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 official and obtain the required permit.
(Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
In lieu of an individual permit for each alteration to an already approved electrical, gas, mechanical or plumbing installation, the building official is authorized to issue an annual permit upon application therefor to any person, firm or corporation regularly employing one or more qualified tradespersons in the building, structure or on the premises owned or operated by the applicant for the permit.
The person to whom an annual permit is issued shall keep a detailed record of alterations made under such annual permit. The building official shall have access to such records at all times or such records shall be filed with the building official as designated.
(Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:
A. 
Building.
1. 
One-story detached accessory buildings used as tool and storage sheds, playhouses, and similar uses, provided the floor area does not exceed 120 square feet (11.15 m).
2. 
Fences not over seven feet (2,134 mm) high.
3. 
Oil derricks.
4. 
Retaining walls that are not over four feet (1,219 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 III-A liquids.
5. 
Water tanks are supported directly upon grade if the capacity does not exceed 5,000 gallons (18,927 L) and the ratio of height to diameter or width does not exceed 2:1.
6. 
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.
7. 
Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work.
8. 
Temporary motion picture, television and theater stage sets and scenery.
9. 
Prefabricated swimming pools accessory to a Group R-3 occupancy that are less than 24 inches deep, do not exceed 5,000 gallons (18,927 L) and are installed entirely above ground.
10. 
Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
11. 
Swings or other playground equipment accessory to detached one- and two-family dwellings.
12. 
Window awnings supported by an exterior wall that do not project more than 54 inches (1,372 mm) from the exterior wall and do not require additional support of Group R-3 and U occupancies.
13. 
Non-fixed and moveable fixtures, cases, racks, counters and partitions not over five feet nine inches (1,753 mm) in height.
B. 
Electrical.
1. 
Repairs and Maintenance. Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
2. 
Radio and Television Transmitting Stations. The provisions of this code shall not apply to electrical equipment used for radio and television transmissions, but do apply to equipment and wiring for a power supply and the installation of towers and antennas.
3. 
Temporary Testing Systems. A permit shall not be required for the installation of any temporary system required for the testing or servicing of electrical equipment or apparatus.
C. 
Gas.
1. 
Portable heating appliance.
2. 
Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
D. 
Mechanical.
1. 
Portable heating appliance.
2. 
Portable ventilation equipment.
3. 
Portable cooling equipment.
4. 
Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
5. 
Replacement of any part that does not alter its approval or make it unsafe.
6. 
Portable evaporative cooler.
7. 
Self-contained refrigeration system containing 10 pounds (five kg) or less of refrigerant and actuated by motors of one horsepower (746 W) or less.
E. 
Plumbing.
1. 
The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with the new material, such work 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.
(Formerly 15.04.036; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working day to the building official.
(Formerly 15.04.037; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
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 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 standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety.
(Formerly 15.04.038; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
A permit shall not be required for the installation, alteration or repair of generation, transmission, distribution or metering or other related equipment that is under the ownership and control of public service agencies by established right.
(Formerly 15.04.039; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
To obtain a permit, the applicant shall first file an application in writing on a form furnished by the department of building safety 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 this chapter.
E. 
State the valuation of the proposed work.
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 official.
(Formerly 15.04.040; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
The building official shall examine or cause to be examined applications for permits and amendments thereto within a reasonable time after filing. If the application or the construction documents do not conform to the required pertinent laws, the building official shall reject such application in writing, stating the reason(s) for rejection. If the building official is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the building official shall issue a permit as soon as practicable.
(Formerly 15.04.041; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
A. 
Permit Application. An application for which no permit is issued within 12 months following the date of application shall expire by limitation, and plans and other data submitted for review may thereafter be returned to the applicant or destroyed by the building official. The building official is authorized to extend the time for action by the applicant for a period not to exceed 180 days upon request by the applicant. A second extension not exceeding 180 days may be granted by the building official under the following conditions:
1. 
The applicant submits a written request for such extension showing justifiable cause;
2. 
There have been no changes to any of the governing codes under which the plans were originally submitted since the original date of application;
3. 
An administrative fee as established must be paid at the time the second extension is granted.
No further application extensions will be granted after a second extension.
B. 
Permit. Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 180 days after its issuance, or if the work authorized on the site for such permit is suspended or abandoned for a period of 180 days after the time the work is commenced.
The building official may reactivate a permit which has become invalid (either expired or inactive), upon written request by the permit holder, under the following conditions:
1. 
The suspension or abandonment of work has not exceeded one year;
2. 
There have been no changes to any of the governing codes under which the permit was originally issued during the time since the permit became invalid;
3. 
An administrative fee as established must be paid at the time an extension is granted.
The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each.
Any permit holder with an unexpired permit may submit a written request for an extension of the time within which work may commence under that permit. The building official may extend the time for action for a period not exceeding 180 days if the request demonstrates circumstances are beyond the control of the permit holder.
(Formerly 15.04.042; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any provisions of this code or of any other ordinance of the jurisdiction. Permits presuming to give the authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the building official from requiring the correction of errors in the construction documents and other data. The building official is also authorized to prevent occupancy or use of a structure where in violation of this code or of any other ordinance of this jurisdiction.
(Formerly 15.04.043; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
The building official is authorized to suspend or revoke a permit issued under the provisions of this code whenever 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.
(Formerly 15.04.044; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)
The building permit or copy shall be kept on the site of the work until the completion of the project.
(Formerly 15.04.045; Ord. 07-08 § 1, 2007; Ord. 11-03 § 1, 2011; Ord. 13-04(B) § 1, 2014; Ord. 23-01 § 1 (Att. A), 2023; Ord. 23-02 § 1 (Att. A), 2023; Ord. 2025-02, 1/12/2026)