Standard Review - Residential Building Plans

Process Description
The Standard Review - Residential Building Plans process is the most commonly used path for reviewing, approving and permitting One & Two Family Dwelling projects being constructed within the City of Raleigh's jurisdiction. This full structural review path takes approximately eight (8) days per cycle. The City of Raleigh also offers other residential review options for projects that qualify which will significantly speed up the review cycle time. You may wish to consider these Residential review options: Certified Review, Redi Review and Residential Stand Alone.

When does a project require a plan review and/or permits?

According to the State Administrative Code, no person may commence or proceed with:

1. The construction, reconstruction, alteration, repair, movement to another site, removal, or demolition of any building;
2. The installation, extension, or general repair of any plumbing system;
3. The installation, extension, alteration or general repair of any heating or cooling equipment system; or
4. The installation, extension, alteration or general repair of any electrical wiring, devices, appliances, or equipment...

without first securing from the Inspections Department with jurisdiction over the site of the work each permit required by the North Carolina State Building Codes and other State or local law or local ordinance or regulation applicable to the work. (General Statute 153A-357 and 160A-417). For more details, reference the specific technical code for each trade as provided by the Department of Insurance. If you are still unsure if your project warrants a review and permitting, please contact Leon Skinner for more information at (919) 996-4207 for assistance.

See the City of Raleigh Development Service Glossary for any unfamiliar terms.

Are there any prerequisites to this process?

• If property is on a state road then all NCDOT driveway or encroachment permits must be obtained prior to building permit issuance
• Contractor must be licensed by the State of North Carolina unless construction cost is under $30,000.00 or homeowner is building his/her own home
• Recorded map must be approved and filed with the Department of City Planning and Wake County Register of Deeds
• Well and/or septic tank permit from Wake County Environmental Division, if City water and/or sewer is not already available on the property
• If a structure already exists on a lot proposed for new construction, a Building Permit for demolition work must be issued and the structure must be demolished prior to submitting plans for review
• Certificate of Appropriateness (Historic Districts and Landmarks), if applicable
• Board of Adjustment approval, if applicable
• For any previously developed property, it is suggested that the client contact the City of Raleigh Housing and Environmental Division at (919) 807-5110 or use the Public Access web tool to investigate potential active housing cases. If an active case is found, Housing/Environmental staff will provide instructions to the client for resolving all pending issues and closing the case
• Client must comply with the City of Raleigh Tree Conservation process

How do I start the process?

• Complete a City of Raleigh Permit Application
• Complete One & Two Family log sheet
• Reference the One & Two Family Residential Submittal Guide prior to submittal

What do I need to submit to the City?

What additional documents may be needed?

• NFPA 13-D Fire Sprinkler System Plan Requirements
• Driveway Cut Permitting Requirements
• Wake County Well/Septic Tank Permit from Wake County Environmental, if City water and/or sewer is not already available on the property
• If the structure is within six (6) inches of the building setback, a City of Raleigh Building Setback and Agreement is required
• Annexation Petition, if outside city limits and tapping onto city water and sewer
• Cross Access Agreement, if applicable. Cross access agreements are legal agreements made between private property owners. They are recorded at the Wake County Register of Deeds and include provisions to allow two or more property owners to have the right of access across one or more properties. It is typically applied to shared vehicular access in the case of a subdivision, site plan or zoning condition
• Certificate of Appropriateness (Historic Districts and Landmarks), if applicable
• Board of Adjustment approval, if applicable
• Plot Plan Stamp
• Smoke Alarm Requirements
• R313 Carbon Monoxide Alarms
• Wood Decks -2009 Appendix M

Where can I find detailed information regarding submittals?
Residential Plan Submittal Guide

Where do I submit my application?

Plan submittal packages may also be dropped off at the address below and they will be couriered daily to the Litchford Satellite office location:

Note: Dropping off submittal packages at this location will result in a one day delay in processing to allow for courier time.

What are the keys to success?

• Complete the City of Raleigh Permit Application accurately and legibly
• Plans are drawn to architectural scale and legible
• Plot plans are drawn to engineer's scale and legible. Must include the plot plan stamp
• Ensure that plan content meets requirements as outlined in the One & Two Family Submittal Guide
• Verify the project address is correct. To check the current address assigned to a specific property, check the iMAPS on-line property mapping system. If you think your address is incorrect, contact the Planning Department at (919) 516-2626 for address assignments
• Recorded map - If there is no recorded map for the property, then a copy of the current survey in addition to the property description on file with Wake County Register of Deeds is acceptable
• All building plans are designed to meet the requirements of the current North Carolina State Code(s)
• Make sure that the square footage is the same on the application as it is on the plans
• Contractor information (contact information, business license, workers compensation, liability insurance, etc.) must be correct in the City of Raleigh Contractor file. Contact the DSCSC at (919) 516-2495 to confirm the accuracy of all required data
• All contractors must have a City of Raleigh Business License, if work is being done within the City Limits of Raleigh, unless you are a homeowner acting as your own contractor
• Contractor must have proof of Workers Compensation or process a Worker's Compensation Exception Form (Contractor's option)
• Be aware that permits will not be issued to the final 25% of the development until all Infrastructure Construction requirements are met
• NFPA 13D Multipurpose (or "Combination") Fire Sprinkler Systems to be installed in one and two family dwellings are reviewed and inspected as part of the Plumbing trade. An additional and separate Plumbing permit is required to install the 13D systems. Single Family Dwellings are not required to have a Fire Sprinkler System installed; however, townhouses with two (2) or more units are required to have a Fire Sprinkler installed. (Note: Traditional stand alone fire sprinkler systems are reviewed and inspected by the Fire Trade.)

What are the top ten common oversights that result in Plan Review Unresolved Issues?

1. Plot plan dimensions do not match recorded map and/or building dimensions omitted
2. Well & Septic permits from Wake County Environmental omitted from submittal package
3. Footings undersized for loads imposed, piers and/or wall footings
4. Point loads not identified
5. Truss layout and/or truss profiles omitted from submittal package
6. Pre-Manufactured beams not designed and sealed by NC Engineer or Architect
7. Header schedule and/or supporting studs for beams/headers omitted from submittal package
8. Load(s) imposed by Girder truss, if truss system, not identified on roof framing plan
9. Walk-up attic floor plan and square footage omitted
10. Seal date on plans exceeds one year and/or plan font reduction reduces clarity of plan data

What fees are involved and when do I pay them?

• See Development Fee Schedule
• Fee is due at the end of the process before permit is issued
• Payment types accepted are cash, MasterCard, Visa or check made payable to: City of Raleigh
• All permit fees are processed by the cashiers at the same location you chose to drop off your submittal package (DSCSC or Litchford Satellite Office)

How long will this process take?

• Approximately eight (8) business days for the standard review process
• Approximately eight (8) business days for re-stamp plans (plans that have been lost or stolen)
• Approximately eight (8) business days for Field Revisions
• Approximately 4 - 8 business days for Plan Review Re-submittals (plans previously reviewed with unresolved issues)