Sonora Municipal Code § 15.12 Inspections and Occupancy

Footnotes:

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Editor's note— Ord. 825, § 4, adopted March 2, 2015, repealed and replaced the former Ch. 15.12, which pertained to the fire code and derived from Ord. 635 § 3, 1988; Ord. 617 § 6, 1986; Ord. 545 (part), 1980; Ord. 501; and Ord. 417.

Construction or work for which a permit is required shall be subject to inspection by the building official and/or city building inspector and such construction or work shall remain accessible and exposed for inspection purposes until approved. Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this code or of any local, state, or federal law. Inspections presuming to give authority to violate or cancel the provisions of this code or of other local, state, or federal law 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 official and/or city building inspector nor the City of Sonora shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.

(Adopted by Ord. 825 on 3/2/2015)

Before issuing a permit, the building official and/or city building inspector is authorized to examine, or cause to be examined buildings, structures, and sites for which an application has been filed.

(Adopted by Ord. 825 on 3/2/2015)

The building official and/or city building inspector, upon notification, shall make the inspections as set forth in Section 15.12.040.

(Adopted by Ord. 825 on 3/2/2015)

For onsite construction, from time to time the building official and/or city building inspector, upon notification from the permit holder or his agent, shall make or cause to be made any necessary inspections and shall either approve that portion of the construction as completed or shall notify the permit holder or his or her agent wherein the same fails to comply with this code. The building safety division, upon notification of the permit holder or their agent, shall within a reasonable time make the inspections as set forth in Chapter 15.12.

(Adopted by Ord. 825 on 3/2/2015)

Reinforced steel or structural framework of any part of any building or structure shall not be covered or concealed without first obtaining the approval of the building official and/or city building inspector.

(Adopted by Ord. 825 on 3/2/2015)

Inspection of the foundation and footings shall be made after poles or piers are set, or trenches or basement areas are excavated, and any required forms erected and any required reinforcing steel is in place and supported prior to the placing of concrete. The foundation or footing inspection shall include excavations for thickened slabs intended for the support of bearing walls, partitions, structural supports, or equipment and special requirements for wood foundations. Materials for the foundation shall be on the job site except where concrete is ready-mixed in accordance with ASTMC94. Under this circumstance concrete is not required to be at the job site.

(Adopted by Ord. 825 on 3/2/2015)

Concrete slab and underfloor inspections shall be made after in-slab or underfloor reinforcing steel and building service equipment, conduit, piping accessories, and other ancillary equipment items are in place, but before any concrete is placed or floor sheathing installed, including the subfloor.

(Adopted by Ord. 825 on 3/2/2015)

For construction in areas prone to flooding as established by Table R301.2(1) of the California Residential Code upon placement of the lowest floor, including basement, and prior to further vertical construction, the building official and/or city building inspector shall require submission of documentation, prepared and sealed by a registered design professional, of the elevation of the lowest floor, including basement, required in Section R322. In flood hazard areas, upon placement of the lowest floor, including the basement, and prior to further vertical construction, the elevation certification required in Section 1612.5 of the California Building Code shall be submitted to the building official and/or city building inspector.

(Adopted by Ord. 825 on 3/2/2015)

Inspection of framing and masonry construction shall be made after the roof, masonry, all framing, firestopping, draftstopping and bracing are in place and after chimneys and vents to be concealed are completed and the rough electrical, plumbing, heating wires, pipes and ducts are approved.

(Adopted by Ord. 825 on 3/2/2015)

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 or a shear assembly.

(Adopted by Ord. 825 on 3/2/2015)

Protection of joints and penetrations in fire-resistance-rated assemblies shall not be concealed from view until inspected and approved.

(Adopted by Ord. 825 on 3/2/2015)

Inspections shall be made to determine compliance with the California Energy Code 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.

(Adopted by Ord. 825 on 3/2/2015)

In addition to the inspections specified above, the building 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 building safety division.

(Adopted by Ord. 825 on 3/2/2015)

Where fire-resistance-rated construction is required between dwelling units or due to location on property, the building official and/or city building inspector 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 shall not be concealed from view until inspected and approved.

(Adopted by Ord. 825 on 3/2/2015)

For special inspections, see Section 1704 of the California Building Code.

(Adopted by Ord. 825 on 3/2/2015)

The final inspection shall be made after all work required by the building permit is completed.

(Adopted by Ord. 825 on 3/2/2015)

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 required corrections have not been made.

This provision is not to be interpreted as requiring reinspection fees the first time an inspection is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspection before the project is ready for inspection or reinspection. Reinspection fees may be assessed:

A. When the approved plans are not readily available to the inspector.

B. For failure to provide access on the date for which the inspection is requested.

C. For any deviation from plans requiring the approval of the building official.

To obtain reinspection, the applicant shall file an application therefor in writing upon a form for that purpose and pay the reinspection fee as adopted from time to time by resolution of the city council of the City of Sonora.

In instances where reinspection fees have been assessed, no additional inspection of the work will be performed until the required fees have been paid.

(Adopted by Ord. 825 on 3/2/2015)

The building official and/or city building inspector are authorized to accept reports of approved inspection agencies, provided such agencies satisfy the requirements as to qualifications and reliability.

(Adopted by Ord. 825 on 3/2/2015)

It shall be the duty of the holder of the building permit or their duly authorized agent to notify the building safety division when work is ready for inspection. It shall be the duty of the permit holder to provide access to and means for inspections of such work that are required by this code.

(Adopted by Ord. 825 on 3/2/2015)

Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the building official and/or city building inspector. The building official and/or city building inspector, upon notification, shall make the requested inspections and shall either indicate the portion of the construction that is satisfactory as completed, or notify the permit holder or his or her agent wherein the same fails to comply with this code. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the building official and/or city building inspector.

(Adopted by Ord. 825 on 3/2/2015)

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 shall be made until the building official and/or city building inspector has issued a certificate of occupancy therefore 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 local, state or federal law.

(Adopted by Ord. 825 on 3/2/2015)

In buildings or structures designed under the California Building Code, after the building official and/or city building inspector inspects the building or structure and finds no violations of the provisions of this code or other laws that are enforced by the building safety division, the building official and/or city building inspector may issue a certificate of occupancy that contains the following:

A. The building permit number.

B. The address of the structure.

C. The name and address of the owner.

D. A description of that portion of the structure for which the certificate is issued.

E. A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.

F. The name of the building official and/or city building inspector.

G. The edition of the code under which the permit was issued.

H. The use and occupancy in accordance with the provisions of Chapter 3 of the California Building Code.

I. The type of construction as defined in Chapter 6 of the California Building Code.

J. The design occupant load.

K. If an automatic sprinkler system is provided, whether the sprinkler system is required.

L. Any special stipulations and conditions of the building permit.

One, two and three family dwellings are exempt from the issuance of the certificate of occupancy unless the building safety division deems one is appropriate.

(Adopted by Ord. 825 on 3/2/2015)

If any building or structure, including Groups R3 or U occupancy, is to be occupied with the approval of the building official and/or city building inspector prior to the final inspection and/or final corrections, the occupant, owner, and contractor shall sign a Temporary certificate of occupancy prior to occupying the building agreeing to make all corrections required and/or listed within thirty calendar days of occupancy. If corrections are not completed within thirty calendar days, the building official and/or city building inspector shall have the authority to request the immediate discontinuance of the electrical service and/or the gas service by the appropriate utility and may file a notice of noncompliance with the county recorder. The notice of noncompliance shall be removed by the building official and/or city building inspector only after all items requiring correction are completed.

(Adopted by Ord. 825 on 3/2/2015)

Plumbing, mechanical, and electrical systems or equipment that are part of any building or structure undergoing a change in use or occupancy, as defined in this code, shall comply to all requirements of this code that may be applicable to the new use or occupancy.

(Adopted by Ord. 825 on 3/2/2015)

The building official and/or city building inspector is authorized to, in writing, suspend or revoke a certificate of occupancy or completion issued under the provisions of this code whenever 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 law, ordinance or regulation or any of the provisions of this code.

(Adopted by Ord. 825 on 3/2/2015)

Whenever any building or structure or equipment therein regulated by this code is being used contrary to the provisions of this code, the building official may order such use discontinued and the structure, or portion thereof, vacated by notice served on any person causing such use to be continued. Such person shall discontinue the use within the time prescribed by the building official and/or city building inspector after receipt of such notice to make the structure, or portion thereof, comply with the requirements of this code.

(Adopted by Ord. 825 on 3/2/2015)

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 official and/or city building inspector.

In addition, the structure or building shall pass final inspection as per Section 15.12.070 prior to the connection to the electrical source.

(Adopted by Ord. 825 on 3/2/2015)

The building official and/or city building inspector shall have the authority to authorize the temporary connection of the building or system to the utility source of energy, fuel, or power.

Temporary electrical or gas connection to the electrical or gas source for a period not to exceed thirty calendar days may be granted prior to the final inspection if in the opinion of the building official and/or city building inspector the service is safe. If after thirty calendar days the structure or building has not passed final inspection, the building official and/or city building inspector shall have authority to request the serving utility to disconnect the service.

(Adopted by Ord. 825 on 3/2/2015)

The building official and/or city building inspector shall have the authority to authorize disconnection of utility service to the building, structure, or system regulated by this code and the codes referenced in case of emergency where necessary to eliminate an immediate hazard to life or property. The building official and/or city building inspector shall notify the serving utility, and whenever possible, the owner and occupant of the building, structure, or service system, 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.

(Adopted by Ord. 825 on 3/2/2015)

If any building or structure is occupied prior to the issuance of a certificate of occupancy or temporary certificate of occupancy as required by Sections 15.12.121 and 15.12.122, the building official and/or city building inspector shall have the authority to request the immediate discontinuance of the electrical service and/or the gas service by the appropriate utility.

(Adopted by Ord. 825 on 3/2/2015)

Persons shall not make connections from energy or fuel to any equipment regulated by this code that has been disconnected or ordered to be disconnected by the building official and/or city building inspector or the use of which has been ordered to be discontinued by the building official and/or city building inspector until the building official and/or city building inspector authorizes the reconnection and use of such equipment.

(Adopted by Ord. 825 on 3/2/2015)