Construction Permits
The Randolph Office of Construction Codes is responsible for issuing all construction permits in accordance with the New Jersey Uniform Construction Code. The process of obtaining permits, approvals and variances can involve several different departments and may seem overwhelming at first glance. We’ve attempted to simplify our explanation by providing you with the following answers to frequently asked questions.
If you have any questions, we suggest you call our office during the planning stages. We may be reached at 973.989.7070.
- What is a construction permit?
A construction permit grants permission to do most kinds of work on a dwelling or other type of building. The purpose of the permit is to allow our officials to observe the progress of the work to be sure it meets code. The permit consists of five different subcode sections as needed. They are: building, electric, plumbing, fire, and elevator.
- When are construction permits required?
In general, if it is more than a repair of a building, electrical, plumbing or fire element, a permit is probably required. The New Jersey Uniform Construction Code states, “A building or structure shall not be constructed, extended, repaired, removed or altered…” without construction permits except for ordinary repairs. If in doubt, a call to the office is recommended.
- Understanding zoning
Some permits, specifically those which involve changes to the exterior of your property, will require a zoning review. In these cases, you will be asked to submit a copy of your plot plan (property survey) so that Randolph’s Zoning Official can review your project for compliance with the Zoning Ordinance.
If you cannot comply with the Zoning Ordinance for any reason, you must obtain a variance from the Board of Adjustment before your project can proceed. The Zoning Official is charged with the responsibility of enforcing the Zoning Ordinance but she may not waive its requirements. That power is granted by law to the Board of Adjustment. If your project requires a variance, she will explain the application process to you.
Remember…construction permit applications for projects which change the footprint of the building, lot coverage, use of the space, etc. may also require a zoning approval.
- The construction permit application
If a construction permit is required, the homeowner or contractor applies for the permit. The permit application requires information about the construction project including who will perform the work and what, when and how the work will be done. Sketches, drawings, plans or other documentation of the work will have to be submitted for review, as will payment of the appropriate permit fees upon approval.
Using a home improvement contractor? The Contractors’ Registration Act requires that all home improvement contractors be registered with the New Jersey Division of Consumer Affairs. The Office of Construction Codes is barred from issuing construction permits to an unregistered home improvement contractor who is required to register.
The construction permit application and its subcode sections may be obtained at the Office of Construction Codes. These are multi-part forms and as such, we are unable to make them available on this web site.
After the permit application is completed, it is reviewed by the Subcode Official who will determine if the project is in compliance with the construction codes, zoning ordinance and other municipal or state ordinances and statutes. Applications may be approved, disapproved, or additional information and clarification may be requested.
If the permit application is rejected, the applicant is notified of the reason and may opt to correct and resubmit or appeal the decision. If it is approved, it is processed by the office, the applicant pays the calculated permit fees and a permit is issued.
The construction permit is the document which grants legal permission for construction to start. Inspections required for the project will be indicated on the permit. Each major phase of construction must be inspected by the Office of Construction Codes to make certain the work conforms to the appropriate code, the permit, and the approved plans. As construction proceeds, the applicant refers to the inspection schedule and calls the Office of Construction Codes to schedule the various progress inspections.
Upon completion and final inspection of all work, the Construction Official issues a Certificate of Occupancy (CO) or a Certificate of Approval (CA), the formal document which marks the completion of the construction project. Note that the work is not considered complete until the Office of Construction Codes completes all the inspections and issues the CO or CA.
Consequences of working without a required permit
- You may subject yourself to penalties and/or fines of up to $2,000 a day until permits are issued.
- If you proceed with your construction project without having a required permit and you get “caught,” before a permit can be issued you will need zoning approval and you may need a variance or Planning Board approval. If these approvals/variances are denied, you may be required to remove the constructed improvement.
- You might unknowingly receive substandard materials and/or workmanship from a contractor.
- If you have an insurance claim related to any work done without permits, your carrier may not pay the claim. They often check with the township for permits and the required inspections.