Understanding the requirements for building permits is crucial for any construction project in the Town Of St John, Indiana. Whether you’re planning additions, remodels, or even just putting up a fence, adhering to local regulations ensures safety and compliance. This guide provides a detailed overview of the building permit process in St. John, covering various types of projects from simple fences to new constructions, helping homeowners and contractors alike navigate the necessary steps with ease.
Understanding Building Permits in St. John
Building permits in the town of st john are mandatory for a wide array of construction activities. These permits are not just bureaucratic hurdles; they are essential for ensuring that all construction work meets safety standards and local zoning laws. By obtaining the necessary permits, residents of St. John contribute to maintaining the quality and safety of their community. This process involves several key aspects, including application, fees, inspections, and adherence to specific restrictions and requirements depending on the type of project. This guide will break down each permit type, offering clarity and direction for your next project in St. John.
Types of Building Permits in the Town of St John
The town of st john requires building permits for various types of construction projects. Below is a breakdown of the most common permits, their costs, restrictions, and requirements.
Additions, Remodels, and Roofs
For additions, remodels, and roofs in the town of st john, a building permit is mandatory.
- Cost: The permit fee is $7.00 per thousand dollars of estimated construction cost. This includes zoning, electrical, and plumbing permits, along with administration fees and escrow monies where applicable.
- Interior Remodels: Follow the same fee structure as additions.
- Exterior Remodels: Non-structural exterior remodels like siding, gutters, windows, and re-roofing are considered maintenance and may have different requirements.
- Roofs: Roofing projects also use the same fee structure as additions.
Decks & Enclosed Porches
Building a deck or enclosed porch in town of st john also necessitates a building permit.
- Cost: A flat fee of $175.00 is applied for deck and enclosed porch permits. Additional fees will apply if electrical service is extended to the deck or porch.
- Construction Guide: The town of st john provides a St. John Deck Construction Guide for specific instructions.
- Restrictions:
- Decks and porches must be built at least 5 feet inside property lines from the side or rear.
- They must be located behind the primary structure and cannot be placed on easements.
- Attachment to the primary structure must comply with yard setback guidelines.
- Posts must be set below the frost line (42 inches). Always call 811 before digging to check for utility locations.
- Refer to your property deed covenant for any subdivision-specific rules, which are separate from town requirements and enforced by developers or homeowner associations.
- Requirements:
- A completed Secondary Permit Application with licensed contractor or electrician details.
- One copy of engineering, architectural, or manufacturer plans showing construction details, including piers or pads and attachment methods. Plans need approval from the St. John Building Commissioner.
- One copy of the plat of survey showing the deck or porch’s location relative to the primary structure and property lines.
- The 811 ticket number confirming utility locations have been checked.
- If electrical work is involved, a licensed electrician in the town of st john must be used. Homeowners can do electrical work themselves after passing the Home Owner Electrical Test from the Building & Planning Department. Contact them at (219) 365-5301 for electrician lists or test information.
- Inspections Order:
- Building Pre-Pour Pier/Post Hole: Call after digging holes.
- Building Rough Framing: Call when beams & joists are in place.
- Final Electric: If applicable, inspect after electrical work completion, before requesting Final Building/Plumbing/HVAC.
- Building Final Building/Plumbing/HVAC: Call when the deck is complete.
New Construction
New construction projects in the town of st john have a detailed inspection process.
- Inspection Order:
- Footing, pre-pour: After digging hole and placing footing forms/reinforcement.
- Foundation, pre-pour: After placing wall forms and reinforcement.
- Sewer test: To ensure proper water, sanitary, and storm sewer tap installation.
- Backfill: After drain tile and sump pits are installed, and damp proofing is done. Submit a surveyor location report showing foundation elevations. The foundation top must be within +/- 6 inches of the approved permit elevation.
- Underground Plumbing: After installing underground plumbing and/or ejector pits.
- Concrete Pre Pour: Before placing any concrete, including basement floors, garage floors, and exterior flatwork.
- Plumbing Pressure Test: After roughing in plumbing lines, tested per Indiana Plumbing code.
- Rough electric: Before the framing inspection.
- Framing (rough building): Before insulation. Rough plumbing and HVAC must also be ready.
- Insulation: After insulation is installed, before drywall.
- Dry wall: After drywall installation.
- Final electric: After all electrical work is complete, before final building, plumbing, and HVAC inspections.
- Early service: For electrical service equipment, can be requested at any construction stage.
- Final building: Final inspection before occupancy. A surveyor location report with elevations confirming drainage or grading plan compliance is required for a certificate of occupancy.
Fences
A building permit is required for fence installation in the town of st john.
- Cost: The permit fee for fence construction is $75.00.
- Restrictions:
- Maximum height of 6 feet in residential areas.
- All posts must be within property lines. Fences on easements are the owner’s responsibility to remove and replace for utility work.
- 6-foot fences cannot protrude into the front yard. Corner lots have additional restrictions for visual access and clearance.
- Call 1-800-382-5544 before digging to check for utility locations.
- Refer to your deed covenant for subdivision rules, enforced separately by developers or homeowner associations.
- Chain link fences are not allowed unless screened by a solid buffer.
- Requirements:
- One copy of the plat of survey showing the fence’s location relative to property lines and the primary structure.
- A completed Building Permit Application form with licensed contractor details.
Residential Garages
Constructing a garage in the town of st john requires a building permit.
- Cost: The building permit for a garage is $85.00, excluding zoning, electrical, or plumbing permits.
- Restrictions:
- Detached garages in residential areas must have a minimum 5-foot side and rear yard setback.
- Total garage square footage (attached or detached) cannot exceed 1,100 sq ft per residential lot, unless the lot is 30,000 sq ft or larger, allowing an additional 540 sq ft. Detached garages are prohibited on lots smaller than one acre.
- Detached garages cannot exceed 14 feet or one story in height. Attached garages cannot exceed the house’s ridge line height. Finished ceiling height in any garage cannot exceed 10 feet from grade.
- Commercial storage or use is prohibited in residential garages.
- Requirements:
- Engineering or architectural plans showing construction details, foundations, footings, cross-sections, and dimensions.
- Plat of survey showing garage location relative to the primary structure and property boundaries.
- Completed Building Permit Application and Contractors Affidavit forms, including electrical contractor details if applicable. Licensed electricians in the town of st john are required for electrical work.
- Inspections Order:
- Rough Electric: Must pass before Rough Framing inspection.
- Building Rough Framing: Before insulation, rough plumbing and HVAC must be ready.
- Building Insulation: After insulation, before drywall.
- Building Dry wall/Pre Tape: After drywall installation.
- Final Electric: After all electrical work, before Final Building/Plumbing/HVAC.
- Building Final Building/Plumbing/HVAC: Final Plumbing and HVAC must be ready.
Sheds
Building or placing a shed in the town of st john requires a building permit.
- Cost: The permit fee is $75.00. Additional fees apply if electrical service is added.
- Restrictions:
- Maximum size of 160 sq ft (e.g., 10′ x 16′), maximum height 14 feet from finished grade to roof ridge top.
- Must be at least 5 feet inside side and rear property lines, behind the primary structure, and not on easements.
- Refer to deed covenant for subdivision-specific rules.
- Sheds must be a minimum of 6 feet from the home’s foundation wall.
- Requirements:
- Engineering, architectural, or manufacturer plans showing construction details, including piers or pads and attachment methods. Approved by the St. John Building Commissioner.
- Two copies of the plat of survey showing shed location relative to the primary structure and shed dimensions.
- Completed Building Permit Application form with licensed contractor or electrician details. Licensed electricians in town of st john required for electrical work.
- Inspections Order:
- Pre-Pour Concrete Flat work (if applicable).
- Building Final Building/Plumbing/HVAC: Call when the shed is in place.
Signs
All signs in the town of st john require a building permit.
- Cost: Permit cost is $2.00 per square foot of sign, plus a $20.00 Administration Fee and a $50.00 Zoning Permit Fee. Electrical requirements are separate.
Pools & Spas
The town of st john has specific permit requirements for pools and spas.
Above Ground Pools & Spas
- Cost: The building permit for an above-ground pool is $330.00. Separate permits are needed for decks and fences built in conjunction with pool installation.
- Restrictions:
- Must comply with Indiana State Swimming Pool Code, Town of St. John Zoning Ordinance, and National Electrical Code.
- Must be behind the primary structure, at least 10 feet from side or rear property lines, and 20 feet from adjacent residences. Pools cannot be on easements.
- Fenced to a height of 5-6 feet around the pool and deck area, immediately adjacent to pool walls. Must have a self-closing and latching gate, lockable when not in use. Fencing must be in place before final inspection. Call 1-800-382-5544 before digging to check utilities.
- Requirements:
- Completed Building Permit Application form with licensed contractor and electrician details from the town of st john. Lists are available at http://www.stjohnin.com under Business/Registered Contractors.
- Plat of survey showing pool location relative to property lines and primary structure, dimensions from all property lines and structures, and locations of electrical outlets, fixtures, and devices.
- Inspections Order:
- Rough Electric: Leave trench open at least 1 foot.
- Plumbing Gas-line: Leave trench open at least 1 foot.
- Final Electric: After all electrical work is complete.
- Building Final Building/Plumbing/HVAC: After completion, final electric passed, and pool secured by fence or deck.
- Note: Pool permits are valid for 90 days. Pools cannot be used until all inspections are passed.
In Ground Pools
- Cost: The building permit for an in-ground pool or spa unit is $195.00, excluding electrical and stormwater permits.
- Restrictions:
- Must comply with Indiana State Swimming Pool Code, Town of St. John Zoning Ordinance, and National Electrical Code.
- Located behind the primary structure, at least 10 feet from side or rear property lines, and 20 feet from adjacent residences. Cannot be located on easements. Call 1-800-382-5544 before digging for utilities.
- Must have an Approved Safety Cover (ASTM F1346 tag) OR a 6-foot fence surrounding the pool or spa. Safety covers must be in place and locked when the owner is away. Fences must have self-closing or latching gates, lockable when the pool or spa is not in use.
- Requirements:
- Completed Building Permit Application form with licensed contractors and electricians in the town of st john. Lists available from the Building & Planning Office.
- Plat of survey showing in-ground pool or spa location, dimensions, and electrical layout.
- Inspections Order:
- Building Pre-pour Footing / Plumbing Underground.
- Rough Electric / Electric Bonding-Pre-pour: Leave trench open at least 1 foot.
- Plumbing Gas-line: Leave trench open at least 1 foot.
- Building Pre-pour: Depends on deck type.
- Electrical Bonding – Pool.
- Final Electric: After all electrical work is complete.
- Building Final Building/Plumbing/HVAC: After completion, final electric passed, and pool secured by fence or deck.
- Note: Pool permits are valid for 90 days. Pools and spas cannot be used until all inspections are passed.
Electrical Inspections for Pools & Spas
An electrical permit is needed for existing residential electrical service for pool and spa installations in the town of st john.
- Restrictions:
- Must comply with National Electrical Code 2002, Articles 680 and 300.
- Licensed electricians in the town of st john must be used. Homeowners can take a Homeowners Electrical Test to do their own electrical work.
- Inspections:
- Bonding Inspection: Before concrete around in-ground pools. All metal parts must be bonded.
- Underground Conduit Inspection: Before covering trenched conduit.
- Final Inspection: After wiring motors and completing bonding.
- Inspections should be called in by the electrician or contractor. Conducted after 4:00 PM weekdays. Home access needed if equipment is inside.
General Information for All Permits in St. John
- Processing Time: Building permits typically take at least two working days to process, except for Pool permits which may take five working days.
- Notification: You will be notified by telephone when your permit is ready and to confirm costs.
- Payment: All permit fees must be paid in full before permit issuance.
- Permit Placards: Permit placards must be displayed in the window of the primary building during construction.
- Inspections: All construction requires mandatory inspections by the St. John Building Commissioner and Electrical Inspector. Failure to pass inspections can result in fines or permit revocation.
- Re-inspection Fee: A $40.00 fee applies if work fails inspection. Re-inspection fees are due upon certificate of occupancy or final approval.
How to Drain Your Pool in St. John
Pool drainage in the town of st john must be done responsibly.
- Drainage Guidelines: No direct connection to storm sewers is allowed. Drain pool water onto the ground, away from adjoining properties, to allow chlorination to dissipate before ground absorption.
Contact the Town of St. John Building and Planning Department
For any questions or further assistance regarding building permits in the town of st john, contact the Building & Planning Department:
Town of St. John Building and Planning
10955 W. 93rd Avenue
St. John, IN 46373
Phone: (219) 365-5301
Email: Building & Planning
Office Hours: Monday – Friday, 7:30am-4:00pm
Building & Planning FAQ
By following this comprehensive guide, you can confidently navigate the building permit process in the town of st john, ensuring your projects are compliant and contribute positively to the community.
