Batavia is often regarded as one of the stricter communities regarding enforcement of its adopted building code for homes and commercial properties. This can sometimes result in higher construction costs compared to other areas or unexpected issues when remodeling or adding to an older home that has be brought up to current code standards.
As Batavia experiences its largest expansion since the 1990s, some of us are curious about what the “workflow” entails after a new development is approved by the planning commission and city council, and when a new home is actually constructed. While not as complex as the process for commercial properties in Chicago, it’s definitely more involved than you’d think.
How do we make sure our building code is being applied and what does the inspection process look like?
Phase 1: Plan Submission & Code Review
Before construction can begin, the City validates that the proposed project complies with all zoning and building codes.
- Submission of Permit: The builder submits a permit application containing:
- Architectural Plans: Detailed drawings of the structure itself.
- Site Plans: Drawings regarding the exterior placement and engineering.
- Departmental Review: The plans are routed to relevant staff for specific compliance checks:
- Engineering & Zoning Departments: Review exterior matters (site grading, setbacks, zoning compliance).
- Building Department: Reviews the structure for safety and building code compliance.
- Revision Cycles:
- Standard Process: Plans rarely pass on the first attempt. There are typically multiple cycles of review, staff feedback, and builder revisions to ensure full code compliance.
- Production Builder Exception: Large “production” builders (e.g., Pulte) often use “Master Plans” that are pre-reviewed and approved. For these, the City only validates that the specific options selected for that lot are correctly reflected on the plans, significantly speeding up this phase.
Phase 2: Permitting & Active Construction
Once plans are fully approved, the City issues the Building Permit, allowing construction to commence.
- Inspections: Throughout the build, the City performs up to 27 different inspectionson a typical single-family home. Inspections are often combined to streamline the process, provided they do not conflict with construction sequencing.
- Inspection Outcomes:
- Pass: Work meets requirements; construction proceeds.
- Pass with Limited Conditions: Work generally passes but requires minor adjustments.
- Fail: The City provides a specific list of items requiring correction.
- Re-inspection Procedure: If an inspection fails, the builder must correct the issues and request a re-inspection. The City then verifies the specific corrections before passing the stage.
Phase 3: Final Inspection & Occupancy
When construction concludes, a final Inspection is performed to ensure the home matches the approved plans.
- Scope of Final Inspection:
- What is checked: Adherence to minimum safety and building code requirements.
- What is NOT checked: Aesthetic workmanship (tile installation, painting quality, cabinet installation, trim work). These items fall under the builder’s private warranty and are between the buyer and the builder.
- Certificate of Occupancy (CO):
- If the home meets all code requirements, a CO is issued, granting legal permission for the owner to move in.
- Temporary Certificate of Occupancy (TCO) – Winter Exception:
- Trigger: Occurs when weather prevents the completion of exterior items (grading, landscaping, asphalt/concrete).
- Requirements: The City allows occupancy but requires the builder to post a form of surety (bond/deposit).
- Resolution: The outstanding items must be completed in the spring to finalize the permit.
Summary of City Standards
- Process vs. Speed: The City acknowledges that this thorough review process requires time and effort, potentially making the start of construction slower than in other communities.
- Objective: The goal is to ensure a home is built completely to code, prioritizing safety and quality over the speed desired by production builders.
Author: Jim Fahrenbach
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