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Building Department

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1. Where do I obtain a permit?

Permits may be obtained at the front desk at:
Building Department
25325 Fairmount Blvd.
Beachwood, OH 44122
216-292-1914
Hours: Monday - Friday 8:00 AM to 4:00 PM
Any permits requiring engineering drawings should be submitted to the Building Department for review.

2. How do I get an inspection scheduled?

Contact the City of Beachwood Building Department at 216-292-1914. Have the following information available when you call:

• Permit number
  
• Address of work
  
• Suite number
  
• Type of inspection

3. Will the City help me find a contractor?

The City of Beachwood does not recommend or endorse any specific contractor.

4. Are lawn signs allowed in the City of Beachwood?

Only garage sale and house sale signs are allowed to be displayed, no contractor signs.
One (1) permitted sign is to be placed in the front yard, not on the tree lawn.

5. I want to hold a garage sale, what next?

A garage sale permit (fee $5.00) may be purchased at the Building Department from 8:00 AM to 4:00 PM Monday through Friday. Contact the Building Department at 216-292-1914 for additional information.

6. Do I need an inspection for occupying a house? A store? An office?

Yes, an occupancy inspection is required when moving into a single family home or a new tenant moving into a commercial space.

7. How high does my neighbor’s grass have to be before I register a complaint?

For a single-family property, the grass shall not exceed eight (8) inches. Weed growth on any parcel in the City shall not exceed twelve (12) inches.

8. What should I do first if I want to construct an addition?

Start with a plan and some ideas. Contact the Building Department zoning requirements and restrictions.

9. When should I hire an Architect?

More complex projects that involve major structural changes typically suggest consulting with an Architect.

10. Should an Attorney review my contract?

Make sure your contract spells out exactly what will be done, including deadlines, progress payments, and the exact materials that will be used down to the model number and who will provide which materials. “If you don’t have it documented, it’s your word against theirs.” If the builder’s contract is not detailed enough, write up your own or provide addendums. Having an Attorney review the contract is added protection and a personal preference.

11. How does the City help in the process?

The City inspects all work under any required permits prior to covering, protecting the occupants and building from faulty or non-code compliant construction. The City is available to answer questions and assist in the completion of the project.

12. How do I know if an inspection passed or failed?

All inspections are electronically entered into the system at time of inspection. Contact the Building Department and an inspection report can be emailed, or your call can be sent to inspectors voicemail.

13. Does the City inform me of issues the City has with my contractor?

A public records request through the Law Department is required.

14. Is the City of Beachwood Building Department the only entity that reviews/approves a project? City Engineer?

The City Engineer inspects and approves all site work through the Building Department.

All exterior sanitary installations and/or repairs are required a permit and inspections through the Cuyahoga County Department of Public Works (216) 443-8205.

All domestic water supply laterals are required a permit and inspection through the City of Cleveland Water Department (216) 664-2444.

15. What do I do if I am not happy with my contractor?

It is suggested one should seek legal advice.

16. How long should my project take?

Each project is unique in its own way. It is suggested a completion date be stated in the contract.

17. If I fire my contractor do I have to pay for new permits? Does the City inspect the work if I fire my contractor?

New permits are required to be secured by the new contractor. Cost, if any, of new permits is dependent on the level of completion.

Upon request for an inspection, the City will perform an inspection to record the progress and scope of work completed.

18. What are the work hours in Beachwood for contractors?

No person shall engage in construction or other activities, such as hammering, pounding, grinding or grading, so as to create objectionable or unreasonable noise or a disturbance to neighbors or other residents in the City, between the hours of 7:00 PM and 7:00 AM Monday through Friday and 7:00 PM to 9:00 AM on Saturdays, Sundays and official holidays.

In case of an emergency, such as a utility outage, significant hardship, or to provide for safe and efficient flow of motor vehicle traffic, the Safety Director may authorize work during prohibited hours.

19. My neighbor has a camper parked on a driveway, is this permitted?

Overnight parking of recreational vehicles is prohibited in residential UA1 and UA2 zoning districts. See Beachwood Codified Ordinance Section 1113.02 Accessory Uses. 

20. My neighbor sells cars from their driveway, is this permitted?

Automotive agencies are restricted to certain streets in a U-9 zoning district.

21. What type of business can I have at my home? Daycare?

Home occupations are permitted for professional and business offices where each person employed in such business or profession actually resides at the residence and where all employees are members of a family as defined in Section 1101.22. Such business or professional office shall not have any signage. No residence may be used as a store, trade or business for the sale or storage of any merchandise or other property declared unlawful by the laws of the United States, the State and/or the City. The sale of personal furniture and furnishings owned and used by the occupants may be sold as is otherwise regulated by City ordinance.
Type A Day Care is not permitted in a single-family dwelling districts.

22. What codes does the City follow regarding new construction?

By virtue of enabling legislation the State of Ohio has adopted the RCO (Residential Code of Ohio). RCO

23. Do I need a permit to cut down trees?

Permits are not required for cutting down of trees. No tree with a trunk more than thirteen inches in circumference measured at a point thirty-six inches above ground level shall be removed or destroyed on any lot or land within the City not containing a building, unless the tree is either diseased or injured in such a manner as to constitute a nuisance.

24. How wide should my driveway apron be?

Driveway flairs are based on width of the tree lawn. See Beachwood Codified Ordinance Section 1317.03.

25. I want to construct a garage on my property: are ABR & permits required; how large of garage allowed; setbacks; gutters & downspouts required; electrical requirements?

Detached garages are required to appear and obtain approval of the Architectural Review Board. A building permit is required for a detached garage. Additional permits may be required for other work if performed, such as but not limited to driveway, electric wiring and HVAC . Detached garages are required to be a minimum of 5 feet from the rear yard lot line, side yard set backs are based on the lot frontage and must comply with Beachwood Codified Ordinance Section 1113.05. Side yards are required in Single-Family House Districts (See BCO Section 1113.05). The total garage floor area for any dwelling shall not exceed 1,050 square feet of gross floor area. Roofs of secondary or appurtenant structures shall be equipped with gutters and downspouts connected to a public storm sewer. Rain barrel installation(s) conforming to Section 1355.09(b) and Section 1375.09(b) may be utilized. However, if the roof area served by a special downspout does not exceed 300 square feet, measured horizontally, and if the drainage does not, in the opinion of the Building Commissioner, cause excessive erosion or water damage or does not create a nuisance on public or private property, this requirement shall be waived. If electric is installed to a detached garage the installation must comply with the National Electric Code.

26. What is the maximum height my addition can be?

The maximum height of a single-family dwelling is thirty-five (35) feet. See Beachwood Codified Ordinance Section 1113.08.

27. When do I have to go to the ABR (Architectural Board of Review), who goes to ABR, what are the requirements to go to ABR?

Anytime the exterior aesthetics are altered or an accessory structure is constructed or placed on the property. See ABR submission requirements on the Building Department main web page.

28. Do I need a permit to replace a water closet (toilet), light post, electrical switch?

These items would be classified as minor repairs and no permit is required.

29. How big can my driveway be?

Size is based on percentage of front yard and also percentage of total hardscape area.

1146.04 DRIVEWAYS IN CLASS U-1 DISTRICTS.
Excluding the tree lawn, not more than thirty percent (30%) of the required front yard area may be improved with driveways, parking areas, sidewalks, and other hardscape surfaces.

1146.03(c) Landscaping of Residential Lots Required.
Growing and/or non-growing landscaping is required on the entire lot, except for such portions as are occupied by the house, garage, driveway or other permitted improvements. Council hereby finds and determines that the required landscaping is necessary for the public peace, health, safety and welfare, to protect pedestrians, to prevent deterioration of property values and to prevent the wash-down of mud and other debris across sidewalks and into catch basins. Not more than fifteen percent (I5%) of the total lot area, exclusive of those areas occupied by the buildings, shall consist of hardscape, parking areas, and driveways.

30. What are the minimum yard setback requirements for an addition?

See Beachwood Codified Ordinance Chapter 1113

31. Do I need a permit for an Arbor?

Yes, a Zoning Permit is required.

32. Do I need a permit to replace deck boards or deck stairs?

Yes, a permit is required.

33. If I have water in my basement, should I install an interior or exterior drainage system, which is better and why?

Both systems are adequate; however, typically interior systems have more advantages. Installation cost is less, relieves hydrostatic pressure below the concrete, less completion time and less clean up are some of the major advantages.

34. Do I need a permit to replace windows?

Yes, window replacements are required to have a permit.

35. If I want to replace windows, do they have to be the same size, style and color?

All replacement windows are required to be same style and color. If the size is changed, approval of the Architectural Board of Review and compliance with the Residential Code of Ohio would be required.

36. Can I have a fence in my front yard?

Other than ornamental, fences are restricted to side and rear yards. See Beachwood Codified Ordinance Section 1146.02.

37. What are the fence requirements in rear or side yards?

See Beachwood Codified Ordinance Section 1146.02.
(1) Along side and rear lot lines, but not greater than six ( 6) feet in height where abutting land is zoned Class U-1, U-2, U-2A, U-3, U-3A, or U-3B.
(2) Along side and rear lot lines, but not greater than eight (8) feet in height where the abutting land is zoned in any non-residential use district.
(3) Within the rear yard, but not greater than six (6) feet in height.

38. Can I plant bushes or trees in the tree lawn?

No items temporary or permanent are permitted to be placed on any City owned property.

39. Can I install landscape timbers by public sidewalks?

Landscape timbers are required to be located a minimum of 12’ from any public sidewalk.
See Beachwood Codified Ordinance Section 1146.03(d).

40. What are the requirements for installing solar panels?

Architectural Board of Approval is required.
See Beachwood Codified Ordinance Chapter 1154.03: A Building Permit and Electrical Permit issued by the Building Commissioner shall be required prior to the erection, installation, connection, or operation of any Alternative Energy Facility. Applicants shall provide written evidence that the power company has been informed of the intent to install an Alternative Energy Facility at the subject site.

See Beachwood Codified Ordinance Chapter 1154.05: (a) Roof Mounted Solar Arrays in Residential U-1, U-2, U-2A, and U-3 Districts. Roof mounted Solar Arrays shall be permitted in U-I, U-2, U-2A, and U-3 Districts provided that Solar Panels do not extend more than thirty-six (36) inches above either the plane of the roof or the ridge line of the dwelling and that all accessory components are located within the building or behind the principal building and within the side and rear building setback lines.

41. Who do I consult with if I do not like my inspector?

Contact the Building Department and ask to speak to the Building Commissioner or Assistant Building Commissioner.

42. What are the hours of operation and permit issuance for the City of Beachwood Building Department?

Building Department hours are 8:00 AM to 4:30 PM Monday – Friday. Permits are issued 8:00 AM – 4:00 PM.

43. Do I need a permit to install new tile in kitchen or bathroom?

No, a permit is not required.

44. Is a permit required to replace a kitchen sink?

A plumbing permit is required anytime the plumbing trap is broke.

45. Do I need a garbage disposal?

Yes, see Beachwood Codified Ordinance Chapter 1325.02: (a) Each dwelling unit for which an application for a permit to construct is made on or after May 21, 1951, shall, prior to occupation thereof for residence purposes: (1) Be equipped with a properly installed mechanical garbage disposer which conforms to the specifications provided in Section 1325.05.

46. Where can a play structure be located and what is the maximum height?

See Beachwood Codified Ordinance Section 1113.02(e) Accessory Recreation Structures.
(e) Accessory recreation structures, such as children’s play equipment and fenced courts, may be permitted provided such accessory recreation structures: (1) Are located in the rear yard behind the principal building; (2) Are located a minimum of ten feet from the rear lot line; (3) Comply with the side yard setbacks contained in Section 1113.05.

The maximum height of a play structure is 15’.

47. Are tree houses permitted?

The City of Beachwood does not regulate tree houses.

48. What are the requirements for installing a fountain in my front yard?

Call the Building Department prior to any installation.

49. How close to the property line can is my driveway permitted to be located?

Driveway is permitted up to property line; however, must drain away from neighboring property.

50. What are the requirements for rain barrels?

See Beachwood Codified Ordinance Chapter 1355.09: One or more downspout(s) may be diverted into an approved rain barrel provided that overflow from such appurtenance is directed back into the downspout. Rain barrels shall be covered at all times and shall not cause a public or private nuisance. Rain barrels shall not be installed in the front or side yard setbacks, but are to be located only on rear yard downspouts. Rain barrels are to be positioned adjacent to the rear of the dwelling structure so as not to be visible from the public right of way. Only one rain barrel may be installed at each rear yard downspout. Rain barrel installations require the review and approval of the Building Commissioner and Staff Engineer. Plans submitted for review and approval shall include details of the type, size and location of the rain barrel, including the method of connecting the overflow back to the downspout along with a landscaping plan if necessary to screen the rain barrel from view from the public right of way.

51. Can I install a shed, where is permitted to be located, are gutters and downspouts required?

Sheds must have approval of the Architectural Board of Review.
(1) Are located in the rear yard behind the principal building; (2) Are located a minimum of ten feet from the rear lot line; (3) Comply with the side yard setbacks contained in Section 1113.05.

Roofs of secondary or appurtenant structures shall be equipped with gutters and downspouts connected to a public storm sewer. Rain barrel installation(s) conforming to Section 1355.09(b) and Section 1375.09(b) may be utilized. However, if the roof area served by a special downspout does not exceed 300 square feet, measured horizontally, and if the drainage does not, in the opinion of the Building Commissioner, cause excessive erosion or water damage or does not create a nuisance on public or private property, this requirement shall be waived. See Beachwood Codified Ordinance Chapter 1355.13.

52. Where are air conditioning units permitted to be installed?

See Beachwood Codified Ordinance Chapter 1311.01:
No exterior air conditioning air compressor for a central air conditioning system shall be installed in any residential district on any sublot in the City until an application is made to the Building Commissioner, accompanied by a sketch which shows compliance with the conditions set forth in subsections (a) through (c) hereof, and a permit is issued by him.

Such sketch shall show that: (a) Such unit is located at the side or rear of the residence; (b) Such unit is placed on such sublot no closer than seven (7) feet from either sublot side line or ten (10) feet from the rear line; (c) Such unit is situated so as to exhaust into the interior of such sublot; and (d) Such unit is screened from view from the public right of way by means of a landscape buffer.

53. Where are emergency generators permitted to be installed and what are the requirements for obtaining a permit?

See Beachwood Codified Ordinance Chapter 1312.03 and Chapter 1312.05 Permit Application Requirements.

54. How long is Architectural Board of Review approvals good for?

See Beachwood Codified Ordinance Section 1105.05(f): Failure to obtain a permit within two years after final site plan approval or final approval of the Architectural Board of Review shall void all approval previously given. Thereafter, a new application must be made and another fee paid.

55. How long is a permit good for?

If in the course of construction, work is delayed or suspended for more than 6 months, the approval is invalid. Two extensions shall be granted for 6 months each if requested by the owner at least 10 days in advance of the expiration of the approval and upon payment of a fee for each extension of not more than $100.00. (RCO 105.4)

56. Where is a POD permitted to be located and how long permitted to be used?

A POD permit shall be valid for a period of thirty (30) days and shall authorize the construction, erection or placement on the property described in the application.

57. If a Housing Inspector cited me, is a permit required for:

Replacement of a stair treads: No
Replacement of deck stars: No
Exterior painting: No
Gutter replacement.: No (Must tie into existing storm system)
Replacement of a driveway block: YES
Repair of roof shingles: No

58. Does the City replace public walks free of charge?

The Service Department may replace public walks when streets are resurfaced.

59. I think my neighbor is renting his/her house. Who do I contact to verify?

Contact the Building Department for verification a dwelling unit has obtained a Certificate of Rental Occupancy.

60. Does a rental occupancy require a permit?

Every owner or operator of a single-family residential rental dwelling that is a current rental unit shall submit an application for a Certificate of Rental Occupancy. An application to renew a Certificate is required each year the rental property is occupied as a "rental unit". The application shall be submitted with a Five Hundred Dollar ($500.00) fee and shall be received by the City of Beachwood Building Department no later than the commencement of occupancy for a new rental unit and no later than the date one calendar year after the issuance date of the prior Certificate of Rental Occupancy for the renewal of an existing Certificate of Rental Occupancy. Upon any change in occupancy of a rental unit within the calendar year, a new application must be updated with current tenant information and returned to the City of Beachwood Building Department.