1. Building Codes and Hillsborough County: A Primer

By: Jim Ford, Permitting and Plans Review Manager, Building Services Division

Purpose
A building code is a set of rules that specify the minimum acceptable level of safety for the construction of buildings. The building code is intended to be adopted as a legally enforceable document to safeguard health, safety, property and public welfare as they relate to the construction and occupancy of buildings and structures. The code provides tested methods of design and construction to achieve these goals. The code creates a blueprint of minimum standards that design and construction professionals follow to ensure that buildings and structures will safely provide for their intended use. The codes, through enforcement by the local authority, provide for accountability of those who design and of those who build.

Building Codes in Florida
During the 1970’s at the beginning of the modern construction boom, the State of Florida first mandated statewide building codes. The first law required all municipalities and counties to adopt and enforce one of the state-recognized model codes. During the early 1990’s, a series of natural disasters, together with the increasing complexity of building construction regulation in vastly changing markets, led to a comprehensive review of the state building code system. The study revealed that building code adoption and enforcement was inconsistent throughout the state and those local codes thought to be the strongest, proved inadequate when tested by major hurricane events. The consequences of the building codes system failure were devastation to lives and economies and a statewide property insurance crisis. The response was a reform of the state building construction regulatory system that placed emphasis on uniformity and accountability.

In 1998 the Florida Legislature amended Chapter 553, Florida Statutes, Building Construction Standards, to create a single state building code that is enforced by local governments, known as the Florida Building Code. The code incorporates all building construction-related regulations for public and private buildings in the State of Florida and supersedes all local building codes.

The first Florida Building Code was the 2001 edition. The Florida Building Code is updated every three years and the 2007 is the current statewide edition in effect.

Building Codes in Hillsborough County
As mandated by State Law, Hillsborough County is the local authority charged with the enforcement of the Florida Building Code for construction within the unincorporated portions of the County. Tampa, Plant City and Temple Terrace are similarly responsible for construction within their respective jurisdictions.

Building Permits
In order to determine that construction complies with the requirements of the Code, a construction permit from inception to completion can be broken down into three parts: Permit Processing, Plan Review and Inspections.

Permit Processing
Prior to construction, an application must be filled with the County Building Services Division. The application provides information regarding the property owner, the address of the proposed project, the contractor and the scope of the proposed construction or improvements. Once submitted the application is assigned a unique tracking number. Following a sufficiency review, the application and associated documents are processed and a permit is issued. Upon satisfactory completion of the project, the permit is closed out and a record is created for historical reference and review.

Plan Review
The submitted construction documents are reviewed by a state-licensed Plans Examiner to ascertain whether the construction indicated and described is in accordance with the requirements of the Code and other pertinent laws or ordinances. The Code sets forth the minimum criteria that are to be submitted and reviewed such as a floor plan; site plan; foundation plan; floor/roof framing plan or truss layout; and all exterior elevations, among others. The specific criteria vary according to the proposed project. For example, a project limited to the interior renovation of an existing building may not require roof or truss documents if no alteration to the roof system is proposed.

Inspections
Once a permit has been issued, inspections by Building Services' state-licensed inspectors are carried out as the construction progresses. The sequencing of the inspections is based on the premise that no work will be covered up without an approved inspection. It is the responsibility of the permit applicant to request the inspection and ensure the work remains accessible and exposed for inspection purposes. As with Plan Review, the required inspections vary with the proposed project.

Who can obtain permits?
In the interest of public health, safety and welfare and to protect consumers and land owners, construction activity in Florida is closely regulated, in part, by Florida State Statute 489. Contractors in the State of Florida are required to be licensed and insured. To obtain a license, contractors are required to meet specific experience criteria, pass a written exam and provide proof of financial stability.

A permit for construction may be issued to only two individuals: a properly licensed contractor or the property owner. In order for a property owner to obtain a permit, the property must be deeded in the applicant’s name, the property must be used solely by the owner, and the property cannot be offered for sale or lease. In the case of a commercial property, the same criteria holds true for the owner and the contract amount of the proposed project cannot exceed $75,000.

Conclusion
In many instances, it seems as though the permitting process is “big-brother” intrusion into our lives. However, the Building Services Division, by acting in the capacity of a true unencumbered third party, provides for oversight and conformity in the built environment, which protects not only the owner, but those who use the structure and the neighboring properties.

The process from application, through plan review, inspections and final close-out, ensure that the completed building does safeguard the health, safety, property and public welfare.

Hillsborough County Construction Code

Building Services Division Online Services and Additional Information

2. Attend E3 Fall Forum: The Art of Sustainability

Come learn about all the new and exciting energy and sustainability initiatives at this regional forum.

Date and Time: September 17  | 8 a.m. - 3:30 p.m.

Location: David A. Straz, Jr. Center For the Performing Arts, Downtown Tampa

Cost: only $38.00 for the day

Keynote Speaker: Steve Thomas of Renovation Nation

Limited to 170 attendees, first come, first served.

Additional speakers representing Tampa International Airport, Republic Recycling and Waste Management, IKEA, Orange County Convention Center, Parke Hydrofarms, Representatives from Alternative Vehicles and Fuels, University of Florida, U.S. Environmental Protection Agency, Green Business Programs, and many, many more…

This Regional Forum is hosted by the Hillsborough County Workgroup for Energy Management and Sustainability. For further information, please call Margaret Rush, Environmental Protection Commission, at 627-2600, ext. 1289.

Learn more and register at www.hillsboroughcounty.org/e3/.