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Phone: (440) 423-4405
Fax: (440) 423-2001
Building Inspector: Dave Biggert ext. 127
The Gates Mills Building Department is responsible for overseeing and inspecting for code compliance of all the residential building construction within the Village. All construction must have approval by the appropriate review board(s) before a construction permit is issued and is continually monitored with on-site inspections for compliance with approved drawings.
The most current edition of the Ohio Resdiential Code (ORC) and all revisions and the
Village of Gates Mills Planning and Zoning Code and all revisions are the
applicable codes required for all construction.
The Building Department office hours are Monday - Friday, 7:30am to 4:00pm.
Building Permits
Building Permits are required for all building construction including but not limited to accessory structures, additions, decks, pools, and sheds. Building permits are available on Mondays and Thursdays from 8:00am - 4:00pm only.
There is a $100 fee for plan review. A construction permit fee of $2.00 per square foot ($40.00 minimum) with a construction guarantee deposit of $1.00 per square foot ($100.00 minimum) is required at the time of obtaining a permit. For uninhabited structures, the construction permit fee is $0.50 per square foot ($40.00 minimum) with a construction guarantee deposit of $1.00 per square foot (minimum).
An authorized permit is valid for 6 months and work must be started within this period. All work must be completed within 2 years.
All General Contractors must be licensed with Village.
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Plan Approval Process
Prior to a permit being issued for construction, two (2) copies of plans must be submitted to the Building Department for review and will be forwarded to the appropriate review board/boards for approval.
All buildings or structures, which cost more than $3000, shall be prepared and stamped by an architect licensed to practice in the State of Ohio.
- Preliminary Approvals
All construction planned within the Historic District must be reviewed and approved by the Historic District Sub-committee. Meetings are held the third Wednesday of each month at 5:00pm and drawings are due one week prior to the scheduled meeting.
After Historic District Sub-committee approval (if required), all drawings must be submitted for preliminary approval to the Architectural Board of Review. Meetings are held the first Thursday of each month and drawings are due one week prior to the scheduled meeting.
- Final Approval
All final construction drawings, specifications, and material color samples must be submitted to the Architectural Board of Review for final approval. Approval from the ARB is only valid for one (1) year.
Inspection Procedures
After final drawings are approved by the appropriate boards, and a building permit issued, the following inspections are required to be performed by the Building Inspector. A 24-hour notice is required prior to inspection and no work may proceed until all prior work has been inspected and approved. To schedule inspections contact the Building Inspector at extension #127.
- Erosion Control Inspection - shall be performed after tree removal and after erosion control devices are in place.
- Excavation - prior to footer placement.
- Foundation Wall/Drain Tile Inspection - prior to backfill.
- Rough Grade Inspection - shall be performed following backfill.
- Pre-pour Inspection - shall be performed after all in-slab or under-slab reinforcing and building service equipment, conduit, accessories and any other items are in place, PRIOR TO CONCRETE.
- Lowest Floor Elevation - a registered design professional shall prepare and submit to the Building Official the elevation certificate pursuant to section 323 of the Ohio Residential Code.
- Framing Inspection - shall be performed after roof sheathing, all framing, fire blocking, and bracing are in place.
- Firebox/Chimney Inspection - shall be performed after the firebox, smoke chamber, and flue is in place.
- Rough Electrical Inspection
- Rough Plumbing Inspection
- Rough HVAC Inspection
- Finish Grade Inspection - shall be performed after finished grade of the site has been established prior to seeding and landscaping.
- Final Inspection - shall be performed after all work approved by the residential permit has been completed.
No building or addition shall be occupied or used until it is completed in accordance with all the approved drawings and specifications and a Final Inspection is completed and approved, at which time a Certificate of Occupancy is issued.
Within 6 months of completion of the work and Final Inspection, the property upon which the building is located shall be finish graded, seeded, planted, and shall be continuously maintained thereafter.
Construction Deposit Return
Upon completion of all construction work and approved final inspection the contractor must request the return of the construction deposit. The deposit is refundable only if the construction project is completed within 2 years from the permit date.
- Cost to repair and/or restore any damage to streets, sidewalks, curbing, tree lawns or berms within the Village to their original condition will be deducted from the deposit.
- A $25 inspection fee will automatically be deducted from the deposit.
- The contractor must submit to the Assistant Tax Administrator the Central Collection Agency (CCA) tax form properly completed with all the required information for construction deposit refund.
All the above conditions must be met in their entirety within 2 years of the issuance of a
building permit or the deposit will be forfeited to the Village.
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