This article should explain when a building permit is required in the City of Simonton. Click HERE to review the City’s Building Code Ordinance.
To begin with, two permits are currently required for building in the City of Simonton. Each permit has its own application form. Click HERE to review the Permit Applications
FLOOD PLAIN DEVELOPMENT PERMITS ARE REQUIRED
Flood Plain Development Permits are required to satisfy the requirements for FEMA Flood Insurance. This has been a requirement since Simonton was incorporated in 1979.
Currently, much of the land area in the City of Simonton lies within the 100-year flood plain as defined on FEMA Flood Insurance Rate Maps. In the very near future, perhaps before the end of 2010, FEMA will formally adopt new Fort Bend County maps. These maps will place virtually all properties in Simonton well within the 100-year flood plain.
ALL STRUCTURES, no matter how small, MUST be permitted. The process involves review by the City’s Flood Plain Administrator. The fee for this review is paid by the permittee directly to the company hired for the flood plain review. This fee varies: $60 if your property is out of the flood plain, $100 if your property is within the flood plain.
Why is this such a big deal?
We don’t want our residents to lose their flood insurance. In order for residents and property owners in Simonton to continue to qualify for flood insurance, FEMA requires that all structures be reviewed for compliance. If we don’t follow this requirement, the City could lose our ability to get flood insurance.
BUILDING PERMITS ARE REQUIRED
The City of Simonton strictly enforces our building code ordinance. ALL structures within the City of Simonton, must be permitted. The fees vary for new residential construction, remodeling/additions, small projects, and commercial projects. The fee schedules can be found on the Building Permit Application form.
What are the Requirements for Residential Construction in the City of Simonton?
New Construction: Residential and Commercial:
- Permit Applications: Flood Plain and Building Permit Applications must be filled out.
- 2 Sets of Plans must be provided. Plans must be drawn by a licensed Architect or Registered Building Designer (AIBD)
- Plans must include Foundation and Frame Engineering by a State Registered Structural Engineer.
- Construction Specifications or HUD “Description of Materials” (DOM) form must be included
- $250 Plan Review Fee, Payable to “The City of Simonton”
- $80 Flood Plain Management Review Fee ($40 will be credited to the building permit fee if property is found NOT to be in the flood plain)
- Building Permit Fee will be assessed after the plan review and Flood Plain Review.
Remodeling and Small Structures:
The City believes that it’s residents are best served by following our regular permitting process which includes full plans and engineering. However the City Council has come to recognize that the design and engineering costs for many small projects are prohibitive. Using the following approach, intended only for remodeling and small structures, the City still requires that all structures in the City of Simonton be permitted and must be inspected at all phases of construction to meet all applicable building codes and ordinances. However, in an effort to work with existing homeowners, the City Council has approved a modified approach to dealing with remodeling, additions, and small structures such as small outbuildings, patio coverers to existing homes. Presently, use of this approach is subject to review and approval by the City’s construction compliance officer and/or the Mayor.
FLOORPLANS (Subject to Review and Approval):
If a professionally drawn floorplan is not available, the homeowner(s) or their contractor may provide a detailed written description of the project to be built, including a written discussion of all structural components including foundation and framing. Subject to approval.
ENGINEERING (Subject to Review and Approval):
If a professionally designed structural engineering is not available for the foundation, the homeowner(s) or their contractor may adopt the minimum foundation specifications noted in the Building Code Ordinance. If framing engineering is not available, the homeowner may accept the inspectors review of the completed construction – understanding that the inspector is not an engineer and that he has full authority to compel either an Engineer’s Assessment and Certification Letter and/or to require any and all construction modifications necessary to bring a structure into compliance with applicable codes.
FLOOD PLAN REVIEW PROCESS
NO Improvements may block the flow of water in the event of a flood. Simonton takes this very seriously.
FLOOD PLAIN REVIEW FOR “LIVING AREAS” (Subject to Review and Approval):
If you are building an addition which will increase the “footprint” of your living area, the foundation MUST have a flood plain review. Note that most permit applications for ANY living area expansion will fall within the city’s regular permitting process and requirements and .
FLOOD PLAIN REVIEW FOR NON-LIVING AREAS
DRIVEWAYS AND PATIOS
If you are building a driveway, patio, or other low structure which is effectively at grade level, no flood plain review is needed.
SHEDS, OUTBUILDINGS, SMALL STRUCTURES
If you are building a shed outbuilding, or other small structure (regardless of size) which lies within the flood plain, has walls and will not be used as a living area, such as a shed, garage, barn, storage building, well pump enclosure, etc. you must allow for venting equal to 1 square inch of venting for every 1 square foot of covered area. Such venting must be placed on opposing sides of the structure. So, a 10′x10′ (100 Square Foot) encolsed structure will require a total of 100 square inches of venting, equally on two opposing sides as close to the ground / foundation as possible.
However, if the improvements will not block the flow of water – such as a pavilion supported by columns or other building with no walls or open on the sides, no flood plain review fee will be necessary.
FEES (Subject to Review and Approval)
A Building Permit for Small Structures will be according to the Building Permit Section called: “PERMIT FEE SCHEDULE – FOR REMODELING AND COMMERCIAL CONSTRUCTION”. This allows for a reduced Building Permit Fee based on the value of the improvements.
Inspection Fee:
If a permit is issued, there will be an inspection fee of $125 added and due at the time the permit is issued. This fee covers a single inspection. Additional inspections, if required by the inspector, are paid directly to the city inspector by the homeowner.
One final note, when it comes to permitting, the size of the structure to be built is irrelevant as is the elevation to which it will be built – ALL structures must be properly permitted to comply with our City Ordinances.
Q – What about outbuildings, barns, sheds, carports and other structures?
A – ALL means ALL.
Q – What about repairs to existing structures?
A – Currently, the city is not concerned with simple repairs to existing structures.
Q – What about remodel projects?
A – Remodel projects must be permitted when they will require changes to Plumbing, Electrical, and HVAC systems or the structure of the home, whether or not the ‘footprint’ of the home will change.
Q – Why is the city so concerned with building codes?
A – Simple: It’s a matter of public safety. Someday, the home you now live in will be sold. The person that buys your home may PRESUME that since their home was built in a ‘city’ that the home was inspected and met certain minimum standards.
Q – When did the city begin inspections on new construction?
A – While we have required development permits to satisfy FEMA since Simonton was incorporated in 1979, the City of Simonton established the local Building Codes ordinance and began inspecting new construction in 2009. In other words, any home built prior to 2009 was NOT inspected by the city.
