A CLOSER LOOK AT BUILDING PERMITS Building Permits 101 Building permits are all about SAFETY! Building codes have evolved over time in direct response to building performance in real-life conditions such as fire, earthquake, flood, tornado, hurricane, etc. When these events result in loss of life or widespread property damage, evaluations are conducted to determine what can be done to prevent or reduce future loss and disruption. Areas of the country that are more susceptible to a specific hazard will have requirements targeted at that hazard. The south coast is susceptible to earthquakes and high winds requiring more resistance to those forces. It is through the permitting and inspection process that we regulate these safety measures. Oregon sets a minimum standard through the adoption of the Oregon Structural Specialty Code (Commercial buildings), Oregon Residential Code, Oregon Mechanical Specialty Code, Oregon Plumbing Specialty Code, Oregon Electrical Specialty Code, and the Oregon Fire Code. The City of Coos Bay administers the Oregon Structural Specialty Code, Oregon Residential Specialty Code, Oregon Mechanical Specialty Code, the Oregon Fire Code, and issues all building and mechanical permits inside the City limits of Coos Bay. Coos County administers the Oregon Plumbing Specialty Code and the Oregon Electrical Specialty Code and issues plumbing and electrical permits for the City of Coos Bay. When do you need a permit? Residential – All new construction, additions, alterations, repairs, equipment, use and occupancy of detached one- and two- family dwellings not more than three stories in height and their accessory structures (garages, sheds, decks, covered porches, etc). This includes converting garages or basements to habitable space, adding wall to create habitable space, enlarging door or window openings, adding electrical circuits, heating, ventilation or air conditioning units, converting a bath tub to a shower or vice versa, and retaining walls that impact a building. There are some exceptions: reroofing when no more than 10% of sheeting is being replaced, like for like window or door replacement, cosmetic work (paint, flooring, counter tops). Any work that requires a permit to install requires a demolition permit to remove. Remember, other permits such as land use or site development may be required even when a building permit is not. Example, any work in a flood plain, fences, small sheds, etc. When in doubt call 541-269-8918 to discuss your project. Commercial - All new construction, additions, alterations, repairs, equipment, use and occupancy of commercial buildings. There are fewer exemptions for work in/on commercial buildings. Permits are required for almost anything that is not cosmetic (papering, tiling, painting, carpet, counter tops, cabinets and finish work). Permits are required for any reroofing, residing, window or door replacements, changes to a path of egress, changing form one use to a different use (ex. office to retail store), resurfacing/restriping of parking lots, signs attached to buildings. Remember, other permits such as land use or site development may be required even when a building permit is not. For example, any work in a flood plain, fences, free-standing signs, etc. When in doubt call the City at 541-269-8918 to discuss your project.