The information contained in the following is to assist you in the building application process for plan submittal. Not all the information requirements may apply to your project. If you have any questions, please feel free to ask.
NEW CONSTRUCTION INFORMATION
Information required at time of application:
- Two complete sets of construction plans.
- Detailed plot plan showing property dimensions, size, building set backs, all dedicated easements, septic system, well locations, electric and gas service lines.
- Driveway permit from Oakland County Road Commission, if applicable. Note: If approach is to a private road, culvert placement for access drive(s) shall be required prior to beginning construction and private Road Maintenance Agreement.
- Approved septic and well permits from the Oakland County Health Department.
- Soil and Erosion permit required from Oakland County Drain Commission.
- Michigan Uniform Energy Code compliance information. This shall include R-factors and specifications from window manufacturers.
Not all of the above information may be necessary to complete the application process and may be modified as necessary by the Building Department staff.
Please allow up to 10 days for Building Department plan review of your application and construction plans (residential only. Minimum 30 days required for commercial plan review.
Drawings – Site Plans
- Shall be accurately drawn to scale.
- Site Plans (when required): Scale 1″ = 20′.
- Show all lot lines, streets and north arrows (direction).
- Show all set backs and easements.
- Locate house and show width of front, rear, and side yards.
- Show all walks, drives, steps, decks, terraces, retaining walls, garages, and/or carports.
- Show existing and finish grade elevations at four corners of lot, when required.
- If wells and septic are involved, show location.
- Show all drainage swales, when required.
- Show all utilities.
Scale 1/4″ = 1′ – 0′; (in the event engineering data requirements have been waived, indicate the assumed soil conditions that the system has been designed for).
Show emergency egress location & size.
Wall Type- Poured in place concrete- Block or Precast Panel system.
- Complete dimensions (verify with floor plan).
- Show size, direction and spacing of floor joists.
- Engineer specs for I-joists of floor trusses.
- Show location and size of all double joists.
- Show location and size of all sills or girders.
- Show location and size of all piers or pipe columns plus footing and size.
- Show location and size of an “I” bean and/or laminated wood beams.
- Show locations and size of all foundation vents, access doors, windows and doors.
- Show all light fixtures, receptacles and switches where applicable.
- Show size, material and finish of foundation walls.
- Complete dimensions (verify with floor plan).
- Show slab thickness, type and thickness of fill, membrance vapor-proofing, and welded wire mesh (size and gauge) or other method of crack control.
- Show all grade beams, location and size reinforcing.
- Show location of all plumbing fixtures, if not shown on additional plumbing plan.
- Scale 1/4′ = 1′ – 0″
- Complete dimensions (verify with foundation plan).
- Name all rooms and spaces.
- Show all garages, carports, porches, decks, terraces, stoops and steps.
- Show location, size and swing of all doors.
- Show location and size of all windows and indicate egress windows.
- Show location of all plumbing fixtures to scale.
- Show all light fixtures receptacles and switches, TV, phone, special purpose outlets, whole house fans, paddle fans, bath fans, and hood fans.
- Show size, direction and spacing of ceiling joists rafters or trusses.
- Show all stairs, indicating rise, run, and number of treads, including all handrails.
- Show all disappearing stairs and/or attic access.
- Window and door sizes may be shown on separate schedule, if not on same page as floor plan.
- Scale 1/4′ – 1′-0″
- Show front elevation. Both sides and rear elevations may be shown in scale of 1/8′ + 1’0″.
- Show all openings, windows, doors, etc.
- Show all wall finish material.
- Show all finished floor and ceiling heights.
- Show all roof pitches.
- Show all overhangs of all eaves and rakes.
- Show all flashing.
- Show all crickets and/or saddles.
- Show all foundations, vents, and access doors.
- Scale 3/8″ – 1′-0″
- Show fully dimensioned cross section through exterior wall including all details of construction from bottom of footings to highest point of roof.
- Show fully dimensioned cross section through stair well, landings and stairs, showing all headroom stringer cut, tread width, riser height, handrails and surrounding construction, if applicable.
- Show fully dimensioned cross section of masonry fireplace, including footing, throat, damper, wind shelf, flue and hearth construction.
All buildings and structures shall be constructed in accordance with the Michigan Residential Code or Michigan Building Code.
Below is a listing of the most common code violations found in residential construction during various building inspection phases. This list by no means contains the only types of violations found, nor does it include electric, plumbing and heat systems. However, these very common violations can cause delays in your construction and money to correct. If you have any questions about this list, please ask!
Common Code Violations
- Failure to stake property lines and set foundation within required setbacks.
- Failure to provide 2″/6″ bottom/top of gravel cover over perimeter drain tile.
- Failure to use filter membrane over drain tile “sock tile”.
- Failure to provide sill tie downs (bolts or straps).
- Failure to brace foundation walls before backfill.
- Failure to provide crack controls in concrete floors when in excess of 30 feet in any direction. Such control may be standard continuous control joints, saw cuts, 6 x 6 wire or fiber impregnated concrete.
- Failure to provide minimum 4″ of compacted clean gravel sub base for basement, sand for garage and/or porch floors.
- Failure to install 6 mill visqueen vapor barrier lapped 6″ under concrete basement floor.
- Failure to maintain an minimum 6″ to 8″ clearance from finished grade to foundation sill. Including walkouts.
- Failure to provide adequate tread depth on stairs – minimum 9″. With 3/4 to 1 1/4″ nose, measured nose to nose, or exceeding riser height maximum 8 1/4″ high.
- Failure to provide adequate headroom over stair systems – minimum 6’8″.
- Failure to replace or repair joists overbored or notched for electric, plumbing and heat lines – see building code for requirements.
- Failure to install required roof venting (no such thing as to much roof venting).
- Failure to have fireplace installed or constructed at time of rough inspection.
- Failure to provide roof sheating clips or blocking as required by lumber grade and thickness of sheating.
- Failure to install anti-lift clips (hurricane) on roof framing members.
- Failure to install ice and water shield.
- Failure to provide roof underlayment on all roof systems regardless of slope, see code for required material.
- Failure to provide emergency egress windows in bedrooms and basements.
- Failure to provide engineering data approving the alteration of designed framing systems such as roof trusses, floor trusses, etc.
- Failure to provide required draft of flow through baffles from soffit to attic space.
- Failure to tuck and roll or over cut insulation in wall cavities: Often insulation is cut too short in the wall cavities. Top or bottom.
- Failure to provide vapor barrier over all insulation.
- Failure to provide handrails on all stair systems minimum/maximum height 34″ – 38″. Handrails cannot have a cross sectional grip exceeding 2″ and ends shall return the walls or posts. The handrail requirement includes deck stair systems.
- Failure to seal fire separation wall between garage and home.
- Failure to secure walkouts to prevent opening when decking, landings and/or stairs are not constructed.
- Failure to establish required rainage slops away from foundation walls during finish grade land balancing.
The Brandon Township Zoning Ordinance prohibits the disruption of all existing man made or natural drainage courses and retention areas.
Mass gradings prior to or after construction including driveway construction shall not cause water retention or detention on adjacent properties or an increase in water run-off flow rates without approval by the Brandon Township Building Department.
Recently, Oakland County Environmental Health Services confirmed arsenic levels in some drinking water supplies in Brandon Township.
this condition is apparent in deep wells running to the 300-foot depth or bedrock levels, but may also be detected in shallow wells. The amount of arsenic is these wells may exceed safe drinking water standards.
We strongly encourage all home building contractors and property owners to discuss this matter with their well drilling contractors and the Oakland County Health department prior to drilling any wells.
For additional information, please contact the Oakland County Health Department at 248-858-1312.