The city inspector shall function under the general supervision
of, and shall comply with all reasonable instructions consistent with
this chapter given by, the director or chief.
(Ordinance 1860 adopted 4/12/2010)
The city inspector is hereby authorized and empowered to require
tests as provided for in the adopted codes.
(Ordinance 1860 adopted 4/12/2010)
Where it is necessary to make an inspection to enforce the provisions
of this chapter or any other chapter of the City of Alamo Heights
Code of Ordinances, or where the building official has reasonable
cause to believe that there exists in a structure or upon a premises
a condition which is contrary to or in violation of this Code which
makes the structure or premises unsafe, dangerous or hazardous, the
building official or designee is authorized to enter the structure
or premises at reasonable times to inspect or to perform the duties
imposed by this Code, provided that if such structure or premises
be occupied that credentials be presented to the occupant and entry
requested. If such structure or premises be unoccupied, the building
official shall first make a reasonable effort to locate the owner
or other person having charge or control of the structure or premises
and request entry. If entry is refused, the building official shall
have recourse to the remedies provided by law to secure entry.
(Ordinance 1860 adopted 4/12/2010)
The applicant shall be required to notify the city inspector
that such work is ready for inspection. All inspection requests must
be received one (1) business day prior to the requested inspection
date. It shall be the duty of the applicant requesting any inspections
required by this Code to provide access to and means for inspection
of such work. It shall be the duty of the city inspector to inspect
during the progress of the inside, outside, overhead and underground
work, and to enforce the provisions of this chapter or any ordinance
now in force or which hereafter may be adopted, and to notify the
person interested or concerned, of any and all violations of this
chapter, and to examine and pass upon all applications for permits,
and to inspect all inside and outside installations included under
this chapter, and to issue certificates of inspection. Work shall
not be done beyond the point indicated in each successive inspection
without first obtaining the written approval of the city inspector.
The city inspector upon notification, shall make the requested inspections
and shall either indicate the portion of the construction that is
satisfactory as completed, or shall notify in writing the permit holder
or an agent of the permit holder wherein the same fails to comply
with this code. Any portions that do not comply shall be corrected
and such portion shall not be covered or concealed until authorized
by the city inspector.
(Ordinance 1860 adopted 4/12/2010)
Inspections required are to ensure that the actual construction
on-site reflects the proposed project as approved by permit. Required
inspections include, but are not limited to, the following, but the
absence of a particular inspection in no way relieves the contractor
from securing for or providing such inspections or appropriate supervision.
(a) Building
permit:
(1) Drive
approaches within city right-of-way;
(3) Concrete
slab or under-floor;
(8) Shell
completion certificate (if applicable);
(9) Final:
a. General
code violation repair or correction;
c. Provided
and approved plans were followed including landscaping;
d. Appliances
and fixtures correctly placed and connected;
e. Construction
complies with board of adjustment issued variances;
f. Verify
overall compliance with the appropriate codes as adopted by the city
and as in force at the time of the building permit;
g. For
one-and two-family structures only, the building final inspection
shall act as the certificate of occupancy for the structure;
(b) Demolition:
(2) Final
(prior to issuance of building permit for renovation, addition or
replacement structure).
(c) Electrical:
(1) TML
(temporary meter loop);
(5) T.O.P.S.—Temporary
to permanent service.
(d) Gas:
(3) T.O.P.
Out—Temporary to permanent service;
(5) Test:
b. Parts
of existing installation which have been altered, extended, renovated
or repaired shall be tested.
(f) Plumbing:
(3) T.O.P.
Out—Temporary to permanent service;
(5) Backflow
prevention assembly;
(6) Test:
b. Parts
of existing installation which have been altered, extended, renovated
or repaired shall be tested.
(g) Fire
sprinkler inspections:
(j) Energy
Conservation Code:
(1) Insulation
installation and correct R-values;
(2) Proper
SGHC and U-values for glazing;
(4) Compliance
with IECC and submitted DOE RES Check or COM Check report.
(k) Fire-walls.
(1) Fire-wall
inspections must be requested and approved prior to scheduling for
framing inspection.
(2) Wood
framed walls with fire-rated gypsum board application:
a. Upon
installation of the first side of the proposed fire-rated gypsum board
with the inside labels exposed,
b. Upon
installation of the second side of the proposed fire-rated gypsum
board with all joints/seams/penetrations sealed with fire caulking.
(m) Certificate
of occupancy.
(Ordinance 1860 adopted 4/12/2010; Ordinance 2181, sec. 2, adopted 11/8/2021)
Upon completion of a construction project, an inspection must
be requested and approved to verify full compliance with the permit
and all adopted codes and ordinances. Such review shall furthermore
require satisfaction of all landscape requirements of the zoning code.
Occupancy for structures shall not be permitted until the final inspection
is approved.
(Ordinance 1860 adopted 4/12/2010)
(a) In the
event a permit holder fails to obtain all necessary inspections, and
to pass all said inspections, they shall be in violation of this section.
Violation of this section may be addressed by any combination of the
following:
(1) Denial
of utilities and occupancy; and/or
(2) Refusal
of the director to issue future permits to the violator until the
inspections are successfully obtained; and/or
(3) Such actions as are permitted under the provisions of section
5-2, penalty, and section
5-3, injunctive relief, of this Code; and/or
(4) Other
such appropriate procedures and measures as might be in place in this
Code at the time of the violation(s).
(b) Failure
to request an inspection shall be considered a failed inspection and
shall incur a re-inspection fee.
(c) If work
was covered up, or is inaccessible and required inspections have not
been approved, the building official shall require the applicant of
the permit to expose all work not approved under inspections so that
an inspection may be completed to verify compliance with all adopted
codes. The building official may accept a letter from a licensed third-party
inspector, professional engineer, or licensed architect as appropriate;
who was present during construction, visually inspected all work prior
to cover up, and states that all covered work is in compliance with
the adopted codes at the time of permit approval. Inspection letters
provided in this fashion do not waive any failed inspection, administrative,
or penalty fees which may be due.
(1) The
letter shall bear the signature and the license of the third-party
inspector or the professional seal of the architect or engineer, and
shall state the basis of the inspection, date of inspection, and the
results of the inspection.
(2) The
director has the discretion to disallow such a letter inspection report
and may require an inspection be conducted by the city's inspector
or other qualified person(s).
(d) At any
point in the construction process when, in the opinion of the city
inspector, work is not being done in conformance with, or within the
scope of, the approved plans, the city inspector shall, with the consent
of the director, place a STOP WORK ORDER on the property if the issues
cannot be resolved on-site. The STOP WORK ORDER shall remain in place
until all issues have been corrected or resolved and may not be removed
except by the director.
(Ordinance 1860 adopted 4/12/2010)
Partial (phased) inspections may be granted for each type (i.e.,
framing, electrical rough-in, etc.) of required inspection. The fee
for the first inspection within each type of inspection as required
herein is covered within the original permit fee. Phasing of inspection
types for any reason will require partial inspection fees be paid
before the second phase (partial) is requested.
(Ordinance 1860 adopted 4/12/2010)
(a) Foundation
repairs where a professional engineer's design was required per this
chapter shall be inspected by the design engineer. Engineer inspection
reports shall be required to be submitted to the director's office
to be filed with the approved permit for repairs.
(b) For new
commercial and residential foundations, after the foundation forms
or perimeter piers are set for any new structures, including forms
for any accessory buildings six hundred (600) square feet or greater,
or for the expansion of existing foundations, and prior to or at the
plumbing rough-in inspection (where required) and pouring of any concrete
or setting of any beams, a certified foundation survey shall be required
to be submitted to the director's office, and a copy of the approved
survey left at the job site for pre-pour inspection. The purpose of
the survey is to ensure that the placement of any structures shown
on the approved plans is in keeping with the approved plans and that
all setbacks and lot coverage percentages are correct, and that the
form dimensions or pier layouts are consistent with the dimensions
shown on the approved plans. Incidental uses such as driveways, swimming
pools, gazebos, etc., that can readily be determined to be in conformance
with the approved plans, by referencing them to the main and accessory
buildings, will not require a certified foundation survey.
(c) A pool
located less than ten (10) feet from the main residence or any extension
to the foundation will require a feasibility study by the registered
professional engineer of record, certifying the design. Items to be
investigated are stable soil condition, possibility of seepage and
damage to the structure.
(Ordinance 1860 adopted 4/12/2010; Ordinance 2181, sec. 2, adopted 11/8/2021)
The framing inspection shall include a check of the plate height
upon completion of all framing. The city's inspector shall inspect
the framing for the roof to see that it is in general conformance
with the approved plans to ensure that the maximum building height
is not exceeded. If there is any question as to the finished maximum
height of the structure exceeding the maximum height allowed on the
approved plans, the city may require the contractor to provide a certified
height survey to ensure conformance with the approved plans.
(Ordinance 1860 adopted 4/12/2010)
A fence inspection by the city inspector shall consist of a
cursory check of location, configuration and height, and shall ensure
that no materials disallowed by city codes are being used in the construction
of the fence.
(Ordinance 1860 adopted 4/12/2010)
(a) A Texas
licensed professional engineer with an appropriate specialty shall
inspect foundation and, at the discretion of the director, other structural-related
construction. In addition, foundation and framing components must
be requested of and approved through inspection by the city inspector
prior to placing of concrete or proceeding with construction.
(b) The inspection
shall be reported to the director in the form of a letter bearing
the signature and professional seal of the engineer, stating the basis
of the inspection and the results of the inspection, prior to the
required framing inspection, and made part of the building records
file.
(c) The director
has the discretion to disallow such a letter inspection report and
may require an inspection be conducted by the city inspector or other
qualified person(s).
(Ordinance 1860 adopted 4/12/2010; Ordinance 2181, sec. 2, adopted 11/8/2021)
Where any structure or property which has failed an inspection
or been condemned by the city inspector, shall fail to have the same
put in such condition as to comply with all the requirements hereof
within a reasonable time after receiving notice from the city inspector
that the same has failed or been condemned, the city inspector may
cause utilities to be disconnected or terminated.
(Ordinance 1860 adopted 4/12/2010)
Where any structure or property which has failed an inspection
or been condemned by the city inspector and any utility service has
been removed, it shall be unlawful for any person in any manner to
reconnect the same or cause the same to be reconnected until they
have been put into such a condition as will comply with the requirements
of this chapter, and a certificate of inspection has been issued by
the city inspector. The city inspector shall cause or request utility
service to be reconnected within seventy-two (72) hours of approval.
(Ordinance 1860 adopted 4/12/2010)
(a) Fees
for inspections shall be listed in the adopted schedule of development
fees as maintained in the director's office. All inspection fees are
non-refundable and due upon request for inspection.
(b) Permit
fees include the cost for the initial inspection of completed work
within each type of inspection required herein.
(c) When
the work has been reported to the director's office as completed and
requested for inspection, and when upon such inspection the work is
found to be incomplete or defective, the inspection shall be noted
as failed or disapproved and a non-refundable fee shall be paid prior
to scheduling for re-inspection.
(d) Unless
waived by the director, inspections shall not be conducted until any
and all outstanding fees owed to the city are paid in full.
(Ordinance 1860 adopted 4/12/2010)