Inspections

PRIOR TO START OF CONSTRUCTION

Contact Barringer to make an inspection plan.

Daniel Barringer
415-863-8900

 

DURING CONSTRUCTION

Schedule the date and time of inspections with Connor.

Connor Daly
415-205-0346
San Rafael, CA

Preferred times
San Francisco – Monday & Wednesday 10am to 2pm and usually Fri 10am to noon
Marin County – Monday, Tuesday & Wednesday 10am to 2pm and usually Fri 10am to noon

 

Inspections Costs

  • Inspection site visits are billed hourly, with a 2 hr minimum.

  • To prepare and submit any Special Inspection or Structural Observation (SI’s) final compliance report…

    • Cities that require individual items (such as SAN FRANCISCO) the cost is $600 for each SI.

    • City’s that require a single general acceptance letter (such as most cities in MARIN) the cost is $1200.

 

Special Inspections (SI’s) and Structural Observations (S0’s) – FAQ

What are Special Inspections and Structural Observations?

  • The purpose is to ensure that the work was done according to the plans and Code. A brief history can be found here.
  • SI’s and SO’s inspect critical elements of the construction prior to covering up the work.
  • City inspections do not qualify as SI’s and SO’s.
  • SI’s and SO’s are added to each project during permitting by a City Plan Checker, Engineer, or Architect.

What is the difference between a Special Inspection and a Structural Observation?

  • Third-party special inspection companies DO NOT do SO’s.  Third-party inspectors often fail to notify clients and contractors that they can’t do SO’s which leads to costly and time-consuming problems.
  • Contact your engineer-of-record before the start of construction and if you have any SO’s.

Who completes the SI’s and SO’s?

  • Every project is different. Call Barringer Design to create an inspection plan before the start of construction.
    • Might just need the engineer-of-record. They can do many of the SI’s and most of the SO’s.
    • Might just need to hire a third-party testing agency. They typically can complete all SI’s.
    • Might need four different inspectors: a third-party testing agency to complete some of the SI’s and lab tests, the engineer-of-record to do a few SI’s and some SO’s, the soils engineer to complete one SO, and an energy consultant to complete a vast number of energy inspections.
  • Full list of San Francisco DBI Approved Testing Agencies

Why do we need to complete the SI’s and SO’s?

  • All SI’s and SO’s must be completed in order to close the permit and obtain a Certificate of Occupancy.

What happens if we don’t complete the SI’s and SO’s?

  • You won’t be able to schedule a final inspection.
  • You won’t be able to close your permit.
  • Permits not closed will ultimately result in the City revoking and canceling your permit.

What SI’s and SO’s do I need to do?

  • Some projects will have quite a few SI’s and SO’s while others may not have any.
  • SI’s and SO’s should be indicated on the approved plans. However, the format for presenting this information varies.
  • In San Francisco, the standard practice is to embed the City’s 11×17 form onto the full size structural plans. The Special Inspection form lists ~25 discrete inspections with a check box next to each one.  11×17 Special Inspection Form
  • In San Francisco, the SI’s and SO’s noted on the plans are supposed to match those marked on their online database. However, SFDBI only cares about what is noted in their database and occasionally mistakes are made inputting the data.
    Online San Francisco Permit Tracker
  • If unsure, contact your local building department.

When do I schedule SI’s?

  • Contact Barringer and any third-party testing agencies to make a plan prior to starting construction.
  • ALL SI’s and SO’s must be completed before any work is covered.
    • Examples:
      • Before pouring concrete to inspect rebar, embedded items and footing size.
      • Before installing epoxy anchor bolts to inspect hole depth, method and type of epoxy.
      • Before adding plywood to inspect anchor bolts and holdowns.
      • Before adding gypsum board to inspect framing, plywood nailing, insulation, electrical, and plumbing.

Why can’t the SI’s and SO’s be completed after construction?

  • These inspections are costly, if not impossible, to inspect after the work is completed.
  • Verify what SI’s and SO’s need to be completed and who is doing them prior to starting construction.

The City did a lot of inspections so doesn’t that mean we are good?

  • NO! Your local building department will never sign off on a SI or SO.

Why hasn’t the City closed my SI’s and SO’s yet?

  • Usually one of these…
    • Building departments are slow. Call the City if it takes longer than one week.
    • Some third-party agencies do not send their reports to the City. Verify they have sent them in. If they won’t do it, then email their reports to Barringer and we can do it.
    • Check your paperwork for misprints in the address and permit application number.

What is the cost?

  • See above for Barringer’s prices.
  • Third party agencies can be anywhere from $500 to over $2000 per inspection or item.
  • Soils engineers can charge even more. I recommend getting their fees in writing for any potential soils inspections before hiring them to do the soils report.
  • Your inspector, whoever it is, should tell you before they start.

 

Notes on the San Francisco Online Database

Click here and search for your property. San Francisco Permit Tracker

 

Below are some examples of what you see and what they mean.

No SI’s are required.

 

12 SI’s are required and none are completed.

 

7 SI’s are required and they are all completed

If you click on “Show Site Permit Details” button you get detailed information on each SI.

None of the SI’s are completed.


ALL of the SI’s are completed.