Building & Safety Division (FAQ's)

Whether we are in our homes, offices, schools, or places of entertainment, we

take for granted the fact that the structures that surround us are safe. What

we usually don't think about is that most aspects of building construction -

framing, wiring, heating, and plumbing facilities - represent a potential

hazard to building occupants and users.

Building codes strive to reduce risks to an acceptable level. Building

inspections provide the means to verify that the codes have been followed.

The building permit is the link between the two. The permit and inspections

ensure that your personal safety is protected and that your investment in your

home also is protected.

The County of Los Angeles Building Code requires that building plans be retained for a minimum of 90 days from the date of completion of the work covered on the plans. After 90 days, residential plans are typically discarded. The space required to store plans for every house built in the unincorporated county areas makes it prohibitive to keep them. One possible option for finding the as-built plans for any structure is to contact the original builder, designer, and/or engineer. This information can typically be found on the original building permit.

A: The California Building Standards Code (CBSC) is maintained by the California Building Standards Commission (www.bsc.ca.gov) and contains the codes and laws that regulate the construction of all buildings and structures in the State of California. The CBSC is Title 24 of the California Code of Regulations (CCR) and consists of twelve parts: Five (5) parts are authored by the State of California and seven (7) parts are based on model codes that are authored by various model code writing bodies.

The new 2022 California Building Standards Code includes:

• Part 1, 2022 California Administrative Code (CAC) published by the International Code Council (ICC)
• Part 2, 2022 California Building Code (CBC), which is based on the 2021 International Building Code (IBC) published by the International Code Council (ICC)
• Part 2.5, 2022 California Residential Code (CRC), which is based on the 2022 International Residential Code (IRC) published by the International Code Council (ICC)
• Part 3, 2022 California Electrical Code (CEC), which is based on the 2020 National Electrical Code (NEC) published by the National Fire Protection Association (NFPA)
• Part 4, 2022 California Mechanical Code (CMC), which is based on the 2021 Uniform Mechanical Code (UMC) published by the International Association of Plumbing and Mechanical Officials (IAPMO)
• Part 5, 2022 California Plumbing Code (CPC), which is based on the 2021 Uniform Plumbing Code (UPC) published by the International Association of Plumbing and Mechanical Officials (IAPMO) Part 6, 2022 California Energy Code (CEC), which is written by the California Energy Commission (CEC), and published by the California Building Standards Commission
• Part 8, 2022 California Historical Building Code (CHBC) published by the International Code Council (ICC)
• Part 9, 2022 California Fire Code (CFC), which is based on the 2021 International Fire Code (IFC) published by the International Code Council (ICC)
• Part 10, 2022 California Existing Building Code (CEBC), which is based on the 2021 International Existing Building Code (IEBC) published by the International Code Council (ICC)
• Part 11, 2022 California Green Building Standards Code (CGBSC), which is based on the 2021 International Building Code (IBC) published by the California Building Standards Commission
• Part 12, 2022 California Referenced Standards Code (CRSC) published by the International Code Council (ICC)

The new 2022 California Building Standards Code will become effective January 1, 2023. All Over-the-Counter permits issued after January 1, 2023, must comply with the new 2022 California Building Standards Codes. All projects submitted for plan check to the Building Division after January 1, 2023, must comply with the new 2022 California Building Standards Code. 

It depends on the type of revisions being made. A simple minor clarification will not necessitate the need to revise the plans to comply with the new 2022 California Building Standards Code. A major change and/or addition to a project will need to comply with the new 2022 California Building Standards Code. Each specific case will need to be reviewed by the Building Department to determine which edition of the California Building Standards Code the revisions must comply with. 

        Building or installing:

• New buildings or structures
• Raised deck and/or patio cover
• Fireplaces
• Garages
• Swimming Pools and Spas (Including Portable Spas)
• Storage/recreation buildings
• Retaining walls and fences
  
  Adding or changing:
  
• Rooms
• Sliding doors, bay windows or other wall openings
• Water lines, outlets, drains, fixtures (such as sinks, garbage disposals, repiping,
• pool plumbing) or any other parts of the plumbing
• Furnaces or any other parts of the heating and gas system
• Electrical wire (service panels, circuits, outlets, or any other parts of the electrical
• systems. See Section 301(b) NEC for exemptions)
• Walls to enclose a porch
• Converting a garage to livable area
  
  Replacing or repairing:
  
• Roofing
• Termite damage work (replacing siding, foundation sills, etc.)
• Porches
• Wall covering (stucco, siding)
• Sandblasting
  
  Demolishing:

Any structure, or part of a structure, or any other changes that affect the structure of any building, even an accessory building, on your property.

For commercial and industrial and exterior property owners, permits are also required for tenant improvements such as interior and exterior partitions, kitchen and dining room changes, installation of disabled access features, changes of use, signs and after-hours permits for doing work outside of specified times and dates.

Yes! All permits can be applied for online. Smaller permits can be applied

for through our eTrakit - Over the Counter Permitting Portal .These smaller permits

include: Electrical permits, HVAC, Solar, Electrical Panel Upgrades, 

Re-Roofs, Plumbing permits, Water Heater* permits (*May need planning

approval prior to B&S Issuance*), etc.

-Kitchen and Bathroom Remodels, Exterior Door, Window & Skylight

Changeouts, ESS, etc can also be submitted for online “over-the-counter”

review when submitted to Buildingsafety@rpvca.gov .

-Any other reviews must be uploaded onto our online portal.

Online-Plan-Check-Portal .

The Building Department only does non-structural plan check over the

counter. This includes Kitchen Remodels, Bathroom Remodels, and Solar

Plans. Solar Plans can be expedited through our

ETrakit-Online-Permitting-Portal . Kitchen and Bathroom Remodels can

also be submitted for online as an “over-the-counter” review when submitted to

BuildingSafety@rpvca.gov . Any other major type of reviews must be uploaded onto

our online portal. Online-Plan-Check-Portal

Building Inspections:

• Foundation Inspection: When the excavation for footings is complete and footing forms and required reinforcing steel and structural embedment are in place, but before any concrete is placed. (Also needed are separate underground electrical, plumbing and mechanical inspections).

• Exterior Shear inspection:  When all exterior sheer elements are in place & correctly nailed, all required hardware (straps, clips, holdowns, ties & caps) are installed.

• Roof Sheathing Inspection: When all roof framing members are installed and the plywood or other sheathing is complete along with any required strapping.

• Wood Framing Inspection: When all roof, walls and floor framing, fire blocking, draft stopping and all pipes, chimney, vents and duct work are in place, but before any work is covered. Wood framing inspection will not be approved until rough mechanical, electrical, and plumbing inspections are completed.

• Insulation Inspection: When all thermal insulation is in place but before it is concealed. Inspect state energy requirements stated on the approved plans.

• Lath and/or Gypsum Board Inspection: After all lath and gypsum board is in place but before any stucco is applied, or before gypsum board joints and fasteners are taped and finished.

• Reinforced Masonry Inspection: In grouted masonry before any units are laid up, all steel must be tied and in place ready for concrete foundation pour. Grout inspection is required after units are laid. Final inspection is required after cells are grouted and cap is installed.

• Structural Steel Inspection: When structural steel members are in place and required connections are complete but before concealing any members or connections. Certificates of Compliance are to be given to the City Inspector.

• Re-roof Inspection: Sheathing inspection and building final inspection. 

Electrical Inspection:

• Underground: After conduit or cable has been installed in trench but not covered.

• Rough wiring: Before any part of the work is concealed and prior to framing inspection. Telephone, television, intercom, security, doorbell and thermostat cable need to be in place for rough inspection. Compliance with Title 24 Requirements for Residential Lighting is checked.

• Final: When all fixtures, appliances, and systems are in place and connected.

Plumbing Inspections:

• Underground or sub-floor plumbing: After material has been installed and tested, including sewer.  Sewer Cap, is inspected for demolition projects.

• Rough plumbing: Before any part of the work is concealed (including shower pan hot mop), prior to framing inspection and after roofing is installed.

• Gas piping test: After lath or gypsum board has been installed.

• Shower pan.

• Final: After all fixtures are in place and connected.

Heating, Ventilating and Air Conditioning Inspections:

• Underground/Sub-floor duct inspection.

• Rough: Before any part of the work is concealed, metal fireplace rough, prior to framing inspection and after roofing is installed.

• Final: All appliances and equipment are in place and connected (Performance test may be required).

Final Inspection:

• Call for final inspection when the construction has been completed.

• All external surfaces must be painted, or otherwise sealed, weather-stripping must be installed on all new windows and doors, and all electrical or plumbing fixtures have been installed. Interior painting, wallpapering, or carpeting need not be complete.

• Smoke & Carbon Monoxide alarms must be installed as required by the latest edition of the California Residential Code.

Your job card will have information on whether the permit is finaled, as

well as the inspections you have passed. If the job card was not present at

the time of the inspection, however the inspector passed the final

inspection, you can check online by creating an account and searching using Permit Inspection Search feature. or by emailing staff with your request at

BuildingSafety@RpvCa.gov .

When equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the Building & Safety Department.

Some types of repairs are exempt, and some aren't.

A common statement heard at the counter after one has received a Stop Work notice is: “I was only doing repairs, and my contractor told me repairs don’t require a permit.” While we are sure that your contractor means well, he may not know RPV's code's. It is always better to check with us before you begin work. MOST COMMON TYPE'S OF WORK EXEMPT FROM PERMIT'S can be viewed by clicking here.

Building Inspectors are in the field performing inspections for the majority of the day and are only present in the office for a short window of time each day.  They can be reached at the Building Counter and by phone or email between the hours of 7:30 am - 9 am. or 4:30 pm to 5:30 pm. Call 310-544-5280 and request to speak to an inspector. You can also reach them by email using the following information listed below:

Desirea Molina: DesireaM@rpvca.gov

Erick Monsivaiz: EMonsivaiz@rpvca.gov

Once your permit is issued, you will need to schedule periodic inspections.

Please be aware that inspections are a First-Come-First-Serve Basis. There is a

limited number of stops allowed per day. If you want a better chance of

getting the date you prefer, we recommend you schedule in advance. 

Inspection requests should be made online at Rpvca.gov/inspections  or by phone at 310-544-5279. Please provide the following information:

• Permit number (s):
• Site address :
• Type of inspection being requested.  Include any additional info that the inspector might need to properly conduct your inspection.
• Date of desired inspection. (Inspection dates are not guaranteed.  You will receive a confirmation email once your inspection is scheduled.)
• Inspection contact name and phone number.
• Inspections may be conducted in person or virtually upon approved request. Practice social distancing during the inspection. If you are not feeling well, please reschedule the inspection.

All inspections are performed between 9 am-12 pm (AM) and 1 pm-4:30 pm (PM).

Most likely no. We only are required to retain plans per the Rancho Palos

Verdes Municipal Code for up to two years after the permit has been

finalled. We do however maintain building permit records for residential,

commercial and industrial construction. please contact the Los Angeles County Assessor for original plans.