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Building Services

Building Inspections#

Who Schedules Inspections?highlight_off

Requesting necessary inspections is the responsibility of the contractor or homeowner. To receive final approval/ completion status for your project, scheduled inspections must be performed by City staff or an approved 3rd party "special inspector." There are different types of Inspections which occur at various phases in a project to assure compliance with building codes.

How do time slots work?highlight_off

When selecting AM/PM time slots:

  • Homeowners: can expect an inspector to arrive during the selected window.
  • Contractors: are not guaranteed a specific time slot
Time slot window Inspector arrival time
AM 8am - 12pm (noon)
PM 12pm (noon) - 4pm
How do I prepare for an inspection?highlight_off

1. Only schedule an inspection when the work is ready for the type of inspection scheduled.

2. Approved plans are the field set, and must be provided on site for inspection and construction. 

3. Providing access and means for inspections, including:

  • Components to be inspected must be readily visible and not concealed or permanently covered.
  • Provide readily available access to the work to be inspected by temporary stairs, ladder, or other necessary means to perform the inspection.
What to expect at inspection?highlight_off

An inspector will verify that the work being done conforms to the various codes, regulations, laws, and ordinances applicable to that job. The inspector will also check to ensure the work agrees with the approved set of plans issued with the permit. 

Procedure for Contemporaneous Reviews of Electrical and Plumbing Licenseshighlight_off

New State Requirement Effective January 1st 2020: Inspector verification of plumbing and electrical licenses in the field. 

The project/design changed during construction, what do I do?highlight_off

1. Download the approved, or the most current document set from citizen access that needs to be revised.

2. Only revise document sets that are being altered/changed.

3. Retain red-line comments/mark-ups that were added by City of Fort Collins if present.

4. Replace, add, or delete sheets where needed in the set.

  • Replaced and added sheets cannot have working comments from the applicant/design team (new sheets must be flattened)

5. Cloud/bubble/delta and/or clearly indicated what is changing on the new pages.

6. Rename the plan set with the next version number. (view citizen access to see what the next version needs to be. If most current set is v2, then submit as v3).

  • Name each document correctly:  Instructions
    • Example:  Plans - 1234 Example Street - v3
    • Example: Mech Docs - 1234 Example Street - v3
    • Example: Site Plan - 1234 Example Street - v3

7. Fill out the Revision Form. Re-name the form:

  • Letter - The Project Address – v1 (example: Letter - 1234 Example Street - v1)

9. E-mail revision form and revised documents to revcoord@fcgov.com

10. A $50-200 fee will be assessed by plan review based on the revision and project type.

Cloud/Bubble changes on plans#

Cloud/Bubble changes on plans

 

     

evision size

Description

Cost

Small

Minor layout revisions (less than 25% of the floor area is affected)Change in window type/size

Minor Structural revisions (changing a beam size, connections etc. where 25% or less of the structural design is changing)

Solar revisions (wiring/connection changes, panel layout, full solar redesign (adding battery backup interface, automatic transfer switch).

$50

Medium

Significant residential layout changes (more than 25% of the floor area is affected)

Change of Energy Path (for new construction or additions)

Significant structural revisions (more than 25% of the structural design is changing)

Changes to the Mechanical Design (for new construction or additions)

$100

Large

Significant commercial layout changes (more than 25% of the floor area is affected)

Commercial Change of occupancy or different tenant

Increased Commercial project square footage

Change in a new building or addition size or orientation (only when initiated by the applicant).

$200

How do I close out my permit?highlight_off

1.  Check the permit status: www.fcgov.com/CitizenAccess

  • Record Info /  workflow tasks / click on the small '+' to expand/view individual hold comments.   

2.  Plan time to send in final documents. 

3. Name Building Documents Properly: Public Records Naming for Final Docs.

4. All inspections must be passed.

5. All departments/tasks must be signed off.

6. Most projects will receive a Letter of Completion or Certificate of Occupancy which can be downloaded from Citizen Access when the project is fully completed.

  • Certificate of Occupancy For all new buildings and/ or spaces undergoing a change of occupancy or change of use, a Certificate of Occupancy is required prior to occupying the building. 
  • Temporary Certificate of Occupancy can be issued for In certain cases for projects other than single-family homes, that are pending minor remaining items, or where phased portions of the building are complete. Certificate of Occupancies are subject to expiration. 
  • Letter of Completion is issued for alterations in spaces that already have a Certificate of Occupancy where the projects do not add significantly to the building space, 

7. Uncompleted permits will expire. Expired permits become an open violation on the property. 

How do I contact the building inspector who performed my inspection?highlight_off
Building Inspector Phone E-Mail
Jacob Hoffman 970-829-2319 JHoffman@fcgov.com
Buddy Lynn 970-829-2255 BLynn@fcgov.com
Tom Cushman                  970-413-0846 TCushman@fcgov.com
James Warren                 970-413-0887 JWarren@fcgov.com
Tony Bermudez                970-413-0634 TBermudez@fcgov.com
Bruce Pearman                970-413-0900 BPearman@fcgov.com
Gordon Winner 970-817-4644 GWinner@fcgov.com
Eddie Lallak 970-657-9934 ELallak@fcgov.com
Rick Hobbs 970-413-1042 RHobbs@fcgov.com 

Schedule An Inspection#

3 Options: 

  1.  Online:  Citizen Portal
  2.  Text:  888-406-6394 
  3.  Call: 970-221-6769 and follow the prompts.

Unless another day is specifically requested, inspection requests are performed the following workday if scheduled before 11 PM.  All inspections scheduled on Fridays will be scheduled for the following Monday. 

Inspection Scheduling Guide

Inspection Types#

1. Temporary Construction Powerhighlight_off

Light and Power will inspect temporary power sets after a meter socket can, disconnect, and ground fault protected receptacles are placed on the building site. The permit for the temporary power set is included with the building permit.

2. Footing Inspectionhighlight_off

This is done after the footing has been formed and any reinforcing steel is installed, but prior to the placement of concrete. Any prescribed below-grade insulation must also be in place.

3. Foundation Inspectionhighlight_off

This is done after the foundation walls have been formed and the reinforcing steel is installed, but also prior to placement of concrete. Any prescribed below-grade insulation must also be in place.

4. Rough-In Underground Plumbinghighlight_off

This is done after the underground or under slab plumbing is installed but prior to its being covered. (Water test or five psi air test is required).

5. Sewer Inspectionhighlight_off

This is done when the building sewer (that portion of the drainage system from two feet outside the building to public sewer) is installed, and prior to its being covered.

6. Water Servicehighlight_off

This is done when the water service piping from the City stop valve to the building is in its place and prior to its being covered. A water test if couplings are used.

7. Water Meter Setting Inspectionhighlight_off

The water meter setting must pass inspection before the Certificate of Occupancy or a Temporary Certificate of Occupancy can be issued.

8. Sheathing/Pre-siding/Shear Inspection (Schedule as Rough Frame)highlight_off

This is done prior to applying the weather barrier/building wrap, and siding to ensure the sheathing is installed correctly for structural purposes. Once this inspection is passed, the building can be dried-in. Note: Citizen Access workflow will show this inspection as "incomplete" with details of the passing sheathing inspection. A second rough frame inspection will need to be scheduled at a later time (See #15 below).

9. Gas Line Air Testhighlight_off

This shall be made after gas piping, fittings, unions, and valves authorized by the permit have been installed and before any such piping has been covered or concealed or any fixture or appliance has been attached thereto. (A 10 psi air test is required).

10. Plumbing Top-Out and Water Testhighlight_off

This is done after the above ground plumbing (water and drainage piping) is installed, prior to the framing inspection (water test five psi air test is required). Piping must not be covered until after the framing inspection, and where applicable, concurrent with the framing inspection.

11. Electrical Energizehighlight_off

The Electrical energize is done when the permanent meter is set. The electrical service equipment must be installed and bonded to a grounding electrode and a ground fault protected receptacle must also be installed. This inspection authorizes utilities to energize equipment when requested by the contractor for electric service to facilitate construction. All energized parts should be suitably protected against accidental contacts after they are energized.

12. Rough Heating Inspectionhighlight_off

This is done after the heating plant, vent, and duct work has been installed. This inspection should also precede or be concurrent with the framing inspection.

13. Electrical Rough-In Inspectionhighlight_off

This is done after the premises wiring system has been installed, and it should precede or be concurrent with the framing inspection.

14. Fireplace Inspectionhighlight_off

This is also done concurrently with the frame inspection about midway in the laying-up of a masonry fireplace while the lintel across the opening is visible and the smoke chamber can be easily seen and its wall thickness noted. For a factory built fireplace, it should be inspected after the fireplace, the chimney, the chimney framing and the fire stopping is completed, but prior to covering the shaft or fireplace framing members

15. Frame and Roof Inspectionhighlight_off

This is done after the structures walls, floors, and other framing members are in place and after the exterior sheathing has been installed. Additionally, the roof must be completed to the point where the building interior can be considered to be weather protected. All of the sub-systems such as plumbing, mechanical, and electrical must be inspected prior to the installation of wallboard, interior sheathing and insulation. Residential buildings must comply with the "Residential Air Sealing Checklist".

16. Insulation Inspectionhighlight_off

After approval of the framing inspection, insulation may be installed. Prior to the installation of wallboard, an insulation inspection is required which will verify proper R values, air sealing, insulation fire blocking, and general workmanship as required in the Fort Collins Energy Code.

17. Final Inspectionhighlight_off

This is done after all work shown on the approved plans has been completed

Notice To Building Permit Holders, Expiration and Extensions#

Please be advised under Fort Collins City Code, the building permit holder is responsible for the following.

1. Following the options listed above, schedule an inspection when the project is ready for inspection.

2. Providing access and means for inspections, including:

  • Ensuring the items scheduled for inspection are readily visible and are not concealed or permanently covered; and
  • Ensuring access to the location of inspection is readily available by temporary stairs, ladder, or other necessary means to perform the inspection.

Maintaining the permit on active status to avoid expiration:

Every permit issued shall become invalid unless the work authorized by such permit has commenced within 180 days after its issuance, or if the period between inspections exceeds 180 days.

The Building Official is authorized to grant one or more extensions, for periods of not more than 180 days each. The extension shall be requested in writing and demonstrate justifiable cause.

Final inspections and all department approvals are required prior to occupancy. Violators shall be deemed guilty of a misdemeanor and upon conviction, subject to fines of up to $3,000 and/or 180 days imprisonment. Sections 5-29 and I-15; Code of the City of Fort Collins.