Note: Prior ordinance history: Ords. 2120, 2083, and 2015.
Title. These regulations shall be known as the Pleasanton Building Administrative Code, hereinafter referred to as "this code."
Purpose. The purpose of this code is to provide for the administration and enforcement of the Building, Residential, Electrical, Mechanical, Plumbing, Energy, Historical, Fire, Existing Building, Green Building, Swimming Pool, Housing and Property Maintenance Codes which may also be referred to as the "technical codes" as adopted by the City of Pleasanton.
Scope. The provisions of this code shall serve as the administrative, organizational and enforcement rules and regulations for the technical codes which regulate site preparation and construction, alteration, movement, enlargement, replacement, demolition, repair, use and occupancy of buildings, structures and equipment of every building or structure or any appurtenances connected or attached to such buildings or structures within this jurisdiction. Provisions in the appendices shall not apply unless specifically adopted. Wherein any provisions in this code conflict with Section 108 of the California Building Code for all occupancies regulated by Housing and Community Development (HCD) that section shall govern.
(Ord. 2153 § 2, 2016)
General. Buildings, structures and their building and/or property service equipment to which additions, alterations or repairs are made shall comply with all the requirements of the technical codes for new facilities, except as specifically provided in this section.
Additions, alterations or repairs. Additions, alterations or repairs may be made to a building or its building and/or property service equipment without requiring the existing building or its building and/or property service equipment to comply with all the requirements of the technical codes, provided the addition, alteration or repair conforms to that required for a new building or building service equipment.
Additions, alterations or repairs made to existing structures or existing equipment that are or hereafter become unsafe, insanitary or deficient because of inadequate means of egress facilities, inadequate light and ventilation dangerous to human life or the public welfare, or that involve illegal or improper occupancy or inadequate maintenance, shall be deemed an unsafe condition. Unsafe structures shall be taken down and removed or made safe, as the Building and Safety Official deems necessary and as provided for in this section. A vacant structure that is not secured against entry shall be deemed unsafe.
An unsafe condition shall be deemed to have been created if an addition or alteration will cause the existing building or building service equipment to become structurally unsafe or overloaded; will not provide adequate egress in compliance with the provisions of the Building Code or will obstruct existing exits; will create a fire hazard: will reduce required fire resistance; will cause building service equipment to become overloaded or exceed their rated capacities: will create a health hazard or will otherwise create conditions dangerous to human life. A building so altered, which involves a change in use or occupancy, shall not exceed the height, number of stories and area permitted by the Building Code for new buildings. A building plus new additions shall not exceed the height, number of stories and area specified by the Building Code for new buildings.
Additions or alterations shall not be made to an existing building or structure when the existing building or structure is not in full compliance with the provisions of the Building Code except when the addition or alteration will result in the existing building or structure being no more hazardous based on life safety, fire safety and sanitation, than before such additions or alterations are undertaken.
EXCEPTION: Alterations of existing structural elements, or additions of new structural elements which are initiated for the purpose of increasing the lateral-force resisting strength or stiffness of an existing structure need not be designed for forces conforming to these regulations provided that an engineering analysis is submitted to show that:
1.
The capacity of existing structural elements required to resist forces is not reduced, and
2.
The lateral loading to required existing structural elements is not increased beyond their capacity, and
3.
New structural elements are detailed and connected to the existing structural elements as required by these regulations, and
4.
New or relocated nonstructural elements are detailed and connected to existing or new structural elements as required by these regulations, and
5.
An unsafe condition as defined above is not created.
Alterations or repairs to an existing building or structure which are nonstructural and do not adversely affect a structural member or a part of the building or structure having required fire resistance may be made with the same materials of which the building or structure is constructed, subject to approval by the Building and Safety Official. Installation or replacement of glass shall be as required for new installations.
Minor additions, alterations and repairs to existing building service equipment installations may be made in accordance with the technical code in effect at the time the original installation was made, subject to approval of the Building and Safety Official, and provided such additions, alterations and repairs will not cause the existing building service equipment to become unsafe, insanitary or overloaded.
Existing installations. Building service equipment lawfully in existence at the time of the adoption of the technical codes may have their use, maintenance or repair continued if the use, maintenance or repair is in accordance with the original design and a hazard to life, health or property has not been created by such building service equipment.
Existing occupancy. The legal occupancy of any structure existing on the date of adoption of this code shall be permitted to continue without change, except as is specifically covered in this code, the California Building Code, the California Existing Building Code or the California Fire Code, or as is deemed necessary by the Building and Safety Official for the general safety and welfare of the occupants and the public. A change in the use or occupancy of any existing building or structure shall comply with the provisions of Section 20.04.410 of this code and the California Existing Building Code.
Installation of smoke alarms. No residential property may be sold or traded in the City of Pleasanton unless and until the seller installs or provides for the installation of smoke alarms in accordance with Section 907 of the California Building Code or Section R314 of the California Residential Code, as applicable. This requirement may be met by the seller placing in an escrow account, for the use of the buyer, sufficient funds to pay for said installation.
Maintenance. Buildings, structures and building and/or property service equipment, existing and new, and parts thereof shall be maintained in a safe and sanitary condition. Devices or safeguards which are required by the technical codes shall be maintained in conformance with the technical code under which installed. The owner or the owner's designated agent shall be responsible for the maintenance of buildings, structures and their building service equipment. To determine compliance with this section, the Building and Safety Official may cause a structure to be inspected.
Moved buildings. Buildings, structures and their building and/or property service equipment moved into or within the City of Pleasanton shall comply with the provisions of the technical codes for new buildings or structures and their building and/or property service equipment.
Temporary structures. Temporary structures such as reviewing stands and other miscellaneous structures, sheds, canopies or fences used for the protection of the public around and in conjunction with construction work may be erected by special permit from the Building and Safety Official for a limited period of time. Buildings or structures erected under a special permit need not comply with the type of construction or fire-resistive time periods required by the Building Code. Temporary buildings or structures shall be completely removed upon the expiration of the time limit stated in the permit.
Historic buildings. Repairs, alterations and additions necessary for the preservation, restoration, rehabilitation or continued use of a building, structure, or its building and/or property service equipment may be made without conforming to the requirements of the technical codes as provided in Section 408 of the California Existing Building Code and when authorized by the Building and Safety Official, provided:
A.
The building or structure has been designated under constituted authority of the City of Pleasanton as having special historical or architectural significance.
B.
Unsafe conditions as described in this code are corrected.
C.
The restored building or structure and its building service equipment will be no more hazardous based on life and fire-safety and sanitation than the existing building.
(Ord. 2153 § 2, 2016)
For the purpose of this code, certain terms, phrases, words and their derivatives shall be construed as specified in this section. Where terms are not defined, they shall have their ordinarily accepted meanings within the context with which they are used. Webster's Third New International Dictionary of the English Language, Unabridged, latest edition, shall be considered as providing ordinarily accepted meanings. Words used in the singular include the plural and the plural the singular. Words used in the masculine gender include the feminine and the feminine the masculine.
"Addition"
is an extension or increase in floor area or height of a building or structure.
"Alter" or "alteration"
is a change or modification in construction or building and/or property service equipment.
"Approved"
as to materials, types of construction, equipment and systems, refers to approval by the Building and Safety Official. The Building and Safety Official may require an investigation and tests conducted by technical or scientific organizations at the applicant's expense, or by reason of accepted principles or tests by recognized authorities, technical or scientific organizations.
"Approved agency"
is an established and recognized agency regularly engaged in conducting tests or furnishing inspection services, when the agency has been approved by the Building and Safety Official.
"Building"
is a structure used or intended for supporting or sheltering a use or occupancy.
"Building Code"
shall mean the California Residential Code for one- and two-family dwelling occupancies, and shall mean the California Building Code for all other occupancies, as adopted by this jurisdiction.
"Building, existing"
is a building erected prior to the adoption of this code, or one for which a legal building permit has been issued.
"Building and Safety Official"
is the officer or other designated authority charged with the administration and enforcement of the technical codes, or a regularly authorized deputy. Where there is a reference in any of the technical codes to the "Building Official" or "Authority Having Jurisdiction" it shall mean the Chief Building and Safety Official or in the absence of the Chief Building and Safety Official, the interim, temporary or acting Chief Building and Safety Official.
"Building and/or property service equipment"
refers to the plumbing, mechanical, electrical and elevator equipment including piping, wiring, fixtures and other accessories which provide sanitation, lighting, heating, ventilation, cooling, refrigeration, fire-fighting and transportation facilities essential to the occupancy of the building or structure for its designated use.
"Electrical Code"
is the California Electrical Code, as adopted by the City of Pleasanton.
"IBC standards"
are those standards published in the California Reference Code as adopted by the City of Pleasanton.
"Jurisdiction"
as used in this code, is the City of Pleasanton which adopts this code for administrative regulations within its area of authority.
"Listed and listing"
are terms referring to equipment and materials included in a list published by an approved testing laboratory, inspection agency, or other organization concerned with product evaluation that maintains periodic inspection of current productions of listed equipment or materials. The published list shall state that the material or equipment complies with approved nationally recognized codes, standards or tests and has been tested or evaluated and found suitable for use in a specified manner.
"Mechanical Code"
is the California Mechanical Code, as adopted by the City of Pleasanton.
"Occupancy"
is the purpose for which a building, or part thereof, is used or intended to be used.
"On-site work"
is work that is constructed outside of a building on a property between a building foundation and the property line.
"Owner"
is any person, agent, firm or corporation having a legal or equitable interest in the property.
"Permit"
is an official document or certificate issued by the Building and Safety Official authorizing performance of a specified activity.
"Person"
is a natural person, heirs, executors, administrators or assigns, and also includes a firm, partnership or corporation, its or their successors or assigns, or the agent of any of the aforesaid.
"Plumbing Code"
is the California Plumbing Code, as adopted by the City of Pleasanton.
"Repair"
is the reconstruction or renewal of any part of an existing building, structure or building and/or property service equipment for the purpose of its maintenance.
"Shall"
as used in this code, is mandatory.
"Structural observation"
means the visual observation of the structural system, for general conformance to the approved plans and specifications, at significant construction stages and at completion of the structural system.
"Structure"
is that which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner.
"Technical codes"
refer to those codes adopted by this jurisdiction containing the provisions for design, construction, alteration, addition, repair, removal, demolition, use, location, occupancy and maintenance of buildings and structures and building service equipment as herein defined.
"Valuation" or "value"
as applied to a building and its building and/or property service equipment shall be the estimated cost to construct or replace the building and its building and/or property service equipment in kind, based on current labor and material replacement costs as determined by the Building and Safety Official.
(Ord. 2153 § 2, 2016)
When there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable. Where, in any specific case, different sections of the technical codes specify different materials, methods of construction or other requirements, the most restrictive shall govern. When conflicting provisions or requirements occur between this code, the technical codes and other codes or laws, the Building and Safety Official shall determine which provision or requirement shall govern.
(Ord. 2153 § 2, 2016)
The provisions of the technical codes are not intended to prevent the use of any material, method of design or method of construction not specifically prescribed by the technical codes, provided an alternate has been approved and its use authorized by the Building and Safety Official, or for all occupancies regulated by the Fire code, the Fire Code Official.
An alternative material, design or method of construction shall be approved where the Building and Safety Official or Fire Code Official finds that the proposed design is satisfactory and complies with the intent of the provisions of the technical codes, and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this code in suitability, strength, effectiveness, fire resistance, durability, safety and sanitation.
The Building and Safety Official or Fire Code Official shall require that sufficient evidence or proof be submitted to substantiate claims that may be made regarding its use. Supporting data, where necessary to assist in the approval of materials or assemblies not specifically provided for in the technical codes, shall consist of valid research reports from approved sources. Whenever there is insufficient evidence of compliance with the provisions of the technical codes, or evidence that a material or method does not conform to the requirements of technical codes, or in order to substantiate claims for alternative materials or methods, the Building and Safety Official or Fire Code Official shall have the authority to require tests as evidence of compliance to be made at no expense to the jurisdiction. Test methods shall be as specified in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the Building and Safety Official or Fire Code Official shall approve the testing procedures. Tests shall be performed by an approved agency. The details of an action granting approval of an alternate shall be recorded in the files of the Building and Safety Division and the Livermore Pleasanton Fire Department.
(Ord. 2153 § 2, 2016)
Wherever there are practical difficulties involved in carrying out the provisions of this code or any technical code, the Building and Safety Official shall have the authority to grant modifications for individual cases, upon application of the owner or owner's representative, provided the Building and Safety Official shall first find that special individual reason makes the strict letter of this code impractical and the modification is in compliance with the intent and purpose of technical codes and that such modification does not lessen health, accessibility, life and fire safety, or structural requirements. The details of actions granting modifications shall be recorded and entered in the files of the Building and Safety Division.
(Ord. 2153 § 2, 2016)
There is hereby established in the City of Pleasanton a Division of Building and Safety which shall be under the administrative and operational control of the Building and Safety Official.
Whenever the term or title "administrative authority," "responsible official," "Building and Safety Official," "chief inspector," "authority having jurisdiction," or other similar designation is used herein or in any of the technical codes, it shall be construed to mean the Building and Safety Official designated by the authority of the City of Pleasanton.
(Ord. 2153 § 2, 2016)
The Building and Safety Official is hereby authorized and directed to enforce all the provisions of this code and the referenced technical codes. For such purposes, the Building and Safety Official shall have the powers of a law enforcement officer.
The Building and Safety Official shall have the power to render interpretations of this code and the referenced technical codes, and to adopt and enforce rules and regulations supplemental to this code as may be deemed necessary to clarify the application of the provisions of this code or the technical codes. Such interpretations, rules and regulations shall be in conformity with the intent and purpose of this code.
Deputies. In accordance with prescribed procedures and with the approval of the appointing authority, the Building and Safety Official may appoint such number of technical officers, plan reviewers and inspectors and other employees as shall be authorized from time to time. The Building and Safety Official may deputize such inspectors or employees as may be necessary to carry out the functions of the code enforcement agency.
Right of Entry. When necessary to make an inspection to enforce any of the provisions of this code the technical codes, or when the Building and Safety Official has reasonable cause to believe that there exists in any building or upon a premises a condition which is contrary to or in violation of this code or any of the technical codes which makes the building or premises unsafe, dangerous or hazardous, the Building and Safety Official is authorized to enter the building or premises at all reasonable times to inspect or to perform the duties imposed by this code, provided that if such building or premises be occupied, that credentials be presented to the occupant and entry requested. If such building or premises is unoccupied, the Building and Safety Official shall first make a reasonable effort to locate the owner or other persons having charge or control of the building or premises and request entry. If entry is refused, the Building and Safety Official shall have recourse to the remedies provided by law to secure entry.
Stop Orders. Whenever the Building and Safety Official finds any work regulated by this code being performed in a manner either contrary to the provisions of this code or dangerous or unsafe, the Building and Safety Official is authorized to issue a stop work order. The stop work order shall be in writing and shall be given to the owner of the property involved, or to the owner's agent, or to the person doing the work. Upon issuance of a stop work order, the cited work shall immediately cease. The stop work order shall state the reason for the order, and the conditions under which the cited work will be permitted to resume. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to penalties as prescribed by law.
Violations. It shall be unlawful for any person, firm or corporation to erect, construct, alter, extend, repair, move, remove, demolish or occupy any building, structure or equipment regulated by this code, or cause same to be done, in conflict with or in violation of any of the provisions of this code.
The Building and Safety Official is authorized to serve a notice of violation or order on the person responsible for the erection, construction, alteration, extension, repair, moving, removal, demolition or occupancy of a building or structure in violation of the provisions of this code, or in violation of a permit or certificate issued under the provisions of this code. Such order shall direct the discontinuance of the illegal action or condition and the abatement of the violation.
If the notice of violation is not complied with promptly, the Building and Safety Official is authorized to request the City Attorney to institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to require the removal or termination of the unlawful occupancy of the building or structure in violation of the provisions of this code or of the order or direction made pursuant thereto.
Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the Building and Safety Official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law.
When a building or structure or building and/or property service equipment therein regulated by this code and the technical codes is being used contrary to the provisions of such codes, the Building and Safety Official may order such use discontinued by written notice served on any person causing such use to be continued. Such person shall discontinue the use within the time prescribed by the Building and Safety Official after receipt of such notice to make the structure, or portion thereof, or building and/or property service equipment comply with the requirements of such codes.
Authority to Disconnect Utilities. The Building and Safety Official or the Building and Safety Official's authorized representative shall have the authority to authorize disconnection of utility service or energy supplied to the building, structure or building and/or property service equipment therein regulated by this code or the technical codes in case of emergency where necessary to eliminate an immediate hazard to life or property or when such utility connection has been made without the approval required by Section 20.04.400. The Building and Safety Official shall notify the serving utility and wherever possible the owner and occupant of the building, structure or building and/or property service equipment of the decision to disconnect prior to taking such action. If not notified prior to disconnecting, the owner or occupant of the building, structure or service system shall be notified in writing, as soon as practical thereafter.
Authority to Condemn Building Service and/or Property Equipment. When the Building and Safety Official ascertains that building and/or property service equipment regulated in the technical codes has become hazardous to life, health or property, or has become unsanitary, the Building and Safety Official shall order in writing that such equipment either be removed or restored to a safe or sanitary condition, as appropriate. The written notice itself shall fix a time limit for compliance with such order. Defective building and/or property service equipment shall not be maintained after receiving such notice.
When such equipment or installation is to be disconnected, a written notice of such disconnection and causes therefore shall be given within 24 hours to the serving utility, the owner and occupant of such building, structure or premises.
When any building and/or property service equipment is maintained in violation of the technical codes and in violation of a notice issued pursuant to the provisions of this section, the Building and Safety Official shall institute appropriate action to prevent, restrain, correct or abate the violation.
Connection After Order to Disconnect. Persons shall not make connections from an energy, fuel or power supply nor supply energy or fuel to building and/or property service equipment which has been disconnected or ordered to be disconnected by the Building and Safety Official or the use of which has been ordered to be discontinued by the Building and Safety Official until the Building and Safety Official authorizes the reconnection and use of such equipment.
(Ord. 2153 § 2, 2016)
Buildings or structures regulated by this code and the technical codes which are structurally inadequate or have inadequate egress, or which constitute a fire hazard, or are otherwise dangerous to human life are, for the purpose of this section, unsafe buildings.
Building and/or property service equipment regulated by such codes, which constitutes a fire, electrical or health hazard, or an unsanitary condition, or is otherwise dangerous to human life is, for the purpose of this section, unsafe. Use of buildings, structures or building and/or property service equipment constituting a hazard to safety, health or public welfare by reason of inadequate maintenance, dilapidation, obsolescence, fire hazard, disaster, damage or abandonment is, for the purpose of this section, an unsafe use.
Parapet walls, cornices, spires, towers, tanks, statuary and other appendages or structural members which are supported by, attached to, or a part of a building and which are in a deteriorated condition or otherwise unable to sustain the design loads which are specified in the Building Code are hereby designated as unsafe building appendages.
Unsafe buildings, structures or appendages and building and/or property service equipment are hereby declared to be public nuisances and shall be abated by repair, rehabilitation, demolition or removal in accordance with the procedures set forth in Chapter 20.32, the Pleasanton Dangerous Buildings Code, or such alternate procedure as may be adopted by the City of Pleasanton. As an alternative, the Building and Safety Official or other employee or official of the City of Pleasanton as designated by the governing body may institute other appropriate action to prevent, restrain, correct or abate the violation.
Substandard Buildings. Any building or portion thereof including any dwelling unit, guestroom or suite of rooms, or the premises on which the same is located, in which there exists any of the listed substandard conditions in California Health and Safety Code Section 17920.3 to an extent that endangers the life, limb, health, property, safety, or welfare of the public or the occupants thereof shall be deemed and hereby is declared to be a substandard building.
All buildings or portions thereof which are determined to be substandard are declared to be public nuisances and may be abated by repair, rehabilitation, demolition or removal in accordance with the procedure specified in the International Property Maintenance Code, the Pleasanton Dangerous Buildings Code or by any other remedy available at law. It shall be unlawful to maintain or use any such substandard building. Except that any condition which would require displacement of sound walls or ceilings to meet height, length, or width requirements of ceilings, rooms, and dwellings shall not by itself be considered sufficient existence of dangerous conditions making a substandard building, unless the building was constructed, altered or converted in violation of such requirements in effect at the time of construction, alteration or conversion.
Illegal Buildings, Structures or Installations.
A. 
Every building or structure or portion thereof, and every electrical, plumbing or mechanical installation or portion thereof, erected, installed, constructed, enlarged, altered, repaired, moved, converted, or improved without a permit and which was subject to the requirements for permits by the California Building Code as adopted by the City of Pleasanton is declared to be an illegal building, structure or installation. All illegal buildings, structures or installations shall be made to conform to the provisions of this chapter or shall be demolished and removed as may be required by the Building and Safety Official.
B. 
Whenever necessary to assure compliance with the foregoing provisions, the owner of any illegal building, structure or installation shall uncover any concealed portions of such building, structure, electrical, plumbing, or mechanical installation for inspection and shall perform such tests as may be required by the Building and Safety Official.
C. 
It is unlawful to use or maintain any illegal buildings, structure or installation or portion thereof which was erected, installed, constructed, enlarged, altered, repaired, moved, converted, or improved without a permit.
D. 
All illegal buildings, structures or installations or portions thereof may be abated by being made to conform to the provisions of this chapter or by demolition and remove in accordance with the provisions specified by any remedy available at law.
Emergency Measures.
A.
Imminent danger. When, in the opinion of the Code Official, there is imminent danger of failure or collapse of a building that endangers life, or when any building or part of a building has fallen and life is endangered by the occupation of the building, or when there is actual or potential danger to the building occupants or those in the proximity of any structure because of explosives, explosive fumes or vapors, or the presence of toxic fumes, gases, or materials, or operation of defective or dangerous equipment, the code official is hereby authorized and empowered to order and require the occupants to vacate the premises forthwith. The Code Official shall cause to be posted at each entrance to such structure a notice prohibiting occupancy. It shall be unlawful for any person to enter such structure except for the purpose of securing the structure, making the required repairs, removing the hazardous condition, or of demolishing the same.
B.
Temporary safeguards. Notwithstanding other provisions of this code, whenever, in the opinion of the code official there is imminent danger due to an unsafe condition, the code official shall order the necessary work to be done, including the boarding up of openings, to render such structure temporarily safe whether or not the legal procedure herein described has been instituted; and shall cause such other action to be taken as the code official deems necessary to meet such emergency.
C.
Closing streets. When necessary for public safety, the code official shall temporarily close structures and close or order the authority having jurisdiction to close sidewalks, streets, public ways, and places adjacent to unsafe structures, and prohibit the same from being utilized.
D.
Emergency repairs. For the purposes of this section, the code official shall employ the necessary labor and materials to perform the required work as expeditiously as possible.
E.
Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the jurisdiction. The city attorney may institute appropriate action against the owner of the premises where the unsafe structure is or was located for the recovery of such costs.
F.
Hearing. Any person ordered to take emergency measures shall comply with such order forthwith. Any affected person shall thereafter, upon petition directed to the appeals board, be afforded a hearing as described in this code.
(Ord. 2153 § 2, 2016)
In order to hear and decide appeals of orders, decisions or determinations made by the Building and Safety Official relative to the application and interpretations of the technical code, there shall be and is hereby created a board of appeals consisting of members who are qualified by experience and training to pass upon matters pertaining to building construction and building and/or property service equipment and who are not employees of the jurisdiction. The Building and Safety Official shall be an ex officio member and shall act as secretary to said board but shall have no vote upon any matter before the board. The board of appeals shall be appointed by the city council and shall hold office at its pleasure. The board shall adopt rules of procedure for conducting its business and shall render all decisions and findings in writing to the appellant with a duplicate copy to the Building and Safety Official.
Alternatively, the City may use five building official members of the East Bay Chapter of the International Code Council, chosen on a case-by-case basis, to serve as the board of appeals for the City of Pleasanton. The ICC East Bay Chapter, an organization of building officials, building inspectors, and construction industry personnel, was formed in 1947 to help maintain consistent and uniform code enforcement and code interpretation for our region. Building officials from jurisdictions within Alameda, Contra Costa Counties and neighboring counties are also members. Building official members of the ICC East Bay Chapter are well versed in the technical and administrative provisions of construction codes.
Limitations of Authority. The board of appeals shall have no authority relative to interpretation of the administrative provisions of this code or the administrative provisions of the technical codes nor shall the board be empowered to waive requirements of either this code or the technical codes.
(Ord. 2153 § 2, 2016)
It shall be unlawful for a person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building, structure or building and/or property service equipment, or cause or permit the same to be done in violation of this code and the technical codes. Penalties for violations will be as provided in Section 1.12.020 of the Pleasanton Municipal Code.
(Ord. 2153 § 2, 2016)
Except as specified in Section 20.04.130, any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the Building and Safety Official and obtain the required permit.
(Ord. 2153 § 2, 2016)
Exemption from the permit requirements of this or any other code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of these technical codes or any other laws or ordinances of the City of Pleasanton. Permits shall not be required for the following:
A. 
Building.
1. 
One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11.15 m2).
2. 
Fences not over 7 feet (1829 mm) high.
3. 
Retaining walls which are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or IIIA liquids.
4. 
Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons (18,925 L) and the ratio of height to diameter or width does not exceed 2:1.
5. 
Sidewalks and driveways not more than 30 inches (762 mm) above adjacent grade and not over any basement or story below and are not part of an accessible route.
6. 
Painting, papering, carpeting, and similar finish work.
7. 
Temporary motion picture, television and theater stage sets and scenery.
8. 
Prefabricated swimming pools accessory to a Group R-3 Occupancy that are less than 24 inches (610 mm) deep, do not exceed 5,000 gallons (18,925 L) and are installed entirely above ground.
9. 
Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
10. 
Swings and other playground equipment accessory to detached one- and two-family dwellings.
11. 
Window and door replacements or retrofits that do not alter the dimensions, opening style, wall framing or weather protection barrier of the existing window or door opening in a Group R-3 Occupancy.
12. 
Window awnings supported by an exterior wall of Group R-3 and Group U Occupancies that do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.
13. 
Non-fixed and movable fixtures, cases, counters and partitions not over 5 feet 9 inches (1753 mm) high.
14. 
Decks at one- and two-family occupancies not exceeding 200 square feet (18.58 m2) in area, that are not more than 30″ above grade at any point, are not attached to the dwelling and do not serve the required exit door.
15. 
Repairs to a roof that do not exceed the lesser of 25 percent of the roof area or a maximum of 500 square feet.
B. 
Electrical.
1. 
Portable motors or other portable appliances energized by means of a cord or cable having an attachment plug end to be connected to an approved receptacle when that cord or cable is permitted by the Electrical Code.
2. 
Repair of fixed motors, transformers or fixed approved appliances of the same type and rating in the same location.
3. 
Listed, cord-and-plug temporary decorative lighting in or outside of one- and two-family dwellings.
4. 
Repair or replacement of current-carrying parts of any switch, contactor or control device the same location.
5. 
Reinstallation of attachment plug receptacles when the receptacle is not moved from its previous location, but not the outlets therefor.
6. 
Repair or replacement of any over current device of the required capacity in the same location.
7. 
Temporary wiring for experimental purposes in suitable experimental laboratories.
8. 
Electrical wiring, devices, appliances, apparatus or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.
9. 
Low-energy power, control and signal circuits of Class II and Class III as defined in the Electrical Code.
C. 
Gas.
1. 
Portable heating, cooking or clothes drying appliances.
2. 
Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
3. 
Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
D. 
Mechanical.
1. 
Portable heating appliances.
2. 
Portable ventilating appliances.
3. 
Portable cooling units.
4. 
Portable evaporative coolers.
5. 
Steam, hot- or chilled-water piping within any heating or cooling equipment regulated by the Mechanical code.
6. 
Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
7. 
Refrigerating equipment which is part of the equipment for which a permit has been issued pursuant to the requirements of the technical codes. Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.
8. 
Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
E. 
Plumbing.
1. 
The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that should any concealed trap, drain pipe, water, soil, waste or vent pipe become defective and it becomes necessary to remove and replace the same with new material, the same shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
2. 
The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.
(Ord. 2153 § 2, 2016)
Where equipment replacements and repairs must be performed in an emergency situation, the permit application must be submitted within the next business day to the building official.
(Ord. 2153 § 2, 2016)
Application or notice to the Building Official is not required for ordinary repairs to structures, replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting away of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electrical wiring or mechanical or any other work affecting public health or general safety.
(Ord. 2153 § 2, 2016)
A permit shall not be required for the installation, alteration or repair of generation, transmission, distribution, metering or other related equipment that is under the ownership and control of public or private agencies by established right.
(Ord. 2153 § 2, 2016)
To obtain a permit, the applicant shall first file an application therefor in writing on a form furnished by the building and safety division for that purpose. Every such application shall:
A. 
Identify and describe the work to be covered by the permit for which application is made.
B. 
Describe the land on which the proposed work is to be done by legal description, street address or similar description that will readily identify and definitely locate the proposed building or work.
C. 
Indicate the use or occupancy for which the proposed work is intended.
D. 
Be accompanied by plans, diagrams, computations and specifications, and other data as required in Section 20.04.180.
E. 
State the valuation of the proposed work, based on current labor and material costs.
F. 
Be signed by the applicant, or the applicant's authorized agent.
G. 
Give such other data and information as may be required by the Building and Safety Official.
(Ord. 2153 § 2, 2016)
Plans, specifications, engineering calculations, diagrams, soil investigation reports, special inspection and structural observation programs and other data shall constitute the submittal documents and shall be submitted in three or more sets with each application for a permit. When such plans are not prepared by an architect or engineer, the Building and Safety Official may require the applicant submitting such plans or other data to demonstrate that state law does not require that the plans be prepared by a licensed architect or engineer. The Building and Safety Official may require plans, computations and specifications to be prepared and designed by an engineer or architect licensed by the state to practice as such even if not required by state law.
EXCEPTION: The Building and Safety Official may waive the submission of plans, calculations, construction inspection requirements and other data if it is found that the nature of the work applied for is such that reviewing of plans is not necessary to obtain compliance with this code.
(Ord. 2153 § 2, 2016)
For the purposes of this section, deferred submittals are defined as those portions of the design which are not submitted at the time of the application and which are to be submitted to the Building and Safety Official within a specified period. Deferral of any submittal items shall have prior approval of the Building and Safety Official. The registered design professional in responsible charge shall list the deferred submittals on the plans and shall submit the deferred submittal documents for review by the Building and Safety Official. Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge who shall review them and forward them to the Building and Safety Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building and Safety Official.
(Ord. 2153 § 2, 2016)
Plans and specifications shall be drawn to scale on substantial paper and shall be 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 all relevant laws, ordinances, rules and regulations.
Where conventional construction provisions are identified in Group R 3 occupancies, all braced wall lines shall be identified on the construction documents and all pertinent information including, but not limited to, bracing methods, location and length of braced wall panels, foundation requirements of braced wall panels at top and bottom shall be provided. Plans for buildings of other than Group R 3 and Group U Occupancies shall indicate how required structural and fire resistive integrity will be maintained where penetrations will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems.
(Ord. 2153 § 2, 2016)
An application for a permit for any proposed work that did not require a plan review shall be deemed to have been abandoned 12 months after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the Building and Safety Official is authorized to grant one or more extensions of time for an additional period not exceeding 180 days. The extension shall be requested in writing and justifiable cause demonstrated. An application shall not be extended if this code or any other pertinent laws or ordinances have been amended subsequent to the date of application.
(Ord. 2153 § 2, 2016; Ord. 2197 § 2, 2019; Ord. 2241 § 2, 2022; Ord. 2299, 10/21/2025)
An application for a permit for any proposed work under review shall be deemed to have been abandoned 360 days after the date of filing, unless such application has been pursued in good faith or a permit has been issued; except that the Building and Safety Official is authorized to grant one extension of time for an additional period not exceeding 180 days. The extension shall be requested in writing and justifiable cause demonstrated. An application shall not be extended if this code or any other pertinent laws or ordinances have been amended subsequent to the date of application. In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new plan review fee.
(Ord. 2153 § 2, 2016)
When it is required that documents be prepared by an architect or engineer, the Building and Safety Official shall be authorized to require the owner to engage and designate on the building permit application a registered design professional who shall act as the registered design professional in responsible charge. If the circumstances require, the owner may designate a substitute registered design professional in responsible charge who shall perform all the duties required of the original registered design professional in responsible charge. The Building and Safety Official shall be notified in writing by the owner if the registered design professional in responsible charge is changed or is unable to continue to perform the duties. The registered design professional in responsible charge shall be responsible for reviewing and coordinating all submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building.
(Ord. 2153 § 2, 2016)
When special inspection is required by Section 20.04.380, the registered design professional in responsible charge shall prepare an inspection program which shall be submitted to the Building and Safety Official for approval prior to issuance of the building permit. The inspection program shall designate the portions of the work to have special inspection, the name or names of the individuals or firms who are to perform the special inspections and indicate the duties of the special inspectors.
The special inspector shall be employed by the owner, the registered design professional in responsible charge, or an agent of the owner, but not the contractor or any other person responsible for the work.
When structural observation is required by Section 20.04.390, the inspection program shall name the individuals or firms who are to perform structural observation and describe the stages of construction at which structural observation is to occur. The inspection program shall include samples of inspection reports and provide time limits for submission of reports.
(Ord. 2153 § 2, 2016)
The application, plans, specifications, computations and other data filed by an applicant for permit shall be reviewed by the Building and Safety Official or his or her authorized representative. Such plans may be reviewed by other departments of the City of Pleasanton to verify compliance with any applicable laws under its jurisdiction. If the Building and Safety Official finds that the work described in an application for a permit and the plans, specifications and other data filed therewith conform to the requirements of this code and the technical codes and other pertinent laws and ordinances, and that the fees specified in Section 20.04.310 have been paid, the Building and Safety Official shall issue a permit therefor as soon as practicable.
When the Building and Safety Official issues a permit, the construction documents shall be approved in writing or by a stamp which states "REVIEWED" or "REVIEWED FOR CODE COMPLIANCE." One set of construction documents so reviewed shall be retained by the Building and Safety Official. Another set of approved plans and specifications shall be returned to the applicant, shall be kept at the site of work at all times during which the work authorized, and shall be open to inspection by the Building and Safety Official or his or her authorized representative. Such approved plans and specifications shall not be changed, modified or altered without authorizations from the Building and Safety Official, and all work regulated by this code and the technical codes shall be done in accordance with the approved plans.
The Building and Safety Official is authorized to issue a permit for the construction of part of a building, structure or building service equipment before the entire plans and specifications for the whole building or structure or building and or property service equipment have been submitted or approved, provided adequate information and detailed statements have been filed complying with all pertinent requirements of the technical codes. The holder of a partial permit shall proceed at the holder's own risk with the building operation and without assurance that a permit for the entire building, structure or building service will be granted.
(Ord. 2153 § 2, 2016)
The Building and Safety Division shall maintain an official copy, which may be an electronic copy, of the plans for every building during the life of the building, for which the division issues a building permit. Except for plans of a common interest development as defined in Section 1351 of the Civil Code, plans need not be filed for:
A. 
Single or multiple dwellings not more than two stories and basement in height.
B. 
Garages and other structures appurtenant to buildings in subsection A.
C. 
Farm or ranch buildings.
D. 
Any one-story building not constructed of steel frame or concrete where the span between bearing walls does not exceed 25 feet.
(Ord. 2153 § 2, 2016)
The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or of any other ordinance of the City of Pleasanton. Permits presuming to give authority to violate or cancel the provisions of this code or the technical codes or of other ordinances of the City of Pleasanton shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the Building and Safety Official from thereafter requiring the correction of errors in construction documents and other data. The Building and Safety Official is also authorized to prevent occupancy or use of a structure where in violation of this code or of any other ordinances of the City of Pleasanton.
(Ord. 2153 § 2, 2016)
Ord. 2299, 10/21/2025)
Every permit issued shall become invalid unless the work authorized by such permit is commenced within 12 months after its issuance. The permit will become invalid if the work authorized by such permit is suspended or abandoned for a period of 180 days following an approval given by the Building and Safety Official for a required inspection, as enumerated in Section 20.04.350 of this code. The Building and Safety Official is authorized to grant, in writing, one or more extension of time, for a period not more than 180 days. The extension shall be requested in writing and justifiable cause demonstrated.
If the permit has expired, before such work can be recommenced, a new permit shall be first obtained to do so, and the fee therefor shall be one-half the amount required for a new permit for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and provided further that such suspension or abandonment has not exceeded one year. In order to renew action on a permit after expiration, the permittee shall pay a new full permit fee.
Any permittee holding an unexpired permit may apply for an extension of the time within which work may commence under that permit when the permittee is unable to commence work within the time required by this section for good and satisfactory reasons. The Building and Safety Official may extend the time for action by the permittee for a period not exceeding 180 days on written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken.
(Ord. 2153 § 2, 2016; Ord. 2197 § 2, 2019; Ord. 2241 § 2, 2022; Ord. 2299, 10/21/2025)
The Building and Safety Official is authorized to suspend or revoke a permit issued under the provisions of this code wherever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulation or any of the provisions of this code.
(Ord. 2153 § 2, 2016)
In lieu of an individual permit for each installation or alteration, an annual permit shall, upon application, be issued to any person, firm, or corporation for the installation, alteration, and maintenance of equipment in or on buildings or premises owned or occupied by the applicant for the permit. Upon application and approval by the Building and Safety Official, a licensed contractor as agent for the owner or tenant shall be issued an annual permit. The applicant shall keep records of all work done, and the records shall be transmitted periodically to the Building and Safety Official.
(Ord. 2153 § 2, 2016)
A permit shall not be valid until the fees prescribed by law have been paid. Nor shall an amendment to a permit be released until the additional fee, if any, has been paid.
A. 
Permit Fees. The fee for each permit shall be established by resolution. Where a technical code has been adopted by the City of Pleasanton for which no fee has been established by resolution, the fee required shall be established by the Building and Safety Official based on time and material.
The applicant for a permit shall provide an estimated permit value at time of application. Permit valuations shall include total value of work, including materials and labor, for which the permit is being issued, such as finish work, painting, roofing, electrical, gas, mechanical, plumbing equipment, elevators, fire-extinguishing systems and permanent systems. If, in the opinion of the Building and Safety Official, the valuation is underestimated on the application, the permit shall be denied, unless the applicant can show detailed estimates to meet the approval of the Building and Safety Official. Final building permit valuation shall be set by the Building and Safety Official.
Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to an investigation fee established by the Building and Safety Official that shall be in addition to the required permit fees.
The payment of the fee for the construction, alteration, removal or demolition for work done in connection to or concurrently with the work authorized by a building permit shall not relieve the applicant or holder of the permit from the payment of other fees that are prescribed by law.
B. 
Plan Review Fees. When submittal documents are required by Section 20.04.180, a plan review fee shall be paid at the time of submitting the submittal documents for plan review.
1. 
The building, energy, access, fire sprinkler, fire alarm, grading, on-site, electrical, mechanical and/or plumbing plan review fee shall be established by resolution.
2. 
The plan review fees specified in this section are separate fees from the permit fees specified in Section 20.04.180 and are in addition to the permit fees.
3. 
When submittal documents are incomplete or changed so as to require additional plan review or when the project involves deferred submittal items as defined in Section 20.04.190, one or more additional plan review fees shall be charged at the rate established by resolution.
C. 
Investigation Fees. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a special investigation fee established by resolution. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued.
The investigation fee shall be equal to the amount of the permit fee established by resolution. The payment of such investigation fee shall not exempt an applicant from compliance with all other provisions of either this code or the technical codes nor from the penalty prescribed by law.
(Ord. 2153 § 2, 2016)
The Building and Safety Official may authorize refunding of a fee paid hereunder which was erroneously paid or collected. The Building and Safety Official may authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under a permit issued in accordance with this code.
The Building and Safety Official may authorize refunding of not more than 80 percent of the plan review fee paid when an application for a permit for which a plan review fee has been paid is withdrawn or canceled before any examination or inspection time has been expended.
The Building and Safety Official shall not authorize the refunding of any fee paid except upon written application filed by the original permittee not later than 180 days after the date of fee payment.
(Ord. 2153 § 2, 2016)
Construction or work for which a permit is required shall be subject to inspection by the Building and Safety Official and the construction or work shall remain accessible and exposed for inspection purposes until approved. In addition, certain types of construction shall have continuous inspection as specified in Section 20.04.380. Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this code, the technical codes or of other ordinances of the City of Pleasanton. Inspections presuming to give authority to violate or cancel the provisions of this code, the technical codes or of other ordinances of the City of Pleasanton shall not be valid.
It shall be the duty of the permit applicant to cause the work to remain accessible and exposed for inspection purposes. Neither the Building and Safety Official nor the City of Pleasanton shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.
A survey of the lot may be required by the Building and Safety Official to verify that the structure is located in accordance with the approved plans.
Inspection Requests. It shall be the duty of the person doing the work authorized by a permit to notify the Building and Safety Official that such work is ready for inspection. The Building and Safety Official may require that every request for inspection be filed at least one working day before such inspection is desired. Such request may be made electronically, in writing or by telephone at the option of the Building and Safety Official. It shall be the duty of the person requesting any inspections required either by this code or the technical codes to provide access to and means for inspection of the work.
In addition to scheduled inspections required herein, the Building and Safety Official may inspect any existing building or structure for cause within the City or when requested to do so by an owner or person acting under authority of the owner. Such request shall be made in writing by the property owner, who may be required to submit evidence to indicate such authority. A statement of all findings shall be sent to the owner and a record shall be kept on file in the office of the Building and Safety Official. Applications shall be accompanied by an inspection fee established by resolution.
Inspection Approval Required. Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the Building and Safety Official. The Building and Safety Official, upon notification, shall make the requested inspections and shall either indicate that that portion of the construction is satisfactory as completed or shall notify the permit holder or an agent of the permit holder wherein the same fails to comply with this code. Any portions which do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the Building and Safety Official.
There shall be a final inspection and approval by the Building and Safety Official of all buildings, structures, plumbing, mechanical and or electrical and on-site permits when completed and ready for occupancy and use.
Inspection Record Card. Work requiring a permit shall not be commenced until the permit holder or the agent of the permit holder shall have posted or otherwise made available an inspection record card such as to allow the Building and Safety Official conveniently to make the required entries thereon regarding inspection of the work. This card shall be maintained available by the permit holder until final approval has been granted by the Building and Safety Official.
(Ord. 2153 § 2, 2016)
Before issuing a permit, the Building and Safety Official is authorized to examine or cause to be examined buildings, structures and sites for which an application has been filed.
(Ord. 2153 § 2, 2016)
Reinforcing steel or structural framework of any part of a building or structure or any plumbing, mechanical or electrical components shall not be covered or concealed without first obtaining the approval of the Building and Safety Official. Protection of joints and penetrations in fire- resistive assemblies shall not be concealed from view until inspected and approved.
The Building and Safety Official shall require notification from the permit holder in order to make the following inspections:
1. 
Foundation Inspection. Footing and foundation inspections shall be made after excavations for footings are complete and any required reinforcing steel is in place. Plumbing, mechanical or electrical components are required to be in place. For concrete foundations, required forms shall be in place prior to inspection. The foundation inspection shall include excavations for thickened slabs intended for the support of bearing walls, partitions, structural supports, or equipment. Materials for the foundation shall be on the job, except where concrete is ready mixed in accordance with ASTM C 94, the concrete need not be on the job.
2. 
Under-Slab and Under-Floor Inspection. Concrete slab and under-floor inspections shall be made after in-slab or under-floor reinforcing steel and building service equipment, conduit, wiring, ducting, piping accessories or other ancillary equipment items are in place, but before any concrete is placed, or insulation and/or floor sheathing is installed, including the subfloor.
3. 
Floodplain Inspection in Designated Flood Hazard Areas. Upon placement of the lowest floor and prior to further vertical construction, a registered design professional shall prepare and submit documentation to the Building and Safety Official of the elevation of the lowest floor, including basement, as required in Section 1612.4 of the California Building Code, or for one-and two-family dwellings, Section R306 of the California Residential Code.
4. 
Shear and Roof Inspection. A lateral bracing, roof framing and sheathing inspection shall be made before any weather protection covering or roofing material is installed on the walls or roof of any building.
5. 
Plumbing, Mechanical, Gas and Electrical Inspection. Rough inspection of plumbing, mechanical, gas and electrical systems shall be made prior to covering or concealment, before fixtures or appliances are set or installed, and prior to framing inspection.
6. 
Frame Inspection. Framing inspections shall be made after the roof deck or sheathing are approved and the structure is adequately protected from weather intrusion, all framing, fire-blocking and bracing are in place, all pipes, chimneys and vents to be concealed are complete and the rough electrical, plumbing, heating, wiring, piping and ducts are approved. Moisture content of framing members shall be verified in accordance with the California Green Building Standards Code.
7. 
Sprinkler System Pre-Concealment Inspection. Fire sprinklers shall be installed in all required locations, and the sprinkler piping installation shall be tested and inspected prior to the concealment of any sprinkler system piping.
8. 
Energy Efficiency Inspections. Inspections shall be made to determine compliance with the California Energy Code, Title 24, Part 6 and shall include, but not be limited to, inspections for: envelope insulation R- and U-values, fenestration U-value, duct system R-value, and HVAC and water-heating equipment efficiency. Wall and concealed ceiling insulation inspections are required to be made after the frame inspection is approved and before being covered.
9. 
Lath and/or Wallboard Inspection. Lath and gypsum board inspections shall be made after lathing and gypsum board, interior and exterior, is in place, but before any plastering is applied or gypsum board joints and fasteners are taped and finished.
EXCEPTION: Gypsum board that is not part of a fire-resistance-rated assembly.
10. 
Fire-Resistance-Rated Construction Inspection. Wherever fire-resistance-rated construction is required, the Building and Safety Official shall require an inspection of such construction after all lathing and/or wallboard is in place, but before any plaster is applied, or before wallboard joints and fasteners are taped and finished. Protection of joints and penetrations in fire-resistance-rated assemblies, smoke barriers and smoke partitions shall not be concealed from view until inspected and approved.
11. 
Weather-Exposed Balcony and Walking Surface Waterproofing. Where balconies or other elevated walking surfaces are exposed to water from direct or blowing rain, snow or irrigation, and the structural framing is protected by an impervious moisture barrier, all elements of the impervious moisture barrier system shall not be concealed until inspected and approved.
EXCEPTION: Where special inspections are provided in accordance with California Building Code Section 1705.1.1, Item 3.
12. 
Other Inspections. In addition to the inspections specified above, the Building and Safety Official is authorized to make or require other inspections of any construction work to ascertain compliance with the provisions of this code and other laws that are enforced by the department of building safety.
13. 
Final Inspection. Final inspection shall be made after the permitted work is complete and prior to occupancy.
(Ord. 2153 § 2, 2016; Ord. 2197 § 2, 2019; Ord. 2241 § 2, 2022; Ord. 2299, 10/21/2025)
For all stand-alone plumbing, mechanical and electrical permits and all other building and/or property service equipment for which a permit is required by this code shall be inspected by the Building and Safety Official. Building service equipment intended to be concealed by a permanent portion of the building shall not be concealed until inspected and approved. Before any property service equipment is buried or covered it shall be inspected by the Building and Safety Official. When the installation of building and/or property service equipment is complete, a final inspection shall be made. Building and/or property service equipment regulated by the technical codes shall not be connected to the water, fuel or power supply or sewer system until authorized by the Building and Safety Official.
The requirements of this section shall not be considered to prohibit the operation of building service equipment installed to replace existing building service equipment serving an occupied portion of the building in the event a request for inspection of such building service equipment has been filed with the Building and Safety Official not more than 48 hours after the replacement work is completed, and before any portion of such building service equipment is concealed by permanent portions of the building.
(Ord. 2153 § 2, 2016)
A reinspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when inspections called for are not made. Reinspection fees may be assessed when the inspection record card is not posted or otherwise available on the work site, the approved plans are not readily available to the inspector, for failure to provide access on the date for which inspection is requested, or for deviating from plans requiring the approval of the Building and Safety Official.
After a reinspection fee has been assessed, the applicant shall first pay the assessed reinspection fee as established by resolution before being permitted to schedule another inspection.
(Ord. 2153 § 2, 2016)
Where application is made for construction as described in this Chapter 17 of the California Building Code, the owner or the registered design professional in responsible charge acting as the owner's agent shall employ one or more approved agencies to perform inspections during construction on the types of work listed under Section 1704 of the California Building Code. These inspections are in addition to the inspections identified in Section 20.04.350 of this code.
EXCEPTION: Special inspections are not required for work of a minor nature as approved by the Building and Safety Official.
(Ord. 2153 § 2, 2016)
Structural observation shall be provided when so designated by the architect or engineer of record, or when such observation is specifically required by the Building and Safety Official and comply with the requirements in Section 1704 of the California Building Code.
The owner shall employ a registered design professional to perform structural observations as defined in Section 1704.2 of the California Building Code. Prior to the commencement of observations, the structural observer shall submit to the Building and Safety Official a written statement identifying the frequency and extent of structural observations. At the conclusion of the work included in the permit, the structural observer shall submit to the Building and Safety Official a written statement that the site visits have been made and identify any reported deficiencies which, to the best of the structural observer's knowledge, have not been resolved.
Structural observation does not include or waive the responsibility for the inspections required by Section 20.04.350, Section 1704 of the California Building Code or other sections of this code.
(Ord. 2153 § 2, 2016)
No person shall make connections from a utility, source of energy, fuel or power to any building or system that is regulated by this code for which a permit is required, until released by the Building and Safety Official.
The Building and Safety Official shall have the authority to authorize the temporary connection of the building or other service equipment to the source of energy, fuel or power.
(Ord. 2153 § 2, 2016)
No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof be made until the Building and Safety Official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the City of Pleasanton. Certificates presuming to give authority to violate or cancel the provisions of this code or the technical codes or of other ordinances of the City of Pleasanton shall not be valid.
EXCEPTION: One- and two-family dwellings, Group U Occupancies and work exempt from permits under Section 20.04.130.
Change in Use. Changes in the character or use of an existing structure shall not be made except as specified in the California Existing Building Code.
Certificate Issued. After the Building and Safety Official inspects the building or structure and finds no violations of the provisions of the technical codes or other laws which are enforced by the City of Pleasanton, the Building and Safety Official shall issue a certificate of occupancy which shall contain the following:
1. 
The building permit number.
2. 
The address of the structure.
3. 
The name and address of the owner.
4. 
A description of that portion of the structure for which the certificate is issued.
5. 
A statement that the described portion of the structure has been inspected for compliance with the requirements of the technical codes for the occupancy and the division of occupancy and the use for which the proposed occupancy is classified.
6. 
The name of the Building and Safety Official.
7. 
The edition of the code under which the permit was issued.
8. 
The use and occupancy.
9. 
The type of construction.
10. 
The design occupant load.
11. 
If an automatic sprinkler system is provided, whether the sprinkler system is required.
12. 
Any special stipulations and conditions of the building permit.
Temporary Certificate of Occupancy. The Building and Safety Official is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit, provided that such portion or portions shall be occupied safely. The Building and Safety Official shall set a time period during which the temporary certificate of occupancy is valid. A fee for a temporary certificate of occupancy shall be established by resolution.
The certificate of occupancy shall be posted in a conspicuous place on the premises and shall not be removed except by the Building and Safety Official.
Revocation. The Building and Safety Official is authorized to, in writing, suspend or revoke a certificate of occupancy or completion issued under the provisions of this code wherever the certificate is issued in error, or on the basis of incorrect information supplied, or where it is determined that the building or structure or portion thereof is in violation of any ordinance or regulation or any of the provisions of this code.
(Ord. 2153 § 2, 2016)