Beginning a New Project

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A project can be many things. It begins with an idea and has many steps before completion. From a single family home to a baseball stadium, a project encompasses everything from development of construction drawings, application for permit, zoning and planning approvals, review of construction drawings, permitting, site work, building work, trade work, and multiple inspections. A project will include all steps and documentation needed to establish the legal use for a property or perhaps set the stage for future development. Choose an option below to begin narrowing down your path. 

Project will fall into one of two distinct categories and the category will determine which construction codes you can use for the creation of the construction plans and ultimately how your project will be evaluated for code compliance.  While the provisions of each code can differ, the intent or purpose of the code is the same: To establish the minimum requirements to provide a reasonable level of public safety, public health, general welfare, and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to fire fighters and emergency responders during emergency operations. 

What type of work will you be doing?

Common Questions:

What is the International Residential Code (IRC) and when does it apply?

The International Residential Code (IRC) was created to serve as a complete, comprehensive code regulating the construction of single-family houses, two-family houses (duplexes) and buildings consisting of three or more townhouse units. All buildings within the scope of the IRC are limited to three stories above grade plane. For example, a four-story single-family house would fall within the scope of the International Building Code (IBC), not the IRC. The benefits of devoting a separate code to residential construction include the fact that the user need not navigate through a multitude of code provisions that do not apply to residential construction in order to locate that which is applicable. A separate code also allows for residential and nonresidential code provisions to be distinct and tailored to the structures that fall within the appropriate code’s scopes.

The IRC contains coverage for all components of a house or townhouse, including structural components, fireplaces and chimneys, thermal insulation, mechanical systems, fuel gas systems, plumbing systems and electrical systems.

The IRC is a prescriptive-oriented code with some examples of performance code language. It is often said that the IRC is the complete cookbook for residential construction. It is important to understand that the IRC contains coverage for what is conventional and common in residential construction practice. While the IRC will provide all of the needed coverage for most residential construction, it might not address construction practices and systems that are atypical or rarely encountered in the industry. The IRC is meant to be all inclusive for typical residential construction and it relies on other codes only where alternatives are desired or where the code lacks coverage for the uncommon aspect of residential construction. Of course, the IRC constantly evolves to address new technologies and construction practices that were once uncommon, but are now common.

 

What is the International Building Code (IBC) and when does it apply?

The International Building Code (IBC) is a model code that provides minimum requirements to safeguard the public health, safety and general welfare of the occupants of new and existing buildings and structures. The IBC is fully compatible with the ICC family of codes.

The IBC addresses structural strength, means of egress, sanitation, adequate lighting and ventilation, accessibility, energy conservation and life safety in regard to new and existing buildings, facilities and systems. The codes are promulgated on a 3-year cycle to allow for new construction methods and technologies to be incorporated into the codes. Alternative materials, designs and methods not specifically addressed in the code can be approved by the building official where the proposed materials, designs or methods comply with the intent of the provisions of the code (see Section 104.11).

The IBC applies to all occupancies, including one- and two-family dwellings and townhouses that are not within the scope of the IRC. The IRC is referenced for coverage of detached one- and two-family dwellings and townhouses as defined in the exception to Section 101.2 and the definition for “Townhouse” in Chapter 2. The IRC can also be used for the construction of live/work units (as defined in Section 419) and small bed and breakfast-style hotels where there are five or fewer guest rooms and the hotel is owner occupied. The IBC applies to all types of buildings and structures unless exempted. 

 

What are the cost for submitting plans for an IRC residential project?

The following fees are required for the review of construction drawings associated with an IRC residential project. These fees help off-set the time invested by the plans examiners to ensure the contractor and/or owner has clear direction on how to meet the requirements of the code and that the project does not experience delays or additional costs because of preventable issues during the inspection process.

One- and Two-Family Dwellings

New Construction

$60.00

Additions and Alterations

$35.00

Swimming Pool, Garage or other Accessory Structures

$35.00

 

The initial fee payment for the review of construction documents provides for the initial evaluation and two (2) resubmittals for the verification of corrections or inclusion of additional information. If the plans are permittable after three (3) review cycles, additional fees will be assessed based on the which offices are approvals are outstanding.

Additional review fees (Building, Zoning, KUB, Planning, Electrical)

$100.00

Additional review fees (Engineering)

$100.00

 

The plans review 

What are the cost for submitting plans for an IBC commercial project?

The following fees are required for the review of construction drawings associated with an IRC residential project. These fees help off-set the time invested by the plans examiners to ensure the contractor and/or owner has clear direction on how to meet the requirements of the code and that the project does not experience delays or additional costs because of preventable issues during the inspection process.

All Buildings and Structures not classified as IRC residential

$0.00 up to and including $50,000.99 total valuation

$55.00

$50,001.00 up to and including $100,000.99 total valuation

$110.00

$100,001.00 up to and including $200,000.99 total valuation

$220.00

$200,001.00 up to and including $300,000.99 total valuation

$330.00

$300,001.00 up to and including $500,000.99 total valuation

$440.00

$500,001.00 up to and including $1,000,000.99 total valuation

$550.00

$1,000,001.00 up to and including $1,500,000.99 total valuation

$660.00

$1,500,001.00 up to and including $2,000,000.99 total valuation

$770.00

$2,000,001.00 up to and including $2,500,000.99 total valuation

$880.00

$2,500,001.00 up to and including $3,000,000.99 total valuation

$990.00

$3,000,001.00 or more total valuation

$1,100.00

 

The initial fee payment for the review of construction documents provides for the initial evaluation by the review groups and two (2) resubmittals for the verification of corrections or inclusion of additional information. If the plans are not permittable after three (3) review cycles, additional fees will be assessed based on the offices where approvals are outstanding. The following fees will be assessed on review cycle four (4) and greater

Additional review fee - any of the following: Building, Zoning, KUB, Planning, Electrical

$100.00

Additional review fee - Engineering

$100.00

 

 

 

Do I need a permit to building a shed/storage building on my property?

Yes.  You will need to submit a site plan that shows the dimensions of the lot, all existing structures, the size of the structure and the setbacks.  You will also need to provide an elevation or details documenting the height. This information will be reviewed and, once approved, will result in the appropriate permit. Some projects may qualify for exemptions provided by the code and will only require a certification permit be issued.

 

Am I required to have an architect or engineer prepare my drawings?

We live and work in an environment which is largely manmade. Tennessee law recognizes the need "to safeguard life, health and property, and to promote public welfare" in that environment by ensuring that design professionals — architects, engineers, landscape architects, and registered interior designers — who shape that environment are properly qualified. Through the State Board of Architectural and Engineering Examiners, the State sets standards for the education, experience, and performance of those who wish to practice these professions. 

In general, all structures must have plans prepared by design professionals registered by the Board. Plans and specifications for all structures classified as "assembly," "educational," and "institutional" in the Building Code must also be prepared by architects or engineers.  

The only exceptions to this requirement are:

  • Structures classified as "business," "factory-industrial," "hazardous," "mercantile," "residential" and "storage" occupancies which are:
  1. Less than three (3) stories in height; AND
  2. Less than five thousand square feet (5,000 sq. ft.) in total gross area;
  • One-family and two-family dwellings and domestic outbuildings pertaining thereto; 
  • Farm buildings not designed or intended for human occupancy; and
  • Sign that do not exceed either of the following limits (unless failure of the support system for the sign is likely to cause harm to people or property):
  1. Any portion of the sign is twenty feet (20') or more above the ground level; or
  2. Any portion of the sign is fifteen feet (15') or more above the ground level, and the sign has more than one hundred twenty square feet (120 sq.ft.) of total sign face area.

It should be noted that the law provides that any awarding authority, public or private, may require the services of a design professional for any project.

 

 

 

What plans are required for a residential project?

The FAQ list is currently under development. Additional information will be available soon but, in the meantime, please call the office with your questions at 865-215-3669.

 

Are plans required for a demolition permit?

A demolition permit is required when any building or structure is to be completely demolished. Partial demolitions or interior demolition is classified as an ALTERATION.

Typically, a demolition permit can be issued over-the-counter. In some instances, a site plan documenting the building(s) to be removed and/or a certificate of appropriateness needs to be submitted into the permanent records before the permit can be released. When this is the case you will be provided a link to upload your documents.

 

How do I change my plans once approved?

The FAQ list is currently under development. Additional information will be available soon but, in the meantime, please call the office with your questions at 865-215-3669.