Guidebook for General Requirements for Building in Gordon County

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1 Guidebook for General Requirements for Building in Gordon County Gordon County Building, Planning & Development P.O. Box 580 Calhoun, GA Telephone: (706) Fax: (706) This guide should answer frequently asked question for building requirements in Gordon County. Additional questions you may have which are not covered should be directed to the Building, Planning & Development Department (706) Revised

2 Land Requirements The Environmental Health Department may require additional land if the soil fails to meet State requirements for septic approval. If your property has been subdivided after 1992 it may require re-zoning prior to a building permit being issued. See page 8 for minimum lot size and set backs Sewage Systems Sewage system requirements are regulated by the Environmental Health Department. All inquiries regarding soil requirements, testing, permits, etc. should be directed to: Gordon County Environmental Health 318 North River Street, Calhoun, GA (706) A septic system permit must be obtained prior to applying for a building permit. Fire Permits All commercial/industrial and religious/institutional facilities require a fire permit from the Gordon County Fire Prevention Inspector prior to applying for a building permit. Contact (706) Permit Applications The following information must be provided at the time of application for a building permit: 1. Septic Permit (contact Environmental ) 2. Fire Permit (commercial, industrial & multifamily dwellings projects.) 3. Copy of recorded deed and plat of property. 4. One set of building plans (not required for Agricultural buildings & small storage buildings) 5. Street Address (obtained from Gordon County Emergency Management ( ) Please allow 48 hours to process applications Building Plans Building plans must be submitted for review at the time of permit application. Plans should consist of the minimum: 1. Must be a scaled drawing. (Typically ¼ =1 ft or 1/8 = 1 ft works best) 2. Must be fully dimensioned. 3. Must include an electrical plan. 4. Must include a foundation plan. Note: xerox copies from magazines and non-original copyrighted plans are not acceptable. Design professional seals are required on plans submitted for the following: 1. All Group A,E and I occupancies. 2. Buildings and structures three stories or more high. 3. Buildings and structures 5,000 sq ft or more in area. Soil Erosion and Sedimentation If you will be grading or disturbing more than 1.0 acres or within 200 ft. of state waters*, a Land Disturbance permit is required prior to beginning any work. A Land Disturbance permit requires a soil erosion drawing and a Notice of Intent (NOI) filled with Georgia EPD. A Land Disturbance Permit can be obtained from Building Planning & Development Dept. at (706) for additional information. * for determination of state water contact Gordon county Building Planning & Development Office Licenses State of Georgia requires a general contractor license for all construction with in the state of Georgia. However, Person wishing to be their own general contractor on their project should be aware that under Georgia law they are only able to permit one project within a 24 month period and are liable for all requirements set forth under the state workman s comp law whether they have workman s comp insurance or not. Electrical, Plumbing and Heat/Air contractor working in Gordon County must have a current Georgia State contractor s license and must register with the Building Inspection Department. There is no charge for this registration. Homeowner s are allowed under state law to do electrical, plumbing and heat/air work themselves on property they own. They may not however, permit the work themselves and then hire unlicensed workers to do the work. They may not permit or perform work on projects in which they intend to resale. Violators of this law may be prosecuted by both state and local authorities. OWNER/CONTRACTORS Under Georgia law, general contractors are responsible for workman s comp. whether they carry workman s comp. insurance or not. This law also applies to homeowners working as their own general contractors. If your name appears on the building permit as the general contractor you are regarded as the general contractor even if you hire someone to perform that task. As a general contractor you are responsible for workman s comp. for all subcontractors working under you should they be injured while working on your project. Be advised that this can be a serious liability. Please contact your attorney or insurance underwriter to determine how this may affect you. Placement of Homes Homes must be located on the property so that Gordon County set-back requirements are met. See page 8 or Gordon County ULDC for requirements. 2

3 Codes The following codes have been adopted by Gordon County and are on file with the Georgia Department of Community Affairs in Atlanta. The Gordon County Building Ordinance (including local amendments to the code) are available or contact this office. One and two family dwellings: International Residential Code (IRC), 2006 Edition 2008,2008 & 2009 Amendments International Plumbing Code (IPC), 2006 Edition 2007, 2008 & 2009Amendments National Electrical Code (NEC), 2008 Edition 2009 Amendments International Energy Conservation Code (IECC), 2006 Edition 2008 & 2009 Supplements and Amendments All other Structures: International Building Code (IBC), 2006 Edition 2007& 2009 Amendments International Mechanical Code (IMC), 2006 Edition 2007& 2008 Amendments Errata to 2007 Amendments International Fuel Gas Code (IFGC), 2006 Edition 2007, 2008 & 2009 Amendments International Plumbing Code (IPC), 2006 Edition 2007, 2008 & 2009 Amendments National Electrical Code (NEC), 2008 Edition 2009 Amendments International Fire Code (IFC), 2006 Edition 2007 Amendments International Energy Conservation Code (IECC), 2006 Edition 2008 & 2009 Supplements and Amendments Local Amendments to the Technical Codes A. Footing The following are additional requirements for footings: 1. Two runs of ½ -inch (#4) minimum, steel rebar. a. Rebar shall be evenly spaced horizontally and elevated off the floor of the footing a minimum of 2 ½-inches and shall meet American Concrete Institute (ACI) Standard 318. b. Rebar must run continuous through footing, Including any step-downs and corners. c. Where it is necessary to piece rebar, it shall overlap a minimum of 12 inches. d. All rebar shall be tied together using steel wire. e. Rebar shall be installed in a neat and workmanlike manner. 2. All grade stakes must be of metal material. 3. All trenches for footings must be cleared of all roots, stumps, loose dirt and other foreign matter. 4. Bottom of footings shall be a minimum of 12 inches below grade. C. Foundations The following are additional requirements for foundations: 1. Foundations with a crawl space shall be a minimum of 28 inches above grade measured from the interior of the crawl space. 3 D. Electrical The following are additional requirements for residential electrical work: 1. Smoke detectors In addition to that required in the IRC code, a smoke detector shall be installed in the same room as the electrical panelboard except where the panelboard is located in the garage. 2. Service Disconnect Switch A service disconnect switch shall be provided on the exterior of a dwelling adjacent to the utility company meter base, unless the meter base and panelboard are in a back-to- back position on the same wall and where the service conductors do not leave the confines of these two enclosures. 3. Wire Size Minimum wire size allowed for branch circuit work shall be #12 AWG. E. Plumbing The following are additional requirements for plumbing work: 1. Polybutylene piping shall not be used. F. Conventional housing moved on-site and modular houses shall be subject to meeting the technical codes and any other applicable local ordinances. Modular homes shall be defined as a structure in which the major components are manufactured in a factory, transported to the site on trucks, where final assembly takes place. Modular homes are constructed on permanent foundations as a stickbuilt home would be. G. Lumber - The minimum grade of lumber which shall be allowed is number 2 grade. H. An anti-siphon device (back-flow preventer) shall be installed on the water service pipe on the customer side of the water meter in a separate enclosure. The main service shutoff valve shall be located in this enclosure. I. All water heaters shall be provided with a thermal expansion valve or tank. This valve shall be in addition to the temperature and pressure relief valve. Permit Card State law requires that a permit card shall be visible on site at all times during construction. This means No Permit Card No Inspection. Permit shall be placed immediately adjacent to driveway in an easily accessible location at the building site and be clearly visible from the drive entrance. Building sites that are not visible from the road shall have their permit posted at the driveway. The permit shall be kept in good condition and protected from the weather. If the permit should become damaged or lost it is the contractor s responsibility to replace immediately. We suggest the following method to protect from weather (allow enough room so that the plastic envelope is accessible to leave inspection reports in).

4 Structure Numbering It will be necessary for permit applicants to obtain a structure address form Gordon County Emergency Management (706) prior to applying for a building Permit. Prior to calling the Emergency Management the applicant shall mark the centerline of their driveway near the roadway with a wooden stake as illustrated below. The stake shall contain the applicants name written with a permanent black marker pen and preferably topped with an orange flagging tape or ribbon such that it is easily distinguished at the site. Failure to properly mark your driveway may result in a delay in obtaining your address. Structures shall have its address posted in compliance with the following: before a certificate of occupancy will be issued. (1) If the mailbox is located on the same side of the street and adjacent to the driveway or curb cut, the number shall be affixed to the mailbox in letters two (2) inches in height or larger and of a color contrasting with the color of the mailbox. This section does not preclude an individual from also numbering the front entrance of the structure if so desired. (2) If the mailbox is not on the same side of the street and adjacent to the driveway or curb cut, the number shall be posted at two (2) locations: a. On the mailbox as prescribed by U.S. Postal Service regulations; and b. Either on the structure front if visible from the street or on an aboveground sign attached to a post or other object at the driveway or curb cut. The numbers shall be two (2) inches in height or larger and of a color contrasting with the color of the background. This section does not preclude an individual from also numbering the front entrance of his structure if so desired. (3) In the case that a building is served by two (2) or more driveways or curb cuts, the number shall be assigned and posted to the front entrance or driveway Driveways All new driveways and or modified driveways, must be inspected by the public works department. (706) Inspections Inspections will not be made unless necessary permits have been obtained and applicable licenses are currently active. You must call 24 hours in advance for inspections. Have your building permit number when you call. The Structure shall be accessible (Gates unlocked and entrances accessible i.e. do not pour concrete at driveways or entrances on the same day as you schedule inspection) and the structure shall be open. If the door and/or gate will be locked, provide scheduler with the location of the key (or combination) at the time of scheduling inspection. The following are required inspections: 1 st Footing (before pouring foundation) 2 nd Foundation (after blocks are laid or poured wall are in place and before beginning framing) Note: piers must be capped or top course filled with concrete grout. 3 rd Rough-in (after framing is complete & plumbing, electrical, heat/air and gas lines are roughed-in) Note: Do Not hang drywall or install exterior wall coverings prior to rough-in inspection. 4 th Final (when all work is complete and building is ready to be occupied) * Temporary power pole inspections should be combined with footing or foundation inspections. All work shall be ready for inspection by 8:00 a.m. on the morning that the inspection is scheduled. Requirement for Electrical Service Connection (Permanent Power) The following requirements shall be met when requesting electrical service to be connected to structures. 1. Interior wall coverings ( i.e. sheetrock, paneling, etc.) shall be in place. 2. The cover(s) shall be off of electrical devices (i.e. electrical panel(s) and service disconnect(s) switches). 3. The electrical panel shall be completely made up. All Main and branch circuit over-current devices (breakers) shall be installed. All feeder and branch circuit conductors shall be terminated on the proper over-current device and neutral and/or ground bar. 4. Electrical system shall be grounded and required bonding in place as required by code. 5. All branch circuit devices (i.e. switches, receptacles, light fixtures, etc.) shall be installed or conductors shall be terminated with wire nuts and stuffed back inside junction boxes in such a manner as to prevent injury to personal and damage to the conductors. 6. Structure must be secured (lockable), if breaker panel is in garage than garage door must be installed or door boarded-up. When inspection is preformed and the items listed above are not in compliance a re-inspection fee shall be accessed. 4

5 Connection of power does not authorize occupancy (occupancy consists of living, sleeping or moving of any personal property into the structure). Occupancy prior to passing a final inspection will result in immediate termination of power and the owner being issued a citation in the Magistrate Court of Gordon County. Re-Inspections Please be advised that the fee for re-inspections will be as follows: 1 st Re-inspection...$ nd Re-inspection...$50.00 Each additional re-inspection...$ Fees must be paid prior to re-inspection Scheduling for Inspection The following are procedures for scheduling your project for an inspection: 1. Inspections must be called into our office a minimum of one (1) day in advance. 2. You must have permit number and the name of the person or company to witch the permit was issued. Indicate the type of inspection you are requesting (example: footing, rough-in, etc.). Note anyone who answers your call in the building department can schedule your inspection. 3. Before beginning any work, permits must be purchased for the work involved. (Example: work for a concrete slab would typically require a building and plumbing permit before beginning work.) Requested inspections which do not have the proper permits will not be inspected until such time as proper permits have been obtained and a penalty will be assessed which will double the original permit fee. 4. Permit cards must be displayed at the front of the building site before an inspection will be preformed. Difficult to find sites such as those located well off the road should have permit cards displayed so that they are visible from the road. 5. It is necessary for us to emphasize quality over quantity of inspections which we perform. Therefore, we can not guarantee the time of day an inspection will be done nor can we guarantee that we can perform the inspection the day it is scheduled for. Please be patient. We will get to you as soon as we possibly can. It is important that your work be ready for inspection at any time on the day you have requested. Failure in this will result in the work being rejected. 6. When an inspection has been performed the pink copy of the inspection report will be left in the front of the permit card envelope at your site. The sheet will indicate the status of the inspection and any corrections to be made. You may call our office after 4:00 p.m. to determine the status of your inspection. Please do not call before this time because on one in the office will have that information. 7. It will be necessary for work which has been rejected to be rescheduled for re-inspection. Please make sure this work has been completed before calling for reinspection. Gas permit A separate gas permit is required if any appliances in the structure require gas (natural or LP) including Gas logs. Gas line have to be tested with pressurized air at the time of rough-in inspection. Footing Requirements for Gordon County This list is not exhaustive but contains general item that may cause a footing to be rejected. Refer to the International Building Code for all requirements. 1. Bottom of all footings must be 12 Minimum below grade level. 2. Two (2) runs of ½ (#4) rebar on metal chairs continuous at all bends, intersections and step downs are required. Joints in rebar shall be over-lapped a minimum of 12 and tied twice. A minimum of 3 of separation shall be provided between rebar & bottom of footing or bulkhead. 3. Concrete in footings shall be: Single-story dwelling: a min. of 6 deep and 16 wide Two-story dwelling: a min. of 8 deep and 18 wide Three-story dwelling a min. of 10 deep and 24 wide 4. All grade stakes shall be of metal material and in place. 5. All trenches for footings shall be clear of all roots, stumps, loose dirt and foreign debris. 6. All trenches for footings shall be clear of water and mud. When mud has been removed, bottom of footing shall be compacted. 7. All wood bulkheads, etc. shall be removed before foundation inspection. 8. If you anticipate rain, cover footings with plastic. This can greatly reduce damage caused by rain and may help eliminate a lot of reworking of footing. Concrete Slab Site Preparation 1. Remove all foreign Materials such as lumber form work, stakes. Tree stumps and other vegetation. This will limit the attraction of termites, insects and vermin. 2. Vegetation and top soil should be removed since such top soil is generally relatively loosely compacted or full of vegetation to such an extent as to allow soil settlement upon decay of the vegetation. 3. Concrete slabs placed on uncompacted fill or large quantities of foreign material can result in cracking of the floor slab. Fill 1. The fill beneath a concrete slab is required to be compacted. Fill depths shall not exceed 24 inches for clean sand or gravel and 8 inches for earth. 2. Clay and sand should be compacted to 95% of the maximum density. 3. All other fine grain, nonexpansive fills to 90% of the maximum density. 4. Compaction requirements for expanding soils must be determined from an engineering analysis. 5

6 5. Compaction may be performed using suitable hand or power equipment through the placement of fill material in 4 inch to 12 inch layers. In general, the compaction of fill is better regardless of the type of soil being compacted when the thickness of the layers in thinner. Base 1. Slabs need to be protected form the penetration of water and water vapor in order to prevent damage to interior finish materials and effectiveness of thermal insulation at the slab. 2. To provide a capillary stop for water rising through the soil and into the slab, a base course is placed over the fill for undisturbed soil. A base course is especially necessary when the site soil is other than gravel or clean sand. 3. A 4 inch base course shall be placed on the prepared sub grade when the slab is below grade. The base course shall consist of clean graded sand, gravel crushed stone or crushed blast-furnace slag passing a 3 inch sieve and retained on a ¼ inch sieve. 4. When required, vapor barriers of either singlemembranes or multi-layer membranes are acceptable, provided the vapor barrier is properly installed with 6 inch lapped joints and the barrier is not punctured during construction. Metal 1. When structural elements in floors are to be constructed of metal, details and specifications are considered to be beyond the scope of the code. The use of metal for structural elements in floors is permitted provided the adequacy of such materials is demonstrated by documentation by a professional engineer and presented to the building inspector. 6

7 IMPORTANT TELEPHONE NUMBERS WHILE BUILDING Building Department Building, Electrical, Plumbing, & Heating/Air permits Mobile home permits Soil & Erosion Land disturbing activities Planning & Development Zoning & Development City of Calhoun Utilities Water Meters Sewer Georgia Department of Transportation Driveways on a state route Electric Companies North Georgia Electric Membership Corp Georgia Power-Dalton Georgia Power-Cartersville Georgia Power-Rome Amicalola Emergency Management Agency Addresses Environmental Health Septic Systems Fire Prevention Fire Permits Public Works Driveway Inspections Driveway Tiles Utilities Protection Center 811 Under Ground Utilities Locations or

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