The city inspector shall function under the general supervision of, and shall comply with all reasonable instructions consistent with this chapter given by, the director or chief.
(Ordinance 1860 adopted 4/12/2010)
The city inspector is hereby authorized and empowered to require tests as provided for in the adopted codes.
(Ordinance 1860 adopted 4/12/2010)
Where it is necessary to make an inspection to enforce the provisions of this chapter or any other chapter of the City of Alamo Heights Code of Ordinances, or where the building official has reasonable cause to believe that there exists in a structure or upon a premises a condition which is contrary to or in violation of this Code which makes the structure or premises unsafe, dangerous or hazardous, the building official or designee is authorized to enter the structure or premises at reasonable times to inspect or to perform the duties imposed by this Code, provided that if such structure or premises be occupied that credentials be presented to the occupant and entry requested. If such structure or premises be unoccupied, the building official shall first make a reasonable effort to locate the owner or other person having charge or control of the structure or premises and request entry. If entry is refused, the building official shall have recourse to the remedies provided by law to secure entry.
(Ordinance 1860 adopted 4/12/2010)
The applicant shall be required to notify the city inspector that such work is ready for inspection. All inspection requests must be received one (1) business day prior to the requested inspection date. It shall be the duty of the applicant requesting any inspections required by this Code to provide access to and means for inspection of such work. It shall be the duty of the city inspector to inspect during the progress of the inside, outside, overhead and underground work, and to enforce the provisions of this chapter or any ordinance now in force or which hereafter may be adopted, and to notify the person interested or concerned, of any and all violations of this chapter, and to examine and pass upon all applications for permits, and to inspect all inside and outside installations included under this chapter, and to issue certificates of inspection. Work shall not be done beyond the point indicated in each successive inspection without first obtaining the written approval of the city inspector. The city inspector upon notification, shall make the requested inspections and shall either indicate the portion of the construction that is satisfactory as completed, or shall notify in writing the permit holder or an agent of the permit holder wherein the same fails to comply with this code. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the city inspector.
(Ordinance 1860 adopted 4/12/2010)
Inspections required are to ensure that the actual construction on-site reflects the proposed project as approved by permit. Required inspections include, but are not limited to, the following, but the absence of a particular inspection in no way relieves the contractor from securing for or providing such inspections or appropriate supervision.
(a) 
Building permit:
(1) 
Drive approaches within city right-of-way;
(2) 
Footing or foundation;
(3) 
Concrete slab or under-floor;
(4) 
Framing;
(5) 
Fire-resistance;
(6) 
Roofing;
(7) 
Fencing;
(8) 
Shell completion certificate (if applicable);
(9) 
Final:
a. 
General code violation repair or correction;
b. 
Site cleaned-up;
c. 
Provided and approved plans were followed including landscaping;
d. 
Appliances and fixtures correctly placed and connected;
e. 
Construction complies with board of adjustment issued variances;
f. 
Verify overall compliance with the appropriate codes as adopted by the city and as in force at the time of the building permit;
g. 
For one-and two-family structures only, the building final inspection shall act as the certificate of occupancy for the structure;
(b) 
Demolition:
(1) 
Partial demolitions;
(2) 
Final (prior to issuance of building permit for renovation, addition or replacement structure).
(c) 
Electrical:
(1) 
TML (temporary meter loop);
(2) 
Underground;
(3) 
Rough-in;
(4) 
Final;
(5) 
T.O.P.S.—Temporary to permanent service.
(d) 
Gas:
(1) 
Underground;
(2) 
Rough-in;
(3) 
T.O.P. Out—Temporary to permanent service;
(4) 
Final;
(5) 
Test:
a. 
New installations;
b. 
Parts of existing installation which have been altered, extended, renovated or repaired shall be tested.
(e) 
Mechanical:
(1) 
Underground;
(2) 
Rough-in;
(3) 
Final.
(f) 
Plumbing:
(1) 
Underground;
(2) 
Rough-in;
(3) 
T.O.P. Out—Temporary to permanent service;
(4) 
Final;
(5) 
Backflow prevention assembly;
(6) 
Test:
a. 
New installations;
b. 
Parts of existing installation which have been altered, extended, renovated or repaired shall be tested.
(g) 
Fire sprinkler inspections:
(1) 
Fire flow;
(2) 
Rough-in;
(3) 
Hydro test;
(4) 
Final.
(h) 
Fire alarm inspection:
(1) 
Rough-in;
(2) 
Final.
(i) 
Ansul Systems:
(1) 
Rough-in;
(2) 
Final.
(j) 
Energy Conservation Code:
(1) 
Insulation installation and correct R-values;
(2) 
Proper SGHC and U-values for glazing;
(3) 
Designed SEER for HVAC;
(4) 
Compliance with IECC and submitted DOE RES Check or COM Check report.
(k) 
Fire-walls.
(1) 
Fire-wall inspections must be requested and approved prior to scheduling for framing inspection.
(2) 
Wood framed walls with fire-rated gypsum board application:
a. 
Upon installation of the first side of the proposed fire-rated gypsum board with the inside labels exposed,
b. 
Upon installation of the second side of the proposed fire-rated gypsum board with all joints/seams/penetrations sealed with fire caulking.
(l) 
Pool inspections.
(1) 
Steel bonding;
(2) 
Deck bonding;
(3) 
Final.
(m) 
Certificate of occupancy.
(1) 
Final.
(Ordinance 1860 adopted 4/12/2010; Ordinance 2181, sec. 2, adopted 11/8/2021)
Upon completion of a construction project, an inspection must be requested and approved to verify full compliance with the permit and all adopted codes and ordinances. Such review shall furthermore require satisfaction of all landscape requirements of the zoning code. Occupancy for structures shall not be permitted until the final inspection is approved.
(Ordinance 1860 adopted 4/12/2010)
(a) 
In the event a permit holder fails to obtain all necessary inspections, and to pass all said inspections, they shall be in violation of this section. Violation of this section may be addressed by any combination of the following:
(1) 
Denial of utilities and occupancy; and/or
(2) 
Refusal of the director to issue future permits to the violator until the inspections are successfully obtained; and/or
(3) 
Such actions as are permitted under the provisions of section 5-2, penalty, and section 5-3, injunctive relief, of this Code; and/or
(4) 
Other such appropriate procedures and measures as might be in place in this Code at the time of the violation(s).
(b) 
Failure to request an inspection shall be considered a failed inspection and shall incur a re-inspection fee.
(c) 
If work was covered up, or is inaccessible and required inspections have not been approved, the building official shall require the applicant of the permit to expose all work not approved under inspections so that an inspection may be completed to verify compliance with all adopted codes. The building official may accept a letter from a licensed third-party inspector, professional engineer, or licensed architect as appropriate; who was present during construction, visually inspected all work prior to cover up, and states that all covered work is in compliance with the adopted codes at the time of permit approval. Inspection letters provided in this fashion do not waive any failed inspection, administrative, or penalty fees which may be due.
(1) 
The letter shall bear the signature and the license of the third-party inspector or the professional seal of the architect or engineer, and shall state the basis of the inspection, date of inspection, and the results of the inspection.
(2) 
The director has the discretion to disallow such a letter inspection report and may require an inspection be conducted by the city's inspector or other qualified person(s).
(d) 
At any point in the construction process when, in the opinion of the city inspector, work is not being done in conformance with, or within the scope of, the approved plans, the city inspector shall, with the consent of the director, place a STOP WORK ORDER on the property if the issues cannot be resolved on-site. The STOP WORK ORDER shall remain in place until all issues have been corrected or resolved and may not be removed except by the director.
(Ordinance 1860 adopted 4/12/2010)
Partial (phased) inspections may be granted for each type (i.e., framing, electrical rough-in, etc.) of required inspection. The fee for the first inspection within each type of inspection as required herein is covered within the original permit fee. Phasing of inspection types for any reason will require partial inspection fees be paid before the second phase (partial) is requested.
(Ordinance 1860 adopted 4/12/2010)
(a) 
Foundation repairs where a professional engineer's design was required per this chapter shall be inspected by the design engineer. Engineer inspection reports shall be required to be submitted to the director's office to be filed with the approved permit for repairs.
(b) 
For new commercial and residential foundations, after the foundation forms or perimeter piers are set for any new structures, including forms for any accessory buildings six hundred (600) square feet or greater, or for the expansion of existing foundations, and prior to or at the plumbing rough-in inspection (where required) and pouring of any concrete or setting of any beams, a certified foundation survey shall be required to be submitted to the director's office, and a copy of the approved survey left at the job site for pre-pour inspection. The purpose of the survey is to ensure that the placement of any structures shown on the approved plans is in keeping with the approved plans and that all setbacks and lot coverage percentages are correct, and that the form dimensions or pier layouts are consistent with the dimensions shown on the approved plans. Incidental uses such as driveways, swimming pools, gazebos, etc., that can readily be determined to be in conformance with the approved plans, by referencing them to the main and accessory buildings, will not require a certified foundation survey.
(c) 
A pool located less than ten (10) feet from the main residence or any extension to the foundation will require a feasibility study by the registered professional engineer of record, certifying the design. Items to be investigated are stable soil condition, possibility of seepage and damage to the structure.
(Ordinance 1860 adopted 4/12/2010; Ordinance 2181, sec. 2, adopted 11/8/2021)
The framing inspection shall include a check of the plate height upon completion of all framing. The city's inspector shall inspect the framing for the roof to see that it is in general conformance with the approved plans to ensure that the maximum building height is not exceeded. If there is any question as to the finished maximum height of the structure exceeding the maximum height allowed on the approved plans, the city may require the contractor to provide a certified height survey to ensure conformance with the approved plans.
(Ordinance 1860 adopted 4/12/2010)
A fence inspection by the city inspector shall consist of a cursory check of location, configuration and height, and shall ensure that no materials disallowed by city codes are being used in the construction of the fence.
(Ordinance 1860 adopted 4/12/2010)
(a) 
A Texas licensed professional engineer with an appropriate specialty shall inspect foundation and, at the discretion of the director, other structural-related construction. In addition, foundation and framing components must be requested of and approved through inspection by the city inspector prior to placing of concrete or proceeding with construction.
(b) 
The inspection shall be reported to the director in the form of a letter bearing the signature and professional seal of the engineer, stating the basis of the inspection and the results of the inspection, prior to the required framing inspection, and made part of the building records file.
(c) 
The director has the discretion to disallow such a letter inspection report and may require an inspection be conducted by the city inspector or other qualified person(s).
(Ordinance 1860 adopted 4/12/2010; Ordinance 2181, sec. 2, adopted 11/8/2021)
Where any structure or property which has failed an inspection or been condemned by the city inspector, shall fail to have the same put in such condition as to comply with all the requirements hereof within a reasonable time after receiving notice from the city inspector that the same has failed or been condemned, the city inspector may cause utilities to be disconnected or terminated.
(Ordinance 1860 adopted 4/12/2010)
Where any structure or property which has failed an inspection or been condemned by the city inspector and any utility service has been removed, it shall be unlawful for any person in any manner to reconnect the same or cause the same to be reconnected until they have been put into such a condition as will comply with the requirements of this chapter, and a certificate of inspection has been issued by the city inspector. The city inspector shall cause or request utility service to be reconnected within seventy-two (72) hours of approval.
(Ordinance 1860 adopted 4/12/2010)
(a) 
Fees for inspections shall be listed in the adopted schedule of development fees as maintained in the director's office. All inspection fees are non-refundable and due upon request for inspection.
(b) 
Permit fees include the cost for the initial inspection of completed work within each type of inspection required herein.
(c) 
When the work has been reported to the director's office as completed and requested for inspection, and when upon such inspection the work is found to be incomplete or defective, the inspection shall be noted as failed or disapproved and a non-refundable fee shall be paid prior to scheduling for re-inspection.
(d) 
Unless waived by the director, inspections shall not be conducted until any and all outstanding fees owed to the city are paid in full.
(Ordinance 1860 adopted 4/12/2010)