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Residential Permits

The City of Amarillo Building Safety Residential Permits provide essential information on manufactured home placement, contractor master plans, and common residential inspection requirements.

  • CONTACT INFORMATION
  • building@amarillo.gov
  • 806-378-3041
  • 806-378-3085
  • Simms Municipal Building
    808 S Buchanan St
    Suite 104
    Amarillo, TX 79101
  • Office Hours:
    Monday – Friday
    8:00 am – 5:00 pm

Manufactured Homes Guidelines

Before placing a manufactured home, contact the Department of Building Safety at 806-378-3041 to check the zoning of your lot.

Manufactured Home Categories

Manufactured homes in Amarillo are classified into three categories based on year of manufacture and condition. All homes require a HUD inspection number.

CategoryYearSize RequirementsZoning Allowed
Type ABuilt between June 15, 1976, and the current year8+ feet wide, 40+ feet longMH, LC, HC, I-1, I-2 without an S-permit. A, R-1, MF-1 (on a 50-foot lot) with SUP-permit
Type BNo more than 6 years old

15+ feet wide, with a roof pitch of 3:12 or greater. Solid roof deck with shingles or a metal roof. Living area 900+ sq. ft.

MH, LC, HC, I-1, I-2 without S-permit. A, R-1, R-2, R-3, MD, MF-1 (on 50-foot lot) with SUP-permit
Type COnly new homes

28+ feet wide, with a roof pitch of 3:12 or greater. Solid roof deck with shingles or a metal roof. Living area 900+ sq. ft.

Allowed in all zones except CBD
Specific Use Permit (SUP) for Manufactured Homes
  • If the home isn’t allowed in your zone, apply for a Specific Use Permit through the Planning Department.
  • You’ll need: a site plan, appraisal document, and photos of the manufactured home.
  • The process takes 4 to 6 weeks.

Preliminary Inspection Process

  1. Submit Application:

    • Complete an application with the date of manufacture and HUD number.

  2. Utility Disconnects:

    • For homes within city limits, complete utility disconnects and obtain required permits before submitting paperwork.

  3. Zoning Approval:

    • If an S-Permit is needed due to zoning, complete and approve this process before applying for a manufactured home permit.

  4. Preliminary Inspection (For homes occupied or over two years old):

    • A mandatory preliminary inspection is required to assess the home’s condition.
    • Inspection Areas:
      • Exterior, windows, water heater, heating unit, drywall, electrical devices, floor deck, potential trip hazards, and plumbing fixtures.
    • Missing or damaged features will result in inspection failure.

  5. Disapproved Preliminary Inspection:

    • A report will be provided listing required repairs.
    • The home cannot be moved until:
      • Repairs are completed.
      • Necessary permits are obtained and required inspections are passed.
    • After completing repairs, request a re-inspection.

  6. Re-Inspection:

    • If repairs are not completed after the first re-inspection, additional fees apply for subsequent re-inspections.

  7. Homes Located Outside City Limits:

    • For homes more than 5 miles outside city limits:
      • Coordinate with the Department of Building Safety Plans Examiner.
      • Schedule a preliminary inspection time and location (at a commercial lot outside city limits) at least 24 hours in advance.

Permitting Process

  • Permit Issuance:
    • After passing the preliminary inspection, fees will be invoiced, and the permit issued upon payment.
  • Permit Coverage:
    • Fees include electrical, mechanical, and plumbing permits.
  • Additional Requirements:
    • Additional requirements may apply based on the property’s or lot’s conditions.

Additional Manufactured Home Installation Requirements

  • Stairs:
    • Install a code-compliant stairway with guardrails at each exit.
  • Detectors:
    • Install smoke detectors inside each bedroom and carbon monoxide detectors if gas appliances are present.
  • Fixture Coverings:
    • Light fixture globes, air conditioning vent grills, smoke detectors, and carbon monoxide detectors must be installed before requesting a final inspection.
  • Property Address:
    • Display the address on the exterior of the home facing the street in characters at least 4 inches tall and ½ inch wide.
  • Driveway/Parking:
    • Provide two off-street parking spaces within the property lines before the final inspection.
  • Sidewalks:
    • A 4-foot-wide sidewalk is required along all property frontages unless a waiver is granted.
  • Street/Alley:
    • In areas platted after April 1, 1958, streets must be paved.
    • In areas platted after October 20, 1970, alleys must be paved.
    • In new developments, regardless of plat date, both streets and alleys must be paved.
  • Skirting:
    • Install solid, weather-resistant skirting material before the final inspection.
  • Residency:
    • For Type B & C manufactured homes:
    • Remove wheels, axles, tongue, and lights used for towing.
    • Submit the title of the manufactured home to the state after placement, as it becomes part of the property and a permanent residence.

Final Inspection Process

  • Inspection Prerequisites:
    • Ensure all plumbing, electrical, mechanical, and flatwork inspections are complete before scheduling the final inspection for your building or manufactured home.
  • Detector Installation:
    • Install smoke detectors and carbon monoxide detectors (if necessary) before requesting the final inspection.
  • Skirting Installation:
    • Install skirting, leaving one side off for under-home access before requesting the final inspection. The remaining side can be installed after inspection completion.
  • Stairs and Guards:
    • Install stairs with landings and guards at each exit of the home.
  • Scheduling the Inspection:
    • To schedule the inspection call MGO at 866-957-3764.
    • Ensure someone 18 years or older is present to allow the inspector access to the home.
  • Water Meter Release:
    • The water meter will only be released after the final inspection passes and a Certificate of Occupancy is issued by our office.
    • For more information about the Certificate of Occupancy, contact Building Safety at 806-378-3041.

Master plan permits

The Master Plan Program is designed for contractors building the same model of homes multiple times. This program ensures a quick turnaround (3-5 business days) once the plan is approved.

  • Single or two-family homes or townhouses.
  • Homes must be built on an approved platted lot.
  • Same floor plans will be used multiple times.
  • Application Submission:
    • Submit a New Construction Application for each model in MGO.
    • Provide the number, letter, or name of the master plan.
    • Provide the number, letter, or name of the elevation for each floor plan.
  • Plan Requirements:
    • Ensure complete, code-compliant plans as listed on the Residential New Submittal Checklist.
  • Important Note:
    • Plans must not be stamped or labeled as “Not for Construction,” “Preliminary Plans Only,” or any similar variation. All plans must be finalized construction documents.
    • Include any necessary engineering or architectural stamps (wet seals are not required).
    • Submit separate submittals for flips or mirrors.
    • Include wind bracing calculations.
    • No options are allowed, except for fireplace options.
  • Fireplace Option Exception:
    • Fireplace options must include all installation details, including type, location, and manufacturer’s details (if applicable). This option can be removed prior to permitting (see disclaimer).

Submission Format

  • File Format:
    • Each plan page must be a separate PDF labeled with its contents (e.g., “A1.0 Cover Sheet” or “A2.1 Floor Plan”).
    • Documents consisting of multiple pages (e.g., wind bracing calculations, energy code compliance, RESchecks) may remain as multi-page documents.
  • Organization:
    • Place each file in a folder with the same name or number as the master plan.
  • Important Note:
    • All documents must be in PDF format.
    • Do not combine documents into a single PDF.
    • Electronic media that is not in PDF format cannot be opened or processed.

After Master Plan Approval

Once the initial master plan application has been reviewed and approved, a site-specific project application can be submitted. Each submittal must include the following:

  • Building Permit Application:
    • A completed building permit application in MGO.
  • Site Plan:
    • A site plan for the current lot, including:
    • All dimensions and setbacks.
    • Required off-street parking.
    • Elevations.
  • Web Soil Survey:
    • A web soil survey for the area (required if the plans do not include a sealed foundation and detail).

Project Timeline

Projects will be issued within 3-5 business days of receipt, following the initial review.

Disclaimer

  • Site-Specific Plans:
    • All plans must be site-specific. Any changes or revisions will halt the project, and a complete new set of plans must be submitted and reviewed before the project can proceed.
  • Plat and Floodplain Information:
    • Permits will not be issued until all plat or required floodplain information has been approved.
  • Review Time:
    • Allow up to 2-3 weeks for the initial master plan review to be completed.
  • Re-Review:
    • Plans will be subject to re-review following any code update or adoption.
  • Field Inspection:
    • All work is subject to field inspection.
  • Fireplace Options:
    • All plan sets with fireplace options will be reviewed as if a fireplace is to be installed, unless otherwise indicated on the site-specific application.

Residential Inspection Common Permit Violations

The following represents frequently asked questions and/or violations of the 2021 International Residential Code with City amendments.

This list is a summary not intended to be all-inclusive, but as an aid to assist in the building process. Building, Electrical, Mechanical, Plumbing work must comply with the Amarillo City Code. Any omissions or failure to identify violations during plan review does not permit violations of the code.

Review Ordinance 7101 for amendments.

Approved numbers or addresses shall be provided for all new buildings in such a position as to be plainly visible and legible from the street or road fronting the property.

An approved set of plans, officially stamped by the department, must be present on the construction site and accessible to the building official or their authorized representative during inspections.

A masonry inspection is mandatory before the installation of masonry veneer. This inspection is required after the installation of the base course of flashing and the application of weather-resistant sheathing paper as per R703.2. Failure to obtain this inspection may result in non-compliance.

Bandrails are mandatory for stairs with four or more risers, maintaining a height between 34”–38” measured vertically from the nosing. Handrails must terminate correctly, either returning to the wall, ending in a newel post, or a safety terminal. The handrail-to-wall clearance should be at least 1 ½” and must be continuous, with allowances for newel posts at turns. The handrail’s cross-section should measure between 1¼” minimum and 2” maximum, or provide an equivalent grasping surface, featuring edges with a minimum 1/8” radius. Non-compliance may result from improper handrail height, continuity, or graspability.

Purlin bracing, designed to reduce rafter spans, must be sized no less than the required size of the rafters they support. The installation requires continuous purlins supported by 2″ x 4″ braces affixed to bearing walls at a slope of not less than 45 degrees from horizontal and spaced no more than 4 feet on center. Non-compliance with these guidelines may result in improper structural support.

The installation of a cricket or saddle on the ridge side of any chimney or penetration wider than 30 inches, measured perpendicular to the slope. The cricket or saddle covering must be made of sheet metal or the same material as the roof covering. Failure to adhere to these guidelines may result in the absence of proper water diversion and protection at the chimney, potentially leading to water damage.

Vents on roofs must conclude with a listed and labeled cap, following the instructions provided by both the vent and appliance manufacturers. The use of “Texas Pattern” vents, if not meeting these requirements, could lead to non-compliance issues. Adhering to the specified termination guidelines ensures the proper functioning of the venting system and helps prevent potential hazards.

Clothes dryer exhaust vents shall terminate on the outside of the building and shall be equipped with a backdraft damper. Screens shall not be installed at the duct termination.

Mandated that toilet facilities are provided for construction workers, emphasizing the importance of maintaining these facilities in a sanitary condition. The requirements are in alignment with ANSI Z4.3 standards. Failure to furnish adequate and clean sanitary facilities for construction personnel not only violates regulations but also poses health and hygiene concerns on the construction site.

Safety Glazing is required; in all doors, glazing within 24” of door, glazing enclosing / in building walls enclosing tub /showers, glass over 9 square feet of area w/ bottom edge within 18” of floor & top edge greater than 36” above floor and walking surface within 36”, glazing within 60 inches horizontally of the bottom tread of a stairway and the glass is less than 60” above the nose of the tread.
Concrete foundations will be designed by registered design professional licensed in the State of Texas or constructed in compliance with The Panhandle Residential Foundation Manual. Foundation illustrations are on file and available in the office of the Building Official.
Drainage of surface water shall not create a hazard; Lots shall be graded away from foundation minimum of 6 inches within the first 10 feet. Exception for lots unable to comply with 401.3 allows for a prescriptive 5% grade away from structure to a swale with a minimum 2% slope.
Wood trusses shall be installed to manufacturer’s instructions / design drawings and truss design drawings are required on job site and made available for inspection.
Fire blocking required in concealed spaces at 10-foot horizontal intervals and vertical at ceiling and floor levels etc. and at openings around pipes, ducts, cables, and wires at ceiling and floor level.
Footing Depth of any structure over 600 square feet will be a minimum of 24”.
Foundation anchorage: Minimum ½” bolts spaced maximum 6’ on center and located within 12” from the ends of plates, embedded a minimum of 7” into masonry. Anchor straps spaced as required to provide equivalent anchorage to ½”-inch bolts.

Cantilever maximum refers to the furthest distance a joist can extend beyond its support without additional support.

Cantilever maximum shall not exceed nominal depth of joist or Table R502.3.3 (1) or Table R502.3.3 (2).

Cantilever maximum refers to the furthest distance a joist can extend beyond its support without additional support.

Cantilever maximum shall not exceed nominal depth of joist or Table R502.3.3 (1) or Table R502.3.3 (2).

This refers to a type of foundation where a concrete slab is directly placed on the ground, without any basements or crawl spaces beneath.

Slab-on-grade reinforcement must be supported to remain in place from the center to upper third of the slab for the duration of the pour to prevent it from sinking or shifting.

Stud size, height and spacing shall be in accordance with Table R602.3 (5) and stud length shall be in accordance with Table R602.3.1

Stud walls may not have holes drilled within 5/8” of edge and may not be cut or notched to a depth exceeding 25% of its width.

Drilling or notching top plate exceeding 50% requires a galvanized metal tie .054” thick-1.5” wide fastened with not less than eight 16d nails to each side of opening.

Windows shall be installed and flashed in accordance with the manufacturers written installation instructions as provided with each window.

Where an operable window is located 72 inches above finished grade outside the lowest part of the clear opening shall be a minimum of 24 inches above finish floor. (fall protection)

Mullions are vertical or horizontal elements that divide or separate sections within a window or screen, often supporting structural loads. They can be found between adjacent window units or along the length or height of a larger window. Mullions are designed to enhance the aesthetics, provide structural support, and sometimes accommodate additional functional features in windows or screens.

Mullions shall be tested in accordance with AAMA 450 or engineered.

Cement, Fiber-Cement, and Glass Mat shall be used as backers for wall tile in tub and shower areas. Use of “Green-board” or green gypsum board in these locations is prohibited.

The weather-resistive barrier is a protective layer designed to prevent the infiltration of water into the building structure. It must be installed in a way that promotes drainage within the assembly. Specifically, the barrier should be applied horizontally, with a minimum 2″ lap over the lower course, and joints should have a minimum 6″ lap under all siding materials. This approach helps ensure effective water resistance in the building’s exterior envelope.

Requirement for approved corrosion-resistant flashing in construction. The flashing should be applied in a shingle fashion and extend to the face of the wall finish. The locations where this flashing is mandatory include all exterior door and window openings, intersections of chimneys with framed or stucco walls, and above all projecting wood trim, wall, and roof intersections.

Ceiling joist and Rafter Connections Ceiling joists and rafter shall be connected in accordance with table R802.5.1(9) and nailed to the top plate, where ceiling joists are not connected to the rafters at the top plate, minimum 2×4 joists shall be installed higher as continuous rafter ties, such rafter ties shall be installed in the lower one-third of the attic height or the ridge must be supported by a girder designed to support all loads. To resist uplift Collar ties or ridge straps (minimum 1×4) shall be connected in the upper third of the attic space not more than 4 feet on center.

Asphalt shingles must be removed prior to application of new roof coverings.

A permanent certificate must be affixed inside the electrical distribution panel of a building. The certificate should provide a comprehensive list of key energy efficiency features, including the predominant R-values of insulation in walls, ceilings, foundation, and ducts outside conditioned spaces. Additionally, it should detail U-factors for fenestration, noting Solar Heat Gain Coefficient (SHGC), and outline the type and efficiency of heating, cooling, and service water heating equipment.

Appliance Access for inspection, service, repair, and replacement shall provide a level working space at least 30” x 30” in front of the control side to service equipment.

Outdoor mechanical equipment shall be raised at least three inches above finished grade and conform to the manufacturer’s installation instructions.

Air removed by every mechanical exhaust system shall discharge directly outdoor, not into an attic.

Requirement for fenestration products to have a U-factor and Solar Heat Gain Coefficient (SHGC) label determined in accordance with NFRC 100 by an accredited organization. The presence of these labels is crucial for verifying compliance with the International Energy Conservation Code. Failure to maintain these labels during the rough frame inspection is considered non-compliance with the energy efficiency standards outlined in the IECC.

Masonry inspection required prior to installation of masonry veneer, after installation of base course of flashing and installation of weather resistant sheathing paper per R703.2

Interior and exterior stairways shall be illuminated including stairs, landings, and treads.

Garage is required to be separated from the residence and its attic area with not less than ½” gypsum board applied to the garage side, 5/8” Type X on ceiling of garage with living above and the supporting structural members covered in minimum ½” gypsum. Doors are required to be a minimum of 1 3/8” thick – solid wood or honeycomb steel, or a 20-minute fire-rated door.

Emergency escape and rescue openings are required in every sleeping room.

Openings shall have; minimum opening of 5.7 square feet (operational from inside without use of keys or tools, maximum sill height of 44” from finished floor, minimum 20” opening width, minimum

24” opening height. Basements over 400 square feet must comply with this section, less than 400 SF shall be designed as a storm shelter.

Landings are required on each side of exterior swinging doors, minimum of 36”. Top and bottom of all ramps and where ramps change direction.

Under stair protection is required in enclosed accessible space under stairs with walls and under stair surface protected with a minimum ½” drywall.

Stairways: Minimum width 36”, Maximum riser height 7 ¾” (max. variance 3/8”), Minimum tread depth 10” (max variance 3/8”), Minimum nosing ¾” – maximum 1 ¼” on stairs with solid risers (open risers are permitted provided the opening does not permit the passage of a 4” diameter sphere). Minimum 6’8” headroom measured vertically from a sloped plane from floor surface to floor surface.

Stairs with winders are permitted provided the tread on the narrowest side 12 inches out is not less than 10 inches wide, and the minimum width of any tread is not less 6 inches.

Handrails are required on all stairs with four or more risers located between 34”–38” in height measured vertically from nosing. Ends shall be returned to wall or terminate in newel post or safety terminal. Clear space between wall and handrail shall not be less than 1 ½” and shall be continuous (may be interrupted by newel post at a turn). Handrail cross-section 1¼” minimum – 2” maximum or other equivalent grasping surface, edges with minimum 1/8” radius.

Guards are protective barriers or railings installed along elevated surfaces like balconies, decks, stairs, or raised walkways. Guards required on any walking surface over 30” from adjacent floor or grade, minimum 36” in height. Open sides of stairs with rise of 30” or more shall have guard’s minimum of 34” in height measured vertically from nosing. Openings in required guards shall not permit passage of a 4” sphere.

Smoke alarms required: Each sleeping room, immediate vicinity outside bedrooms, each story of dwelling including basement, and in the room adjacent to the top of any basement stairs within12” of the top tread (measured horizontally). All alarms shall be interconnected with battery backup. (Interior alterations, and additions require the dwelling unit comply with this section.

Maximum length of any dryer vent is 25 feet and shall be reduced by 5 feet for each 90-degree bend.

Distance of trap from vent. The developed length of the fixture drain from the trap weir to the vent fitting for self-siphoning fixtures, such as water closets, shall be limited to six feet maximum.

Bathtubs and whirlpool bathtubs are mandated to have a temperature limiting device valve, ensuring that the water temperature does not exceed a maximum of 120°F.

Individual, branch and circuit vents shall be permitted to terminate with connection to an air admittance valve were approved by the code official.

Mandates the installation of Ground Fault Circuit Interrupter (GFCI) protection for electrical receptacles located within six feet of sinks in laundry/utility rooms and for all receptacles in garage areas, enhancing safety by reducing the risk of electric shock in these locations.

Requires arc-fault protection for all non-GFCI protected outlets inside a house, enhancing electrical safety by detecting and mitigating the risk of potentially dangerous electrical arcs in residential wiring systems.

Common Residential Plumbing Inspection Violations

Explore commonly missed plumbing guidelines in residential construction that often result in violations, offering insights to enhance compliance during inspections.

It is the responsibility of the permit holder or their representative to inform the building official when plumbing work is prepared for inspection. The person requesting inspections is obligated to ensure access and means for inspecting the work. Adherence to these duties is crucial to facilitate efficient and accurate inspections in compliance with the plumbing code.

R109.3

Inspection requests. It shall be the duty of the permit holder or their agent to notify the building official that such work is ready for inspection. It shall be the duty of the person requesting any inspections required by this code to provide access to and means for inspection of such work.

Issue: No one on-site / no answer

This guideline outlines the requirements for testing the piping system for leaks and defects. The system must endure the specified test pressure without exhibiting any signs of leakage or defects. If pressure gauges indicate a reduction in test pressures, it is assumed to indicate a leak unless an alternative cause can be readily identified. Strict adherence to these standards is essential to ensure the integrity and reliability of the piping system, as deviations may indicate potential issues that need prompt attention and resolution.

G2417.5 (406.5)

Detection of leaks and defects. The piping system shall withstand the test pressure specified without showing any evidence of leakage or other defects. Any reduction of test pressures as indicated by pressure gauges shall be deemed to indicate the presence of a leak unless such reduction can be readily attributed to some other cause.

Issue: Leak on gas test

Guidelines emphasizing the need for protective shield plates to prevent physical damage to concealed pipes in residential construction.

P2603.2.1
Protection against physical damage. In concealed locations, where piping, other than cast-iron or galvanized steel, is installed through holes or notches in studs, joists, rafters, or similar members less than 1.5 inches (38mm) from the nearest edge of the member, the pipe shall be protected by shield plates. Protective shield plates shall be a minimum of 0.062-inch-thick (1.6 mm) steel, shall cover the area of the pipe where the member is notched or bored and shall extend a minimum of 2 inches (51 mm) above sole plates and below top plates.

Issue: Failure to install adequate nail plates

Guideline emphasizing the minimum burial depth for underground gas piping systems.

Minimum burial depth. Underground piping systems shall be installed a minimum depth of 12″ (305 mm) below grade, except as provided for in Section G2415.12.1.

Issue: Failure to install underground gas lines at the specified minimum depth

Guideline addresses the protection of water, soil, or waste pipes from freezing. The guideline specifies measures such as insulation or heat provision to safeguard pipes installed outside buildings, in exterior walls, attics, crawl spaces, or areas prone to freezing temperatures.

 

P2603.5 Freezing. In localities having a winter design temperature of 32°F (0°C) or lower as shown in Table R301.2(1) of this code, a water, soil or waste pipe shall not be installed outside of a building, in exterior walls, in attics or crawl spaces, or in any other place subjected to freezing temperature unless adequate provision is made to protect it from freezing by insulation or heat or both. Water service pipe shall be installed not less than 12 inches (305 mm) deep and not less than 6 inches (152mm) below the frost line.
 
Issue: Neglecting measures to protect pipes

Addresses the correct provision of air for combustion, ventilation, and dilution of flue gases for appliances within buildings.

 

G2407.1 (304.1)
General. Air for combustion, ventilation, and dilution of flue gases for appliances installed in buildings shall be provided by application of one of the methods prescribed in Sections G2407.5 through G2407.9. Where the requirements of Section G2407.5 are not met, outdoor air shall be introduced in accordance with one of the methods prescribed in Sections G2407.6 through G2407.9. Direct-vent appliances, gas appliances of other than natural draft design and vented gas appliances other than Category I shall be provided with combustion, ventilation, and dilution air in accordance with the appliance manufacturer’s instructions.

 

Issue: Inadequate supply of combustion air for appliances

 Incorrect gauge usage in gas pressure tests.

 G2417.4 (406.4) Test pressure measurement. Test pressure shall be measured with a manometer or with a pressure-measuring device designed and calibrated to read, record, or indicate a pressure loss caused by leakage during the pressure test period. The source of pressure shall be isolated before the pressure tests are made. Mechanical gauges used to measure test pressures shall have a range such that the highest end of the scale is not greater than five times the test pressure.

Issue: Using wrong gauge for gas pressure tests resulting in inaccurate readings.

Protective depth for water service pipes mandated at a minimum depth.

P2603.6 Freezing.
In localities having a winter design temperature of 32°F (0°C) or lower as referenced in Table R301.2(1) of this code, a water, soil or waste pipe shall not be installed outside of a building, in exterior walls, in attics or crawl spaces, or in any other place subjected to freezing temperature unless adequate provision is made to protect it from freezing by insulation or heat or both. Water service pipe shall be installed not less than 12 inches (305 mm) deep and not less than 6 inches (152mm) below the frost line.
 

Issue:  Vulnerability of pipes to freezing

Mandated installation of an accessible main shutoff valve near the entrance of each dwelling unit.

P2903.9.1 Service valve.

Each dwelling unit shall be provided with an accessible main shutoff valve near the entrance of the water service. The valve shall be of a full-open type having nominal restriction to flow, with provision for drainage such as a bleed orifice or installation of a separate drain valve. Additionally, the water service shall be valved at the curb or property line in accordance with local requirements.

Issue: Challenges in promptly controlling water flow during emergencies or maintenance

Common Residential Mechanical Inspection Violations

Explore commonly missed plumbing guidelines in residential construction that often result in violations, offering insights to enhance compliance during inspections.

It is the responsibility of the permit holder or their representative to inform the building official when mechanical work is prepared for inspection. The person requesting inspections is obligated to ensure access and means for inspecting the work. Adherence to these duties is crucial to facilitate efficient and accurate inspections in compliance with the plumbing code.

R109.3

Inspection requests. It shall be the duty of the permit holder or their agent to notify the building official that such work is ready for inspection. It shall be the duty of the person requesting any inspections required by this code to provide access to and means for inspection of such work.

Issue: No one on-site / no answer

Proper air for combustion in buildings must comply with prescribed methods. Outdoor air should be introduced if requirements are not met.

G2407.1 (304.1) General. Air for combustion, ventilation, and dilution of flue gases for appliances installed in buildings shall be provided by application of one of the methods prescribed in Sections G2407.5 through G2407.9. Where the requirements of Section G2407.5 are not met, outdoor air shall be introduced in accordance with one of the methods prescribed in Sections G2407.6 through G2407.9. Direct-vent appliances, gas appliances of other than natural draft design and vented gas appliances other than Category I shall be provided with combustion, ventilation, and dilution air in accordance with the appliance manufacturer’s instructions.

Issue: Inadequate combustion air provisions impact appliance performance and safety

Water-level monitoring devices are required for down-flow units and coils without secondary drains.

M1411.3.1.1 Water level monitoring devices.

On down-flow units and all other coils that have no secondary drain and no means to install an auxiliary drain pan, a water-level monitoring device shall be installed inside the primary drain pan. This device shall shut off the equipment served if the primary drain becomes restricted. Externally installed devices and devices installed in the drain line shall not be permitted.

Issue: Absence of water-level monitoring devices poses risks of water damage

Air economizers are mandatory for cooling systems over specified capacities.

IEEC 403.5 Economizers. Supply air economizers shall be provided on each cooling system as shown in Table 503.3.1(1).

Economizers shall be capable of providing 100-percent outdoor air, even if additional mechanical cooling is required to meet the cooling load of the building. Systems shall provide a means to relieve excess outdoor air during economizer operation to prevent over pressurizing the building. The relief air outlet shall be located to avoid recirculation into the building. Where a single room or space is supplied by multiple air systems, the aggregate capacity of those systems shall be used in applying this requirement.

Secondary drains or auxiliary drain pans are required for coils without secondary drains.

M1411.3.1 Auxiliary and secondary drain systems.

In addition to the requirements of Section M1411.3, a secondary drain or auxiliary drain pan shall be required for each cooling or evaporator coil where damage to any building components will occur because of overflow from the equipment drain pan or stoppage in the condensate drain piping. Such piping shall maintain a minimum horizontal slope in the direction of discharge of not less than 1/8 unit vertical in 12 units horizontal (1-percent slope). Drain piping shall be a minimum of 3/4-inch (19 mm) nominal pipe size.

Issue: Incorrect drainage may lead to overflow and damage

Attics with appliances must have clear passageways for access, meeting specified dimensions.

M1305.1.2 Appliances in attics.

Attics containing appliances requiring access shall be provided with an opening and a clear and unobstructed passageway large enough to allow removal of the largest appliance, but not less than 30 inches (762 mm) high and 22 inches (559 mm) wide and not more than 20 feet (6096 mm) long when measured along the centerline of the passageway from the opening to the appliance. The passageway shall have continuous solid flooring in accordance with Chapter 5 not less than 24 inches (610 mm) wide. A level service space at least 30 inches (762 mm) deep and 30 inches (762 mm) wide shall be present along all sides of the appliance where access is required. The clear access opening dimensions shall be a minimum of 20 inches by 30 inches (508 mm) by 762 mm), where such dimensions are large enough to allow removal of the largest appliance.

Exceptions

  1. The passageway and level service space are not required where the appliance can be serviced and removed through the required opening.
  2. Where the passageway is unobstructed and not less than 6 feet (1829 mm) high and 22 inches (559 mm) wide for its entire length, the passageway shall be not more than 50 feet (15 250 mm) long.

Issue: Failure to provide required passageways limits access for servicing

Gas vents for fuel-fired appliances, specifically those using gas, must adhere to strict termination requirements. The use of the “Texas Pattern Roof Jack” for termination is prohibited. Instead, gas vents must extend through the roof flashing, roof jack, or roof thimble, terminating with a listed cap. Violating this guideline, as outlined in code G2427.6.6 (503.6.7) under Roof terminations, may compromise safety and result in non-compliance.

G2427.6.6 (503.6.7) Roof terminations.

Gas vents shall extend through the roof flashing, roof jack or roof thimble and terminate with a listed cap or listed roof assembly. G2422.1.2.1 (411.1.3.1) Maximum length. Connectors shall have an overall length not to exceed 6 feet (1829 mm). Measurement shall be made along the centerline of the connector. Only one connector shall be used for each appliance.

Issue: Improper termination of gas vents

Mechanical and gravity outdoor air intake openings must be a minimum of 10 feet away from contaminants.

R303.4.1 Intake openings.

Mechanical and gravity outdoor air intake openings shall be located a minimum of 10 feet (3048 mm) from any hazardous or noxious contaminant, such as vents, chimneys, plumbing vents, streets, alleys, parking lots and loading docks. Where a source of contaminant is located within 10 feet (3048 mm) of an intake opening, such opening shall be located a minimum of 3 feet (914 mm) below the contaminant source.

Issue: Proximity to hazardous contaminants may impact indoor air quality

Disposal of condensate from cooling coils must be made only to approved locations. Discharging condensate into inappropriate areas is a violation of code standards.

M1411.3 Condensate disposal. Condensate from all cooling coils or evaporators shall be conveyed from the drain pan outlet to an approved place of disposal. Condensate shall not discharge into a street, alley, or other areas where it would cause a nuisance.

Issue: Improper disposal of condensate from cooling systems.

Common Residential Electrical Inspection Violations

Explore commonly missed electrical guidelines in residential construction that often result in violations, offering insights to enhance compliance during inspections. Utilizing the 2020 National Electrical Code (NEC) w/amendments.

Violation of electrical standards by using components in ways not specified by the National Electrical Code (NEC) Article 110.3 (B).

Issue: Non-compliance with NEC standards may result in safety hazards and electrical system inefficiencies

Extension cords cannot be used as a permanent wiring method, concealed, or run through walls/ceilings.

NEC Article 400.12

Extension cords not used properly; used as permanent wiring method, concealed, ran through walls/ceilings.

Issue: Improper use of extension cords poses safety risks and violates code.

This guideline indicates a failure to establish proper grounding or bonding.

NEC Article 250.24 (B)

Missing grounding or bonding at first over current device.

Issue: Lack of proper grounding or bonding

AFCI Protection Not Installed Properly or Failure to Install Correct AFCI Combination Breaker

NEC Article 210.12

AFCI protection not installed properly or failure to install correct AFCI combination breaker NEC

Issue: Inadequate AFCI protection can compromise electrical fire safety measures

Missing or improperly installed ground fault circuit interrupters.

NEC Article 210.8

Missing or improperly installed Ground Fault Circuit Interrupters (GFCI)

  • All kitchen counter outlets.
  • All outlets in a garage.
  • Exterior outlets.
  • Outlets in unfinished basements and crawlspaces.
  • Bathroom outlets.
  • Outlets within 6 feet of any sink / wet-bar PVC pipe not glued properly. NEC Article 352.48

Issue: Absence or incorrect installation of GFCIs poses electrical shock hazards

Proper spacing and location of receptacles (electrical outlets) in residential dwelling units.

NEC Article 210.52

Proper spacing and location of receptacles in residential dwelling units: 6 feet-12 feet rule, and each wall with a width of 24” or greater. Spacing of outlets kitchen counter tops: 24 inch – 48″ rule and each wall with a width of 12 inches or greater. Outlets installed on peninsula and island spaces.

Issue: Incorrect spacing and placement of receptacles may result in inadequate electrical access and convenience.

Adequate protection of wire, nail strips or nail stud shoes.

NEC Article 300.4 (A) (1)

Protection of wire, nail strips or nail stud shoes properly installed.

Issue: Inadequate protection may lead to damage, affecting the integrity of the electrical system.

Missing Effective Ground Fault Path

NEC Article 250.4 (A) (4)

Absence of an effective ground fault path due to broken, separated, or missing parts.

Issue: Lack of a proper ground fault path compromises safety and may result in electrical malfunction.

Mandates accessible access for pumps on Jacuzzi-type bathtubs without causing damage to the building finish.

NEC Article 680-73 Access for pumps on Jacuzzi type bathtubs, shall be accessible without damaging the building finish.

Issue: Inadequate access compromises maintenance and repair of Jacuzzi-type bathtubs.

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