A. General Permit Requirements, Emergency Work and Temporary Permits:
1. General Permit Requirements: Except as otherwise specifically exempted in this chapter, any person who performs work, to include any person who constructs, enlarges, alters, repairs, moves, demolishes or changes the occupancy capacity of a building or structure, or who erects, installs, enlarges, alters, repairs, removes, converts or replaces any building service equipment system, or who causes any such work to be done, shall first make application to the building official and obtain the required permit.
2. Work Performed Without Permit, Increased Fee: If work on any activity regulated by this title is commenced before the required permit has been issued and obtained, the person must immediately, upon notice by the building official, cease all work until the required permit has been issued and obtained. In the event a person commences work without the required permit and is ordered to cease work as a result, the person shall thereafter pay an amount equal to two (2) times the fee for the required permit before the permit may be issued.
B. Violations of Code not Authorized by Permit; Authorities Not Waived: In no event shall the issuance of a permit constitute consent or authorization to violate any provision of this Code, nor shall the issuance of a permit constitute a waiver of any enforcement, regulatory or other authority held by a governmental entity.
C. Expiration of Permit; Extensions:
1. Permit Expiration: Except as otherwise specifically provided herein, every permit issued by the building official pursuant to this chapter shall automatically expire if the work authorized by the permit is not commenced within one hundred eighty (180) days from the date of issuance. The failure of a permittee to request an inspection from the date of the last inspection requested by the permittee or, if no inspection has been requested, one hundred eighty (180) days from the date the permit was issued, shall be deemed an abandonment of the work, whereupon the permit shall automatically expire.
2. Permit Extensions: The building official may, on a case-by-case basis, grant one (1) or more extensions of time to complete the work authorized by a permit; provided, only a single extension may be granted if, after the date the permit was issued, there have been any amendments to those portions of the technical codes that are applicable to the proposed work. Each extension shall be for a period of not more than one hundred eighty (180) days. To apply for an extension, the permittee must submit a permit extension request on a form supplied by the City prior to the expiration of the permit then in effect containing an explanation of why an extension is needed, describing the diligent efforts the permittee has made to complete the work prior to the expiration of the permit and verifying that no changes have been made to the work that was approved by the permit.
D. Suspension or Revocation: The building official may suspend work through the issuance of a stop work order or may revoke a permit: 1) if the permit was issued in error on the basis of false, misleading, incorrect, inaccurate or incomplete information; 2) if the work authorized by the permit is being conducted in an unsafe manner so as to create an unreasonable risk of imminent harm to people; or 3) if the work authorized by the permit fails to comply with applicable Federal laws, State laws, to include all licensing requirements set forth in chapter 624 of the Nevada Revised Statutes, or this Code.
E. Placement of Permit: The permit or a copy of the permit shall be kept at the site of the work until completion of the work.
F. Persons to Whom Permits May Be Issued, Waivers, Penalties: A permit may be issued to a contractor or homeowner performing work, provided the following corresponding criteria are satisfied:
1. Permit Issued to Contractor: A permit may be issued to a contractor who performs the work, provided the contractor holds an appropriate State contractor's license with the correct classification and, if applicable, sub-classification, and a City business license.
2. Permit Issued to Homeowner: A permit may be issued to a homeowner for work on a single-family dwelling used exclusively by the homeowner for his or her occupancy, provided:
a. The homeowner has been granted an exemption to State contractor licensing requirements pursuant to Nevada Revised Statutes 624.031(4);
b. The homeowner is the owner of the real property on which the building or structure is to be built or improved;
c. The homeowner applies for and obtains the required permits for the installation of any equipment affixed to the building or structure;
d. The homeowner signs the application and the "owner/builder" statement pursuant to Nevada Revised Statutes 278.573 acknowledging the homeowner's responsibilities as the applicant to supervise the work and to comply with all applicable laws, ordinances, building codes and zoning regulations; and
e. The homeowner agrees, in writing, that the residential building or structure will not be leased or sold within one (1) year after the issuance of the Certificate of Occupancy or Certificate of Completion, whichever is later.
3. Partial Work Waiver: Prior to the issuance of a permit by the building official, the City Manager may, upon submission of a request for a partial work waiver by a person proposing to perform work requiring a permit under this title, issue a partial work waiver allowing the commencement of the work. The application for partial work waiver shall describe the reason(s) why a partial work waiver is needed prior to issuance of the applicable permit, state the scope of work to be performed, state that the applicant has or will immediately apply for the permit required under this title and confirm that the applicant will, within ten (10) business days, correct any work performed under the partial work waiver that is determined by the building official to be in violation of this title or any approved plans. A partial work waiver issued under this section will specify the work that may be performed prior to the issuance of the required permit and will automatically expire within a specified number of business days from the date of issuance. If the person who is issued the partial work waiver fails to apply for a required permit or correct work as required by the building official to comply with the partial work waiver, the fee for the required permit shall automatically increase to an amount equal to two (2) times the fee for the required permit before the permit may be issued, together with any additional fees or penalties associated therewith.
4. Correction Of Non-Permitted Work: In the event any work is performed without a permit that was, at the time the work was performed, required by this title, the building official may at any time thereafter issue a notice of correction to the owner of the property describing the violation, stating any conditions that must be satisfied prior to the issuance of the required permit, listing any documents that must be submitted and stating the deadline for correction of the non-permitted work. The foregoing notice of correction shall be served on the owner of the property without regard to whether the owner actually performed the work. The requirement to correct noncompliant work shall apply to the present owner of the property upon which the work was performed without regard to whether the violation existed at the time the owner acquired the property or whether the work was performed by a contractor or other third party.
G. Permit Exemptions: The following buildings, structures and other improvements to property are exempt from any permit requirements contained in this title:
1. Buildings and Structures: Except as otherwise provided in this subsection, no permit shall be required for the construction or installation of any of the following:
a. A single one-story non-permanentized accessory building used as a small greenhouse, garden shed, or other building designed to store garden tools, bicycles, holiday decorations, or similar items, so long as the floor area does not exceed two hundred (200) square feet and the building is not occupied as a dwelling unit, except as follows:
(1) Permits are required for the following:
(A) Any building or structure not in conformance with Section G.1.a above; or
(B) Any one-story detached accessory building located on any parcel used or zoned for any purpose other than residential.
Notwithstanding the foregoing exceptions, all accessory buildings shall meet the minimum setback requirements set forth in City Code Tile 3, Chapter 2 (General Zoning Code Ordinance).
b. Temporary storage sheds and offices for specific construction projects, including construction trailers on active construction projects.
c. Any fence not over six feet six inches (6'6") in height.
d. Fences not over four feet (4') in height measured from the bottom of the footing to the top of the fence constructed of block, brick, stone, rock or similar materials.
e. Fences supported by a retaining wall (see subsection G1f of this section) when the overall height is less than six feet six inches (6'6") from the bottom of the retaining wall footing to the top of the fence.
f. Retaining walls not over four feet (4') in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or tiered system, or impounding Class I, II or IIIA liquids.
g. Oil derricks.
h. Water tanks supported directly on grade if the capacity does not exceed five thousand (5,000) gallons and the ratio of height to diameter or width does not exceed two to one (2:1).
i. Platforms, decks and similar structures not more than thirty inches (30") measured vertically to the grade below at any point within thirty six inches (36") horizontally from any open edge and not permanently attached to any other structure. This applies only when built in conjunction with a structure that is classified as a Group R, Division 3 one-family or two-family dwelling.
j. Walks and driveways located not more than thirty inches (30") above grade, not over any basement or story below and not part of an accessible route or means of egress.
k. Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work.
l. Temporary structures, booths, sets, and scenery used for producing motion pictures, television shows, theater shows, stage shows and special events. These temporary uses may require permits under other codes, such as the International Fire Code or other adopted regulations or ordinances.
m. On-ground storable pools (as defined in the Swimming Pool and Spa Code) which are accessory to a single-family dwelling and in which the pool walls are entirely above the adjacent grade. Electrical and plumbing permits are required when any pool is permanently attached to electrical or plumbing services.
n. Portable spas that are accessory to a single-family dwelling if all heating and circulating equipment is integral to the manufactured product.
o. Swings and other playground equipment accessory to detached one- and two-family dwellings.
p. Window awnings in Group R-3 and U occupancies, if supported by an exterior wall that does not project more than fifty four inches (54") from the exterior wall and do not require additional support. Awnings shall meet all setback requirements stated in the Zoning Code.
q. Non-fixed and movable fixtures, cases, racks, counters and partitions not over five feet nine inches (5'9") in height and not containing electrical branch circuits.
Notwithstanding the foregoing exemptions, permits are required for the following:
(1) Storage racks over five feet nine inches (5'9") in height.
(2) Storage racks over eight feet (8') in height. As a condition precedent to the issuance of a permit, structural calculations shall be provided for all such storage racks.
(3) Storage racks over twelve feet (12') in height measured to the top of any materials placed on the storage racks. As a condition precedent to the issuance of a permit, structural calculations shall be provided and a Fire Department "high piled" permit shall be issued for the storage racks.
(4) Storage racks over six feet (6') in height which contain high hazard commodities require a Fire Department "high piled" permit, including, but not limited to, storage racks, storage pallet racks, movable shelf racks and stacker racks in commercial and industrial buildings.
r. Construction directly relating to the delivery of a utility service, built by a public utility company regulated by the Public Utilities Commission of Nevada or another State agency, or operating pursuant to a franchise or other agreement with the City. This exemption applies only to buildings, structures, or building service equipment systems directly used in utility generation or distribution and installed on recorded utility easements belonging to gas, power, telephone or other utility companies. This exemption does not apply to office buildings, grading, occupied support buildings or general site development.
s. Construction work on property owned by any governmental entity to the extent State law specifically prohibits the City from requiring a permit.
t. Improvements, such as traffic lights, streets, curbs, gutters, sidewalks, drainage facilities and bus stops, constructed on public property or in a public easement or right-of-way.
u. Minor repairs of interior or exterior lath or drywall, provided:
(1) No framing needs replacement or repair;
(2) The repaired area of lath or drywall does not exceed thirty (30) square feet in area; and
(3) The area of repair is not a fire-resistance-rated assembly comprised of more than one (1) layer of wall board on each side or any special material(s) necessary to maintain the required fire-resistance rating of the assembly (i.e., fire-stopping of penetrations).
v. Replacement of exterior or interior doors, hinges, hardware or decorative trim, provided the following conditions are met:
(1) The replacement door is of the same size and type;
(2) The replacement door does not require any modification to existing wall framing;
(3) The existing door is not a component of a fire-resistive rated construction element; and
(4) The existing door is not a required means of egress.
w. Replacement of exterior or interior window glazing, provided the following conditions are met:
(1) The replacement window glazing is of the same size, type and thickness;
(2) The replacement glazing does not require any modification to existing wall framing or window frames;
(3) The existing glazing is not a component of a fire-resistive rated construction element; and
(4) The existing glazing is not required to be safety-glazed.
x. Repair of less than thirty two (32) square feet of stone or brick veneer if the damage is less than six feet (6') above the adjacent grade.
y. Work required to render a building or structure stable following damage from fire, wind, water, vehicle impact, or other causes and to clear the site of damaged materials to allow inspection to ascertain the scope of required repairs, when authorized by the building official.
z. Replacement of roof covering materials and re-roofing materials, other than tile roofing, so long as no structural components are repaired and no more than sixty four (64) square feet of roof covering material is replaced.
2. Signs: No permit shall be required for any of the following work with respect to signs:
a. One (1) painted or printed non-illuminated sign per street address, placed on the exterior wall of a structure, not projecting out more than three inches (3") and not exceeding three (3) square feet in area.
b. Real estate signs, provided: 1) the signs are removed within seven (7) days of the sale, rental or lease of the property upon which the signs are placed; 2) the signs do not exceed thirty two (32) square feet in area; 3) the signs are not higher than eight feet (8') above the adjacent grade; 4) the signs are not illuminated; and 5) the signs are set back at least ten feet (10') from all property lines.
c. Government-owned signs for traffic control, direction to public facilities, regulatory notice, warning or any other public purpose.
d. The changing of movable parts of a sign that is designed to be changed in that manner.
e. The following maintenance activities: repainting, repositioning or recovering of display matter; exact or functionally equivalent replacement of flashers, lamps, bulbs, ballasts, neon tubing, starters, neon transformers, wires or computer components; and cleaning or changing a part, so long as there is no structural change to the sign.
f. Construction signs having an area forty eight (48) square feet or less, or a height eight feet (8') or less above the adjacent grade, provided such signs are erected no more than sixty (60) days prior to construction, are confined to the site of construction, and are removed not more than thirty (30) days after the suspension or abandonment of work or completion of construction and prior to occupancy.
g. Political signs; provided, nothing herein shall be interpreted as a limitation on any requirement to remove a political sign under Federal, State or local law.
3. Mechanical: No permit shall be required for the following mechanical work:
a. Portable heating appliances.
b. Portable ventilation appliances.
c. Portable cooling unit.
d. Portable evaporative cooler.
e. A closed system of steam, hot, or chilled water piping within heating or cooling equipment regulated by this Code.
f. Replacement of any component part or assembly of an appliance that does not alter its original approval and complies with other applicable requirements of this Code.
g. Refrigerating equipment that is part of the equipment for which a permit has been previously issued pursuant to this Code.
h. A unit refrigerating system as defined in the Mechanical Code.
i. Replacement of compressors of the same rating.
4. Plumbing: No permit shall be required for the following plumbing work:
a. The stopping of leaks in drains, soil pipes, waste pipes, or vent pipes.
b. The clearing of stoppages, including the removal and reinstallation of water closets.
c. The repairing of leaks in pipes, valves, or fixtures, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes, or fixtures.
d. Work pertaining to fuel tanks, either buried or above ground that is regulated by the Fire Code or the State of Nevada.
e. Work pertaining to landscape water sprinkler systems, except for the backflow prevention device at the point of connection to any potable water supply.
f. Installation or replacement of water softeners where pre-plumbing for the softener has already been installed.
g. Replacement of plumbing fixtures in the same location with a similar fixture and materials, provided no work is done other than the replacement of the fixture, the tail piece and/or the trap, and further provided the work does not penetrate the fire-resistive rated construction, including a fire-resistive rated concrete slab.
5. Electrical: No permit shall be required for the following electrical work:
a. Minor repair work, including the replacement of lamps or the connection of approved portable motors or other portable appliances having an attachment plug end to be connected to an approved one hundred twenty (120) volt receptacle, when that cord or cable is permitted by the Electrical Code.
b. Installation of electrical equipment used solely for radio and television transmissions, but not to include equipment and wiring for a power supply or the installation of towers and antennas.
c. Repair or replacement of motors, transformers and controls within fixed approved appliances, provided replacements must be of the same type and rating, and in the same location.
d. Installation and removal of temporary decorative lighting.
e. Repair or replacement of current carrying parts of any switch, contactor or control device.
f. Replacement of attachment plug receptacles, but not replacement of an outlet box.
g. Repair or replacement of any overcurrent device of the required capacity in the same location.
h. Repair or replacement of electrodes or transformers of the same size and capacity for signs or gas tube systems.
i. Taping or wrapping of joints and splices.
j. Removal of electrical wiring.
k. Installation of temporary wiring for experimental purposes in laboratories.
l. Installation of wiring for temporary theater, motion picture or television stage sets.
m. Electrical wiring, devices, appliances, apparatus or equipment operating at less than twenty five (25) volts and not capable of supplying more than fifty (50) watts of energy.
n. Installation of low energy power, control and signal circuits of Classes II and III (as defined in the Electrical Code) that are not part of a fire warning system, control wiring for emergency power systems, or smoke control system.
o. Installation, alteration or repair of electrical wiring, apparatus or equipment, or the generation, transmission, distribution or metering of electrical energy or in the operation of signals or the transmission of intelligence by a public or private utility in the exercise of its function as a serving utility.
p. Installation of wiring outside of buildings and structures by licensed cable television, telephone, or buried cable installers.
q. Replacement of lighting fixtures in dwelling units (to include one-family, two-family and multifamily dwellings), guest rooms and guest suites.
6. Grading Permit Exemptions: No permit shall be required for the following grading and similar work:
a. Grading associated with agriculture within districts approved for agriculture.
b. Grading, excavating or filling cemetery graves.
c. Grading, excavating or filling refuse disposal sites controlled by other regulations.
d. Excavating for wells or trenches for utilities.
e. Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay to the extent the activity is regulated by Federal, State or other local governmental entities, provided such activities do not affect the lateral support of or significantly increase stresses in soil on adjoining properties.
f. Performing exploratory excavations.
7. Repairs:
a. Repairs Not Requiring Permit: No permit shall be required for the following ordinary repairs to buildings and structures:
(1) Replacement of lamps.
(2) Connection of approved portable electrical equipment to approved permanently installed receptacles.
b. Repairs Requiring Permit: Notwithstanding the foregoing exceptions, a permit shall be required for the following repairs:
(1) Addition to or removal, cutting away, rearrangement, modification or relocation of: a) any wall, partition or portion thereof; b) any structural beam or load bearing support; c) any required means of egress or d) parts of a building or structure affecting egress.
(2) Addition to, alteration of, replacement of or relocation of any standpipe; water supply; sewer, drainage, drain leader, gas, soil, waste, vent or similar piping; or
(3) Addition to, alteration of, replacement of or relocation of any electric wiring, mechanical system or other work creating a risk of an unsafe condition.
8. Other Laws: No exemption from the permitting requirements of this chapter shall be construed as authorization to engage in or refrain from any activity in violation of any other provision in this Code, or any applicable Federal, State or local law or ordinance. All exemptions from the permitting requirements of this chapter shall be strictly construed.
H. Emergency Work: Where emergency work must be performed without a permit, the permit application shall be submitted to the building official the next business day. Any emergency work performed before the permit is issued shall comply with the technical codes.
I. Manufactured Structures: The City does not regulate the installation of manufactured houses, commercial coaches, travel trailers or recreational vehicles. Notwithstanding the foregoing, permits are required for the installation of all permanent exterior footings, foundations and elements outside the exterior perimeter of any building or structure.
J. Application for Permit:
1. Any person required to obtain a permit pursuant to this title shall first file an application on a form furnished by the City, together with the following documents and other information:
a. A description of the land on which the proposed work is to be performed, to include the street address (if any) and the assessor's parcel number.
b. If the building or structure is occupied by a tenant, the tenant's name and contact phone number.
c. The property owner's name and contact phone number.
d. If the work is to be performed by a contractor, the contractor's name, address, contact telephone number, fax number, email address, State contractor's license number, State contractor's license type and City business license number.
e. If a design professional is involved in the work, the design professional's name, address, email address, contact phone number, and fax number.
f. The type of permit(s) requested.
g. A detailed description of the work for which the permit is requested.
h. An estimate or calculation of the cost to perform the proposed work, including materials and labor.
i. A description of the planned use or occupancy of the building or structure.
j. The occupant load of the building or structure.
k. The square footage of the building or structure.
l. A description of the type of construction that will be used to perform the work.
m. The signature and printed name of the applicant or the applicant's authorized agent.
n. A fully completed contractor contact list.
o. All submittal documents.
2. Applications (to include submittal documents and other required information) must be filed with the building official.
3. If the application and submittal documents satisfy the requirements of this title, upon payment of all applicable fees, the building official shall issue the permit to the applicant.
4. The permit, when issued, shall be for the work described in the application and no deviation shall be made from that work without the written approval of the building official, except as otherwise provided in this Code.
K. Action on Application:
1. The building official will approve or reject applications submitted pursuant to this chapter within ninety (90) days. If the building official rejects an application, the building official will specify the reason(s) for the rejection.
2. A permit issued pursuant to this chapter shall only be for the work described in the application. Except as otherwise provided and subject to any other limitations or restrictions in this chapter, no work beyond the scope of the work described in application shall be performed unless revised submittal documents are submitted to and approved by the building official.
L. Contracting for Services: Nothing in this chapter shall prevent the City from contracting with third parties for plan review, engineering and other services related to reviewing and processing the application; provided, in no event shall the City delegate to a third party the authority to issue a permit or any other governmental function.
M. Expiration of Application; Extensions:
1. Application Expiration: In the event a person submits an incomplete application for any permit pursuant to this title, to include incomplete submittal documents, and thereafter fails to provide a complete application for a period of one hundred eighty (180) days after the date of filing the initial application, the application will thereupon automatically expire unless an extension has been granted in accordance with subsection M2 of this section.
2. Application Extension: Provided there have been no amendments to those portions of the technical code that are applicable to the proposed work since the date of the initial application, the building official may, on a case-by-case basis, grant one (1) or more extensions of time to submit a complete application. Each extension shall be for a period of not more than one hundred eighty (180) days. To apply for an extension, the applicant must submit a written statement prior to the expiration of the application then in effect containing an explanation of why an extension is needed and describing the diligent efforts the applicant has made to submit a complete application prior to its expiration. (Ord. 859, 5-25-2021)