Residential Construction Permits

The Inspection Services division issues permits for all residential construction and remodeling projects. A permit is an official authorization required before constructing, altering, or renovating a property. It ensures that all work complies with local building codes, zoning regulations, and safety standards.

Various inspections are required during residential construction:

  • Foundation – Inspection of the non-engineered foundations must be made before the placing of concrete and after piers are set or trenches excavated, any required forms erected, and any required reinforcing steel in place and supported. Engineered foundations must be inspected by an engineer of record prior to pour, and then a sealed, signed, and dated letter from said engineer must be submitted to us prior to building final inspection.
  • Plumbing, Electrical, HVAC – Rough inspections of plumbing, mechanical, gas, and electrical systems must be completed before any covering or concealment occurs and before any fixtures or appliances are installed.
  • Framing – Inspection of framing construction shall be made after all framing, roof, firestopping, draft stopping, bracing, wall ties, and fireplace are in place and after the plumbing, mechanical, and electrical rough inspections are approved.
  • Energy – Energy compliance is to be inspected before sheetrock installation and at the final inspection.
  • Final – Final inspection shall be made after the permitted work is complete and before occupancy.

Minimum Foundation Requirements for Residential Construction

  • The details shown are minimum foundation requirements. Designs are based on the placement of footings and beams below undisturbed soil with a bearing capacity of 1500 psf. See I.R.C. for soil bearing capacities greater than 1500 psf
  • Foundations which are to be placed on expansive or with a P.I. of 15 or greater type soils, shall be investigated and designed by a registered Engineer
  • Foundation reinforcement steel shall be minimum grade 40
  • Corner bars shall be installed at all corners and at end of all interior beams. Corner bars shall be of# 5 rebar and shall extend at least 18" each way
  • Foundation concrete shall have an ultimate compressive strength of not less than 2500 lbs psi at 28 days
  • All new foundations which are to connect to existing foundations shall be connected to the existing foundation by doweling reinforcing steel into the existing foundation and penetrating a minimum of 5"
  • Width of all beams must follow table for minimum width of concrete footings
  • All exterior foundation footings shall be placed a minimum of 12" below undisturbed soil
  • Exterior beams must have a minimum of 4 #5 reinforcing bars installed with 2 at top and 2 at bottom
  • Interior beams must have a minimum of 2 #5 reinforcing bars
  • Interior beams shall be spaced a maximum of 16' O.C. each way
  • The foundation slab shall have a minimum reinforcing steel of #3 bars spaced a maximum of 16" each way and properly supported
  • The foundation slab must have a 6" sand base covered with a 6 mil polyethylene vapor barrier
  • The minimum foundation slab thickness is 4"
  • All piers and foundations must be inspected prior to pouring concrete. For foundation inspections, the forms must be set, steel tied and on chairs, with sand base and vapor barrier installed. All property lines shall be staked and string lines drawn.

Engineered Foundation Requirements for Residential Construction

Existing pier and beam house – If the new addition will be pier and beam, an engineered foundation plan will not be required as long as the existing foundation system has not failed. If there is failure in the existing pier and beam foundation, an engineered foundation plan will be required for the new addition. All pier and beam additions must meet City of Waco #4 minimum foundation requirements.

Existing slab house – Same requirements as above except the new slab addition must meet City of Waco #2 foundation requirements.

Three Conditions:

  • An engineered foundation plan will be required for any addition to an existing house if the new foundation system differs from what is currently in place, i.e. existing pier and beam to slab addition, existing slab to pier and beam addition. If there is failure in the existing foundation system an engineered foundation plan will be required.
  • New foundations for Shops, Storage Buildings, and Residential Additions — any foundation that is 500 sf or larger needs to be engineered.
  • Engineered slabs for new houses — slab grounds must be installed, inspected, and have a passed electrical UFER ground inspection prior to pouring slab. The following note was sent out by our Building Official: "When a slab is poured without the slab ground being inspected, the person/ company that pulled the building permit will be issued a ticket and documentation will have to be submitted to our office, by a design professional, that illustrates the slab grounding was done per the NEC."

Before building permits can be issued for plumbing, electrical, and mechanical work, the contractor must be registered with our office. Please note that there is no registration fee for contractors. Contractors must show proof of their state licensing for mechanical, plumbing, electrical, and irrigation work.

All construction shall be in conformance with the adopted minimum building standard codes and amendments. Building permits must be approved before starting any work. Refer to our minimum plan submittal requirements for all required documentation needed to be submitted. One copy of the applicable plans must be submitted through the Citizen Self Service Portal for approval in PDF format only. Sub-contractors (electrical, plumbing, and heating/air conditioning) must be licensed and are required to permit their own work.

Create an account, register your company, and apply for permits through the Citizen Self Service Portal. This service is available to contractors and applicants 24/7 and allows for a range of features such as requesting permits online, paying permit fees, and receiving real-time inspection results. If you have any questions regarding any of this information, please contact our office at (254) 750-5612.

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