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Building & Safety Division (FAQ's)
- Why do I need a building permit?
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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.
- Where can I find the original plans for my house?
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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.
- What is the California Building Standards Code?
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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)
- When is the new 2022 California Building Standards Code effective?
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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.
- If my project was permitted under the 2019 California Building Standards Code and I need to revise my approved plans, which edition of the codes will be applicable?
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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.
- When are permits needed?
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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.
- Can I apply for a permit online?
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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.
- Can plan check be done over the counter?
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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
- What type of building inspections are required?
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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.
- How can I check my permit Inspection results?
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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
- Emergency repairs without a permit?
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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.
- Work exempt from permit's?
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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.
- How do I contact a Building Inspector?
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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
- How do I schedule inspections?
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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).
- Do you have plans of my home?
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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.
Important Reminder: The Building & Safety Division and the Planning Division have separate requirements for the approval of retaining walls. These requirements apply to the Building & Safety portion only. All applicants must first inquire about the proposed project with the Planning Division at 310-544-5287 or via email at planning@rpvca.gov.
A Building Permit and engineering calculations are REQUIRED when:
- The wall is greater than 4’-0” measured from bottom of footing to top of wall.
- When the retaining wall is supporting a surcharge (slope greater than 6 horizontal to 1 vertical, or loads from adjacent footings, driveways, etc.), regardless of wall height
- The wall is supporting any structure, driveway, pool, or street .
- Any retaining wall in excess of 30 inches/2.5ft in height as measured from the bottom of the footing to the top of the wall that is constructed on or within 10 feet of a slope that has a grade of 5:1 (20%) or steeper.
Plans are REQUIRED for all walls requiring a building permit and must include:
- Engineering design calculations, stamped and signed by a licensed architect or civil engineer .
- Plans shall include site plan showing property line locations, street locations, location of the work, length of walls, setbacks to existing buildings, decks, fences, pools, PUE’s, etc.
- Plans shall include a construction section for the wall(s) showing materials, footings, reinforcement, height of wall, height and slope of backfill, drainage system, etc.
**An Encroachment Permit may be required from the Public Works Department for any walls located in the public right-of-way. Contact Public Works, at 310-544-5252.
Considerations:
- Retaining Wall Handout (PDF)- Does my wall require a permit?
- Submittal Requirements (PDF)- for walls on residential property
- Retaining Wall permitting process by order- See Below 👇🏽
2. Geology Soils Report Approval
5.Once steps 1-4 are completed and fees are paid, a building permit will be issued.
Please call for inspections at the following times:
1. When the footing excavations have been completed, the reinforcing steel has been securely tied into final position, and before the placement of concrete.
2. When the block has been laid and the reinforcing steel is in position, but before any grout has been placed. Steel is to be securely fastened in place to prevent movement during grouting. Lifts are not to exceed 6 feet high and blocks are not to be laid higher than the grout pour.
3. After grouting is completed and after rock or rubble wall drains are in place, but before backfill is placed.
4. When all work has been completed (Final Inspection).
The following are some general principles that can significantly reduce pollution from construction activity and help make compliance with stormwater regulations easy:
- Identify all storm drains, drainage swales and creeks located near the construction site and make sure all subcontractors are aware of their locations to prevent pollutants from entering them.
- Clean up leaks, drips, and other spills immediately so they do not contact stormwater.
- Refuel vehicles and heavy equipment in one designated location on the site and take care to clean up spills immediately.
- Wash vehicles at an appropriate off-site facility If equipment must be washed on-site, do not use soaps, solvents, degreasers, or steam cleaning equipment, and prevent wash water from entering the storm drain. If possible, direct wash water to a low point where it can evaporate and/or infiltrate.
- Never wash down pavement or surfaces where materials have spilled. Use dry cleanup methods whenever possible.
- Avoid contaminating clean runoff from areas adjacent to your site by using berms and/or temporary or permanent drainage ditches to divert water flow around the site. Reduce stormwater runoff velocities by constructing temporary check dams and/or berms where appropriate.
- Protect all storm drain inlets using filter fabric cloth or other best management practices to prevent sediments from entering the storm drainage system during construction activities.
- Keep materials out of the rain - prevent runoff pollution at the source. Schedule clearing or heavy earth moving activities for periods of dry weather. Cover exposed piles of soil, construction materials and wastes with plastic sheeting or temporary roofs. Before it rains, sweep and remove materials from surfaces that drain to storm drains, creeks, or channels.
- Keep pollutants off exposed surfaces Place trash cans around the site to reduce litter. Dispose of non-hazardous construction wastes in covered dumpsters or recycling receptacles.
- Practice source reduction reduces waste by ordering only the amount you need to finish the job.
- Do not over-apply pesticides or fertilizers and follow manufacturers instructions for mixing and applying materials.
- Recycle leftover materials whenever possible. Materials such as concrete, asphalt, scrap metal, solvents, degreasers, cleared vegetation, paper, rock, and vehicle maintenance materials such as used oil, antifreeze, batteries, and tires are recyclable.
- Dispose of all wastes properly Materials that cannot be reused or recycled must be taken to an appropriate landfill or disposed of as hazardous waste. Never throw debris into channels, creeks or into wetland areas. Never store or leave debris in the street or near a creek where it may contact runoff.
- Illegal dumping is a violation subject to a fine and/or time in jail. Be sure that trailers carrying your materials are covered during transit. If not, the hauler may be cited and fined.
- Train your employees and inform subcontractors about the stormwater requirements and their own responsibilities.
- Clean up spills immediately after they happen.
- When vehicle fluids or materials such as paints or solvents are spilled, cleanup should be immediate, automatic, and routine.
- Sweep up spilled dry materials (e.g., cement, mortar, or fertilizer) immediately. Never attempt to "wash them away" with water, or bury them. Use only minimal water for dust control.
- Clean up liquid spills on paved or impermeable surfaces using "dry" cleanup methods (e.g., absorbent materials like cat litter, sand or rags).
- Clean up spills on dirt areas by digging up and properly disposing of the contaminated soil.
- Clean up spills on dirt areas by removing contaminated soil.
- Report significant spills to the appropriate spill response agencies immediately (See reference list on the back cover of this booklet for more information).
Note: Used cleanup rags that have absorbed hazardous materials must either be sent to a certified industrial laundry or dry cleaner or disposed of through a licensed hazardous waste disposal company.
- Make sure all demolition waste is properly disposed.
- Demolition debris that is left in the street or pushed over a bank into a creek bed or drainage facility causes serious problems for flood control, storm drain maintenance, and the health of our environment. Different types of materials have different disposal requirements or recycling options.
- Materials that can be recycled from demolition projects include: metal framing, wood, concrete, asphalt, and plate glass.
- Materials that can be salvaged for reuse from old structures include: doors, banisters, floorboards, windows, 2x4s, and other old, dense lumber.
- Unusable, un-recyclable debris should be confined to dumpsters, covered at night and during wet weather, and taken to a landfill for disposal.
- Hazardous debris such as asbestos must be handled in accordance with specific laws and regulations and disposed of as hazardous waste. For more information on asbestos handling and disposal regulations, contact the South Coast Air Quality Management District.
- Arrange for an adequate debris disposal schedule to insure that dumpsters do not overflow.
- Contact Public Works for Dumpster information at 310-544-5252
Documents & Forms
- Best Management Practices Guide for Construction Sites Do's & Don'ts (PDF)
- Smoke-and-Carbon-Alarm-Declaration
- Construction Demo Waste Form
- Geology Application
- Minimum Best Management Practices (BMPs)
- RETAINING WALL HANDOUT (PDF)
- RPV Retaining Wall Checklist
- Septic Tank Abandonments Procedures (PDF)
- Plan Check Application
- Permit Application
Contact Us
-
Questions or Comments:
Tel: (310) 544-5280
Email: buildingsafety@rpvca.gov
Building Official
David Rasor
Tel: (310)-544-5321
Email: drasor@rpvca.gov
Inspection Request
E-Request
Tel: (310) 544-5279
Office Location
30940 Hawthorne Boulevard
Rancho Palos Verdes, CA 90275
Office Hours
Monday - Thursday
7:30am - 5:30pm
(closed noon to 1pm)
Friday
7:30am - 4:30pm
(closed noon to 1pm)
Saturday - Sunday
Closed
Technical Inquiries
Monday - Friday
7:30am - 8:30am
4pm - Closing
Allowable Construction Hours
Monday - Friday
7am - 6pm
Saturday
9am - 5pm
Sunday or Legal Holidays
No work allowed, unless a Special Construction Permit is obtained from the director. Said permit must be requested at least 48 hours before work.
Staff Directory
Contact Us
-
Questions or Comments:
Tel: (310) 544-5280
Email: buildingsafety@rpvca.gov
Building Official
David Rasor
Tel: (310)-544-5321
Email: drasor@rpvca.gov
Inspection Request
E-Request
Tel: (310) 544-5279
Office Location
30940 Hawthorne Boulevard
Rancho Palos Verdes, CA 90275
Office Hours
Monday - Thursday
7:30am - 5:30pm
(closed noon to 1pm)
Friday
7:30am - 4:30pm
(closed noon to 1pm)
Saturday - Sunday
Closed
Technical Inquiries
Monday - Friday
7:30am - 8:30am
4pm - Closing
Allowable Construction Hours
Monday - Friday
7am - 6pm
Saturday
9am - 5pm
Sunday or Legal Holidays
No work allowed, unless a Special Construction Permit is obtained from the director. Said permit must be requested at least 48 hours before work.
Staff Directory