Building permits should (notice I said “should”) begin to be issued for west end as of Monday. Educate yourselves as to town requirements and make sure any contractors you use are licensed and aware of regulations, of which there are many! The following is info taken directly from Town handouts re repairs/building (contact the Town for originals):

Things to Remember as we Rebuild Dauphin Island

-The 2003 International Building Code has been adopted for construction on DI. Local ordinance 60 contains additional requirements.

-A DI business license is required for all contractors working on DI.  Building permits are required for all permanent repairs and new construction.

-“No cost” tree & sand removal permits are required prior to clearing any lot. Available at Town Hall.

-Elevation certificates are required prior to issuing permits for all new or replacement buildings.

-The first habitable floor must be one foot above the base flood elevation shown on the current elevation certificate.

-Flood plan management does not allow any construction below the base flood elevation shown on a current certificate except parking and storage.  Living areas, plumbing fixtures and mechanical equipment are prohibited below base flood elevation.  Construction of such prohibited areas could result in legal action and removal of non compliant areas or equipment. This prohibition applies to repair to existing buildings as well as newly constructed buildings.

-Storage areas constructed below the base flood elevation in a V-zone are required to be fabricated with break-a-way walls. Framing cannot be nailed to pilings or concrete, toe nailing only is permitted.  Hydrostatic vents providing openings equal to 1” per square foot of enclosed storage area are required in all other zones.

-New or rebuild construction on pilings require 12” diameter pilings or 10”x10” square pilings properly pressure treated.  Pilings must be installed to a depth equal to the first habitable floor level as indicated by current elevation certificate.  For example if the elevation certificate shows a base flood elevation of 11 feet, the first habitable floor must be constructed at 12 feet.  In order to construct a floor at 12 feet, 24 foot pilings would be needed. (12 feet in ground, 12 feet above ground)

-Hot dipped galvanized or stainless steel hurricane straps are required on every stud; refer to DI typical methods of anchorage & bracing for further details. Strap inspections are required prior to covering.

-Windows and doors with glass must be pressure rated to withstand 120mph sustained winds with 3 second gusts of 140mph.

-Glass in pressure rated windows must be large missile debris rated if they are not accessible from the ground or porch areas.  Glass in doors and windows which are accessible from the ground or porch areas must be protected with functional wind rated shutters or cut to fit storm panels marked for each window with installation hardware preinstalled.

-Roofing materials are required to meet the 120 mph sustained winds with 3 second gusts of 140 mph.  Because shingle manufacturers are not producing shingles to meet this requirement in our area, Dauphin Island will allow shingles rated at 110 mph sustained winds to be used until the higher ratings are available.  Warning – all 50 year shingles are not rated at 110 mph. In order to increase the wind value of 110 mph shingles, Town of DI requires the first 2 courses and all ridges be glued down and nailed with 6 nails per shingle.  All roofing materials must be inspected prior to installation. Documentation of wind rating for the particular shingle being used must be available to the building inspector. The manufacturer’s certification must be clearly posted on the job site at the time of inspection. Failure to request roofing materials to be inspected may result in complete removal of non compliant roofing and license action against contractor.

-Metal roofing materials must be no less than 26 gauge installed to manufacturers specifications to insure wind ratings of 120 mph sustained and 140 mph gusts. (29 gauge metal roofing will not be allowed)  Documentation showing metal purchased meets this requirement and manufacturer’s installation specifications must be available to the building inspector and clearly posted on the job site at the time of inspection.

-Roofs requiring replacement of 50% or more of materials shall be replaced in their entirety to the above requirements.  Existing roof materials must be removed and disposed.  Patches to existing roofs requiring less than 50% material replacement will be allowed to use shingles meeting the remaining shingle/metal ratings.

-The Town of DI as well as the Property Owners Association are required to enforce several zoning and sub division requirements including set back restrictions for structures.

-All building plans must be submitted along with a permit application for review by the building inspection department. Approval for the Town Building Department and POA are required prior to commencement.

Sequence for Compliance with I.R.C. for Building Inspections

These are the proper steps for compliance with the 2003 International Residential Building Code for Inspecting Buildings.

1^st inspection: Inspection of foundation, pilings and pier pads – any required forms must be erected and required reinforcing steel is to be in place. Inspection is required prior to placing concrete. The foundation inspection includes the thickness of slabs intended for the support of bearing walls, structural supports and equipment.

2^nd inspection: Plumbing, mechanical, and electrical sub contractor’s systems inspections. Rough in inspection of all plumbing, mechanical and electrical systems shall be made prior to covering or concealment, and before fixtures or appliances are set to be installed. Requests for these inspections shall be the duty of the permit holder or their agent and shall be called for only when work is ready for inspection.  These inspections shall be complied with and passed by the building official prior to the framing inspection.

3^rd inspection: Framing and masonry – inspection of the construction shall be made after the roof, masonry, all framing, fire-stopping, draft-stopping and bracing are in place and after the plumbing, mechanical and electrical rough in inspections are approved.

4^th inspection: Final inspection of all plumbing, mechanical and electrical sub contractors. It shall be the duty of these contractors to notify the building official the work is complete and ready for final inspections of their systems.

5^th inspection: Final inspection of project – It shall be the general contractor’s responsibility to insure all subcontractors have called and been approved for their final inspections. Contractor must have satisfactorily completed all work and requested final inspection prior to occupancy; No building or structure shall be used or occupied until the building official has issued a Certificate of Occupancy.

In order for the Building Official to issue a Certificate of Occupancy the building must be complete and ready for occupancy.

For clarification on any of the above or original copies of these documents and other building requirements and codes, contact Town at 251-861-5525 or email dialgovmt@earthlink.net  Building Inspectors are Joyce Allen & Charlie McCoy.