TEMPORARY CERTIFICATE OF OCCUPANCY

☒ New     ☐ Amendment    ☐ Provisional    |  Effective Date: March 15, 2022   |   Sunset Date:

Policy Statement: A Temporary Certificate of Occupancy (TCO) issued or extended for an active commercial building permit will remain valid for 60-days.

Policy Details:

A TCO enables occupancy or partial occupancy of an area and/or floors prior to the completion of the entire building. A TCO may be granted for a reasonable timeframe if the Chief Building Official (CBO) finds that no substantial hazard will result from such occupancy. All TCOs issued or extended will remain valid for 60 days.

Types of temporary occupancy can include stocking only, stocking and/or employee training, portion /phase of a building project to be open to the public and/or employee occupancy. Each TCO request is evaluated on a case-by-case basis.

At the direction of the CBO, the senior inspector, permit services manager, or designee will begin the TCO application process and verify all departmental sign offs are complete; revision fees paid; and outstanding agency sign offs are verified. Fees should be invoiced in Accela and verify payment is complete.

For TCO extensions, the start date will begin once approved

Policy Author: Roxanna Recinos-Serna, Chief Building Official       Date Submitted: March 15, 2022  

Date Revised:

Brief description of why this policy is needed: The building code authorizes the building official with issuing a TCO before the completion of the entire work covered by the permit. TCOs are only valid for 60 days which would allow time for completing the project. Additionally, to demonstrate a high level of customer service and flexibility, a TCO extension fee will not be assessed for permits that are ready for all final inspections.

Soils Report Exemption for New Infill Single-Family Dwellings and Accessory Dwelling Units (ADU)

Effective Date:    February 6, 2023                                  Revised Date:

Issue(s):

Section R401.4 of the 2022 California Residential Code identifies the requirement for soil tests for a detached one-, and two-family dwelling and townhouse. Where the criteria noted on this section is identified, the Chief Building Official shall determine whether to require a soil test by an approved agency. The State of California recently adopted legislation defining the standards local jurisdictions can apply to Accessory Dwelling Units (ADUs) which are considered permanent dwelling units with complete living facilities.  

Policy Criteria:

This policy will allow the exemption of a soils report for new single-family dwellings and ADUs provided the owner and design professional (California registered design professional or licensed contractor) agree to all of the following: 

1. Provide a signed/dated statement on the cover sheet of the construction documents stating there are no known soil conditions on the property, including (but not limited to) expansive and compressive soils, and undocumented fills;
2. The building is of light-frame wood or light-frame steel construction;
3. Note on the construction documents there are no basements on the property;
4. Foundations for new construction will be reinforced with a minimum of one #4 top and one #4 bottom reinforcing bar;
5. Foundation shall be sized per CRC Table R403.1, constructed per CRC Figure R403.1.3 and be founded 12 inches minimum below undisturbed ground surface;
6. Use a maximum allowable soil load-bearing value of 1500 psf per Table R401.4.1; and
7. Foundation stemwalls shall be limited to 30 inches tall, measured from the bottom of the footing.

Exception: This policy and exemption is not to be used in the event of new single family homes being built as part of a new subdivision.

PROCEDURES FOR THE APPROVAL OF THE INSTALLATION AND USE OF ELECTRICAL EQUIPMENT

☒ New         ☐ Amendment        ☐ Provisional    |    Effective Date:  July 25, 2023      |      Sunset Date:

Policy Statement: This policy is intended to ensure reasonable and practical safeguarding of people and property per the California Electrical Code, Article 90.1 (CEC) and conformity of electrical equipment to nationally recognized safety standards in harmony with the CEC.

Policy Details:

The installation and use of equipment required or permitted by the CEC shall be acceptable only if approved by the Chief Building Official or designee (CEC Section 110.2). In judging the acceptability of the equipment, the Building Division uses the considerations set forth in CEC Section 110.3. Equipment evaluated by nationally recognized testing laboratories provides a basis for approval by the Building Division (CEC Section 90.7).

Terms used in this policy are defined in Article 100 of the CEC.

Policy Criteria:

I.    Listing and Labeling of Electrical Equipment

All electrical equipment shall be listed by a nationally recognized testing laboratory (NRTL) and labeled with the certification mark of that laboratory. All equipment shall be installed and used in accordance with any instructions included in the listing (CEC Section 110.3(b)).

The listing shall be in accordance with the applicable nationally recognized safety standard for the equipment that is in harmony with the CEC. The safety standard shall be identified within the NRTL’s certification directory.

The standard used for listing shall be covered by the scope of either the OSHA recognition per 29 CFR 1910.7 or the ANSI accreditation for the product certification body, and approved by the Chief Building Official.

OSHA link: OSHA's Nationally Recognized Testing Laboratory (NRTL) Program | Occupational Safety and Health Administration

ANSI link: Certificate Program Accreditation Overview (ansi.org)

Manufacturer’s self-certification of any equipment shall not be used as a basis for approval.

Exception 1:  Field Modification of Listed and Labeled Electrical Equipment:

The acceptability of field modifications to listed and labeled electrical equipment shall be determined by the Chief Building Official. The Chief Building Official shall consider the effect of the modification on the integrity of the equipment. The Chief Building Official has the authority to require a Field Evaluation in accordance with Exception 2, or a Field Inspection by the nationally recognized testing laboratory that listed the equipment at no cost to the jurisdiction. A documented report shall be provided to the Chief Building Official stating that the modified equipment continues to comply with the listing requirements.

Exception 2:  Non-Listed Electrical Equipment:

If installed or relocated equipment is not listed and labeled, the equipment shall either be replaced with listed and labeled equipment, or the Chief Building Official may make an evaluation on the acceptability of the equipment in accordance with CEC Section 110.3(a).

The Chief Building Official has the authority to require a Field Evaluation by a third party field evaluation body (FEB) approved by the Chief Building Official in accordance with NFPA 790 at no cost to the jurisdiction. Accreditation of a FEB by International Accreditation Services (IAS) in accordance with AC 354 (www.iasonline.org) is a method to demonstrate that the FEB meets the criteria of NFPA 790. Field evaluations are only to be performed within the scope of the FEB’s accreditation.

The Field Evaluation by the third party shall be performed in accordance with NFPA 791, and a copy of the documented report shall be provided to the Chief Building Official prior to final inspection. When the initial report notes items require further corrections, the FEB shall confirm such corrections have been made and they meet compliance with all the regulations. The final report shall be returned to the Chief Building Official prior to final inspection.

II.   Reciprocal Approval of Field Tested Equipment Among Regional Jurisdictions

Equipment evaluated by a third party field evaluation organization that is relocated to another location is subject to the prior approval of the Chief Building Official, provided the installation and use are substantially the same and the field evaluation report is made available. The Chief Building Official has the authority to require a Field Evaluation in accordance with Exception 2.

REFERENCES:

NFPA 790 - Standard for Competency of Third-Party Field Evaluation Bodies

        www.nfpa.org/790

NFPA 791 - Recommended Practice and Procedures for Unlabeled Electrical Equipment Evaluation

        www.nfpa.org/791

IAS AC354 - Accreditation Criteria for Field Evaluation of Unlisted Electrical Equipment

        https://www.iasonline.org/services/field-evaluation-bodies/

Copper-Clad Aluminum Conductors

Policy Statement: Conditional use for the installation of aluminum or copper-clad aluminum conductors.

Policy Details:

A Conditional Statement of Use form signed by the electrician sub-contractor, will allow the installation of this product with certain stipulations. This method will streamline the approval process while ensuring safety and code compliance are maintained. Conditional use for the installation of this product considers the installation process, additional inspection time, installer certifications, and fixed identification labels.

At the direction of the chief building official or designee, conditional use of this product may be permitted. In the event the installation does not meet standard workmanship, and if it is demonstrated that copper-clad wire is being installed inconsistently and not according to its product listing and manufacturer’s specifications, its use will be rescinded. Additional inspection and administrative costs will be incurred by the applicant.

Unpermitted Structures Built Without a Permit

☒New         ☐ Amendment        ☐ Provisional    | Effective Date: July 25, 2025 |       Sunset Date:

Policy Statement: This policy is intended to allow an option for unpermitted and uninspected work to be brought into compliance and conformance with the California building codes. It is based on a code interpretation and is subject to change based on the complexity of the project.

 As-built work (projects built without permits or inspections) will require construction drawings to be reviewed and inspected. Depending on the scope of work, construction drawings and reports must be prepared by a design professional and/or licensed contractor. A design professional will certify the structural system is compliant with the current code at the time of plan submittal. Further, all trade designers must also ensure the mechanical, electrical and plumbing systems have also been checked and are compliant with the minimum code regulations. A permit may be issued once the plan submittal and review are complete.

 Policy Criteria:

II. Application and Construction Drawings

1. The following items will be required and must accompany any application for "as-built" drawings or after the construction is completed.

    

   1. A Completed Permit Application for Construction.
   2. Electronic plan submittal including a) Site plan drawn to scale; and b) Complete building floor plan(s), wall framing, roof framing, typical cross sections, elevations, details, and uses of rooms.
   3. Plans shall be complete as if the as-built structure was undergoing the initial permitting process. All buildings shall meet the minimum current building code standards for life safety and structural design and meet the City of West Sacramento’s design guidelines. Proof of date of construction must be provided.
   4. A detailed report prepared and stamped by a design professional (licensed architect or engineer) on the investigation methods used to verify that ALL work completed on this structure without benefit of permits conforms to structural requirements in effect at the time of construction and current life safety codes.

            The report must specifically address and identify how the following items were verified:

      • The foundation, including concrete retaining walls 4-ft in height or higher supporting structures or retaining earth located within 5 feet of the structure.
      • The entire lateral-resisting system of the structure.
      • Floor framing.
      • Wall framing.
      • Roof framing and roof diaphragm.

        If the investigation shows that there are deficiencies in the structure, the submitted plans shall clearly show where the deficiencies are and detail the necessary work to be done to bring the structure into compliance.

   5. A detailed report from a licensed electrical contractor (C-10) [if applicable] on the investigation methods used to verify that all electrical work completed on this structure conforms to current electrical code and City of West Sacramento requirements. If the investigation shows that all the electrical work meets current minimum electrical code requirements, the contractor shall provide a signed statement stating that fact. If the investigation shows that there are deficiencies in the electrical work, the submitted plans shall clearly show where the deficiencies are and detail the necessary work to be done to bring the electrical work into compliance.
   6. A detailed report from a licensed plumbing contractor (C-36) [if applicable] on the investigation methods used to verify that all plumbing work completed on this structure conforms to current plumbing code and City of West Sacramento requirements. If the investigation shows that all the plumbing work meets current minimum plumbing code requirements, the contractor shall provide a statement stating that fact. If the investigation shows that there are deficiencies in the plumbing work, the submitted plans shall clearly show where the deficiencies are and detail the necessary work to be done to bring the plumbing work into compliance.
   7. An energy report prepared by a licensed energy designer [if applicable] demonstrating that the structure meets current energy efficiency codes as mandated by the State of California or a completed energy worksheet [conditioned/heated structure < l 000 sq ft]. If modifications are required to bring the structure into compliance with the current energy efficiency codes, the submitted plans shall clearly show what needs to be done to bring the structure into compliance.
   8. Fire sprinklers will be required unless specifically exempted by the current California Fire Code and/or City of West Sacramento Fire ordinance.
   9. Wall, floor or ceiling coverings may be required to be removed for inspection to verify construction. If any coverings were removed during the verification process, the coverings may not be reinstalled until a final inspection by a City of West Sacramento Building Inspector has been performed.

 II. Achieving Compliance

Achieving compliance with the code requirements may require one or more of the following:

1. Reducing the size of the structure to comply with minimum setback requirements.
2. Adding insulation to underfloor, walls and ceilings.
3. Removing and reinstalling noncompliant electrical, plumbing and mechanical systems.
4. Preparation of structural engineering calculations for footings, framing members, shear walls, etc.
5. Installing reinforcement(s) to the existing structure, as required by the approved plans.
6. Removal of the structure.

2025 CALIFORNIA BUILDING STANDARDS CODE UPDATE AND 

AB 130 MAJOR CHANGES

2025 California Building Code Adoption

The 2025 CA Building Codes will become effective on January 1, 2026. All permit applications and plans shall comply with the 2025 California Building Standards Code Updates. All applicants are encouraged to familiarize themselves with these updates to ensure compliance with the latest regulations.

To Learn More About Important Submittal Dates, please note:

• Permit applications submitted prior to January 1, 2026, will remain subject to the 2022 Codes. The last day to submit a complete submittal¹ package is December 12, 2025. The last day to pay for plan review under the 2022 CA Codes is December 19, 2025.
• Permit applications under the 2022 CA Codes must be issued within 180 days from the application date, otherwise it will expire and may not be renewed. After expiration, new permit applications and plans will need to be submitted and updated to comply with the 2025 CA Codes.
• Permit applications submitted on or after January 1, 2026, must comply with the 2025 CA Codes. The 2025 Significant Code Changes are available for applicants.

AB 130: Major Changes to Residential Building Standards Freeze

Assembly Bill 130 (AB 130), signed into law on June 30, 2025, imposes a temporary freeze on new residential building standards from October 1, 2025, to June 1, 2031. This provision applies to the adoption of new State and local residential codes for six years. Despite this freeze, the 2025 California Building Standards Code will still take effect starting January 1, 2026, as it was adopted prior to AB 130. In effect, the updates in the 2025 Residential Code will still apply statewide for residential construction projects applied for starting in 2026, unless exempted per AB 130.

Nonresidential projects (commercial, industrial, mixed-use) however, will not be impacted by AB 130. New applications applied for starting January 1, 2026, will be under the 2025 CA Codes.

Model Home Compliance Provision

Production-style home construction will allow a builder to use the same building codes that were in effect when the Model Homes were approved for up to 10 years or when the project is complete, whichever comes first.

Footnotes:

¹ Complete submittal: Permit application will be deemed complete by Building Staff. This includes a complete application, drawings and supportive documents. Reference our handout for more information.   

1. Currently Approved Master Plans

   Approved Master Plans under previous Code (2022 Code Standards) can be utilized to continue submitting Production Permits under that Code, until the Tract specific to that Master Plan is built out.

• These Master Plans can be reused on a separate or new Tract submitted after January 1, 2026, provided site specific conditions are met for the soils condition, a geotechnical report and testing is provided for the new Tract.

  Builder will not be required to update the design to comply with the newest Codes, unless one of the following occurs first:

• 10 years have passed since the original approval of the design, in this case Approved Master Plan.
• The Model Home Design (e.g., the Approved Master Plan), is “substantially changed”.

  “Substantial Changes” are subject to the Chief Building Official and will be reviewed on a case-by-case basis. If the Model Home Design is determined to have changes deemed substantial, the code edition will be reviewed under the code in effect of the plan revision.

1. New Master Plan Submittals & Revisions

Master Plans submitted after January 1, 2026, for new specified area Tracts will be subject to the 2025 Code Standards, and all Model Home and Production Home Permits will follow this cycle.

Any Master Plan Revisions that are considered “Substantial Changes” will be required to be submitted as a whole new Master Plan Submittal subject to the 2025 Code Standards.

Questions?

If you have any questions regarding the new code requirements or clarification on the Approved Master Plans, please contact Roxanna Recinos-Serna, Chief Building Official at RoxannaR@cityofwestsacramento.org.