The Building Inspection Division is the service area within the Community Development Department that is charged with enforcing the City of San Mateo building and related technical codes. These codes contain the minimum standards to safeguard life, health, property and public welfare. These codes also regulate the design, repair, maintenance, construction, alteration, moving or demolition of buildings in order to ensure the safe use of such buildings.

1. Inspection services - to ensure that new construction or alterations to existing structures or buildings are being performed in a manner that complies with the minimum standards set forth in the building and related technical codes. 2. Plan review services...of construction documents including plans, engineering data, energy conservation reports, fire sprinkler and fire alarm plans for compliance with applicable codes and ordinances. 3. Permit issuances...for building, plumbing, electrical, mechanical, fire sprinkler and fire alarm construction, alteration or installation work. Other services provided by the Building Inspection Division include off hour inspections, time extensions for building permits, inspection of fire sprinkler systems for one and two family dwellings, code interpretation consultation, and inspections of daycare facilities located in single family dwellings for 14 or fewer children.

Inspections are performed in the time frame of morning or afternoon. Morning inspections take place between the time frame of 9:00am and 12:00 noon. Afternoon inspections are performed between 12:30pm and 5:00pm. There are no special times that can be requested other than between those hours.

Inspectors will be at the job site for the inspection 24 hours from the time you called to schedule the inspection. *Calls received after 4:30pm will be scheduled for the next business day. To receive a morning inspection you need to request your inspection before 12:00 noon. Any calls received after will be scheduled for the afternoon.

To cancel or reschedule an inspection, please call: (650) 522-7172.

The following is a summary of typical inspections and the stage when the inspection should be scheduled. Each project will require the inspections relative to the work that is being done. Foundation: A foundation inspection shall be scheduled when the trenches are excavated, forms and steel reinforcing bars are in place, but prior to concrete being poured. Under Floor: An inspection shall be scheduled after all under floor framing, plumbing, electrical, and mechanical is complete and before insulation and the sub-floor is installed. Roof Nail: A roof nail inspection is required after the roofing deck is installed and before applying any roofing materials. Exterior Shear Nail: A shear nail inspection is required after the shear walls are installed and before any exterior protection in applied. Fire Inspection: A residential fire sprinkler system inspection is required for piping, hangers and sprinkler location before the rough framing inspection. Rough Frame: The rough framing inspection shall be scheduled after the roof and walls are weather tight. All rough framing, rough electrical, rough plumbing, and rough mechanical shall be completed prior to the inspection. Also, if automatic fire sprinklers are installed, a fire inspection shall be completed prior to a rough framing inspection. Electrical: A rough electrical inspection shall be scheduled after all the electrical wiring is run and before the receptacles are installed. If a rough framing inspection is required, the electrical system will be inspected at that time. After all the work is completed, a final inspection shall be scheduled and the electrical fixtures and receptacles will be inspected. Plumbing: • Under floor plumbing: When all under floor work is installed, at under floor inspection. Drainage systems shall be tested and inspected while under 10 foot headwater test and water piping shall be tested under working pressure. • Rough plumbing: A rough plumbing inspection shall be scheduled after all the plumbing systems (drainage, vents, water and gas piping) are completed. If a rough framing inspection is required, the plumbing system will be inspected at that time. Drainage and vent systems shall be tested and inspected while under 10 foot headwater and water piping shall be tested under working pressure. • Main Sewer Line: The main sewer line and its connection to the public sewer shall be scheduled for a water test inspection. • Gas Lines: All gas lines and systems require an inspection before connections are made to the supply lines. If a rough framing inspection is required, the inspection for the gas line shall be inspected along with the rough frame. For the inspection, the installer shall supply equipment to conduct an air pressure test of ten pounds for 15 minutes to be verified by the Building Inspector. Mechanical: • Under floor inspection: An inspection is required for under floor ducts or vents. If an under floor inspection is required, the mechanical ducts and vents will be inspected at that time. • Rough mechanical: A rough mechanical inspection shall be scheduled after the mechanical system, heat ducts, exhaust and vent ducts are installed. If a rough framing inspection is required, the inspection for the mechanical system shall be inspected along with the rough frame Lath and Plaster: An inspection shall be scheduled to inspect the attachment (screwing or nailing) of all firewalls and water-resistant wallboard. An inspection shall also be scheduled to inspect the attachment for all exterior lath. • Insulation: All required insulation shall be inspected after installation and before the material is covered. Final Inspection: When all work is completed a final inspection shall be scheduled prior to occupancy or use of the area. If automatic fire sprinklers were installed, a final inspection from the Fire Inspector shall be scheduled and approved prior to scheduling the final Building inspection.

If a special inspection for certain work is required of your project, the property owner must employ a special inspector who is certified by the Building Official to perform the special inspections required for your project. Special inspections are in addition to those inspections performed of the Building Inspection Division. The Property owner must supply the Building Official with a "notice of final inspection" by the special inspection agency before your job can be "finalized" by the City Building Inspector. If you have any questions about the special inspection requirements you should contact the plan checker assigned to your project. Field problems with special inspection should be brought to the attention of you City Building Inspector.

A Temporary Certificate of Occupancy (TCO) is normally issued to property owners who would like to occupy their property before all work required under a building permit has been completed. Provided that all life safety items and that no substantial hazards exist and all other city departments having conditions attached to the project agree, a Temporary Certificate of Occupancy may be issued when only "finish work" remains.

The Building Inspection Division investigates the following types of complaints: -Construction or alteration work in progress without a valid permit -Unauthorized changes of occupancy and unauthorized changes of use in a non-residential property. -Construction work in violation of "hours of work" ordinance. Upon verification that a complaint concerning violations of City of San Mateo Municipal Codes has or is occurring, a building inspector may issue a "notice of correction/stop work order" that will: a) Identify the violation b) Provide instructions as to what actions are required to correct the violation

You will be advised by a staff member of the actions needed to correct violations.

The purpose of a building permit is to control the type of construction and use of property. Building permits are based on the California Building Codes, adopted to protect health, general welfare, and the investment in property. Evidence of a building permit is often necessary to obtain financing. Many permits also require review by the Planning Division. The Planning Division reviews the height, size, and occupancy type of your project, as well as neighborhood concerns.

A permit is required for any construction, repair, improvement, modification, or demolition.

Plans are required for any addition, alteration or construction of a new structure (Structural and Non-Structural). Some projects that require plan submittals are: - Removing all or part of a wall - Skylight - Changing garage parking or storage areas to a recreation room, play room, or bedroom - Any addition to the building or property such as adding a deck in the rear yard, constructing a new addition, or adding a new story. Also, building a new deck or enlarging an existing one, when the deck surface is more then 18 inches above the ground. (Check with the zoning codes to see if restrictions apply) - Changing the number of dwelling units - For a building permit application that requires plans: - Submit a minimum of four sets - Draw to a uniform scale (1/8" = 1 ft. or 1/4" = 1 ft). - Paper size no less than (11" x 17") - Draw in a manner so that they can be microfilmed - Plans must show location, nature and extent of the existing and proposed work. - Show, in detail, how they conform to the provisions of the code and all other laws and regulations. - If submitting structural plans, two sets must be submitted, wet stamped and signed by a professional engineer or architect. A complete plan should illustrate the following items: - Building location and relationship to the street, sidewalk, property lines and other items on or near the property. - Distance(s) between the house walls and the front, back, and side lot lines. - Exterior elevations illustrating the addition or the change being made. - Plans for each floor being remodeled or added to show both the existing and proposed work. - Type and size of all building materials to be used. Show connections/attachments. - Structural drawings and calculations if required. - Title 24 Part 6 Energy Calculation for new living areas. Information and forms that have been glued, pasted or taped onto plans are not acceptable, nor is "white-out" allowed on permit drawings.

Prior to getting a permit you might be required to submit your plans for plan check. Submit a minimum of four sets of plans, pay a Plan Check fee that is based on the construction valuation of the proposed project. Allow up to 20 working days for review. If any department has comments on your project they will issue a correction notice which will be faxed or mailed to the individual who submitted the plans. The applicant should make the corresponding corrections on a new set of plans and re-submit the plans. The plans are put back into the routing system and reviewed a second time. Once the plans are approved by all departments, we will package your permit for issuance and call the applicant to come pick up the permit. Only the contractor or the homeowner may pull the permit at this time. An agent for the owner or contractor must have a letter from the owner stating that the agent has been given permission to pull the permit. A Building Permit fee is paid at the time the permit is picked up. This fee is based on the construction valuation and any plumbing, mechanical, or electrical work being done.

To have a plan check consultation you need to speak with a Building Plan Checker. Plan check hours for consultation are Monday through Friday, 9:30am to 11:30am. If you have any problems with these times, make an appointment for a plan check outside of the plan check hours by contacting the Building Division at (650) 522-7172.

The California Architect and Engineer Practice Act identifies the types of work that must be prepared and designed by an Architect or Engineer. Even if not required, you may choose to hire one for your project. Owner, contractors, and/or designers can prepare and sign plans for remodeling work or new construction of a single family dwelling of wood frame construction not more than two stories in height with spans between bearing walls not exceeding 25 ft. However, special structural components such as engineered foundation or shear walls, retaining walls over four feet high, underpinning, rigid frames, structural steel or reinforced concrete or wood trusses, glu-laminated beams, columns and arches shall be designed and signed by a licensed architect, civil engineer or structural engineer.

Yes, you can do the work on your own residence. You may also hire another person or a contractor to do the work on your own home. Contractors must be licensed and maintain the proper insurance and business license. State law requires workers' compensation insurance be provided for all workers, so be sure you or the contractor can provide workers' compensation insurance.

Some products commonly used in home remodeling projects require prior approval by the Building Division, or listed by a nationally recognized independent agency. Some of the listing agencies are Underwriters Laboratories (UL), American Gas Association (AGA), and the International Conference of Building Officials (ICBO). Some agency listings include prefabricated fireplaces and stoves, furnaces and heaters insulation, etc. When you have identified a specific brand and model you want to install, check with the Building Division to see if it has been approved for use in the City of San Mateo.

Some permit applications for mechanical work can be approved over-the-counter. Examples include: - Installation of a new furnace in the same location or replacement of an existing furnace. - Installation of any listed appliance in strict accordance with manufacturer's instructions for residential single family dwellings. - Minor addition of fan fixtures, ventilation units, or replacement of ducts or mechanical units within a residential single family dwelling.

Some permit applications for plumbing work can be approved over-the-counter. Examples include: - Replacement of residential water heaters. - Sewer replacement/repairs to residential dwellings, (note: work being done in the public right-of-way requires an encroachment permit issued by the Department of Public Works). - Residential gas piping repairs/replacements. - Replace/repair water piping in residential dwellings. - Replace/repair drains or vents in residential dwellings. - The installation of residential lawn sprinklers.

Some permit applications for electrical work can be approved over-the-counter. Examples include: - Residential electrical service upgrade. - Installation/Replacement of receptacles, switches, lighting outlets, or lighting fixtures. - Temporary power poles.