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1. Water Heaters in the Garage: If I have an existing electric or gas water heater in or accessible from the garage, must I raise it 18 inches above the floor level when it is replaced?

Yes, for gas water heaters. The open flame of the pilot light of a gas water heater is a source of ignition for flammable or combustible vapors, such as gasoline, that may have accumulated along the garage floor. The 18-inch elevation is intended to keep ignition sources above these vapors that are heavier than air and settle to the garage floor. Electric water heaters are not required by code to be elevated above the garage floor.

2. Common Homeowner Permits: What are some of the more common permits that homeowners should be concerned with?

Typically projects like fences, portable buildings, water heater replacement, room additions, carports and swimming pools are the most common projects that will affect homeowners. Permits and inspections are required for these types of projects.

3. Acquiring a Permit: How does one acquire a permit?

A building permit application along with building construction plans are required to be submitted to the Building Inspections Department. Staff is available to assist when applying for a building permit.

4. Inspections Required: When is a building inspection required?

A building inspection is required before any part of the construction is concealed and at the completion of the project. Work involving mechanical, electrical, plumbing, framing and insulation must be inspected prior to concealing.

5. Building Permits Required: Why does the City of DeSoto require building permits?

The City of DeSoto and all other cities across the country use the building permit process to verify that construction or development will comply with adopted building codes and zoning ordinances.

6. Construction Hours: What are the hours of work for construction?

Excavation, demolition, erection, alteration or repair of any building in or adjacent to a residential area other than between the hours of 7:00 a.m. and 6:00 p.m. on weekdays, 8:00 a.m. and 6:00 p.m. on Saturdays, and 9:00 a.m. and 5:00 p.m. without heavy equipment on Sundays, is prohibited, with the exception, as approved by the Building Inspections Department, of conditions of urgent necessity or conditions that are in the best interest of public safety.

7. Building Codes and Zoning: What is the difference between a building code and zoning?

Building codes regulate the trades of building, mechanical, electrical, plumbing, fuel gas and energy conservation. Zoning is a local control tool that regulates open space, building setbacks and heights, and how the land can be used.

8. Contractor Registration: Do I have to register as a contractor with the City of DeSoto?

Yes... The City of DeSoto requires all contractors to register annually. Please contact the Building Inspections Department at 972.230.9610 for additional information on contractor registration. Contractor registration applications

9. Requesting a Building Inspection: How do I request a building inspection?

For your convenience, we have established a 24-hour inspection request line at 972.230.9620. Requests must be in by 8:00 a.m. for same day inspection.

10. Building Codes Adopted: What building codes has the City of DeSoto adopted?

The City of DeSoto has adopted the 2018 International Codes, which includes the International Building Code (IBC), International Residential Code (IRC), International Plumbing Code (IPC), International Fuel Gas Code (IFCG), International Mechanical Code (IMC), International Energy Conservation Code (IECC), and the International Fire Code (IFC). The 2017 National Electrical Code (NEC) is the adopted electrical code. The North Central Texas Council of Governments (NCTCOG) recommended amendment package for the 2018 International Codes has also been adopted by the City of DeSoto.

Amendment Package

11. Certificate of Occupancy: What is a Certificate of Occupancy?

A Certificate of Occupancy (C.O.) is a document required by the building code to operate a commercial business within the City of DeSoto. When a commercial structure is in compliance with all building, fire and health codes and the proposed business use is allowed by the zoning regulations, the building official is authorized to sign and issue a Certificate of Occupancy. Certificate of Occupancy applications are available on-line.

The Certificate of Occupancy must be posted in a prominent place on the premises and shall not be removed except by the building official. A new Certificate of Occupancy is required when ownership changes or a new business occupies the premises.

12. Certificate of Occupancy Inspections: What inspections are required for a Certificate of Occupancy?

The type of inspection will vary from business to business, according to the nature of the proposed use and activity in the building. However, the following is a list of the most frequently encountered areas of non-compliance found during a Certificate of Occupancy inspection.

1. The building must be unlocked at the time of inspection. It is not required that someone is present as long as access to the space is available.

2. The address number, including suite numbers, must be posted on the front and back of the building. Address numbers must also be posted on the electric meter and gas meter.

3. All required exit doors must be able to be opened without the use of a key or special knowledge or effort from the egress side.

4. Appropriate exit signs must be in place and code compliant.

5. No open electrical wiring is allowed. All junction boxes, outlets and switches must have covers in place. Breaker panels must be labeled and contain circuit breakers or blanks in each breaker position.

6. Area around equipment and electrical panels must be kept clear for a distance of 36 inches.

7. Parking lots must contain the number of spaces required by the City of DeSoto Zoning Ordinance, including a minimum of one van-accessible parking space, with appropriate signage, and wheelchair curb ramp.

8. All plumbing drain openings without an approved P-trap must be plugged or capped in a permanent condition.

9. Restaurants using fryers require a Type I hood with an automatic fire extinguishing system and must be inspected prior to the release of the Certificate of Occupancy.

10. Sprinkler heads that are a component of a required automatic sprinkler system are not to be painted, obstructed, or used for support of any decorative material. An 18-inch clearance must be maintained between any storage and a sprinkler head.

11. Fire Lanes must be clearly striped: 6-inch red stripe with 4-inch letters stating “No Parking Fire Lane”, as approved by the Fire Marshal’s Office.