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Planning and Development - Building

Show All Answers

1. Do I have to have an occupancy certificate to move into the city?

Yes.

2. Do I need to have an Occupancy Permit if I am a renter?

It doesn't matter. Any new tenant, whether renting or owning, is required to have an occupancy certificate.

3. How do I obtain an Occupancy Certificate?

The current owner or landlord is responsible for arranging a housing inspection. After the unit has passed the inspection, the new tenant or owner completes the application for occupancy certificate, (available at City Hall in the housing office) and pays a $45 charge. The application must be completed and payment must be made before the certificate is issued. If you are financing the home purchase, most lenders will require you to have the occupancy certificate prior to closing the loan.

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4. What does the inspection cost?

The inspection is done at no cost to the current owner who generally pays for the necessary repairs, if any. We will not issue an occupancy certificate unless the house passes the inspection.

5. For how long is the inspection valid?

Six months. If the unit has remained unoccupied during that period, we can extend the expiration of the inspection.

6. Can I use the occupancy inspection to satisfy the inspection referred to in my purchase offer?

It is not recommended you do this. The inspection done by a professional home inspector as a part of your purchase of a home is much more thorough than the city's inspection. We look primarily for life, health and safety issues. We do not look, for example, at the condition of the furnace or the anticipated future life of the roof system. The private inspector will give you a report on those types of things.

7. When are building permits required?

Building permits are required when:

You make a structural change in the building (e.g. you want to move a staircase).

You make a change to the light and/or ventilation (e.g. you want to make a window smaller or larger).

You want to change the ingress/egress of the unit (e.g. Close off a door to the outside).

8. What building codes are in force in Brentwood?

Residential: International Residential Code, 2003 Edition

Commercial: International Building Code, 2003

Electrical: National Electric Code, 2005 Edition

Plumbing: International Plumbing Code, 2003 Edition

Mechanical: International Mechanical Code, 2003 Edition

Fire: International Fire Code 2003

Maintenance: International Property Maintenance Code, 2003 Edition

Energy: International Energy Conservation Code, 2003 Edition as modified by the 2004 Supplement.

Zoning: Chapter 25 of the Brentwood City Code

9. When is an electrical permit required?

Anytime you change a circuit, add a receptacle, or delete a receptacle it is important to have the work inspected. In some cases, we will issue the homeowner a permit to do the work himself/herself. But, we will evaluate whether or not they know what they are doing, and whether they will be able to perform the work in a workmanlike manner. Otherwise, the electrician that you use will have to be licensed to do work in the city, and will be required to obtain a permit.

10. When is a plumbing permit required?

Under the same circumstances as an electrical permit. The same condition for a homeowner permit also applies.

11. When is a mechanical permit required?

A mechanical permit is required for a change in the heating, ventilating, and air conditioning system of the unit. Changing a furnace requires a permit. Changing an air conditioner (other than a window unit) requires a permit. We do not have provisions for a homeowner permit in this field.

12. Is it necessary to have a building permit to replace a roof?

No. But you may only overlay an existing roof if there is only one layer material underneath it. This means there should never be more than two layers of shingles on your roof. If you already have two layers and need to re-roof a third time, you must remove the first two layers of shingles before applying the third. Also, if you have been having roof problems (excessive sagging or leaks) it is probably wise to have the work inspected by the city. If you want us to look at the roof, a permit is required to grant us the authority to inspect.

13. I want to change the roof sheathing (plywood) on my roof. Is a permit required?

Yes. The roof sheathing is considered part of the structure.

14. I want to replace a double window with a sliding door. Is it necessary to have a permit for this?

Yes. This is considered a change in the ingress/egress of the unit.

15. I want to add a bedroom in the basement. Is a permit necessary?

Yes, because bedrooms have a requirement for emergency access. Firemen have to be able to get into the bedroom from the outside. Therefore, the window must be a certain size. The only way for us to verify it is through the permit process.

16. I want to replace my kitchen sink with a new one. Is a permit required?

If the sink goes exactly where the old one was (even if it is bigger or smaller) and no extension of the drain system is required, it is considered maintenance and does not require a permit.

17. I want to replace my kitchen cabinets. Does this require a permit?

If you are taking old cabinets out and putting new cabinets in, and are not tampering with plumbing or electric fixtures, then no permit is required. If you are moving or adding electric fixtures or plumbing, a permit is required.

18. Where is Ground Fault Circuit Interruption protection required?

If the outlet is located in the kitchen, outside, in a garage, or in an unfinished basement, GFCI protection is required. The only exception to this is if an outlet is not readily accessible (such as being located in a cabinet for a microwave), or it services just one appliance, such as a refrigerator, and the receptacle is "hidden" behind the appliance. In these cases, the receptacles do not have to be GFCI protected. If the receptacle services a washing machine located next to a slop sink in the basement or laundry area, and has an open receptacle, then the circuit must be GFCI protected.

19. I want to put drain tile in the inside of the basement. Do I need a permit?

Generally not, unless the system drains into a sump with a pump. Because of the electrical pump connection, an electrical permit is required for this.

20. I want to put up a new fence. Is a permit required?

Yes. See the regulations and application available at the housing office in City Hall.

21. I want to replace my 42" high chain link fence with a new 42" high chain link fence in exactly the same location. Is a permit required?

A permit is not required if you have the original fence permit. If you did not have a permit to put up the original fence, a new permit is required.

22. I want to replace my exiting 42" chain link fence with a 5' stockade fence. Is a permit required?

Yes. And, the "good side" of the stockade fence must face outward towards the public or the adjoining property owners.

23. Is a permit required to replace a brick or concrete patio?

A permit is generally not required. But, if the patio is higher than 3' above the neighboring property and the patio is located in the yard setback area, then approval from the Board of Aldermen is required. If the patio does not meet those criteria, a permit is not required. The Board approval is required to make sure the new patio does not impose upon the neighbors' enjoyment of their property.

24. What is needed for a building permit?

Complete the application form available at the building department and submit it along with three sets of plans (four sets if a commercial or industrial improvement) that have an architect's seal. When it is ready for pickup after review, you will be called and informed of the cost. You may pick the permit up during regular business hours after paying the permit fee. Minor construction activity, such as a yard shed, do not require drawings with an architect's seal.

25. My job is so small that it does not make sense for me to hire an architect and spend $500 in professional fees for a porch that would cost me only $250 in material. Is there some relief for this kind

Call the building department to speak with the plan reviewer. We can usually use a little common sense and work with you on your project.

26. How long does it take to get a building permit?

It depends on how many applications have been filed ahead of yours. Normally, just a few days. If you happen to apply for a permit just after a major redevelopment project that has applied for permits for four buildings, then it might take as long as 3 weeks.

27. Do I need any permits from St. Louis County?

Not for building, electrical, mechanical or plumbing jobs. For demolition, the County has a separate permit requirement. St Louis County is under contract with the City to do certain code enforcement including such work as elevators and commercial kitchens.