The following requirements apply to the administration and enforcement of this Building Ordinance, other pertinent ordinances and laws applicable to any regulated building, structure, part, or appurtenance thereof. The provisions of this ordinance shall not be deemed to nullify any provisions of local, state or federal law. For the purpose of this ordinance the word "shall" constitutes a mandatory requirement and must be complied with. Where this ordinance has a conflict between a general requirement and a specific requirement, the specific requirement shall apply.
(A) Application for a permit.
(1) Building permit application, signed by the owner or authorized agent shall be in writing on forms provided by the Will County Land Use Department except as approved by the Building Official.
(2) May only be amended during course of work as authorized by the Building Official.
(3) Alterations, repairs and additions performed after permit scope has been completed, inspected and closed shall require another building permit.
(B) Application requirements. All permit applications shall include:
(1) Descriptive material, in drawn and written form, as to location and design of building, structures, water supply systems, sewage disposal system, plumbing electrical installations and exterior window schedule as required by the Building Official to assure compliance with the rules and regulations.
(2) For construction, alterations, and other work: Submit one copy of construction plans (more if required by the Building Official), electronic copy in pdf format, and specifications (if needed), in order to show compliance with codes and regulations. Scale of plans must not be less than 1/8 inch per foot and may need to be 1/4 inch per foot based on plan clarity.
(3) Plans may be waived for minor alterations not involving structural changes.
(4) If trusses are used, a truss diagram must be stamped by an Illinois Registered Architect or Structural Engineer. Depending on the number of different truss diagrams a truss placement plan may be required.
Exception: The truss diagram need not be signed and sealed when the truss width is 14' or less between structural supports and the building is less than 300 square feet.
(5) All documents and plans submitted for permit(s) shall be signed and sealed by a registered design professional or as required and approved by the Chief Building Official.
(6) Where construction is to occur near a designated flood plain area, see the Water Resource Ordinance for Unincorporated Will County, § 164.060.
(7) All contractors shall comply with the contractor licensing, registration, and bonding requirements as required by the Building Official and Will County Land Use.
(8) All contractors listed shall be registered and approved prior to the permit issuance except as allowed for phased approvals.
(9) Soil report shall be required for new commercial/industrial applications unless waived by the Building Official.
(C) Fees. See Fee Schedule.
(D) Examination of application and plan. Initial review shall be made within a maximum of 15 business days or under direction of the Building Official.
(E) Action on permit after filing and examination of application.
(1) Permit shall be denied if plans or proposed work does not conform to requirements of this Building Ordinance, or other pertinent laws and ordinances. Plan review comments shall be forwarded to the contact person upon completion of the plan reviews.
(2) If proposed work conforms to requirements of this Building Ordinance and other pertinent laws and ordinances, a permit shall be issued in writing allowing work to proceed. One approved set of plans and/or specifications shall remain in Building Division file. One approved set of plans and/or specifications shall be made available to Will County inspectors on site.
(3) A list of contractors shall be required to be submitted to check for proper licensing, registration and insurance prior to permit issuance except as allowed for phased approvals where only the contractors part of the phased work would have to be up to date.
(4) Permit is to be conspicuously posted on site, visible from the road right-of-way for the duration of the project.
(5) Permit lapses:
(a) Permit application may be void after six months if responses to plan review comments and communications are not received at the discretion of the building official.
(b) If a start is not made in six months, the permit lapses, and may be required to be renewed at the discretion of the building official.
(c) Permits expire one year after the date of issuance and shall be renewed or extended prior to work continuing as required by the building official.
(6) Permits issued for demolition shall lapse if not completed within 60 days from the date of issuance.
(7) The Building Official shall issue a certificate of occupancy following final inspection approval indicating compliance with adopted codes and ordinances on specified permit types. Approval letters from the local fire protection district, Will County Health Department, and Highway Department shall be required if applicable except for fire department approval for townhouses, one and two family dwellings and duplex construction.
(8) Each occupant of an industrial or commercial building shall obtain an occupancy permit issued by the Building Division of the Will County Land Use Department. The commercial or industrial occupancy permit is valid only with respect to the occupant to whom it was issued. (Per ILCS Ch. 55, Act 5, § 5-1063).
(9) Temporary occupancy permit may be issued under the direction of the authority having jurisdiction for a building or portion thereof if it is found that the condition of the building (lighting, heating, water supply, sewage disposal, other sanitary facilities, etc.) is available to the occupant and there are no health or safety violations. Permit may be revoked and occupancy discontinued if work is not completed in the allotted time.
(10) Permit that has expired shall require reapplication at 100% of the initial fee. The discretion of the Building Official may allow a prorated fee based on time needed to complete work.
(F) Nonconforming building or structure.
(1) Definition: An existing building or structure or part of appurtenance thereof not in conformance with this Building Ordinance.
(2) Repair work requires a written application and permit. The permit is for the scope of work area only unless the work creates other parts of the building to be noncompliant with the requirements of this ordinance or any other codes, standards or laws.
(3) Altering or enlarging shall be done in a manner conforming to the Zoning, Engineering and Building Ordinances.
(G) Duties and authority of the Building Official and the Building Director.
(1) The administration of adopted codes and other applicable ordinances and laws..
(2) Keep careful, systematic records of business and work of office, including permit applications, survey plats and building plot plans, all construction plans and specifications, copies of permits and certificates issued, affidavits and certificates received, a record of inspections, copies of notices and orders issued, and reports of tests made.
(3) Keep plans and specifications of residential structures, commercial and industrial structures, and accessory structures in accordance with State of Illinois retention of public record statutes. Survey plats and building plot plans, and those parts of plans for other buildings which may be useful for future periodic inspections shall be kept in accordance with State of Illinois retention of public record statutes.
(4) Make inspections, and for that purpose may enter building structures, and premises as allowed by law.
(5) Stop work orders for work being done contrary to the building permit or this ordinance shall be posted on structures in writing. Such written order posted on premises involved shall not be removed except by order of the Building Official. Removal without such order shall constitute a violation of this ordinance.
(6) A permit shall be revoked on approvals issued contrary to this ordinance or based upon a false statement or misrepresentation in the application.
(H) Spot surveys. Spot surveys are required for all new construction and must be submitted after the foundation is completed and prior to any framing or any other work being constructed upon the foundation or site. The spot survey shall depict all lot lines, building lines, side yard lines, easements and top of foundation elevation for the entire perimeter of the foundation as referenced to U.S.G.S. Datum. The survey must also bear the seal and signature of a registered land surveyor of the State of Illinois. No work shall proceed beyond backfill until spot survey approval is issued by the Will County Land Use Department.
Exception: Structures that are exempt from obtaining a site plan per § 164.080(A) of the Water Resource Ordinance for Unincorporated Will County need not comply with the required spot survey above but shall comply with all other requirements of the code and this ordinance. Agricultural exempt structures are not exempt from zoning and engineering requirements.
(I) Required inspections and notice for inspection. The following listed inspections are required to be made when applicable to the permitted project. The owner or contractor shall request the designated inspection 48 hours in advance. (Phone 815-727-8634) Safe access (ladder or temporary stairs) shall be provided as per OSHA rules and regulations. If someone needs to be present for the inspection it must be an individual over the age of 18. Approved plans shall be on site for inspections. Progression of inspections - work shall not be done on any part of the building or structure beyond the point indicated in each successive inspection without first obtaining the written approval of the Building Official. Such written approval shall be given only after an inspection has been made of each successive step in the construction as indicated by each of the inspections required above. This approval shall take the form of the inspector's sticker posted and signed on the premises.
(1) Footing before pour—inspection of the footings and/or isolated column footings shall be made after excavation with forms erected and required reinforcing steel in place (prior to placement of concrete). See cold weather pouring requirements in this ordinance.
(2) Slabs (interior slab below grade and interior slab at grade before pour)—concrete slab inspection for all residential, commercial, industrial and multifamily structures and their accessory structures; garage and basement slabs and interior slabs shall be inspected prior to the placement of concrete with required reinforcing steel and vapor barrier in place. Underground plumbing and/or electrical shall be inspected and approved prior to the slab inspection (if applicable).
(3) Foundations and pier before pour and trench foundations—inspection of the foundation and/or pier on top of isolated footings and trench foundations shall be made prior to the concrete placement with all forms and reinforcements in place. Reinforcement shall maintain proper clearances and be installed per the approved plans tied in place.
(4) Posthole before pour—inspection to take place after holes have been excavated and any reinforcing is tied in place.
(5) Stair before pour—inspection shall take place after all forms are in place and reinforcement tied in place. Inspector to check proper rise (height) and run (tread depth) whether inside or outside of the home.
(6) Electric service—inspection includes the meter socket panel board, temporary power, temporary receptacle on a minimum 20 amp breaker (must be GFI) and grounding.
(7) Backfill—inspection shall be made after drain tile with silt sock fabric is properly installed adjacent to footing on the exterior, covered with stone prior to placing any backfill adjacent to the foundation. Insulation, egress window and well (if applicable), dampproofing and/or waterproofing (if applicable) of foundation shall be checked at the time of the backfill inspection.
(8) Rough building—inspection shall be made after mechanical, electrical and plumbing rough-in work has been completed prior to the application of any interior finish or the installation of any insulation material.
(9) Drainage plane—inspection shall take place after all weather resistive barriers (housewrap) has been installed and integrated with all flashings (kickout flashing, brick flashing, window/door flashing and flashing at any other penetrations). Traditional stucco, E.I.F.S (exterior insulated finish system) and similar finishes have specific requirements. Two layers of weather resistive barrier may be required, and proper starter strip with drainage screen at the bottom (it must have holes in it for drainage). Tie down straps and narrow wall bracing shall be checked at this time as well.
(10) Final grade—inspection shall take place after final dirt has been spread and proper pitch away from the home has been established.
(11) Bonding—inspection to take place prior to pouring concrete around a pool.
(12) Masonry firebox—inspection to take place prior to the first flue.
(13) Rough mechanical grid—inspection to take place when the grid for a dropped ceiling is installed and after all work above a dropped ceiling is complete so the panels can be installed (inspection takes after grid installation but prior to the individual panels are installed).
(14) Underground electrical and/or mechanical—inspection shall be made prior to placement of concrete. These inspections can also be outside underground where concrete will not be placed. Direct burial wiring or conduit shall be in place firmly in contact with the bottom of the trench.
(15) Rough plumbing—inspection shall be made when the plumbing is completely roughed in, before insulation or any other material is applied to floor, wall or, ceiling.
(16) Underground plumbing—inspections shall be made prior to placing concrete and all plumbing and radon piping have been installed with stone completely removed from above and the side of piping. This inspection could also be outside underground. Piping shall be in place firmly in contact with the bottom of the trench..
(17) Insulation inspection is required prior to installation of drywall or any other wall coverings and after the structure is insulated and all air sealing is completed. Blown in attic insulation will be inspected on the final. Rim joist and interior foundation wall insulation can be inspected at final inspection.
(18) Final building, electrical, mechanical, plumbing inspections, Health Department, highway, and fire districts (if applicable)—shall be made after building is completed and prior to occupancy. Townhouses, duplex's and one and two family dwellings will not need any fire department approval prior to issuance of a certificate of occupancy. All permits shall require a final inspection.
(19) In addition to the above stated inspections the Building Department may make or require other inspections necessary to ascertain compliance with this Building Ordinance and other laws enforced by the Building Department. These inspections may include but are not limited to: Drywall inspection, roof underlayment inspection, grade beam inspection, and fire wall inspections.
(20) Commercial structures that require fire and smoke damper installation shall have periodic inspections; inspections shall be conducted upon said units every four years. Inspections shall certify compliance with International Building Code, Section 717. Inspections shall be conducted by individual(s) certified by the International Certification Board (ICB) and American National Standards Institute (ANSI).
(Ord. 14-103, passed 5-15-2014; Am. Ord. 21-102, passed 8-19-2021)