to demonstrate compliance. In most cases that will translate into lower “in-place” cost, which will make the product or system more competitive in the marketplace.
References:
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WHAT ARE THE BASIC PERMIT REQUIREMENTS FOR A PRODUCT WITH A FLORIDA ENVELOPE PRODUCT APPROVAL?
In step one the product manufacturer obtains a product approval based on technical test criteria with limits of use, and produce a product under an audited ISO quality assurance program. The manufacturer may offer engineering design data for estimating and preliminary site specific design. Florida Engineering law (and many other states) prohibit non-engineer certified companies from submitting sealed engineering design for permitting.
In step two the permit applicant (contractor, design professional, building owner) is responsible for the verification by demonstrating that the proposed use of the product is within the approved limits of use for the specific project and complies with the code structural design loads. If the design loads exceed the limits of use, design professionals can often develop site specific engineering to meet the required design loads. This site-specific design is then subject to the approval of the local building official.
For more on the Two step process see Memorandum from Chairman of the Florida Building Commision
GENERAL WIND REQUIREMENTS FOR PERMITTING
SITE SPECIFIC DESIGN FOR PERMITTING:
The party that is applying for a permit is responsible to demonstrate to the building officials that the proposed construction complies with the building code.
Permits are usually applied for by a licensed contractor on behalf of the owner. In limited circumstances permits can be obtained by home owners, but they are then responsible for supervision and code compliance.
A number of contractors and individual building-owners may not be aware that in the absence of a design professional taking responsibility on a project, the contractor/owner is in effect performing the duties for a design and build project. In many cases they will need to engage professional services to design for code compliance for the specific project.
A product approval by itself is only one of the documents needed to meet the building code requirement for demonstrating code compliance on any specified permit application. The manufacturer is required to have a product approval stating a resistance to wind pressure for a specified attachment method. Section 1603.1.4 of the Florida Building Code 2007 and Section 1603.1.4 of the International Building Code (USA) 2006 & 2009 require cladding design pressures for each building and different wind zones for that building. The design wind pressures are based on Standard ASCE 7 (Minimum design loads for buildings). This is a brief outline of the procedure.
(A) Determine velocity Pressure in(PSF).
Variables
- Design Wind Velocity at the Specified location on a wind contour map in MPH
- Wind Region Based on Hurricane Risk.
- Building Classification Based on Building Use
- Importance Factor Based on Use Category
- Exposure Category based on surrounding terrain roughness, both natural and man made
- Directional Factor based on load combinations used in the design
- Topographic Factor determined by formulas based on topographic elevation differences
(B) Determine Design Pressure, location, and size for different zones on the structure (PSF)
Variables
- The wind velocity pressure from step "A" (PSF)
- Design Height
- Design Width
- Slope or Vertical
- Roof Overhang
- Design Internal Pressure based on the enclosure classification which is based on the rated resistance, size, and location of personal doors, windows, louvers, Garage doors, etc. in the envelope
- Determine zones and zone size(ie. Field, Edge, Corner)
Wind Design Pressures (for each specific project), Product Approval engineering data or product evaluation reports and often enhanced attachment for edge zones are typically required for permiting to show that the proposed construction will meet or exceed the design pressures. This is the responsibility of the permit applicant and/or project designer.
If a manufacturer (that is not a State Certified Engineering Firm) submits engineering data for permitting on its letterhead, that would be considered “practicing engineering” without a license in many states. If a manufacturer desires to participate in site specific design, the best method is to work with a state design professional.
CBUCK has been providing solid site specific design that is easy to review by clients and most importantly, building officials for faster permitting and more profitable projects for 10 years on a statewide basis,
Due to heavy workload with existing clients, new clients are accepted based on current workload status.We naturally give priority to our existing repeat clients but we are expanding our capacity to add new repeat firms.
Click on the information form that best describes your product and application and let us help you get your permits so that you can go to work:
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