BUILDING PERMITS
Many residents are confused about when a building permit is necessary and why it benefits them to acquire a permit for their construction project. Most construction or remodeling projects - large or small - require a Township building permit. You should always assume that you need a building permit for your project. A quick check with the Township Building Code Official (610) 269-4174 can verify this – and save you a possible headache down the road.
A building permit is a license that grants legal permission to start construction of a building project.
BUILDING PERMIT REQUIREMENTS AND EXEMPTIONS:
1. An owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a residential building or erect, install, enlarge, alter, repair, remove, convert or replace an electrical, gas, mechanical, or plumbing system regulated by the Uniform Construction Code shall first apply to the building code official and obtain the required permit.
2. An emergency repair or replacement of equipment may be made without first applying for a permit if a permit application is submitted to the building code official within 3 business days of the repair or replacement.
3. A building permit is not required for the following construction if the work does not violate a law or ordinance, but a zoning permit may be required. Please consult the zoning department for further assistance.
A. The following building construction, replacement, or repairs:
(i) Fences that are no more than 6 feet high.
(ii) Retaining walls that are not over 4 feet in height, measured from the lowest level of grade to the top of the wall, unless the wall supports a surcharge.
(iii) Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons and the ratio of height to diameter or width does not exceed 2 to 1.
(iv) Sidewalks and driveways that are 30 inches or less above adjacent grade and not placed over a basement or story below it.
(v) Exterior or interior painting, papering, tiling, carpeting, flooring, cabinets, counter tops and similar finishing work.
(vi) Prefabricated swimming pools that are less than 24 inches deep.
(vii) Swings and other playground equipment accessory to a one-or two-family dwelling.
(viii) Window awnings supported by an exterior wall which do not project more than 54 inches from the exterior wall and do not require additional support.
(ix) Replacement of glass in any window or door. The replacement glass shall comply with the minimum requirements of the "International Residential Code."
(x) Installation and replacement of a window, door, garage door, storm window, and storm door in the same opening if the dimensions or framing of the original opening are not altered. The installation of means of egress and emergency escape windows may be made in the same opening, without altering the dimensions or framing of the original opening if the required height, width, or net clear opening of the previous window or door assembly is not reduced.
(xi) Replacement of existing roof material that does not exceed 25% of the total roof area performed within any 12-month period.
(xii) Replacement of existing siding.
(xiii) Repair or replacement of any part of a porch or stoop which does not structurally support a roof located above the porch or stoop.
(xiv) Installation of additional roll or batt insulation.
(xv) Replacement of exterior rain water gutters and leaders.
(xvi) Installation of an uncovered deck where the floor of the deck is no more than 30 inches above grade.
B. Minor electrical work for the following:
(i) Replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
(ii) Replacement of a receptacle, switch, or lighting fixture rated at 20 amps or less and operating at less than 150 volts to ground with a like or similar item. This does not include replacement of receptacles in locations where ground-fault circuit interrupter protection is required.
(iii) Replacement of installed electrically operated equipment such as doorbells, communication systems, and any motor operated device.
(iv) Installation, alteration, or rearrangement of communications wiring.
(v) Replacement of dishwashers.
(vi) Replacement of kitchen range hoods.
(vii) Installation of battery-powered smoke detectors.
C. The following gas work:
(i) Portable heating, cooking, or clothes drying appliances.
(ii) Replacement of a minor part that does not alter approval of equipment or make this equipment unsafe.
(iii) A portable fuel cell appliance that is not connected to a fixed piping system and is not interconnected to a power grid.
D. The following mechanical work or equipment:
(i) A portable heating appliance.
(ii) Portable ventilation appliances.
(iii) A portable cooling unit.
(iv) Steam, hot, or chilled water piping within any heating or cooling equipment governed under the Uniform Construction Code.
(v) Replacement of any minor part that does not alter approval of equipment or make the equipment unsafe.
(vi) Self-contained refrigeration systems containing 10 pounds or less of refrigerant or that are put into action by motors 1 horsepower.
(vii) Portable evaporative cooler.
(viii) A portable fuel cell appliance that is not connected to a fixed piping system and is not interconnected to a power grid.
E. The following plumbing work:
(i) Replacement of bib valves if the replacement hose bib valves are provided with an approved atmospheric vacuum breaker.
(ii) Refinishing of existing fixtures.
(iii) Replacement of ball cocks.
(iv) Repair of leaks.
(v) Clearance of stoppages.
(vi) Replacement of faucets or working parts of faucets.
(vii) Replacement of valves other than shower or combination shower/bath valves.
(viii) Replacement of traps.
(ix) Replacement of a water closet, lavatory, or kitchen sink.
(x) Replacement of domestic clothes washers and dishwashers.
F. The following heating, ventilation, and air conditioning work:
(i) Replacement of motors, pumps, and fans of the same capacity.
(ii) Repair and replacement of heating, supply and return piping, and radiation elements which do not require rearrangement of the piping system.
(iii) Repair and replacement of duct work.
(iv) Repair and replacement of air conditioning equipment and systems.
(v) Repair and replacement of control devices for heating and air conditioning equipment.
(vi) Replacement of kitchen range hoods.
(vii) Replacement of clothes dryers if there is no change in fuel type, location, or electrical requirements.
(viii) Replacement of stoves and ovens if there is no change in fuel type, location, or electrical characteristics.
4. An ordinary repair does not require a permit. The following are not ordinary repairs:
A. Cutting away a wall, partition, or portion of a wall.
B. The removal or cutting of any structural beam or load-bearing support.
C. The removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements.
D. The addition to, alteration of, replacement, or relocation of any standpipe, water supple, sewer, drainage, drain leader, gas, soil, waste, vent, or similar piping, electric wiring, or mechanical.
The purpose of building permits is to assure safe construction – thus protecting public health, safety and welfare. The permit process allows code officials to reduce the hazards of unsafe construction. The process ensures that minimum standards are met and appropriate materials are used. It also allows our residents and the Township to secure federal funding in the event of a natural disaster – we would not be eligible if we didn’t have a building code.
Banks, mortgage, and insurance companies also depend on our building code, and the enforcement of it, to protect the “investment” they have made in your property through their loans or property insurance. The use of a building code helps to maintain a proper standard for all the structures in a community. It protects residents from losing value in their property because of substandard construction next to them.
Permits benefit you directly by:
The Township has adopted the national building codes for use in the township. That means that the codes are widely known to people in the building industry, and those people are typically familiar with the code requirements. When hiring a contractor, you should question their knowledge of the International Building Codes and inform them that all work will have to be in compliance with these standards and the building code of West Bradford Township.
The permitting process also provides the information that is necessary to comply with the zoning regulations of the community. The zoning regulations pertain to the use of land and to the position of a structure on that land. For instance, a gas station is a use that would not be permitted in a residential subdivision. In most zoning districts there is a distance that a structure must be placed from the property line. These zoning regulations also protect you and your property rights by allowing you to predict what will be built next to your property and how close that will be to your property.