Building Codes

Inspection requests must be received before 6 a.m. the day of the inspection. You may ask for an inspection by calling the Inspection Request Line at 503-742-4720. We do not make appointments, but do attempt to honor requests for morning or afternoon inspections. Because of the uncertainties in the amount of time required, however, we cannot guarantee a specific time of day. If the dwelling is occupied, the applicant or an adult must be present to let in the inspector and remain during the inspection.

Site inspection

To be done with the footing inspection. The inspector will look at excavation and grading, slopes, building setbacks and fill materials. Structural fills will require a fill certification by a geotechnical or civil engineer.

Footings inspection

Performed after trenches or pad openings are excavated and cleared of loose material or mud, forms are erected and secured in place and reinforcing is in place and secured but prior to placing concrete. New construction requires a U-FER ground (electrical ground) to be in place prior to inspection. Inspections for concrete must be requested 24 hours before concrete is scheduled to be placed — no exceptions. We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and reinspections.

Foundation inspection

(sometimes combined with footing inspections)
Made after forms and reinforcing are erected and secured or braced, but prior to placing concrete. All holdowns and special frame anchor bolts must be mounted in place prior to inspection. Inspections for concrete must be requested 24 hours before concrete is scheduled to be placed — no exceptions. We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and reinspections.

Under-floor plumbing, electrical and mechanical inspection

Includes any plumbing, electrical, mechanical or gas piping work that will be installed under the floor. Inspections are requested after the electrical, plumbing, ductwork and gas piping are in place and secured, but prior to the under-floor framing inspection. The mechanical inspections may be done at the same time as the under-floor framing inspection.

Under-floor or post and beam inspection

Made after all under-floor plumbing, electrical and mechanical (including gas pipe) systems have been installed and all sill plates and under floor structural components are in place, secured and properly fastened, but prior to the application of flooring or insulation materials. All structural components, which have been improperly cut or notched for plumbing, etc., are to be repaired or replaced as needed.

Concrete floor slabs inspection

(within buildings/structures)
Made after all under-floor plumbing, electrical and mechanical systems have been installed and approved, the ground surface is prepared and leveled, forms are in place and secured, reinforcing or woven wire mesh (if required) and under-slab insulation (when required) are in place. Inspections for concrete must be requested 24 hours before concrete is scheduled to be placed; no exceptions. We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and reinspections.

Roof coverings

The roof covering may be installed over the roof sheathing at any time unless otherwise noted on your plans.

Rough-in, all systems

The rough plumbing, electrical, mechanical and gas piping systems are to be installed and approved prior to obtaining the framing inspection and covering any work. The mechanical inspection may be done at the same time as the framing inspection.

Shear walls

Inspected after the structural frame is in place, all panels are to be nailed per the shear wall schedules, hold-downs and straps are to be installed and any miscellaneous attachments installed. This inspection may be done with the structural frame inspection.

Structural frame inspection

Performed after all of the above systems are approved. All structural components that have been improperly cut, notched or altered for systems installations must be replaced or repaired as indicated. Roof, wall and floor sheathing are to be in place and nailed. Bracing, blocking and fire stops are to be complete. Windows and doors must be installed.

Insulation and vapor barrier inspection

Performed after all insulation and vapor barriers are in place and secured. Includes walls, floors, ground covers, etc. Does not include loose insulation to be supported by ceiling finish materials. Weather protection must be provided prior to insulation. Wet or soaked insulation will be rejected. Substantially wet or soaked wood construction is not to be covered with vapor barriers unless adequate provisions are made for thorough drying of the structure. Under-floor and attic insulation may be done at a later time, but must be in place prior to the final inspection.

Gypsum wallboard (drywall) inspection

To be done on firewalls and gypsum wallboard (drywall) shear walls only. All nailing or other fastening systems must be complete. Tape, plaster or other coverings are not to be applied prior to this inspection. Where multiple layers of gypsum wallboard are required, the nailing for each layer must be inspected.

Public sidewalk and driveway approach inspection

Required for all concrete paving within the street right-of-way; to be done after the excavation is complete, the forms are in place and secured and the subgrade is properly prepared, but prior to the placing of any concrete. The Engineering Division performs the inspection of all driveway aprons and frontage sidewalks, including those within subdivisions. Please call 503-742-4700 to schedule inspections for this portion of your project. The Building Services Division will continue to inspect the flatwork portion of the driveway from the back of the sidewalk to the garage/house. Please call 503-742-4720 to schedule the inspections for this portion of your project. Contact the City of Gladstone at 503-656-7957 for work within the city limits.

Driveways, porches and flat work

Concrete driveways, patios, walkways and porches will be inspected after the ground surface is prepared and leveled and forms are in place and secured. The inspector will verify that the placement of concrete will not be against untreated framing or siding and the rise and run of any steps or stairs. Driveways are inspected in urban areas only. Inspections for concrete must be requested 24 hours before concrete is scheduled to be placed; no exceptions. We strongly recommend that you allow 24 hours from the time of your inspection to your pour to allow for corrections and reinspections.

Other inspections

Other inspections may be required on particular jobs. These will be indicated on the approved plans and specifications or the Building Inspector will inform the permit holder of the need for them.

Special inspections

When special inspections are required, a qualified and approved special inspector is to be at the job site whenever work requiring special inspections is in progress. Clackamas County does not perform special inspections. The special inspector or approved agency shall submit a report of their findings upon completion of the inspection.

The Oregon Building Officials Association has created a list of approved special inspectors and agencies. For a current list of approved inspectors and agencies, contact the Oregon Building Officials Association by phone at 503-873-1157 or fax at 503-873-9389.

Final inspections

Final building, electrical, plumbing, mechanical and fire suppression (when required) inspections will be done after all such systems are complete, but before occupancy of the premises is allowed. The final building inspection is done only after all other required inspections have been completed and approved.

Clackamas County - TITLE 9 SECTION 9.02.310 - INSPECTIONS

Permit required prior to modifying or installing any plumbing

Online Submittals and Applications

Notice

Any contractor performing sanitary building sewer installations, are now required to have a Plumbing Business License issued by Oregon Building Codes Division in addition to their CCB license.

We will give customers some latitude to learn about and obtain the required licensing but will enforce these requirements starting April 1, 2022.

Uniform plumbing code

Administration, sec 918-780-010

1. Permits Required:
   1. No person, firm, or corporation shall do plumbing work in the State of Oregon without first obtaining a plumbing permit and paying the appropriate fees to the authorized permit issuing agency;
   2. Plumbing permit fees shall be doubled if installation is commenced prior to issuance of the permit, except that this prevision will not apply to proven emergency installations, in which case a permit shall be obtained within 5 days of commencing installation.
2. Purpose of Permit:
   The issuance of granting of a plumbing permit is for the purpose of knowing where to make inspections and to defray the cost of inspections. The Permit shall not be construed to be an approval of any violation of any of the provision of the statutes or of OAR Chapter 918, Divisions 750 to 799. The issuance of a permit shall not prevent the Administrator from thereafter requiring the correction of errors in sums due for the permit, in installation or in requiring the work to be done only by those authorized by law.
3. Notice required for inspections:
   1. No plumbing installation shall be covered or concealed without first obtaining the approval of the Division;
   2. The Division shall have at least 48 hours, excluding Saturdays, Sundays, and holidays, after notification that the permittee is ready for an inspection, in which to make the inspection

Other resources

• To verify plumbing contractor license information with the state of Oregon, call 503-742-1268.
• For information about wells, call the Oregon Department of Water Resources at 503-378-8455.
• Rain Drain and Gutter Policy and Procedures

There are now 3 convenient ways to schedule an inspection.

Tips for scheduling by phone

To schedule an inspection, call the Inspection Request Line at 503-742-4720, 24 hours a day, 7 days a week. Requests must be made before 2 p.m. to be scheduled for the following business day.

When using the inspection line:

• Have your permits ready   
  Make sure to have the permit numbers associated with the inspections you are requesting.
• Inspection codes   
  You will be asked to enter a code for the type of inspection you need. You can access a list of codes below:
  • electrical
  • building or mechanical
  • plumbing
  • grading
  • manufactured home park, RV park, camp
  • septic
  • individual manufactured home
• Contact information   
  Please leave your name and phone number.
• Wait for a confirmation code or the inspection has not been completely processed by the system.
• Need to cancel? Call 503-742-4240.

Inspection Codes

Under ORS 455.315, some buildings used for agricultural (including marijuana), forest or equine uses can be exempt from the building code. So is this the right approach for your project? The information below provides some items to consider in making this decision. It is also important to know that the first step in determining if an Ag Exemption is right for your project is to identify the land use zone your land is in. The property must be zoned for farm or forest use, as required by State Statute, in order to qualify for an Ag Exemption.

Things to consider when getting a permit

• With a permit, your building is not subject to the limitations of Ag Exempt structures. For example, you can have the public in the structure and you are not limited to a maximum of 10 people in the non-plant growing areas of the building.
• Getting a permit could save time in the long run. Obtaining a permit on a previously exempt structure can involve hiring a registered design professional, upgrading the structure so it meets the current code requirements and opening areas of the building so building elements can be inspected. If you plan to eventually get a permit for your building, starting with a permit may save time and money.
• If you obtain a permit, all fees are assessed — including costs beyond building permit fees, like system development charges (SDCs), school excise taxes and state surcharges. In some cases, these fees can equal or exceed the project permit fees. Talk with your plans examiner to determine the full extent of the fees that will be involved.

Things to consider when choosing an Ag Exemption

• Your project will be exempt from obtaining a building permit or building-related inspections.
• System development charges (SDCs) are not assessed for Ag buildings.
• Land use approval, mechanical, electrical and plumbing permits are still required;d all inspections must be obtained.
• The building cannot be used by, or open to, the public.
• You are limited to only 10 people in the building at any one time, except in areas containing the plant growing operations.
• If you choose to convert an Ag Exempt building to a permitted structure, additional work will be needed. This may include hiring an engineer to evaluate whether the building meets code requirements, performing modifications to the structure so it is in compliance with code or opening the existing structure to expose building elements for inspection.
• Any building using a forestry Ag Exemption can never be converted to a permitted structure.

The Oregon Building Codes Agency has adopted rules to create uniformity for Electrical Plan Review requirements.

Time in review

Electrical plan reviews should be approved or denied within 10 working days from the receipt of the complete electrical plans. If denied because of deficiencies, written notification will be given. Upon re-submission, the 10 day review time starts again. When the complexity or size of a project requires more than the 10 working days, we will notify the permit holder of needed time for completion. When plans have been submitted with proper electrical application, Clackamas County will issue a permit number and may allow limited courtesy inspections to prevent construction delays.

Plan review standards

Review is required for any of the following:

1. Ampacity:
   1. A service or feeder beginning at 400 Amps where the available fault current exceeds 10,000 Amps at 150 Volts or less to ground or exceeds 14,000 Amps for all other installations.
   2. Installation of a 150 KVA or larger separately derived system
   3. Addition of a new motor load of 100 HP or more
   4. Fire pump installations as defined in Article 695 of the NEC
   5. Emergency systems installations as defined in Article 700 of the NEC
   6. A service or feeder rated 600 Amps or over.
2. Voltage. More than 600 supply volts nominal.
3. Height. More than three stories.
4. Occupancy.
   1. Six or more residential units in one structure
   2. An "A" (Assembly) occupancy, "E" (Educational) occupancy, or "I-2" or "I-3" (Institutional) occupancy as defined in the adopted Oregon Structural Specialty Code
   3. Any of the following special occupancies as described in Chapter 5 of the NEC adopted by the board in OAR 918-305-0100:
      1. Hazardous (Classified) locations as defined in Articles 500 to 516
      2. Installations in patient care areas of health care facilities as defined in Article 517
      3. Agricultural buildings used for commercial purposes, as defined in Article 547
      4. Floating buildings as defined in Article 553
      5. Marinas and boat yards as defined in Article 555
5. Recreational Vehicle Park. A new recreational vehicle park, or any addition or alteration to an existing park.

Required information and format

Submittals shall include:

1. Two sets of electrical floor plans, including the building and site plans where applicable;
2. Plans must be drawn to scale, clear enough to indicate the location, nature and extent of work proposed.
3. Plans Shall contain the following minimum requirements:
   1. Service / Feeder riser diagram showing panel location and circuit schedules
   2. One line riser diagram showing bonding and grounding and conductor sizes
   3. Available fault current on line side of service disconnect
   4. Complete load calculations for new work or provide applicable load records, for all new installations and for additions to existing installation
   5. Fixture schedule, showing type, location and layout of all fixtures
   6. Address of installation, and name and address of owner
   7. Identification of the employer, identification and signature of person who prepared the plan, license number if the person is an Electrical Supervisor or professional registration number if the person is an Architect or Registered Professional Electrical Engineer.
   8. Location of emergency systems identifying the power source and the system on plan.

Our fee schedule and tools are meant to assist you in estimating building fees.

Actual building fees vary from project to project. Final project fees may include items we collect on behalf of other agencies, e.g. 12% of all fees collected are returned to the State.

Additionally, projects within the City of Canby use their adopted fee schedule.

We will discuss specific fees with you when you submit your plans or application.

Fee schedules

• General Inspections
• Heating, Ventilating and Air Conditioning (HVAC)
• Manufactured Dwellings, Park Trailers, Cabanas
• Electrical
• Commercial/Industrial Structural Code
• 1- and 2-Family Structural
• Plumbing

New commercial, industrial and multi-family developments in Clackamas County — including commercial and industrial building additions and tenant improvements — are required to have a Certificate of Occupancy in order for the structure to be occupied for its intended purpose and open to the general public.

Clackamas County issues both Temporary Certificates of Occupancy (TCO) and Permanent Certificates of Occupancy (CO). The following information reviews what these certificates mean and outlines the process to apply for and obtain a TCO and CO for your project.

Temporary (TCO) vs. Permanent Certificate of Occupancy (CO)

TCO/CO submittal checklist

Obtain sign-offs from following divisions/agencies as necessary:

• Submit TCO/CO application 2–4 weeks prior to the occupancy date
• Pay $170 fee
• Obtain approved final inspections for all permits
  • WES or other jurisdiction for sanitary, storm sewers, erosion control; as-builts must be submitted no later than two weeks prior to occupancy date
    Storm & Sanitary Inspectors
  • Engineering Division
    Construction & Development Inspector
  • Community Environment
    Development Review Contact
  • Building Division
    Building Inspector for the project
  • Plumbing Division
    Plumbing Inspector for the project
  • Electrical Division
    Electrical Inspector for the project
  • Fire District
    Deputy Fire Marshal for the district where development is located
  • Soils Division (WES)
    Soils Inspector for the project
  • Public Health
    Environmental Health Inspector assigned to the Plan Review (only necessary if we need to conduct a plan review on the construction)
  • Planning Division
    County Planner who issued the staff decision for the land use approval
• Apply for a CO when TCO is issued and repeat process above.

The building permit specialist will update the status of your TCO application each time a division or agency signs off.

You are responsible for following up on the various required sign-offs. The permit specialist will not send you updates on your TCO as sign-offs occur.

When the last division or agency signs off on the TCO, the Building official will sign the TCO certificate and you will be contacted to let you know the TCO has been approved and issued.

The process for a CO is the same as for a TCO. The same agencies that signed off on the TCO must sign off on the CO once they are satisfied that their corrections or improvements have been completed.

Payments

We accept e-check/ACH, debit, American Express, Discover, MasterCard and Visa cards for electronic payments. Cash, cashier’s checks, business/corporate checks, personal checks, and money orders for in person payments.

Bank collected service fees are charged on Credit Cards and e-Checks/ACH payments.

Refunds

The Building Official is authorized to establish a refund policy. (OSSC 109.6 & ORSC 108.5)

Refund Criteria

• We cannot issue a refund on any permits once plan review has begun, work on the project has started or if there have been inspections performed.
• A refund request on issued permits must be received within 180 days of the date the permit was issued.
• A refund request for permits in review must be receive within 180 days of the date the intake fees were paid.
• *A maximum of 10 refunds per applicant and/or contractor will be allowed per calendar year.
• All refund requests must be in writing and shall include all of the following:
  • Permit number
  • Job site address
  • Reason for the refund

Ways to submit a request:

• Email: bldservice@clackamas.us
• In person/mail:
  Clackamas County
  Attn: DTD - Building Codes
  150 Beavercreek Road
  Oregon City, OR 97045

Refundable Fees

If the permit meets the above criteria, you may be eligible for a partial refund of your permit fees, minus the counties flat rate admin fee, based on your permit type as noted below:

• Prescriptive Solar Permits
  • *Subject to a $200 flat fee.
• Permits requiring plan review 
  • *Subject to a $125 flat fee.
  • Plan review fees are non-refundable.
• Permits not requiring plan review
  • *Subject to a $125 flat fee.

Non-refundable Fees

State surcharges are not refundable and will not be included in the calculation.

Bank collected service fees are non-refundable.

Fees paid to other county programs require additional approval and are subject to different refund policies. For example planning fees, SDC (System Development Charges), etc. Those departments will need to be contacted separately about their refund procedures.

Any non-county fees collected for other government agencies are not refundable through the county. For example School Excise Tax or Metro Surcharge. Those agencies will need to be contacted directly about their refund procedures.

Building permit responsibilities may be different from one city to another in Clackamas County.

Find your jurisdiction

Permit Application Forms

Permit Application Submittals

Agricultural Permit (Ag, Forest, Equine, Marijuana)

• Application
• Project Description

Building Permits

• Building Permit Application
• Project Description
• Property Owner Statement
• Credit Card Authorization

Electrical Permits

• Electrical Permit Application
• Project Description
• Property Owner Statement
• Credit Card Authorization

Grading Permits

• Grading Permit Application
• Project Description
• Property Owner Statement
• Credit Card Authorization

Manufactured Dwelling Permits

• Manufactured Dwelling Permit Application
• Project Description
• Property Owner Statement
• Credit Card Authorization

Mechanical Permits

• Mechanical Permit Application
• Project Description
• Property Owner Statement
• Credit Card Authorization

New 1 & 2 Single Family Residential Permits

• Building Permit Application
• Electrical Permit Application
• Mechanical Permit Application
• Plumbing Permit Application
• Project Description
• Property Owner Statement
• One & Two Family Dwelling Checklist (for applicant use; do not submit)
• Credit Card Authorization

Plumbing Permits

• Plumbing Permit Application
• Project Description
• Property Owner Statement
• Credit Card Authorization

Renewable Energy Permits

• Application
• Project Description
• Property Owner Statement
• Credit Card Authorization

Single Documents

• Commercial Deferred Submittal
• Inspection Codes and Instructions
• Credit Card Authorization Form
• One & Two Family Dwelling Checklist 
• Permit Extension Request Form
• Project Description Form
• Property Owner Statement Regarding Construction Responsibilities
• Revision Credit Card Authorization Form
• Revision Transmittal

Agriculture

• Instructions and Application for Agricultural / Forestry / Equine / Marijuana Use Building Exemption
  A guide to the steps and documents needed to receive an agricultural related building exemption
• Building Permit Guidelines for Marijuana Businesses 
  Constructing or Remodeling for a Marijuana Production (Grow) or Processing Business
• Things to Consider: AG Exemptions

Building and Mechanical

• Application for Approval of Alternate Means
  Request for modification to Building Code
  • Structural Specialty Code (OSSC)
  • Swimming Pool Cover
  • Residential Specialty Code (ORSC)
• Building Permit Application
  Application for permit prior to building or modifying a structure
• Certificates of Occupancy Application Process Application to occupy a structure
  • Certificate of Occupancy Application
  • Temporary Certificate of Occupancy Application
    Application for temporary occupation of structure prior to final inspection
  • New Certificates of Use & Occupancy Guide
  • Letter of Completion Application
• Checklist for Prescriptive Roof-Mounted Solar Systems
• Combined Commercial Hood Certification
  Certification of performance standards for commercial hoods
• Commercial Application Checklist
  The purpose of this checklist is to help define a complete submittal package for the scope of work
  • Supplement to the Commercial Application Checklist
    Brief explanation of the requirements associated with the checklist items
• Deferred Submittal Procedure
  Providing a standard procedure for deferred submittal
• Design Criteria and Current Codes
• Fire Sprinkler Affidavit
• Lighting/Moisture Content
• Mechanical Permit Application
  Application for residential equipment including water heaters, HVAC, fireplaces, etc.
• One- and Two-Family Dwelling Building Permit Application Checklist
  Checklist to be completed before plan review start date
• Plot Plan Requirement
  Required diagram of your proposed development
• Property Owner Statement Regarding Construction Responsibilities
  Oregon Law requires residential construction permit applicants who are not licensed with the Construction Contractors Board to sign the following statement before a building permit can be issued
• Schedule an inspection
• Special Inspections Agreement Risk Category III and IV Structures (Commercial)
  Special inspection, testing and structural observation agreement
• Special Inspection and Testing Agreement (Commercial)
  Requirements for special inspection, testing and structural observation for commercial, industrial, and multi-family construction
• Special Inspection and Testing Agreement (Residential)
  Requirements for special inspection, testing and structural observation for residential construction

Electrical

• Electrical Permit Application
  Permit required prior to any electrical work
• Electrical Plan Review Rules
• Electrical Wiring for Barns, Riding Arenas, Animal Habitat & Feed Storage
• Energy Code Compliance
• Renewable Electrical Energy Permit Application
  Application to install devices to use renewable resources such as solar, wind or geothermal
• Schedule an inspection

Financial/General

• Credit Card Authorization
  Authorization to play for permits via credit card
• E-permit payment, delivery and refund policies
• Permit Extension Request Form
• Public Records Research Request
• Revision Transmittal
  To be completed when submitting any changes to an existing permit request.
• Schedule an inspection

Grading

• Inspection Codes
• Grading Permit Application
  Application to be completed prior to excavation or backfill of property
• Grading Plot Plan 
  Required diagram of proposed changes to topography

Manufactured Dwellings

• Manufactured Dwelling and Cabana Inspections
• Manufactured Dwellings Landings, Decks, Stairs & Railings Requirements
  Commonly asked questions about the design, construction and placement of landings, decks, stairs and railings for manufactured homes.
• Manufactured Home Placement and Installation Permit
  Required prior to placement of a manufactured home
• Oregon Manufactured Dwelling and Park Specialty Code, 2002 Edition
• Schedule an inspection

Plumbing

• Alternate Means and Methods
  Application for approval of alternative to modification of the 2017 edition state of Oregon Plumbing Specialty Code (OPSC)
• Installation of Backflow Preventor
• Plumbing Permit Application
  Permit required prior to modifying or installing any plumbing
• Rain Drain and Gutter Policy and Procedures
• Schedule an inspection