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Building Inspections

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1. What is the Building Inspection Division?

The Building Inspection Division is the service area within the Community Development Department that is charged with enforcing the City of San Mateo building and related technical codes. These codes contain the minimum standards to safeguard life, health, property and public welfare. These codes also regulate the design, repair, maintenance, construction, alteration, moving or demolition of buildings in order to ensure the safe use of such buildings.

2. What services does the Building Inspection Division provide?

1. Inspection services - to ensure that new construction or alterations to existing structures or buildings are being performed in a manner that complies with the minimum standards set forth in the building and related technical codes.

2. Plan review services...of construction documents including plans, engineering data, energy conservation reports, fire sprinkler and fire alarm plans for compliance with applicable codes and ordinances.

3. Permit issuances...for building, plumbing, electrical, mechanical, fire sprinkler and fire alarm construction, alteration or installation work.

Other services provided by the Building Inspection Division include off hour inspections, time extensions for building permits, inspection of fire sprinkler systems for one and two family dwellings, code interpretation consultation, and inspections of daycare facilities located in single family dwellings for 14 or fewer children.

3. How do I schedule an inspection?

The City of San Mateo offers an inspection request line, that allows customers the ability to call seven days a week from 6am to 12 midnight to schedule next day inspections. Please call 24 hours in advance of your desired inspection date. To schedule an inspection, use our Direct Inspection Appointment Line by calling (650) 522-7170.

Inspections are performed between

9:00 am - 12:00 pm and 12:30 pm - 5:00 pm

*Calls received after 4:30pm will be scheduled the next business day. To receive a morning inspection you need to request your inspection before 12:00pm. Any calls received after will be scheduled for the afternoon.

Before calling for an inspection you must have the following information:
-Permit number
-Contractor's name and phone number
-Project address, including floor number, suite number etc..
-Provide inspection code desired
-Date of desired inspection

4. Can I request a special time for my inspection?

Inspections are performed in the time frame of morning or afternoon. Morning inspections take place between the time frame of 9:00am and 12:00 noon. Afternoon inspections are performed between 12:30pm and 5:00pm. There are no special times that can be requested other than between those hours.

5. What is the waiting time for an inspection?

Inspectors will be at the job site for the inspection 24 hours from the time you called to schedule the inspection. *Calls received after 4:30pm will be scheduled for the next business day. To receive a morning inspection you need to request your inspection before 12:00 noon. Any calls received after will be scheduled for the afternoon.

6. How do I cancel an inspection?

To cancel or reschedule an inspection, please call: (650) 522-7172.

7. At what stage do I need to call for an inspection?

The following is a summary of typical inspections and the stage when the inspection should be scheduled. Each project will require the inspections relative to the work that is being done.

Foundation: A foundation inspection shall be scheduled when the trenches are excavated, forms and steel reinforcing bars are in place, but prior to concrete being poured.

Under Floor: An inspection shall be scheduled after all under floor framing, plumbing, electrical, and mechanical is complete and before insulation and the sub-floor is installed.

Roof Nail: A roof nail inspection is required after the roofing deck is installed and before applying any roofing materials.

Exterior Shear Nail: A shear nail inspection is required after the shear walls are installed and before any exterior protection in applied.

Fire Inspection: A residential fire sprinkler system inspection is required for piping, hangers and sprinkler location before the rough framing inspection.

Rough Frame: The rough framing inspection shall be scheduled after the roof and walls are weather tight. All rough framing, rough electrical, rough plumbing, and rough mechanical shall be completed prior to the inspection. Also, if automatic fire sprinklers are installed, a fire inspection shall be completed prior to a rough framing inspection.

Electrical: A rough electrical inspection shall be scheduled after all the electrical wiring is run and before the receptacles are installed. If a rough framing inspection is required, the electrical system will be inspected at that time. After all the work is completed, a final inspection shall be scheduled and the electrical fixtures and receptacles will be inspected.

Plumbing:
• Under floor plumbing: When all under floor work is installed, at under floor inspection. Drainage systems shall be tested and inspected while under 10 foot headwater test and water piping shall be tested under working pressure.
• Rough plumbing: A rough plumbing inspection shall be scheduled after all the plumbing systems (drainage, vents, water and gas piping) are completed. If a rough framing inspection is required, the plumbing system will be inspected at that time. Drainage and vent systems shall be tested and inspected while under 10 foot headwater and water piping shall be tested under working pressure.
• Main Sewer Line: The main sewer line and its connection to the public sewer shall be scheduled for a water test inspection.
• Gas Lines: All gas lines and systems require an inspection before connections are made to the supply lines. If a rough framing inspection is required, the inspection for the gas line shall be inspected along with the rough frame. For the inspection, the installer shall supply equipment to conduct an air pressure test of ten pounds for 15 minutes to be verified by the Building Inspector.

Mechanical:
• Under floor inspection: An inspection is required for under floor ducts or vents. If an under floor inspection is required, the mechanical ducts and vents will be inspected at that time.
• Rough mechanical: A rough mechanical inspection shall be scheduled after the mechanical system, heat ducts, exhaust and vent ducts are installed. If a rough framing inspection is required, the inspection for the mechanical system shall be inspected along with the rough frame

Lath and Plaster: An inspection shall be scheduled to inspect the attachment (screwing or nailing) of all firewalls and water-resistant wallboard. An inspection shall also be scheduled to inspect the attachment for all exterior lath.
• Insulation: All required insulation shall be inspected after installation and before the material is covered.

Final Inspection: When all work is completed a final inspection shall be scheduled prior to occupancy or use of the area. If automatic fire sprinklers were installed, a final inspection from the Fire Inspector shall be scheduled and approved prior to scheduling the final Building inspection.

8. When will I need a special Inspection?

If a special inspection for certain work is required of your project, the property owner must employ a special inspector who is certified by the Building Official to perform the special inspections required for your project. Special inspections are in addition to those inspections performed of the Building Inspection Division.

The Property owner must supply the Building Official with a "notice of final inspection" by the special inspection agency before your job can be "finalized" by the City Building Inspector.

If you have any questions about the special inspection requirements you should contact the plan checker assigned to your project. Field problems with special inspection should be brought to the attention of you City Building Inspector.

9. When do I need a Certificate Of Occupancy?

A certificate of occupancy is required for all:
-New buildings (except single family dwellings)
-Horizontal or vertical additions to existing buildings
-Changes in occupancy classifications
-Changes in number of dwelling units

10. When would I need a Temporary Certificate Of Occupancy?

A Temporary Certificate of Occupancy (TCO) is normally issued to property owners who would like to occupy their property before all work required under a building permit has been completed. Provided that all life safety items and that no substantial hazards exist and all other city departments having conditions attached to the project agree, a Temporary Certificate of Occupancy may be issued when only "finish work" remains.

11. What types of complaints does the Building Inspection Division handle?

The Building Inspection Division investigates the following types of complaints:
-Construction or alteration work in progress without a valid permit
-Unauthorized changes of occupancy and unauthorized changes of use in a non-residential property.
-Construction work in violation of "hours of work" ordinance. Upon verification that a complaint concerning violations of City of San Mateo Municipal Codes has or is occurring, a building inspector may issue a "notice of correction/stop work order" that will:
a) Identify the violation
b) Provide instructions as to what actions are required to correct the violation

12. How do I comply with a "Notice of Correction/Stop Work Order"?

You will be advised by a staff member of the actions needed to correct violations.

13. How do I schedule a Residential Fire Sprinkler Inspection?

There have been some changes in the one and two family residential fire sprinkler inspection program. The Building Inspection Division now performs these inspections. To schedule an inspection call the Building Division at (650) 522-7170. This is for single family dwellings only. Any other fire permit inspections need to be scheduled with the Fire Prevention Department.

*All new water services installed or modified as part of a residential fire sprinkler system installation must be flushed and witnessed by the inspector PRIOR to connecting to the fire sprinkler system. Failure to do so will result in the contractor disconnecting the fire sprinkler system from the water service and back flushing the fire sprinkler system.

*Please be aware that a framing inspection for your project cannot be scheduled until the fire sprinkler rough inspection has been approved.

14. How do I schedule an inspection for a fire permit (other than Residential Fire Sprinklers)?

To schedule an inspection for a Fire Permit you need to call the Bureau of Fire Protection and Life Safety. You must call the department 48 hours in advance, and during normal business hours.

Call (650) 522-7940
Bureau of Fire Protection and Life Safety

Normal Business Hours:
8:00am to 12:00 noon
1:00pm to 5:00pm

Inspections are performed between:
9:00 a.m. and 4:00 p.m.

Only the contractor under permit may request the inspection. The following minimum information is required at time of requesting an inspection:

1. Permit Number__________.
2. Contractors Name and Phone No.
3. Project Address, including floor and suite #.
4. Type of inspection desired.

Fire Sprinkler systems and/or Fire Alarm systems may take more than the typical one hour inspection time allotted and may require more than one inspector to be scheduled. The contractor will be responsible for scheduling the appropriate inspection time and number of inspectors, technicians, etc.

Contact your Fire Inspector (number listed above) if you have any questions, before scheduling an inspection.

The installation contractor shall be on site at time of inspection and provide, at a minimum, the following:

The original approved plans and specification sheets, test reports, any written agreements, and two complete copies of as built drawings, if determined necessary by the Fire Inspector. Failure to comply will result in the inspections not taking place, and may result in additional inspection charges.

To avoid last-minute delays, we recommend that contacts with the field Fire Inspector be made early in the project. Final inspections should be made a minimum of two weeks before the intended occupancy date.