Building Code

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Section	Title
Section 10	Short Title
Section 11	Permits and Scope of Regulations
Section 12	Agricultural Exemptions
Section 13	Rules Adopted by Reference
Section 14	Enforcement
Section 15	Relief From Responsibility
Section 16	Fees
Section 17	Fines-Penalties-Costs
Section 18	Separability
Section 19	Effective Date
Section 20	Regulation for Administration of Building Ordinance
Section 21	Inspection of Pre-Fabricated Structures
Section 22	Alternate Materials
Section 23	Notice of Violation
Section 24	Referenced Standards

SECTION 10 SHORT TITLE

This ordinance, including the rules and regulations it adopts by reference, is entitled the "Will County Building Ordinance". The "number" and/or "letter" designation used to set off or identify its various parts refers to paragraphs of the text. Reference to any one of these paragraphs may be by such number and/or letter designation alone.

SECTION 11 PERMITS AND SCOPE OF REGULATIONS

11(A)

A permit must be obtained in advance and all other requirements of the Building Ordinance must be complied with whenever a building or parts of appurtenance thereof, such as water supply, sewage disposal, plumbing installation, electrical installation and heating equipment located outside the limits of cities, villages and incorporated towns of this county and regulated by the Ordinance, is erected, installed, altered, converted, remodeled, re-roofed, structurally repaired, moved or changed, except as provided hereafter:

1. In manufacturing facilities, building permits shall be required only for occupied buildings. Construction of "process components" (piping, vessels, equipment, etc.) shall not require a building permit and shall be the sole responsibility of the owner and shall conform to the Occupational Safety and Health Act (OSHA) and/or Nuclear Regulatory Commission Regulations and/or other applicable industry codes and standards.

1. Any owner or authorized agent who wishes to exercise this exemption must submit to the Building Official, prior to construction written certification that the proposed construction will be in compliance with the OSHA rules and regulations and/or Nuclear Regulatory Commission Regulations and/or other applicable industry codes and standards and pay the applicable Manufacturing Facility Process Component Exemption Fee.

2. All occupied buildings in a manufacturing facility shall require a building permit and are subject to the requirements of the Will County Building Ordinance and applicable fee schedule.

11(B)

These rules and regulations set forth requirements considered reasonable and are in every instance to be the minimum to safeguard life or limb, health and public welfare.

11(C)

No building permit as required by this Ordinance shall be issued for a building to be constructed on any lot, piece, parcel or tract of land that does not conform with provisions of Chapter 765 Illinois Compiled Statutes and requirements of the Will County Health Department or other applicable agencies concerning sewage disposal and water supply and other applicable ordinances in force from time to time in this County and the Zoning Ordinance of Will County, Illinois, adopted January 18, 1978 as renewed 11-15-01.

SECTION 12 AGRICULTURAL EXEMPTIONS

12(A)

(No Fee Permit) See agricultural Exemptions in the Will County Zoning Ordinance (Section 8.8-1). Any plumbing or electrical herein will required a permit.

SECTION 13 RULES ADOPTED BY REFERENCE

The regulations and standards contained in the previously published books or pamphlets referred to in this Ordinance are hereby adopted by reference and made a part of this Building Ordinance. In the event of a conflict between this Ordinance, or any part thereof, and such regulations and standards adopted by reference, the provisions of this Ordinance shall govern and prevail.

SECTION 14 ENFORCEMENT

14(A)

The Office of Chief Building Official is hereby created and vested with the power and duty to administer and enforce all provisions of this Ordinance and such related regulations as are assigned to that office by the Will County Board. The Chief Building Official is meant whenever in this Ordinance the term "Building Official" is used.

SECTION 15 RELIEF FROM RESPONSIBILITY

The Chief Building Official charged with the enforcement of this code, while acting for the County, shall not thereby render himself personally liable and is hereby relieved from all personal liability for any damage that may accrue to persons or property as a result of any act required or permitted in the discharge of his official duties. Any suit instituted against any officer because of an act performed by him in the lawful discharge of his duties and under the provisions of the Will County Building Ordinance shall be defended by the legal representative of the County until the final termination of the proceedings. In no cases shall the Chief Building Official or any of his subordinates be liable for costs in any action, suit, or proceedings that may be instituted in pursuance of the provisions of the County ordinances and resolutions, and any officer of the Department of Will County Land Use, acting in good faith and without malice, shall be free from liability for acts performed under any of its provisions or by reason of any act or omission in the performance of his official duties in connection thereto.

SECTION 16 FEES

All fees established by resolution of the Will County Board shall be collected by the Chief Building Official or designated representatives and deposited regularly with the County Treasurer.

SECTION 17 FINES-PENALTIES-COSTS

17(A)

Any person, firm, or corporation who violates, disobeys, omits, neglects, or refuses to comply with, or who resists the enforcement of any of the provisions adopted by reference, or who refuses to remedy a violation of any such provision or to remedy a hazard of fire explosion, collapse, contagion, or spread of infectious disease found to exist and duly ordered eliminated, shall be charged with a petty offense and fined not more than five hundred ($500.00) dollars for each offense. Each day upon which such violation exists shall constitute a separate offense.

Nothing herein contained shall prevent the county from taking such other lawful action as is necessary for the restraint, correction and abatement of any violations.

17(B)

A person, firm, or corporation licensed or registered by the State, or a subdivision thereof, to do work regulated by this Ordinance or to render professional architectural or structural engineering services in connection herewith, who violates the law or Ordinance under which licensed or registered, or who violates this Building Ordinance while carrying out such work or rendering service in connection therewith, shall be reported by the Building Official to the licensing authority.

17(C)

Where a dispute arises regarding an engineering opinion furnished by the owner of the property involved in any matter covered by this Ordinance, the County may engage the services of a qualified registered architectural or structural engineer and the owner of the property involved shall reimburse the County for the reasonable customary cost of such services. Where a permit is issued, such engineering expense shall be added to the permit fee. Where no permit is issued, such expense may be collected by civil action at law against the owner.

SECTION 18SEPARABILITY

Should a court of competent jurisdiction declare any section, clause, or provision of this Ordinance invalid, such decision shall not affect the validity of the Ordinance as a whole, or any part thereof.

SECTION 19 EFFECTIVE DATE

This ordinance shall take effect following its passage and publication as provided by law.

SECTION 20 REGULATION FOR ADMINISTRATION OF BUILDING ORDINANCE

The following requirements apply to the administration and enforcement of this Building Ordinance, other pertinent ordinances and laws applicable to any regulated building, structure, part, or appurtenance thereof.

20(A) APPLICATION FOR A PERMIT

1. Building permit application, signed by owner or authorized agent shall be in writing on forms provided by Building Official.
2. May only be amended during course of work as authorized by Building Official.
3. Alterations and additions after completion require another permit.

20(B) APPLICATION REQUIREMENTS

All Permit Applications shall include:

1. Descriptive material, in drawn and written form, as to location and design of building, structures, water supply systems, sewage disposal system, plumbing electrical installations and exterior window schedule as required by the Building Official to assure compliance with the rules and regulations.
2. For construction, alterations, and other work: three copies of construction plans (more if required by the Building Official), specifications (if needed), to show compliance with regulations. Scale of plans not less than 1/8 inch to the foot.
3. Plans may be waived for minor alterations not involving structural changes.
4. If trusses are used, a truss diagram must be stamped by an Illinois Registered Architect or Structural Engineer.
5. All documents and plans submitted for permit(s) shall be signed and sealed by a registered design professional or as required and approved by the Chief Building Official.
6. Where construction is to occur near a designated flood plain area, see Will County Zoning Ordinance, Section 10.
7. All contractors shall comply with the contractor licensing and bonding registration requirements as required by the Building Official and Will County Land Use as per Resolution 96-249 except plumbers need not present insurance and bonding information but shall comply with all other requirements.

20(C) FEES

Make payment with application as required in schedule of fees adopted by ordinance or resolution of the Will County Board and payment shall be made at the time of permit submittal, in full.

20(D) EXAMINATION OF APPLICATION AND PLAN

To be made within a reasonable time by or under direction of Building Official.

20(E) ACTION ON PERMIT AFTER FILING AND EXAMINATION OF APPLICATION.

1. Permit shall be denied if plans or proposed work does not conform to requirements of this Building Ordinance, or other pertinent laws and ordinances. Denial with reasons shall be given in writing upon request.
2. If proposed work conforms to requirements of this Building Ordinance and other pertinent laws and ordinances, a permit shall be issued in writing to proceed with work, returning one (1) set of plans and specifications.
3. Permit placard is to be furnished with permit or as the permit itself, which is to remain conspicuously posted on premises during course of work.
4. Permit lapses if a substantial start is not made in six (6) months, and becomes void after one (1) year.
5. Permits issued for demolition shall lapse if not completed within thirty (30) days from the date issuance.
6. A Certificate of Occupancy, which must be secured before a building is permanently occupied, is to be issued by the Building Official when an inspection following the completion of the work shows that the construction is in substantial compliance with this Building Ordinance and permit.
7. Temporary occupancy permit may be issued under the direction of the authority having jurisdiction for a building or portion thereof if it is found that the condition of the building (lighting, heating, water supply, sewage disposal, other sanitary facilities, etc.) is available to the occupant and there are no health or safety violations existing. Evidence or assurance of reasonably prompt completion shall be furnished. Permit may be revoked and occupancy discontinued if work is not completed in the allotted time.
8. Permit that has expired after one (1) year can be reapplied for at 100% of the current fee or under the discretion of the Building Official.

20(F) NONCONFORMING BUILDING OR STRUCTURE

1. Definition: An existing building or structure or part of appurtenance thereof not in conformance with this Building Ordinance.
2. Repair work requires a written application and permit. Work limited to necessary repairs only unless building or part is made to conform in whole or in part with the requirements of this Ordinance.
3. Altering or enlarging shall be done in a manner conforming with the Zoning, Engineering and Building Ordinance.

20(G) DUTIES AND AUTHORITY OF BUILDING OFFICIAL

1. The administration of this code and other applicable ordinances and State Laws as herein referred to.
2. Keep careful, systematic records of business and work of office, including permit applications, survey plats and building plot plans, all construction plans and specifications, copies of permits and certificates issued affidavits and certificates received, a record of inspections, copies of notices and orders issued, reports of tests made.
3. Keep plans and specifications of houses and accessories which may be destroyed after one (1) year. Survey plats and building plot plans, and those parts of plans for other buildings which may be useful for future periodic inspections shall be kept.
4. Make inspections, and for that purpose may enter building structures, and premises.
5. Stop, by written order, work being done contrary to the building permit or this ordinance. Such written order posted on premises involved shall not be removed except by order of the Building Official.. Removal without such order shall constitute a violation of this ordinance.
6. A permit shall be revoked on approvals issued contrary to this Ordinance or based upon a false statement or misrepresentation in the application.

20(H) SPOT SURVEYS

Spot surveys are required for all new construction and must be submitted after the foundation is completed and prior to any framing or any other work being constructed upon the foundation or site. The spot survey shall depict all lot lines, building lines, side yard lines, easements and top of foundation elevation for the entire perimeter of the foundation as referenced to U.S.G.S. Datum. The survey must also bear the seal and signature of a registered land surveyor of the State of Illinois. No work and no backfill shall be performed until spot survey approval, in writing is issued by Will County Land Use.

Exceptions:

1. All ag-exempt structures as per state statute 5/5-12001are exempt.
2. Structures other than ag-exempt located on greater than 2 ½ acres need not comply with the required spot survey above but shall comply with all other requirements of this ordinance.

20(I) REQUIRED NOTICE FOR INSPECTION

The following listed inspections are required to be made. The owner or the contractor shall request the designated inspection forty-eight (48) hours in advance of the time when such inspections is to be made. (Phone 815-727-8634) and safe access (ladder) shall be provided as per OSHA rules and regulations.

1. Footing---inspection of the footings or piers shall be made after poles and piers are set or trenches or basement areas are excavated and any required forms erected and any required reinforcing steel is in place and prior to placing of concrete.
2. Slabs---concrete slab inspection for all residential, commercial, industrial and multifamily structures; garage and basement slabs and interior slabs shall be inspected prior to the placement of concrete with any required reinforcing steel is in place.
3. Foundations---inspection of the foundation shall be made prior to the concrete placement and all forms and reinforcements are in place.
4. Electric Service---inspection includes the meter socket, load center, temporary power and temporary receptacle (must be GFI).
5. Backfill---inspection shall be made after drain tile and fabric is in place adjacent to footing, covered with stone prior to placing any backfill adjacent to the foundation. Dampproofing and/or waterproofing (if applicable) of foundation shall be checked at the time of the backfill inspection.
6. Rough building---inspection shall be made prior to the application of any interior finish or the installation of any insulation material and before exterior finish work etc. is applied to the exterior of buildings.
7. Other inspections---Rough E.I.F.S. and masonry stucco inspections shall be made before the base coat installation and after the framing inspection has been approved or at the discretion of the Building Inspector.

a. Other inspections---firebox shall be inspected prior to setting of first flue.

8. Rough masonry/tiedowns---inspection shall be made before masonry is installed so inspector can check for flashing and/or vapor retarder and tiedowns.
9. Rough electrical---inspection shall be made when the electrical is completely roughed in and before insulation or any other materials are applied to walls or ceiling.
10. Rough electrical and/or mechanical in concrete slab---inspection shall be made prior to placing of concrete.
11. Rough plumbing---inspection shall be made when the plumbing is completely roughed in and before floor insulation or any other material is applied to wall or ceiling.
12. Underground plumbing---inspections shall be made prior to placing concrete.
13. Rough heating and air conditioning---inspection shall be made when heating or air conditioning is completely roughed in and before insulation or any other material is applied to walls or ceilings.
14. Insulation inspection is required prior to the drywall or final coverings being installed within the unit.
15. Progression of Inspections---work shall not be done on any part of the building or structure beyond the point indicated in each successive inspection without first obtaining the written approval of the Building Official. Such written approval shall be given only after an inspection has been made of each successive step in the construction as indicated by each of the inspections required above, This approval shall take the form of the inspector's sticker posted and signed on the premises.
16. Other inspections---In addition to the above stated inspections the Building Department may make or require any other inspections necessary to ascertain compliance with this Building Ordinance and other laws enforced by the Building Department.
17. Final building, electrical, mechanical and plumbing inspections---shall be made after building is completed and ready prior to occupancy.
18. Certificate of Occupancy---shall be secured before a building is permanently occupied. It is to be issued by the Building Official when an inspection following the completion of work shows the construction is in substantial compliance with this Ordinance and the building permit which was issued.
19. Each occupant of an industrial or commercial building shall obtain an occupancy permit issued by the Building Division of the Will County Land Use Department. The commercial or industrial occupancy permit is valid only with respect to the occupant to whom it was issued. (Per 55 ILCS 5/5 – 1063).

SECTION 21 INSPECTION OF PRE-FABRICATED STRUCTURES

1. Applicants for permits for construction shall state the name of the general contractor or other individual who is wholly responsible for the conduct of construction on the site.
2. A "Master Plan" for each model must be filed in this office incorporating all off-site constructed aspects of the structure as well as its final site assembly down to the foundation.
3. The foundation plan shall include all work to be performed in the basement or crawl space area and not be limited to only those items provided by the modular home manufacturer. Additionally, this plan is not to be a "typical" foundation plan, but rather one prepared for the particular site to be occupied by the home.
4. All sections of this Ordinance herein are applicable to this prefabricated construction.
5. Provide each unit with a minimum of one frost proof hose bib conveniently located on the exterior of house. Provide a complete plumbing riser diagram for both supply and drain waste and vent in isometric on the plans. This diagram must indicate sizes and materials.
6. The contractor or other individual obtaining the permit for the transportation into the County and the erection and/or installation of a prefabricated unit will be held responsible once the unit arrives in the County for its total disposition including the arrangement for its immediate removal from the right-of-way once the unit arrives at the site. It is incumbent upon this individual to make adequate arrangements with the manufacture and/or carrier to assure that roads and other property are not damaged while the unit is in transit through the County to the site, and further make arrangements for the immediate deposition of the unit at the construction site.
7. Every manufactured or modular home shall have a State of Illinois Certification. All manufactured, modular and mobile homes must be properly labeled.
8. All modular units must be accompanied with a letter stating that all electrical has been installed in conduit/EMT and that all plumbing has been installed in accordance with the most currently adopted Illinois State Plumbing Code.
9. Wrap on the underside of a modular home shall be removed on basement situations unless a flame-spread rating of 25 or less is installed.

SECTION 22 ALTERNATE MATERIALS

The provisions of this Ordinance are not intended to prevent the use of any material or method of construction not specifically presented by this Ordinance, provided any such alternate is approved prior to being used. The Chief Building Official may approve any such alternate provided he finds that the proposed design is satisfactory and complies with the accepted design criteria. The Chief Building Official may require that substantial evidence and /or testing be submitted to substantiate any claims that may be made regarding its use.

SECTION 23 NOTICE OF VIOLATION

1. NOTICE OF VIOLATION. Whenever the authority having jurisdiction determines that there has been a violation of this Ordinance, notice shall be given to the owner or the person or persons responsible for said violation.

1.1 METHODS OF NOTICE. Such notice prescribed above shall be in accordance with all of the following:

1. Be in writing.
2. Include a description of the real estate (current street address and pin number).
3. Include a statement that states the defects that constitute the violation of the Code and prescribe the action to be taken by the owner of the building to comply with the Code and the time within which compliance must be accomplished. Such time shall be fair and reasonable and subject to reasonable extension when requested in writing, for reasons that the authority having jurisdiction may consider as justifying an extension of time. All extensions of time shall be given by the authority having jurisdiction, in writing.
4. Inform owner or person or persons responsible their right to file an appeal with the authority having jurisdiction.

1.2 METHODS OF SERVICE. Such notice shall be deemed to be properly served if it is:

1. Delivered personally or posted in a conspicuous place on the site or
2. Sent by first-class mail or facsimile addressed to the last known address. If the notice is returned showing that the letter was not delivered, a copy thereof shall be posted in a conspicuous place in or about the structure or equipment affected by such notice.

1.3 RECORDING OF NOTICE OF VIOLATION

If the owner of the property has not complied with the requirements as stated in the notice of violation within the time specified, the authority having jurisdiction may file an appropriate instrument in the office of the clerk of the circuit court, to be recorded in the public records of the jurisdiction in which the violation occurred, indicating that violations of this Ordinance exist upon the property involved.

The recording of the notice of violation shall constitute legal notice to all concerned, as well as to any subsequent purchasers, transferees, grantees, mortgagees, lessees and all persons claiming or acquiring interest in the property. When the violation specified in the notice of violation has been corrected and the authority having jurisdiction has determined that all fees have been paid, the authority having jurisdiction shall file a certificate attesting that the violation has been corrected.

SECTION 24 REFERENCED STANDARDS

The standards and codes referenced in this ordinance shall be considered part of the requirements of this ordinance to the prescribed extent of each such reference. Where differences occur between provisions of a code and the referenced standard the most restrictive provisions shall apply.

AMENDMENTS AND CLARIFICATIONS TO THE WILL COUNTY BUILDING CODE