Historical September 1976 explanation of period building-permit rules, with original editorial introduction. This is not current legal or construction guidance.
Editorial introduction and note
During the discussions on the proposed designation of this area as a Historic District, some concern was expressed that this designation would make building permits more difficult to obtain. Discussion of this concern revealed that many residents were unsure of the instances in which a building permit is presently required. In the interest of greater understanding of the present requirements and as background for the continuing discussion of the Historic District Proposal, we asked Al Nerviani, neighborhood resident and Administrator of Housing Rehabilitation, a Section of the Building Division of the Department of Public Safety, to prepare the following explanation. —Ed. Whether this is or is not true depends to a large extent on the efficiency of the city agencies which process applications for building permits. The Historic District Ordinance as proposed for this area would not add any types of work to the list of those which currently require building permits. It would add some restrictions within those types of work. (See April issue of The Paper for full description of the proposal )
The history of building permits in the City of St. Louis can be traced to the creation of the Building Division, well over a hundred years ago. Although a building permit serves many functions, it is essentially a control mechanism that has many advantages to the property owner. For example, a professional engineering staff receives all plans that are required in order to insure safety and compliance with the Building Code. The plans, when approved, are forwarded to the Building Inspector who, in turn, takes them to the site and carefully sees that the construction proceeds in accordance with the plans. In addition to insuring that the construction agrees with the plans, the building inspector makes periodic inspections to see that the proper materials are used, that construction is done in a workmanlike manner, and that all applicable ordinances of the ‘City of St. Louis are observed. Permits are also issued by the Electrical and Plumbing Sections of the Building Division. Electrical permits are issued for all electrical wiring, outlets, and fixtures. Similarly, plumbing permits are issued for the installation of water lines, plumbing stacks, drains, fixtures, etc. In both instances, inspections are made by trained and knowledgeable inspectors to insure the installations are done in accordance with the Code, thereby providing the property owner with a measure of protection relative to the safety and quality of installation. It should be pointed out that if no permit is issued there is obviously no plan review, no inspections, and therefore, no safeguards against improper materials, unsound construction and/or installations. Without this added protection, the property owner is frequently victimized by unscrupulous contractors and receives a job that is not only improper but hazardous as well. It is the property owner’s responsibility to see that a building permit is obtained when it is necessary. If no permit is obtained and a building inspector observes the construction or installation during the course of his duties, the job will be stopped and the fee doubled. The Building Division has made a real effort to streamline the process of issuing a building permit. In most instances, the permit can be issued the same day the application is received for normal home improvements in one and two family buildings. (This would include room additions, garages, and most remodeling). For proposed new construction—particularly single family residences, low-rise multiple family, and light commercial—a permit can be obtained in five working days. If there is any question as to [word ending damaged in source] or not a permit is required, I would [word beginning damaged in source] the property owner call the permit section of the Building Division at 453- 3313. Building permits are obtained in Room 426, City Hall. (The following list of when permits are required and not required is not intended to be all-inclusive.)
RESIDENTIAL BUILDINGS – One (1) and Two (2) Family (L-3) WHEN PERMITS ARE REQUIRED The following types of work shall require permits:
1. New structures of any description, including main buildings, garages, car ports, attached porches, sun decks, room additions and extensions or enlargement of existing rooms;
2. Work which involves the installation, removal or cutting of any structural beam, joists replacement, or bearing support, foundations and footing repair and/or replacement, underpinning or shoring of structure;
3. Any work that changes the class of construction of the building;
4. Conversion of basement or below grade space to living quarters (such as bedrooms, kitchens, dining rooms, etc.);
5. Conversion of “attic” space to living quarters (as noted above);
6. Partitioning of any existing habitable space;
7. Accessory buildings such as tool sheds over 35 square feet in floor area and over 5’0″ in height, measured from grade to the highest point;
8. Cabannas and “play houses” over 35 sq. ft. in floor area and over 5’0″ in height, measured from grade to the highest point;
9. Swimming pools more than 24″ deep (water depth), or more than 30″ wall height, and with a surface area of 250 sq. ft. or more, or all pools that involve structural work and/or supports, and all pools that have a permanently equipped water circulating system;
10. Entire new roof, when work is not a replacement of like material;
11. New siding over 25% coverage;
12. New fences of any type. Replacement of existing fencing with like material, over 20 lineal ft.;
13. Retaining walls over 18″ high;
14. Any excavation or fill creating a permanent change in elevation more than 6″ along property lines;
15. Repair or removal of vacant and vandalized buildings and/or garages; or removal of any building or structure;
16. Radio or television antennae over 12 ft. in height attached to and on the roof of the building;
17. Awnings or canopies located at first floor levels that project over property lines, or over 30 sq. ft. in projected area;
18. Exterior stairs or steps, of any material, that are attached to the structure;
19. All fire damage repair to any structure.
ELECTRICAL WORK
1. Electrical work requiring new wiring for branch circuits;
2. Main incoming service, from U.E. pole up to and including service panel;
3. New service panel or auxiliary switch boxes from main service;
4. Installation of electrical equipment that requires new branch circuits, increase in size, or re-routing of existing feeders.
MECHANICAL WORK
1. Residential elevators, stair lifts, and dumbwaiters;
2. Work requiring replacement of furnace or boiler (To be coordinated with Air Pollution Control);
3. Air conditioning systems of all types. (Window units, incremental or “thru-the-wall” units, or any portable unit, are exempt. However, any and all units must be installed in accord with Code Requirements);
4. Extension and alteration of existing duct work, or any new duct work for existing systems;
5. Fire detection systems. (To be coordinated with Fire Marshal’s Office);
6. New space humidifiers, installed in existing warm air furnaces, which require electric connections for operation.
PLUMBING WORK
1. Addition to, alteration of, or replacement of: main water supply service from street main to structure;
2. Main house sewer from street connection to building wall;
3. Main soil, waste, vent, or similar piping within the structure;
4. Installation of new plumbing fixtures, of any description, which requires any change or re-arrangement in water supply piping or drain and vent piping;
5. Installation of new domestic hot water heaters of any description. (To be coordinated with Air Pollution Control).
ALL OTHER BUILDINGS – ALL USE GROUPS
1. New structure of any description; including main buildings, additions and alterations, garages, car ports, attached porches or balconies, sun decks, and extension of existing spaces, and store fronts;
2. Parking lots of any description;
3. Work which involves the installation, removal or cutting of any structural support, beam, joist replacement, bearing support, foundations and footing repair and/or replacement, underpinning or shoring of structure;
4. Any work that changes the class of construction of the building;
5. Any and all work that cost in excess of Five Hundred Dollars ($500.00), with the exception of the following, considered as normal maintenance and repair; Tuckpointing, plastering, floor sanding and refinishing, floor tile and/or carpeting, replacement of flooring with like material (no structural change), application of wall paper, painting (interior and exterior), glass replacement in existing frames or openings.
6. Any and all electrical work, other than routine maintenance (Refer to Electrical Sec.)
7. Any and all mechanical work, other than routine maintenance (Refer to Mech. Section)
8. Any and all plumbing work, other than routine maintenance (Refer to Plbg.
9. Installation of any fuel burning equipment of any description (Refer to Air Pollution Control Division).
RESIDENTIAL BUILDINGS – One (1) and Two (2) Family (L-3) WHEN PERMITS ARE NOT REQUIRED The following types of work will be exempt from permits:
1. Tuckpointing, plastering, painting (interior and exterior), floor sanding and refinishing, floor tile and/or carpeting, replacement of flooring with like material, application of wall paper (and other wall covering material) – no structural change;
2. Repair or replacement of existing gutters and downspouts;
3. Application of pre-finished aluminum or steel (or other like materials) on soffits, facia boards, and overhangs;
4. Replacement or repair of existing windows and frames (whenever no modification is made to the opening), installation of storm doors and windows (whenever no modification is made to the opening), glazing and glass replacement;
5. Repair and replacement of exterior and interior doors (whenever no modification is made to the opening);
6. Sidewalks and driveways within the property lines;
7. Patio slabs, without roofs or overhead covers;
8. Miscellaneous site work, landscaping shrubbery and planting boxes. Excavation or fill creating a permanent change in property elevation less than 6″ along property lines;
9. Fixed or retractible awnings that do not project over property lines, and not over 30 sq. ft. in projected area;
10. Exterior stairs and/or steps, not attached to the structure, within the property lines;
11. Wall paneling, of any type, when applied to existing wall surfaces;
12. Ceiling tile, of any type, when applied to existing ceiling surfaces.
ELECTRICAL WORK – (See Note “A”)
1. Replacement of convenience outlet except: where existing outlets are the ungrounded type, replaced with grounded type that requires new wiring or a new feeder to provide ground connection. Replacement units shall have same current carrying capacity as existing;
2. Light switches with same current carrying capacity as existing;
3. Lamp sockets and holders;
4. Light fixtures installed on same outlet box and having same current rating;
5. Fan, blower, pump and other fractional horse power motors of the same horse power rating and having the same electrical characteristics and current rating as existing; limited to 115-120 volts.
MECHANICAL WORK
1. General maintenance of cooling/heating plant such as: change of filters, oiling motors, changing drive belts, etc.;
2. Repair or replacement of existing ductwork with like material;
3. Replacement or repair of humidifiers installed in existing warm air furnaces..
PLUMBING WORK – (See Note “A”)
1. Replacement of faucets, faucet washers, stop or shut-off valves, new seats in existing valves, new stems in existing valves, replacement of flush valves and/or parts for toilets;
2. Replacement of existing fixtures at same location, of any description, with same type, size, and configuration which will require no change in existing soil waste or vent piping;
3. Replacement of defective or leaking water, sewer, vent, or drain piping with like material. Above does not include re-routing, re-arrangement, increase or decrease in size of piping, or making “rough-in” provisions for additional or re-arranged fixtures.
NOTE “A” The provision for the use of a licensed and bonded contractor for installation of Plumbing and Electrical work no longer applies where the OWNER occupies the unit, the OWNER has purchased the necessary equipment and material, and the OWNER will personally do the work. However, the OWNER must have a permit, when applicable, and the work must be in accord with Code Requirements.
Originally published in The Paper, September 1976.
Read this article in the original newspaper issue.
Archival transcription note: Two damaged word fragments in the permit-contact paragraph are explicitly marked. Apparent printed “Cabannas,” “cost in excess,” “facia,” “retractible,” and incomplete “Refer to Plbg.” retained.
Original source: SD_Times1976_09.pdf, printed page(s) 4, 5; PDF page(s) 4, 5.
