Congratulations on your decision to add on to your house! For those of us who feel the desire to "expand and improve" our surroundings doing improvements can be both an exhilarating experience and a total nightmare at once. This information booklet will hopefully take some of the guesswork out of your next project and keep it running smoothly.

The purpose of this booklet is to assist you, a citizen of Live Oak, in planning and completing your next project efficiently and safely. We have tried to keep this booklet in a non-technical language as much as possible. The complete regulations are available for review in the office of the Building Official. Please keep in mind that this booklet is for information purposes only. The contents are subject to change. Please consult with the City of Live Oak Building Department for the most recent changes and/or additions.

What do you want to do? Anything from installing a water heater to adding a two bedroom, two-bath addition will require a permit. If you are considering adding, remodeling, changing, or fixing anything on your property, check with the Building Department to see if you need a permit.

A permit is a document that authorizes you to do a specific activity. It basically allows you to do the addition, remodel, change, or repair of whatever you have specified on your application. It also ensures that the work you do, as well as the work others do, will be safe and aesthetically pleasing.

Permitting is a way to protect yourself as well as your neighbors. Permitting controls "who can put what where". A permit helps to ensure that what you are building is in the right place and will remain so even after one of those South Texas rainstorms.

 Do I need a permit?

You may be surprised but, in most cases, the answer is yes. Some examples are listed below. If you don’t see the project you are doing listed here, be sure to call the Building Department.

• Converting a garage into any other type of room
• Remodels
• Adding on new rooms
• Roofing
• Siding or brick veneer
• Decks
• Patios
• Patio Covers
• Driveways
• Sidewalks and other concrete work
• Sprinkler Systems
• Swimming pools
• Spas
• Water heaters
• Most air conditioning or heating systems
• Fireplaces
• Demolition
• Most plumbing work
• Electrical repair and/or replacement
• Sheds or other accessory buildings, whether you are building or moving one in
• Garages
• Carports

• Portable heating appliances
• Installing or replacing any appliance that does not require alterations to the plumbing, gas, electrical, or mechanical systems.(ex. Replacing a stove that does not need a new outlet or new wiring
• Repairs on any appliance that does not require replacing the appliance
• Portable Window A/C units
• Painting or wallpapering
• Carpet replacement
• Glass replacement

Working without a permit may result in a Stop Work Order being issued on your project. A Stop Work Order is a document specifying that the project has no permit and no work is to be done until a permit is issued. A Stop Work Order being issued will double the permit fee on your project. If you continue to work on your project without a permit, legal action may result, including severe fines.

In general, you will need to provide the following information:

1. A completed application. If you are hiring someone else, they will need to fill out the appropriate application. Applications are available in the Fire Station from the Permit Clerk.
2. Plans. Drawings for the project are usually required on every job. This just lets the building department know what is going to happen. When submitting plans remember the old saying, "a picture is worth a thousand words." Making your drawings as detailed as possible will save time when the plans are reviewed and may save you a headache in the long run. Make your drawings large enough to show sufficient detail and still be legible. They should be on decent paper, too. (Someone once made a drawing on the back of an old napkin!) Remember, at least 1 other person is going to be looking at the plans. When you submit drawings, submit 2 complete sets. This allows for us to keep one set and return one back to you after it is approved. A complete set includes a plot plan, foundation plan, and other applicable drawings.

1. Plot Plan. This is a drawing that shows where the house is in relation to the property lines. It also shows anything else on the property, like accessory buildings, fences, or swimming pools. The plot plan must also show easements, setbacks, and other building lines. If you are changing the building footprint of the house, or are adding a new building or pool, the location must be drawn on the plot plan.
2. Trade Permit Applications-If you are hiring Plumbers, Electricians, or Mechanical workers, each trade must obtain their own separate permit.

Bring all the permit information to Fire Station and inform the permits clerk you need to drop off the packet for plan review.

Plan review is where the Building Department checks to see if what you want complies with the regulations the City has adopted. These regulations include, but are not limited to, Building Codes, Plumbing Codes, Mechanical Codes, Electrical Codes, and Zoning Ordinances. At plan review, we will make a list of any discrepancies between what you propose to do and what the regulations allow. You will get a copy of this list. If the discrepancies are minor, the plans will be accepted with corrections. If the discrepancies are major, the plans will not be accepted and the entire plan review packet will be returned to you. If the plans are not accepted, you will need to make the corrections required and resubmit the plan packet.

Plan review can be completed as quickly a few days or it can take as long as a couple of weeks. The time plan review takes depends on the size of the project and the volume of plan awaiting review. You should probably plan on a minimum of one week for plan review.

No. You still haven’t received a permit. Working without a permit, even if your application is in plan review, may result in a Stop Work Order.

Once the plan review process has been completed you will be notified. If they have been accepted, you will have to sign a few forms and pay a fee and you are on your way. If the plans have not been accepted, your plan review packet will be returned to you with a list of the required corrections to be made.

Accepted plans will be stamped and signed by the plan reviewer. These are the approved plans. The approved plans must be on the construction site at all times.

Permit fees can vary depending on what type of project you are doing. Permit fees can range from $5.00 to replace a fence to more than $100.00 to add on rooms to a house. Building your own house from the ground up is, of course, even more.

Permit fees help offset the costs of running the Building Department. In addition to providing prompt, thorough inspections. City of Live Oak permit fees are among the lowest in south central Texas.

A permit is valid for the length of the project. However, if the project is abandoned or suspended for 6 months, the permit becomes invalid and a new permit must be obtained.

Your yellow permit should be placed where it is readily visible from the street. This can be in a window, on the fence, on the mailbox, etc. Remember to protect it from the weather if it is to be placed outdoors.

Your project can be done yourself, with no outside contractors needed if:

1. The house you are working on is your own house and you are living in it.
2. The work is done by you yourself, not by anyone else.

Each permitted project will have at least one inspection. Most will have more than one.

When the plan review is approved, you will receive a package containing a list of possible inspections for your project.

Inspections ensure the project you are doing is safe and compliant with proper and zoning requirements. Inspections protect you, your neighbors, and the people who may live in your house after you.

Inspectors use regulations adopted by the City of Live Oak City Council. These regulations include Model Codes and Ordinances. The most common ordinance that people doing construction come in contact with is the Zoning Ordinance.

Zoning ensures continuity between all construction in Live Oak. It sets regulations for things as diverse as lot size, minimum masonry veneer requirements, and height of buildings, for example. The Zoning Ordinance protects you by ensuring that your neighbors won’t build a two story chicken coop right next to your property line, and that you won’t return the favor.

Check the more technical requirements in the back of this booklet for examples of the Zoning Ordinance in action.

The Zoning Ordinance is available for purchase at the City of Live Oak Planning Department. A copy is available for review, also.

The City of Live Oak has adopted the following model codes:

1. International Building Code, 2003 Edition
2. International Plumbing Code, 2003 Edition
3. International Mechanical Code, 2003 Edition
4. International Gas Code, 2003 Edition
5. National Electrical Code, 1999 Edition
6. Standard Swimming Pool Code, 1994 Edition
7. International Fire Prevention Code, 2003 Edition
8. Life Safety Code, 1997 Edition
9. Fire Sprinkler Ordinance (1219)

Even on residential projects the most stringent of each of the code regulations are enforced for your protection.

Copies of the model codes are available for review at the Fire Station. Because of copyright laws, we cannot make copies of anything out of the model codes. The model codes are available for purchase at the nearby regional offices of Southern Building Code Congress, International and/or the International Congress of Building Officials. Their addresses are available at the end of this booklet.

When you picked up your permit, you should have gotten a copy of the inspections required. Contact the Permit Clerk and arrange for your project to be inspected. If you would like to have the inspection performed in the morning (between 9:00 am – 12:00 pm) you must have your request called in prior to closing of the previous business day. If you would like to have the inspection performed in the afternoon (1:00 pm – 4:00 pm) you must have your request called in prior to 12 noon on that same day. If you need the inspection at a certain time, please let us know when requesting the inspection. We will make every effort to accommodate you, but no guarantees can be made as to the time of inspection.

In most cases, the answer is no. For all inspections that do not require entry into the house or to the rear yard of your property, you do not need to meet the inspector. However, if the inspector needs to inspect any part of the house or yard, you will need to make arrangements for someone to meet the inspector.

For example, if an addition is being built and the wall between the existing house and the addition has been demolished, the inspector will not perform the inspection unless someone is home.

In another example, the owners of a new remodel have left a key under the front mat for the inspector while they are gone. The inspector will not perform the inspection.

The reason an inspector will not enter an occupied house without someone home is to protect you, as well as to protect the City of Live Oak.

All City of Live Oak inspectors are required to ring your doorbell and identify themselves. Feel free to ask for identification. You may call the Building Department while the inspector is outside waiting, if you desire. You always have the right to refuse entry. Remember to be safe and make sure the person at the door is who you think he/she is.

The inspector will leave one (1) copy of the inspection report, either by giving them to you or the contractor directly, or by leaving them on site. The required corrections will be written on these reports, as well as any notes the inspector will have for you.

Beside each requested inspection are two boxes: one marked "Pass" and one marked "Fail". If the box marked "Pass" is checked, the inspection is approved and you may continue. Any corrections noted must be made, but reinspection is not required.

If the Box marked "Fail" is checked and the line "Corrections are Required" on the form is checked, the inspection is not approved. The corrections noted must be made and the job reinspected.

For each permit issued, the City requires a certain number of inspections to be performed. If, for any reason a reinspection is required you will be charged $30.00 for each one required. These fees are assessed at the completion of the project and you will be expected to pay them prior to receiving your copy of the final inspection.

After your electrical or gas final has been approved, the inspector will contact City Public Service and release your meter. Upon their receipt of this information it is their option of when to physically set the meter. You should usually allow 5 to 7 days.

Once you have completed all the inspections you will receive a copy of the final inspection which serves as your Certificate of Completion for the project. This allows you to occupy the project. Do not move any of your possessions into or occupy any part of your project prior to the final inspection. It is not safe and may result in an additional fee.

Yes. You may speak to the Building Official. If you believe something on your inspection is not correct or is not applicable, you can come in let him/her know what is going on. The Building Official may overturn the action of any inspector.

If you do not desire to speak with the Building Official, or if you are not satisfied with his/her decision, you have additional recourse. The City of Live Oak has established a Board of Appeals. This Board allows you to request variances, ask for special consideration, and ask that the decision of the Building Official be overturned. The Board meets as needed, usually once a month. There is a fee for filing with the Board. Applications are available from the Permit Clerk.

If you feel the inspector is not correct on a specific plumbing action, you may contact the Texas State Board of Plumbing Examiners. Each plumbing inspector is licensed through this organization. Their address and phone number is in the back of this booklet.

Construction work may be done between the hours of 7:00 a.m. and sunset.

Demolition involves the tearing down of any structure or part of any structure. Some types of demolition require a permit. The permit is available from the Permit Clerk and is there to protect the neighbors around the demolition from possible damage.

Approved Plans-The set of plans stamped and signed the Building Department Plan reviewer. No deviations from these plans are allowed without resubmittal. The approved plans must be on site at all times.

Building Department-The Building Inspection Department of the City of Live Oak. The Building Department is located at 8001 Shin Oak Drive, at the corner of Oak Terrace and Shin Oak, in the Fire Station

Building Footprint-The foundation outline of the house. Additions, or any other project that will require a foundation, will usually change the Building Footprint

Building Official-The person designated by the City Council to enforce certain codes and ordinances. The Building Official has designated certain people to do inspections and other related duties.

Contractor – A person or Company you hire to do the work for you.

General Contractor-The person responsible for coordinating the trades and getting the job done.

Masonry Veneer-Brick, Stone, or stucco that is on the outside of the house and has no structural significance

Model Codes-Codes that are printed by a company that specializes in code writing. Model codes allow for the City to adopt regulations without having to do testing on products. Model codes also allow the City to rely on the expertise of many different people worldwide, not just people on staff.

Office of the Building Official-Same as Building Department

Permit Packet-Permit application, plans, plot plans, and trade applications, if applicable

Planning Department-The department in the City of Live Oak that is responsible for Zoning, and Planning. Located at 8001 Shin Oak Drive.

Stop Work Order-A document specifying that the work being done has no permit. No additional work may be done without a permit.

Trades-Skilled workers such as carpenters, plumbers, electricians, etc.

1-888-ICC-SAFE (422-7233)

The following informational sheets are provided to inform you of more specific regulations for your project. Although they may be more technical, they are not intended to take the place or list every regulation of the codes. As with all information in this packet, these regulations are subject to change. Please consult the Building Department for possible new regulations.

Some things to keep in mind as you look at Setbacks:

FRONT SETBACK - Distance from the front property line to the front of the structure.

REAR SETBACK - Distance from the back property line to the back of the structure or pool.

EXTERIOR SIDE YARD SETBACK - If you are on a corner lot or cul-de-sac lot, this is the distance from property line at the street to the closest side of the house or pool. This setback may not apply to you.

INTERIOR SIDE YARD SETBACK - Distance from the side property line to the closest side of the house or pool if you abut anything but a street.

A fence may extend to the side and rear yard property lines, provided such fence does not exceed four (6) feet in height. Front yard fences may be placed on the property line provided it does not exceed three (3) feet.

EXCEPTION: Fences located on reverse frontage property lines must not exceed three (3) feet.

Each construction site or lot must have a properly maintained portable toilet. Two adjacent construction sites under common ownership and concurrent construction may share a portable toilet. All portable toilets must remain on the construction site throughout the construction process and must not be placed in the street, on a utility easement or in a right-of-way. Portable toilets must be periodically serviced to prevent unclean conditions and regularly monitored to ensure proper functioning and location. The portable toilet must be removed within two working days after construction is complete.

Accessory buildings, includes a private garage, bona fide servants quarters not for rent but for the use of servants employed on the premises. When the accessory building is directly attached to the main building it shall be considered an integral part of the main building. When the accessory building is attached to the main building by a breezeway, the breezeway may be considered a part of the accessory building. When the breezeway extends into the required rear yard it, together with the accessory building or buildings, may occupy not more than 30% of the required rear yard. The floor area of all the accessory building on the lot shall not exceed fifty (50) percent of the floor area of the principal structure exclusive of breezeways and attached garage, provided however, that this regulation shall not reduce the total floor area of all accessory buildings on one lot to less than six hundred (600) square feet and shall not apply to bona fide farm and agricultural buildings. Accessory buildings shall not be constructed closer than fire (5) feet from the side or rear lot lines.

All construction of single family homes, duplexes, and apartments upon completion must have at least three-fourths (3/4) masonry on the exterior walls. Any exterior walls fronting on a street must be 100 percent masonry with the exception of eaves, second stories, porches, trim, windows, doors, and other similar exceptions. The esthetic value of the surrounding area shall be preserved. All construction shall blend into the surrounding neighborhood.

Swimming pools, hot tubs, spas, etc. must be enclosed by a fence or other barrier a minimum of four (4) feet high. Any walk-through gates must be self-latching, self-closing, and have an outward swing. Balusters or other openings in the gate or fence must not allow passage of a 4-inch-diameter sphere. Maximum size mesh for a chain link fence is 1.25 inches.

If a wall of the dwelling serves as part of the pool barrier the pool must have a powered safety cover or an audible alarm when the door is opened. The alarm shall sound continuously for 30 seconds and be heard throughout the house.

Aboveground pools with a barrier on top of the structure and access by ladder or steps shall have the ladder or steps being capable of being removed, secured, or locked or must have an additional barrier the same as an in-ground pool.

Front Yard Setback

A front yard setback shall be a minimum of twenty-five (25) feet.

Where lots have double frontage, running through from one street to another, the required front yard shall be provided on both streets.

Where a lot fronts on one street and abuts another street in the rear, there shall be a one foot non-access easement across the rear of the lot.

Side Yard Setback

There shall be a side yard on each side of the lot having a width of not less than five (5) feet, except the side yards adjacent to a side street shall not be less than ten (10) feet. The projection of a roof eave into the required side yard shall not exceed eighteen (18) inches.

Reverse Frontage

On corner lots, where interior lots have been platted, fronting on the side street, a side yard shall be provided on the street side equal to the front yard on the lots in the rear. No accessory building on said corner lot shall project beyond the front line of the lots in the rear.

Rear Yard Setback

There shall be a rear yard having a depth of not less than thirty (30) feet. A one story portion of a main residential building may extend into the required rear yard a maximum of ten (10) feet, provided the cumulative width of such extension is not greater than one-half (1/2) of the width of the rear yard determined as the minimum width within the rear yard setback. The cumulative combination of one-story extensions of main buildings and detached accessory buildings may not occupy more than 30% of the required rear yard

Concrete curbs and gutters within a street right-of-way which are removed to allow access to a lot shall be saw-cut at all construction joints or otherwise cut so as to produce a clean, even joint.

The area between the curb and the sidewalk shall be excavated or filled to provide a uniform grade comparable to the adjacent street grade and shall be located so that ground level at the right-of-way line is no more than two feet, nor less than three inches, above or below the adjacent curb grade.

Expansion joint material shall be provided at intervals not to exceed fifty feet and where the new construction abuts the existing curbs or driveways. A minimum of two round dowel bars three-eighths (3/8) inch in diameter and eighteen inches (18") in length shall be spaced eighteen inches apart at each expansion joint. One nine (9) inch end of the dowel shall be thoroughly coated with hot oil asphalt or rod lead, so that it will not bond to the concrete; approved types of slip joints may be used in lieu of coating the ends of the dowels.

Sidewalk ramps for handicap access shall be located at each intersection of a sidewalk and street.

Sidewalk 3 feet in width are required along all residential streets. They shall be located at the property line and protrude into the right of way. Sidewalks shall be constructed at the time the house is completed. Sidewalks shall be a minimum of three and one-half inches (3 ½") inches thick with smooth, uniform and slip resistant finish.

The address on the exterior of the residence shall be large enough to be plainly visible from the street. It shall be illuminated, at a minimum, by a 60 watt bulb. The bulb shall be protected by a weather resistant globe or cover. Such lights shall not be switched except by a timer or a light sensing device.

Electric service must be in conduit from the meter box to the connection on the home. The conduit shall be 18" below grade or have 4" of concrete poured on top of the conduit and 12" below grade.

Water line shall be 12" below grade and have an owner’s shutoff valve adjacent to the water meter box at the customer’s side of the meter.

Sewer line shall be 12" below grade and have at least one cleanout at the property line or point of connection to the public sewer.

Gas line shall be 12" below grade and have a protective coating. All gas systems shall be tested with at least 10 psi air test.

ESTIMATED PROJECT COST PERMIT FEE

Less than $1,000.00 $20.00

$1,000.00 thru $50,000.00 $15.00 plus $5.00 per $1,000.00 increments

$50,000.00 thru $100,000.00 $260.00 plus $4.00 per $1,000.00 increments

$100,000.00 thru $500,000.00 $460.00 plus $3.00 per $1,000.00 increments

Greater than $500,000.00 $1,660.00 plus $2.00 per $1,000.00 incremet

Issue Permit (New) $20.00

Issue Permit (Replacement) $5.00

For each plumbing fixture or trap $4.00

(Including water and drainage piping)

Gas Piping Permit [one (1) to five (5) outlets] $20.00

Each additional outlet $4.00

Sewer Permit (New) $20.00

Sewer Permit (Replacement) $10.00

Water Heater or Vent Permit (New) $20.00

Water Heater (Replacement) $10.00

Gas Test Permit $10.00

Water Softener System Permit $10.00

Permit For the installation of piping $20.00

for water treatment equipment (other than water softeners)

Less than $1,000.00 $20.00

$1,000.00 thru $50,000.00 $15.00 plus $5.00 per $1,000.00 increments

$50,000.00 thru $100.000.00 $260.00 plus $4.00 per $1,000.00 increments

$100,000.00 thru $500,000.00 $460.00 plus $3.00 per $1,000.00 increments

Greater than $500,000.00 $1,660.00 plus $2.00 per 1,000.00 increment

Less than $1,000.00 $20.00

$1,000.00 thru $50,000.00 $15.00 plus $5.00 per $1,000.00 increments

$50,000.00 thru $100,000.00 $260.00 plus $4.00 per $1,000.00 increments

$100,000.00 thru $500,000.00 $460.00 plus $3.00 per $1,000.00 increments

Greater than $500,000.00 $1,660.00 plus $2.00 per $1,000.00 increment

Minimum Permit Fee $20.00

Less than $1,000.00 $20.00

$1,000.00 thru $50,000.00 $15.00 plus $5.00 per $1,000.00 increments

$50,000.00 thru $100,000.00 $260.00 plus $4.00 per $1,000.00 increments

$100,000.00 thru $500,000.00 $460.00 plus $3.00 per $1,000.00 increments

Greater than $500,000.00 $1,660.00 plus $2.00 per $1,000.00 increment

Full Street - $100.00

Less than $1,000.00 $20.00

$1,000.00 thru $50,000.00 $15.00 plus $5.00 per $1,000.00 increments

$50,000.00 thru $100.000.00 $260.00 plus $4.00 per $1,000.00 increments

$100,000.00 thru $500,000.00 $460.00 plus $3.00 per $1,000.00 increments

Greater than $500,000.00 $1,660.00 plus $2.00 per $1,000.00 increment

Less than $1,000.00 $20.00

$1,000.00 thru $50,000.00 $15.00 plus $5.00 per $1,000.00 increments

$50,000.00 thru $100.000.00 $260.00 plus $4.00 per $1,000.00 increments

$100,000.00 thru $500,000.00 $460.00 plus $3.00 per $1,000.00 increments

Greater than $500,000.00 $1,660.00 plus $2.00 per $1,000.00 increment

$1,000.00 thru $50,000.00 $15.00 plus $5.00 per $1,000.00 increments

$50,000.00 thru $100.000.00 $260.00 plus $4.00 per $1,000.00 increments

$100,000.00 thru $500,000.00 $460.00 plus $3.00 per $1,000.00 increments

Greater than $500,000.00 $1,660.00 plus $2.00 per $1,000.00 increment

Plans Review One-half (½) permit cost

Re-Inspection $30.00 per occurrence

Notice of Violation Double permit fee