Building/Construction
Municipal Offices located at 320 Boulevard
Building Permits -- 201-288-2143
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Overview
The construction permit process
Arranging inspection visits
When no building permits are required
When building permits are required
When to consult with construction official
Certificate of Occupancy
Certificate of Continuing Occupancy
Overview
This department provides
construction permits for renovations, additions, decks, garages, sheds, and other work
requiring building, electrical, plumbing and fire permits.
The Building Department issues building permits and certificates of occupancy in
accordance with the State Uniform Construction Code Act, all local ordinances and
State regulations. This department administers the Borough zoning ordinances and
supervises all inspections required.
The Building Department is
operated by a Construction Official, Building Sub-Code Official/Inspector, Office
Manager/Head Control Person and an Assistant Office Manager/Control Person. Part-time
staff members are the electrical, plumbing and fire Sub-Code Official/Inspectors.
The Construction Official is responsible the administration of the NJ Uniform Construction
Code. The Sub-Code Officials/Inspectors answer technical questions, review plans and
permit applications and make field inspections. They are all state licensed and are
required to take continuing education courses.
When the work is completed and final inspections are made, the Building Department issues
a completion certificate, which becomes part of the permanent record of each individual
structure. Inspectors are also needed when emergencies affect buildings and services.
Information concerning
regulations, procedures, construction permit applications and related information is
available at the Borough Hall office.
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The construction permit process:
The Building Department determines if zoning approval is needed and explains what kind of
documentation is needed with an application.
A copy of the survey
is needed when applying for permits for sheds, fences, decks or addition. Zoning approval
is required to widen a driveway.
During the permit process a
Construction Permit Application must state what work will be done and by whom, the
location of the work and how it will be done. Sketches, drawings, plans and other
documentation must be submitted with the applications. Plans will not be reviewed without
an applications.
During the review process, the applicant must wait and can not proceed with the work.
Provided all the required information has been submitted, permit applications approvals
typically take: 4 to 5 days for small projects and 8 to 10 days and longer for
larger projects. The applicant is then advised if the permit has been approved or denied
-- with explaination.
Upon approval the applicant pays the appropriate fees. The construction permit is a legal
document permitting the start construction. Building permits must be posted in a window or
other prominent place at the construction site. Copies of the approved building plans
should be available on site for the Borough Inspectors during inspections.
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Arranging inspection
visits:
The person responsible for the construction project must request for inspections in
advance. Please call the Construction Department Monday - Friday 8:30 to 4:30 at
201-288-2143 at least 48 hours prior to the desired inspection. Inspections usually are
performed within three business days of the requested time. Work must not proceed in a
manner which will preclude the inspection.
Applicants should arrange for inspections when:
- The bottom of footing trenches
before placement of footing (except for pile foundations). Inspections are made in
accordance with building subcode requirements;
- Foundations and walls up to grade
level prior to back filling;
- All structural framing and
connections prior to covering with finish or infill material;
Plumbing underground services, rough piping, water service, sewer, septic services and
storm drains; electrical rough wiring, panels and service installations; insulation
installations;
- Installations of all finished
materials, sealings of exterior joints; plumbing piping, trim and fixtures; electrical
wiring, devices and fixtures; mechanical systems equipment;.
Work may not proceed until
the inspection is conducted and approved. If some work does not conform to the
approved plans, the inspector will advise that "the situation" must be remedied.
If the violation is serious, a Stop Work Order may be posted until the problem is
resolved, with an additional inspection required.
A Certificate of Approval is issued when the project is completed and all inspections were
conducted and approved. This formal document gives official permission to occupy or
use the space.
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When no building
permits are required
There is no assessment increase by completing maintenance and repairs as needed.
No permit is needed for ordinary repairs on a one or two-family dwelling. According
to the NJ Uniform Construction Code Section 5:23-9.3, the following types of work are
considered "Ordinary repairs and Do Not require permits or inspections".
Interpretation: ordinary repairs.
Ordinary building repairs
include:
- Exterior and interior painting:
- The repair of any non-structural
member such as a partition railing or kitchen cabinet.
- The repair or replacement of any
interior or exterior trim, decoration or moldings.
- The replacement or installation of
any flooring material, except carpeting, with a new material. However, installation of
carpeting in one and two family dwellings will be permitted under ordinary repairs.
- Installation, repair or
replacement of any interior finishes of less than 25 percent of the wall area in any given
room, in a one or two family dwelling. This shall include plastering and drywall
installation:
- Vinyl wall covering of any amount
is an ordinary repair:
- Paneling shall not be considered
an ordinary repair:
- Wall papering at any location.
- The replacement of glass in any
window or door. However, the replacement glass shall be of a type and quality that
complies with the minimum requirements of the code;
- Window shutter installations
- Window glazing and putting
- Window boxes
- The repair of existing siding with
like material not exceeding 25 percent of the total building exterior wall are within any
12 month period.
- The repair or replacement of any
part of a porch or stoop which does not structurally support a roof above.
- The replacement or installation of
screens and storm doors
- The installation of any roll or
batt insulation when installed adjacent to or not more than one and a half inches from an
interior finish;
- The repair of existing roofing
material not exceeding 25 percent of the total roof area within any 12 month period.
- Replacement of exterior rain water
gutters and leaders.
- Landscape work
- Changing locks - single cylinder,
deadbolt only.
- Applying driveway sealer or
making minor repairs
Ordinary plumbing repairs
include:
- Replacement of hose bib valves in
single family dwellings. Replacement hose bib valves shall be provided with an approved
atmospheric vacuum breaker.
- Refinishing of existing fixtures.
Relining of fixtures shall not be considered to be an ordinary repair.
- Replacement of ball cocks.
Replacement ball cocks must be an approved anti-siphon type;
- Repair of leaks involving the
replacement of piping between two adjacent joints only.
- Clearance of stoppages.
- Replacements of faucets or working
parts of faucets.
- Replacement of valves (other than
shower or combination bath/.shower valves).
- Replacements of working parts of
valves, including, but not limited to, shower or combination bath/shower valves.
- Replacement of traps except for
traps on culinary sinks in food handling establishments.
- Replacement of a water closet or
lavatory or kitchen sink in a single family dwelling with an approved similar fixture
provided that no change in the piping arrangement is made. Replacement water closets
bearing a date stamp of July 1, 1991, or later must use an average of 1.6 gallons or less
of water per flushing cycle;
- Replacement of domestic
clothes washers and dishwashers.
Ordinary electrical repairs
include:
- The replacement of any receptacle,
switch, or lighting fixture rated at 20 amps or less and operating at less than 150 volts
to ground with a like or similar item. Replacement of receptacles in locations where
ground-fault circuit interrupter protection is required in the electrical subcode, shall
not be considered ordinary electrical repairs.
- Repairs to any installed
electrically operated equipment such as doorbells, communication systems, and any motor
operated device. Provided, however, that if fire protection systems are interrupted for
repairs the fire official shall be notified in accordance with the building subcode.
- Installation of communications
wiring as covered by article 800 of the electrical subcode in one and two family
dwellings, or the alteration/rearrangement of existing communications wiring in other
occupancies provided however that the rearrangement does not involve penetration of a fire
rated assembly and is not in a hazardous location as defined in chapter 5 of the
electrical subcode; and
- Replacement of domestic
dishwashers
- Replacement of kitchen range
hoods in single family dwellings.
Ordinary fire protection
repairs include:
- The replacement of any sprinkler
or smoke detector or heat detector head with a like device.
- The repair or replacement of
any component of a fire alarm or smoke and heat detection equipment (other than the
replacement of a fire alarm control panel.)
Ordinary heating, ventilation
and air conditioning repairs shall include:
- Replacement of motors, pumps and
fans of the same capacity.
- Repair and replacement of heating,
supply and return piping and radiation elements, which does not require rearrangements of
the piping system.
- Repair and replacement of duct
work.
- Repair of air conditioning
equipment and systems.
- Repair or replacement of control
devices for heating and air conditioning equipment.
- Replacement of kitchen range hoods
in single family dwellings.
- Replacement of stoves and ovens in
dwelling units, provided no change in fuel type or location or electrical characteristics
is required.
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When building permits
are required
Call the Construction Department
to see if a permit is required. Here are the most frequently issued permits:
Building Construction
- Demolition to include sheds or
buildings
- New buildings
- Adding an addition
- Interior alterations
- Adding a bedroom or bathroom
- Finishing a basement
- Finishing an attic
- Renovating a bathroom or kitchen
- Installing a dishwasher
- Replacing an electric stove with a
gas stove
- New furnace, boiler, hot water
heater or water softeners
- New plumbing systems, alterations,
modernization and tiling
- Central air conditioning
- Installing ductwork and
ventilation systems
- New wiring and electrical systems
to include adding new wall outlets
- Install driveway post lights
- Increase power service to home
- Constructing a deck
- Install exterior entry into
basement
- Enclosing a porch
- Installing a fireplace
- Replacing a roof
- Installing new siding
- Installing a new fence.
- Construction of a new hard surface
driveway or resurfacing driveway
- Aprons
- Public sidewalks
- Concrete patios
- Build new retaining wall
- Construction or installing a
utility shed (wood or aluminum)
- Construction of a garage(s)
- In-ground and above ground pools
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When to consult with
construction official:
- Chimney repairs
- Fence replacement
- Porch and stair repairs
- Create additional off-street
parking
- Pipe leaders to existing storm
drains
- Repair existing patios
- Repair garages/accessory buildings
Other improvements and
alterations not listed may need a permit; therefore please call the construction official.
If building permits are not obtained for improvements, penalties are imposed
An improvement will result in an increased property tax. An added assessment tax is mailed
at the end of October -- after the improvement is substantially completed. Not
scheduling a final inspection for a building permit does not delay the added assessment
tax bill.
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Certificate of Occupancy:
In 1984 the Borough of Hasbrouck
Heights enacted an ordinance requiring that a certificate of occupancy be obtained prior
to the use or occupancy:
- Upon construction or alteration.
- Upon a change of use.
- Upon a change of ownership.
- Upon a change in occupancy in
other than residential districts.
The Certificate of Occupancy
Inspection should be conducted when the sale contract is signed. To arrange for an
inspection call at 201-288-2143 or fill out an application at the Building Department.
Inspections can be scheduled between 9:30 a.m. and 3:00 p.m. Allow two (2) weeks for a
written report. Commercial Certificate of Occupancies and Condominium/Co-op are also
subject to an inspection by the Bureau of Fire Safety.
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Certificate of Continuing Occupancy
The Resale and Reoccupancy Ordinance is a zoning ordinance the Borough adopted in 1986 and
successfully revised in 1998 and applies to both residential and commercial properties.
The Borough adopted this
ordinance to maintain housing and building standards that ensure that residential and
commercial buildings meet minimum safety requirements and conform to zoning guidelines;
especially in established towns with older buildings and infrastructure.
Tthis ordinance requires that the
owner of the property (or agent) apply and obtain a Certificate of Continued Occupancy
wherever there is a change of ownership (as when the building is being sold) or when there
is a change of occupancy (as when a change of tenancy takes place) in a rental unit. The
certificate is to be obtained before the new occupancy takes place.
This application should be
submitted to the Code Enforcement Bureau at least 30 days before the change in ownership
or occupancy, so inspections can be scheduled and completed without undue inconvenience.
A member of the Code Enforcement
Bureau staff is always available during office hours to help with questions and to provide
information concerning construction, construction permits, zoning, planning, land use and
property maintenance subjects. If they cannot provide the specific information requested,
the inquiry will be directed to the correct staff member of the Department for a timely
response.
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