COMMERCIAL
Building Plan Review & Inspection
The
WI Division of Safely & Buildings d not discriminate on the basis of
disability in the provision of services or in employment If you need this
printed material interpreted or in a different [ or if
you need assistance in using this service, please contact us- Deaf, hearing or
speech impaired callers may reach us through the Wisconsin Telecommunications
Relay System (WI IRS). SHD-10115-P (R. 01/06)
This
pamphlet is intended to help building owners, designers and builders better
understand the building plan approval and inspection requirements for
commercial and multi-family dwellings. Be aware that state building plan
approval is separate from local permitting. You may find it advantageous to
work with an architect or engineer early in the building planning and design
process.
Some Basic Information
What codes apply?
The
primary code is the Wisconsin Commercial Building Code, which is contained in Chs. Comm 61-65 of the state’s
Administrative Code. Most of the information covered here is detailed in Ch. Comm 61, Administration & Enforcement. The other
chapters contain mainly technical amendments to some of the International Code
Council suite of model codes. (See the end of this brochure for information on
obtaining copies of the codes.)
What is the purpose of these codes?
Per
legislated authority, these codes set minimum health, welfare and safety
standards in terms of life safety, fire safety, accessibility, energy
conservation, ventilation, heating, sanitary facilities, erosion control,
structural soundness and other issues.
These
codes are part of the state Administrative Code and have the effect of law.
Changes usually are recommended by agency-appointed citizen code committees,
endorsed by the agency, and reviewed by the Legislature before they take
effect.
To
ensure the Code is followed, the state requires anyone constructing or
remodeling most buildings to submit their building plans, heating, ventilating
and air conditioning (HVAC) plans and certain fire protection system plans to
the state for review and approval before any local permit issuance or
construction begins. Subsequent on-site inspections are made to ensure the
approved plans are followed.
What kinds of construction are covered by the codes?
All buildings into which the public or employees enter
and all multi-unit (3 units or more) residences.
What’s not covered by these codes?
Federally-owned buildings, I-mid 2-family
dwellings (newer dwelling construction is covered by the states Uniform
Dwelling Code, Chapters Com 20-25, which is enforced locally), buildings
located on Indian reservations, daycares and CBRF’s
serving 8 or less clients in a 1-or 2-family dwelling, some bed & breakfast
inns and some farm buildings are exempted. (The code does apply to buildings
that involve animals or plants products that are not raised by the building
owner or tenant, such as commercial grain elevators, public horse stables &
arenas, and some farm markets.)
Also
exempted arc home occupations, other than those involving explosives, fireworks
or repair of motor vehicles, that occupy no more than 25% of the habitable area
of a I-or 2-family dwelling and have no more than one non-family employee.
Sees- Comm 61.02 for a complete list of exempted
buildings.
When does the current edition of the codes apply?
All or parts of the current edition applies
whenever a covered building is built, added onto, altered, or when used for
certain new purposes that have different applicable code requirements, as for
example, a warehouse to apartment building conversion. Otherwise, with a few
exceptions, an existing building needs to be only maintained to the code
edition under which it was approved.
What about building accessibility for people with
disabilities?
The
state codes require various accessibility features, based on federal
requirements, for a building undergoing construction work or a change of
occupancy as regulated by the code, so that it is generally usable by people
with disabilities. Depending on the size and use of a multi-level building, an
elevator or platform lift may be required. Some alterations and additions may
require additional changes to existing sanitary facilities and passageways to
make the new construction accessible. The federal government also has
requirements for the removal of accessibility bathers in existing commercial
buildings - for further information, contact the U.S.
Dept. of Justice at 800-514-0301.
Who administers the commercial building code?
The
Wisconsin Safety and Buildings Division (S&BD), in the Department of
Commerce, administers the Code, with a few exceptions. The cities of
What are the owner’s responsibilities?
The owner is responsible for:
• Obtaining
state approval and local permits.
• Hiring competent designers and contractors.
• Providing accurate information to the designer
regarding the intended use of the building and any changes in use.
• Providing S&BD the name of a supervising
professional that monitors the project.
• Correcting code non-compliances.
• Meeting
requirements of other state agencies.
• Maintaining the building per applicable codes.
• Keeping proof of approval at the building.
Failure
in carrying out these responsibilities may cause unsafe conditions, additional
building costs, fines, construction delays, increased fees, civil suits,
insurance & mortgage difficulties, or loss of building value.
When must I submit construction plans to S&BD for
review?
You
must submit plans for all new construction, addition, and alterations, except
for some restaurants. taverns, offices, non-hazardous
factories, non-hazardous storage buildings, mercantile buildings, greenhouses
and storage or repair garages of less than 25,000 cubic feet total volume.
Certain minor alterations or temporary uses may not require submittal per the
local building inspector’s determination. All of these projects still must
comply with the current Code, even though plans don’t have to be submitted to
the state. This plan review exemption does not apply to other occupancies such
as apartment buildings, motels, hotels, theaters, churches or institutional care
facilities. Repairs generally do not require plan submittal to the state. In
lieu of state plan submittal, some smaller projects may be registered with the
state if a registered designer and supervising professional are voluntarily
used.
Who pays for plan reviews and
inspections?
The submitter of the required plans pays fees
to the state for the cost of these activities. General taxpayer revenues are
not used for this purpose.
When must I use a registered engineer, architect or
building designer?
Wisconsin-registered
design professionals must be used whenever the total completed building exceeds
50,000 cubic feet. The design professional must sign and seal each plan page or
an index page. Also, a registered on- site supervising professional must be retained
from project start to completion and for the filing of a compliance statement.
This may be the same person as the designer. Because of the codes various
options, you may find it beneficial to use a registered designer for smaller
projects as well.
An out-of-state
designer needs a
In
lieu of submitting plans to the state, an owner may voluntarily have a
registered design professional prepare plans for certain smaller projects that
are registered with the state.
How do I determine building volume?
Volume is based on the actual cubic space
enclosed within the outer surfaces of the building including attics, basements,
crawl spaces, enclosed porches, and garages.
Who has records for my existing building
that lam altering?
S&BD
only keeps plan review files for four years. The State Historical Society (Tel.
608-264-6455) or the municipal building inspection department may have older
records.
Submittal And Review Of Plans
How is state plan review arranged?
The designer generally sets up a review date
on our
website, or
in limited cases, by fax or e-mail, for two days after when the plans are
expected to be completed and delivered to the State. The plans may be for the
building, I fire systems and structural components (trusses, precast, etc.) either in combination or separately. Plans
mailed in or dropped off without an appointment are
scheduled into the next open time See our website for what needs to be included
in the planset.
What happens to plans after review?
After
reviewing them, the examiner informs the designer and owner whether the plans
are conditionally approved, withheld or not approved.
•
Conditionally Approved means that the plans substantially conform to the
applicable codes, with the exceptions listed in the approval letter. Approval
expires one to three years after the date of approval depending on the type of
project. A one-year plan approval extension for interior work is available for
a fee.
•
Withheld means that the plans significantly conflict with (he
codes and must be corrected before S&BD will approve them. Changes. signed and sealed by the
registered design professional if necessary, must be submitted to S&BD.
•
Denied Action means that there are serious conflicts with the codes
that will require the submittal of new plans if the project is to proceed.
How fast are plans reviewed?
Plans
will be acted upon within 15 business days of receipt of all required data.
Normally though, review will be completed within several days of the
appointment date.
What if I am in a hurry to begin
construction?
It’s
possible for you to speed the plan review, or start construction before full
plan approval (but after ally state on-site sewage disposal or local permit
approvals), with the following options:
• Permission
to Start allows for the construction of footings
and foundations only, upon submittal of (he building plans to our agency.
• Footing and Foundation Approval provides or review when only the footing and
foundation plans are submitted.
In either case, the owner is
at risk to correct any problems cited during full building plan review.
What if my project can’t comply with the code because
of special circumstances?
Discuss
this with S&BD staff as soon as possible. If code compliance cannot be
achieved, the owner nay provide equivalency with the
intent of the code through a Petition for Variance, for winch a fee is required.
What if I want to preserve the character of a historic
building which I am altering?
An
owner may elect to use the Historic Building Code, Ch. Comm
70. in the case of a registered historic building. The
Code offers a number of design tradeoff options through a point system.
Are other plans or permits required for project?
A building may be subject lo state plan
reviews arid/or registration of: the plumbing and private sewage systems under Chs. Comm 81-85; any elevators or
escalators under Ch. Comm IS; any public swimming
pools under Ch. Comm 90, any boilers under (Ii. 41,
certain refrigeration system under Ch. Comm 45 and
any tank storage of 5,000 gallons or more of flammable or combustible liquids
under Ch. Comm 10. If you will be disturbing one acre
or more of land, you must have erosion control and storm water management plans
prepared and then file a Notice of Intent with S&BD. There is no state
electrical plan review. Contact S&BD for individual submittal requirements.
For licensing of hotels,
motels, restaurants, pools, campgrounds, bed & breakfast inns, daycares and
CBRFs, contact the WI Department of Health &
Family Services at (608)266-1865. The
After Plans Are Approved
Who may do the construction work?
The
following construction work must be done by state credentialed contractors:
HVAC, fire sprinklers, plumbing, structural welding. Other local licensing may
also apply.
How do inspections work when construction starts?
A slate
and/or local building inspector will inspect periodically for compliance. If
the construction is changed from the approved plans, then revised plans need to be submitted
to the state for review.
If shortcomings are
found, they are reported on “Inspection Progress Reports” which are sent to
designer for resolution and reply. If there are outstanding deficiencies at the
final inspection, then Orders are sent to the owner. If these
deficiencies are not corrected by a specified time. S&BD will pursue
legal action.
Before
building occupancy, the supervising professional must submit to S&BD and
the municipality a Compliance
Statement stating the building was built to the approved plans
and Code.
After
occupancy, a local fire inspector will periodically inspect the building to
ensure continued code compliance. Note, that in general, new codes are not
retroactively applied to new buildings.
IMPORTANT- For full details, consult the most recent edition of
the printed codes.
State Document Sales
P.0.
Telephone
(608) 266-3358
Or online at: www.legis.state.wi.us/rsb/code
International Code Council
codes are available from:
Tel.
(800)214-4321
Or
online at: www.iccsafe.org
For applications, fees and
general assistance contact:
Safety and Buildings Division
201
Telephone
(608) 266-3151
Or online at: www.commerce.wi.2ov