Building Permits and Inspections
Building Permits and Inspections
The City of Town and Country issues building and mechanical permits, subject to the requirements of the City. The City’s Building Codes are the 2003 International Codes, with City amendments. The codes adopted by the City are:
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2003 International Residential Code
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2003 International Building Code
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2003 International Fire Code
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2003 International Mechanical Code
The City’s amendments to the four codes can be purchased or reviewed at the Municipal Center.
You may purchase copies of the International Codes from the following organization.
American Institute of Architects
911 Washington Avenue
St. Louis, MO 63101
314-231-4252
The Building Code helps ensure safety by regulating construction materials and techniques. When construction and final inspections are finished, the City issues an Occupancy Permit for all new construction.
Our Code Official, Bob Bodley, and our Administrative Secretary, Diana Kaufman, are eager to process your building permit as quickly and efficiently as possible.
Building Permit Requirements – A building permit is required from the City for new residential and commercial structures, additions, renovations, basement finishes, fireplaces, heating and air conditioning systems, retaining walls higher than four feet, etc.
After the City issues the permit, plans should be submitted to the applicable Fire District for review and approval, depending on project location:
To expedite review of your permit application, please be sure to submit all of the following to the Development Office at the Town and Country Municipal Center:
Complete, signed "Application for Building Permit". A copy of the application is available for review by CLICKING HERE, but official three-part applications must be obtained from the Planning and Development Department.
Two sets of Building Plans. Each set must have:
Seal and signature of Missouri registered architect or engineer
Two sets of HVAC plans and/or truss plans, if applicable.
Complete signatures of subdivision trustees for plans affecting the exterior of a residence.
Two site plans, if applicable.
Application for Occupancy Permit ($50.00 fee) for new construction, commercial space changes and commercial business name changes.
If your building permit application is incomplete or does not comply with City codes, staff will discuss necessary changes or additions with you.
Building Code Quick Reference Sheet - Some of the City of Town and Country's building code requirements may be different from those in other municipalities. Listed below are some of our requirements to help you plan your building project:
- DRYWALL:
- Minimum 5/8" drywall on all new construction. No taping prior to inspection.
- Double layer of 5/8" type "x" drywall on garage between house and garage - screw placement - 8 and 10. Separation wall with 11/2-hour (90-minute) door and jamb.
- Basement - 5/8" drywall required.
- FOUNDATIONS:
- Minimum 10" thick foundation wall with minimum 20" footing.
- Minimum of 2 #4 rebar top & bottom in foundation.
- Maximum 6" exposed foundation with siding and 4" exposed foundation with brick.
- GREENSPACE (permeable surface):
- Minimum 75% green space on lots 1 acre or more.
- Minimum 60% green space on lots less than 1 acre
- FLOOR AREA PERCENT:
- Maximum 13% floor area (habitable area) on lots 1 acre or more.
- Maximum 16% floor area on lots less than 1 acre
- RETAINING WALLS:
- Less than 4 feet in height - no permit required.
- Four feet or more in height - building permit required, with 2 sets of plans showing dead men and backfill.
- Walls are allowed in side and rear setbacks.
- FIREPLACES:
- Masonry fireplaces only. No pre-fab allowed.
- Gas only sealed "decorative gas appliances" are allowed with metal flues.
- WINDOWS:
- No permit required if replacement windows only.
- Permit required if structural changes are made.
- REPLACEMENT ROOF/SIDING:
- No permit required.
- Vinyl only over wood.
- FURNACE/AIR CONDITIONING REPLACEMENT:
Building Permit Costs - Building permit costs are based on the cost of construction and the number of inspections necessary for the work. The Plan Review is $75 and $75.00 for the first $1,000.00 of construction plus $5.00 for each additional $1000. The City charges $40 for each inspection. Building permit fees and number of inspections vary depending on the kind and cost of construction. Call Bob Bodley, Code Official (314-432-6606, ext. 2826), for more information.
Electrical and Plumbing Permits - Electrical and plumbing permits must be obtained from St. Louis County (314- 615-5000, choose option 6). Town and Country issues building and mechanical permits only.
Inspections - The City provides building and mechanical inspections as part of our construction permitting process. Call (314) 432-6606, ext. 2820 at least 24 hours in advance to schedule your inspection. Have ready your building permit number, address of work, type of inspection, name and telephone number when you call. Inspections must be performed in the order shown on the inspection card.
Demolition Permits - The City issues demolition permits upon application and after payment of the applicable fee (minimum $190), after each utility company notifies the City that utilities have been shut off, and after the St. Louis County Department of Health (314-615-4130) has issued a Demolition Waste Release. Both utility and Health Department release forms are required at the time of application to the City.
Fence Permits - All fences require a fence permit, issued when the fence plans comply with City regulations, for a fee of $50.00. Six-foot high fences are generally permitted along the sides and rear of a residential lot and should be no taller than six feet, with at least 30% open area appearing consistently throughout the fence. Front yard fences are allowed only on certain designated streets and must be at least 50% open and no taller than four feet high. Please supply subdivision trustee approval with your fence permit application. Call (314) 432-6606, ext. 2826 for more information.
Architectural Review - The City’s Architectural Review Board (ARB) must review and approve the design of any new home in the City before the City can issue a building permit. The ARB must also review and approve the design of any addition to an existing home that affects the home’s front elevation. The City’s Board of Aldermen must review and approve the design of any new non-residential construction in the City, after receiving a recommendation from the ARB. Call Bob Bodley at (314-432-6606, ext. 2826) for information about the architectural review process.
Occupancy Permits
Residential - Occupancy permits are not required for occupancy of existing residences by new owners or renters. They are required before first occupancy of new houses, additions and newly finished spaces that require a building permit.