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Perhaps you've considered modular homes before but had concerns about the permitting process.
It is a part of a major construction project that is clearly a complicated task. Making arrangements for
permits and corresponding inspections for electrical, plumbing, building and occupancy permits (to name a few)
is a lot to handle. Your project can be delayed or derailed by missing a step in this part of the process.
That's why selecting GBI-Avis is an important decision. With GBI-Avis you can put the permitting process out of your mind.
Included in every package are allowances for the cost of permits and we do ALL the leg work in getting
permits applied for and inspections scheduled..
It's all part of the complete services offered that make us a one-stop shopping modular home installer.
Here's some general information on typical documentation and permitting issues. It may not be complete but we have
attempted to address the situation as thoroughly as possible.
WHO NEEDS A BUILDING PERMIT?
Generally, repairs that do not essentially change a structure do not require building permits.
Certain kinds of work will only require filling out a simple form describing the work, and one
visit to the Permitting Office. Installation of new siding, roofing, windows or stairs fall into
this category. Beyond this, everything from installation of a new door to a completely new
structure will require a review by, and sign off from other review agencies, potentially
including the Board of Health, the Zoning Authority, the Conservation Commission, Fire Department
and the Planning Board. These kinds of projects include, but are not necessarily
limited to: additions, finishing of basements or other unfinished space in the building,
and sheds over 100 square feet in size, decks porches, garages and pools. Fences and retaining
walls over six feet in height also need building permits.
PLOT PLANS AND STRUCTURAL PLANS
PLOT PLAN CONCERNS
There are two main components to any building plan; plot plan and structural plan.
We’ll address plot plan concerns first. A plot plan will be necessary if an addition
or work separate from the existing structure is proposed. The plot plan, which might be
described as a simplified map of one’s houselot, will show the location of the proposed
addition in relation to the existing structure and property lot lines. The Building
Department requires that the site plan be presented as a Certified Plot Plan, that is,
it must be based on a survey plan bearing a surveyor’s stamp so as to verify that the
information shown has been surveyed in the field. Typically, this is put together by
using the Mortgage Survey Plan of the lot that is prepared at the time of the sale of
the property. This is very important in relation to a number of issues that follow.
While the Building Department has copies of these plans for many newer homes,
they may not be on file for older houses. Owners of older homes should look through
the papers they were given at their closing to see if they can find a copy of this plan.
The Certified Plot Plan is needed to assess any potential installation problems
or additional permitting needs. Because the shape of a project may have to change
considerably due to these issues, homeowners are advised to check in at the permitting
office to see what these issues may be before proceeding with the development of full
design plans. In project planning it is also important to realize that as the nature
of the project triggers these concerns, it can add time and expense to the process of
obtaining the building permit.
Because all these Boards must sign off on Building Permit applications, it is strongly
advisable to have these issues addressed before filing the Building Permit Application.
Board of Health Concerns
One of the major concerns which will be reviewed by the Board of Health is the
location of the project in relation to the septic system. Any structure must be
located a minimum of ten feet from the septic tank and twenty feet from the leaching field.
The Board of Health office will likely have a copy of the as-built plan for the
septic system for most new houses, but some research or inspections may have to be
done with older houses to locate these features. Another concern will be the adequacy
of the existing system. If the project proposes to add additional bedrooms as defined
by Title 5 to the house, then the approved capacity of the system must be reviewed,
particularly in light of new regulations, regarding nitrogen loading to groundwater.
Depending on the location of the project or the purpose of the addition, elements of
the septic system may have to be upgraded or replaced, which may require a certified
plan prepared by a qualified engineer, which will have to be reviewed and approved by
the Board of Health.
Another possible issue may be the closeness of the proposed work to any easements,
primarily drainage easements. These should be shown on a properly completed mortgage
survey plan, and generally structures cannot be located within them.
Zoning Concerns
A second concern will be whether the project will meet zoning setbacks. Every structure
must be a specified minimum distance from property lot lines. These distances differ
between the two major residential Zones (A and B) in Town. The Building Commissioner
is ultimately responsible for making a determination as to whether the proposal meets
zoning requirements. If the proposal is not in compliance, the homeowner can either
redesign the project to meet the requirements, or has the option of applying for a
Variance from the Board of Appeals. One should be aware that the grant of variances
is not automatic and that variances may only be granted if there is a clear showing
that in order to meet zoning requirements there would be a financial hardship relating
to the soil conditions, shape or topography of the lot. It will require a public hearing
and may take one month or more to complete the variance process.
One other zoning concern which one must be mindful of is limitations on building height.
This is typically not shown on a site plan, but should be considered early on to assure
this will not be a concern by the time a building permit application is submitted.
Wetlands Concerns
Any work proposing to disturb the earth within one hundred feet of wetlands, either by
excavation or regrading, potentially needs a permit from the Conservation Commission.
It will be necessary to determine if the project is within 100 feet of wetlands. For
many newer projects, wetlands have been field located and surveyed and shown on
development plans, and these plans can be used to assist in project permitting.
On older properties, one can check to Town’s Assessors’ Maps, which show wetlands
lines as identified from aerial photographs. While useful in indicating whether
this may be a concern, unfortunately these lines are not 100 percent accurate, and
it may be necessary to hire a wetlands specialist to locate wetlands lines so they
can be surveyed and shown on the site plan. Some very minor projects can occur within
100 feet of wetlands without a formal application and hearing process. On the other hand,
local regulations require the maintenance of certain undisturbed setbacks from wetlands,
so the project may have to be modified to meet those requirements. If substantial work
is proposed within 100 feet of wetlands, an application called a Notice of Intent must
be filed and a public hearing conducted. This process may take from 4 to 6 weeks and
results in a permit called an Order of Conditions.
Planning Board Concerns
The Planning Board will generally not be involved in residential projects. The Planning
Board is concerned with matters related to small businesses, especially if they are
expanding or changing their parking areas. This will require a site plan review by
the Planning Board. Generally, public safety issues such as traffic circulation to,
from and around the property, as well as sight lighting and stormwater drainage will
be the primary concerns of the Board. This process may take 4 to 6 weeks or more
depending on the complexity of the proposal, and the availability of time on the
Planning Board’s meeting schedule.
STRUCTURAL PLAN CONCERNS
Having identified and addressed all the concerns regarding the project plot plan,
such that one can be confident that the size and location of the requested work will
not have to be significantly changed, one can then proceed to finalize a structural
plan. A structural plan shows the structural assembly of the proposed construction
so that the Building Department can be sure it will meet Code requirements. The dimensions
of proposed doors and windows must also be shown. For large projects this is usually done
by an Architect, but for smaller jobs, a licensed contractor will usually be able to
prepare an adequate sketch plan.
If you are doing an addition or finishing a basement or other space, before completing
the Building Permit application, it will be necessary to take the structural plan for
the work to the Fire Department, so they may review and approve required fire safety
aspects of the project. If they are satisfied with the Plan they will stamp it approved
and provide you a copy to attach to the Building Permit application. Decks, sheds and
pools do not need this fire safety review.
The other review which will be required for the Building Permit application for an
addition or to finish space is the Masscheck Energy Audit. This is a form that is
usually completed by the contractor, although there are individual consultants and
some of the larger building material supply businesses which can assist the homeowner.
Essentially this form summarizes the size of the proposed project and associated windows,
doors and insulation to assure it will meet minimum energy conservation requirements.
Having assembled all this information, you will be ready to complete the building permit
application.
Who signs the Building Permit application form?
This is an important matter, because whoever signs the application assumes the
liability for any problems, including workmen’s injuries, that occur on the job.
The homeowner can sign the application, but should realize that he/she assumes a
degree of risk, and may want to check with their insurance agent to make sure they
have proper coverage. If the contractor signs the application, then they must typically provide
both their Licensed Supervisor’s Number, as well as their
Licensed Contractor Number, and a workmen’s compensation/liability certificate with
the application.
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Guaranteed builders, Inc. is a preferred installer for AvisAmerica® Modular Homes.
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the U.S. Department of Energy. Read more about AvisAmerica’s new ENERGY STAR options package. (PDF)
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