HOME IMPROVEMENT : Permit Process Stands Between You and Your Repairs

You can’t simply jump in and make any repairs or improvements you want on your home, says Reader’s Digest Books.

In the interest of community safety--and the protection of neighbors’ rights--cities, towns and counties have laws that place restrictions on both new construction and home improvements.

Never assume you won’t need a permit. Often, a job you’d never expect to require one does. And if you fail to get one or fail to follow the local code, you may have to tear out the offending work. You will also be guilty of a misdemeanor and subject to a fine for each day you’re in violation of the code.

When following a code, bear in mind that it gives the minimum, but not necessarily the most efficient or most durable specifications for safe construction. You may want to use better materials than those specified in the code.

In general, each community has three sets of codes: one for general construction work, one for plumbing and another for electrical work. These codes cover every aspect of the job, down to the type of nails and the size of electrical wires.

Most communities adopt one of four comprehensive model codes. But because communities can and do make changes in these model codes, specifications differ from place to place, sometimes within the same county.

Even in a given locality, the codes may change every few years to keep up with new materials and standards.

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What should you do when you’re ready to build or remodel?

Early in the planning stage, visit the building inspector in your community. He will be able to advise you on the requirements and standards of the building code.

Because procedures vary widely from one municipality to another, you should phone first to find out what to bring. You may need a survey of your lot and copies of your plans, especially if it is a large project.

The building inspector will tell you if your plan varies from zoning regulations--for example, bringing the building too close to the lot line. Or your plan may create a nonconforming use--for instance, a professional office in a residential neighborhood. In that case, you will need a variance approved by a board of adjustment or appeals.

When your plans are more complete, the building inspector will examine them. You may be asked to make changes to comply with the local building code--such as in the materials or methods you are using. When you are issued a permit, construction can begin. You will have to pay a fee, typically 2% to 8% of the project’s estimated cost.

Your permit fee pays for routine inspections to ensure a safe and reliable home. At certain stages of construction, the building inspector or a deputy will visit the site and make inspections.

The foundation is inspected when all forms and reinforcing steel is in place, but before concrete is poured. Sewage connections are seen before their trenches are filled.

Framing is inspected when the shell, siding and roofing are in place. Electric and plumbing lines must be seen and sometimes tested before plasterboard or wall surfaces cover them.

A final inspection is usually required when all is complete. The building inspector then issues a certificate of occupancy, allowing you to move in. Repairs, renovations or partial changes may all need a permit.

Generally, you need a permit to:

* Build a house.

* Turn a garage into a guest room.

* Add, wall in or roof over a patio.

* Run a new electrical circuit.

* Install a new heating system.

* Build a retaining wall more than four feet high.

* Put in a barbecue with a chimney that is more than six feet high.

* Break through the curb to install a driveway.

* Dig a pool deeper than two feet.

* Erect an antenna, tower or flagpole more than 45 feet high.