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1. Why do I need a building permit to do work on my own property?

Sand Springs, like other cities and many counties in Oklahoma, has adopted a set of uniform building, electrical, plumbing, and mechanical (heat and air) codes that provide minimum standards for new construction and renovations. The codes not only protect the lives of people living in homes or working in buildings, but they protect adjacent properties and their occupants. Building permits and inspections assure these minimum standards are followed.

2. Why can’t an inspector tell me how to build something?

Building and trade codes provide minimum life safety standards for construction. There are various construction techniques that can be used to meet these standards. Decisions on “how to build it” to meet code standards are left to design professionals.

3. What codes does the city use?

Like all cities and counties in Oklahoma with building permit and inspection processes, Sand Springs has adopted the 2015 International Codes Council code series for building construction and trade work, and 2014 National Electrical Code, as adopted and amended by the Oklahoma Uniform Building Codes Commission. A code set is available for public viewing in the Neighborhood Services office during normal business hours. To view the OUBCC amendments, go to www.ok.gov/oubcc/. The only local amendment requires installation of backwater valves on all building drain sewer connections.

4. What does a building permit cost?

Most of the costs associated with a building permit are based on a building’s square footage and the type and amount of installations or improvements being made. A building’s value is not computed into the cost of the permit. Individuals or firms securing a building permit pay all standard permit and inspection fees at the time the permit is issued. The larger a building is or the more electrical, plumbing or mechanical fixtures and appliances it contains, the higher the permit cost will be.

5. How long does it take to get a building permit?

Once a permit application and complete plan set is submitted, it enters a review process involving the City’s Planning, Neighborhood Services and Public Works departments. Commercial permits are also reviewed by the Fire Marshal. Residential permits are usually reviewed in one to two weeks. Commercial permits are usually reviewed in about 10 business days. However, that that time may vary depending on the project’s complexity and the need for additional information during the review process.

6. What plans should be submitted with a permit application?

As a general rule, plans for new construction or substantial renovations should be professionally prepared. With new construction or exterior alterations, a complete plan set shall include a site plan showing the building in dimensional relationship to property lines, as well as all public utility easements and street access. Commercial plan sets require two complete sets of authenticated engineered drawings for the site as well as the building.

7. Who can do the work?

Individuals can do their own building work (footing, framing, etc.) provided it meets minimum code standards. Electrical, plumbing and mechanical (heat and air) work must be done by contractors who are currently licensed by the state and registered with the city.

8. Why does the city do inspections?

Inspections assure that the work of a builder or contractor meets minimum code standards. They are performed at critical points during the construction process. City inspections are focused on life safety issues.

9. How is an inspection requested?

Inspection requests can be made by telephone at any time by calling 918-246-2572. Depending on the type of permit issued, an owner or general contractor can request inspections. With commercial permits, individual trades request their own inspections. In most cases, requests received prior to 9 a.m. will be performed on the same business day. Inspections involving public safety get priority over others.

10. Why are some inspections performed in groups?

Rough and final inspections are typically performed once all the trades have completed their work. This assures that one trade does not damage another’s work – such as a plumber cutting through a framing stud to make an installation. It also allows the owner or general contractor to look over the project in its entirety and address any concerns before receiving a rejected inspection.

11. When is a Certificate of Occupancy required as part of a building permit?

All new construction of habitable residential, commercial or industrial buildings requires a Certificate of Occupancy (CO) before the building can be occupied. Major commercial renovations or changes in business occupancies also require a CO. A CO allows for a final review by city departments to assure the project is completed according to submitted plans and that the building is safe to occupy.

12. What are the requirements for fences?

The City of Sand Springs does not require a permit or inspection for fences. However, the Sand Springs Zoning Code does restrict the maximum height of fencing to 4' in front of a home and 8' behind the front of the home. Subdivision covenants, which are not enforceable by the City, may prohibit fencing in front yards and may also regulate the types of allowable materials. It is recommended that fences be installed with the "smooth" side (the side that does show supporting posts or framing) facing outward,.

13. Is a permit needed to fix or replace a roof?

The City of Sand Springs only requires a permit to repair or replace a roof if the decking beneath of the roof or other structural components supporting the roof are replaced. Building codes only allow one layer of shingles above the decking. This means old roofing materials must to be removed before new roofing materials are installed. Roofing companies must be licensed by the State of Oklahoma.