Southfield, Michigan Remodeler Local Permit Ordinances and Codes

Southfield, Michigan Municipal Permit Ordinances for Remodelers and Home Renovations

The City of Southfield's Building Department is the Authority Having Jurisdiction (AHJ) for all building permits, including those for remodelers and home renovations. They are responsible for ensuring compliance with building codes, zoning requirements, and city ordinances to protect the health, safety, and quality of life for residents. The department has transitioned to a fully digital permitting system, utilizing BS&A Online for all permit requests, applications, plan reviews, and inspection scheduling.

For specific questions or concerns not addressed on their website, the Building Department can be reached at (248) 796-4100. Their operating hours are Monday through Friday, from 8:00 a.m. to 5:00 p.m.

Permit Triggers: Demolition vs. Standard Building Permits

In Southfield, a distinct demolition permit is required for the removal of structures. To obtain a demolition permit, specific documentation is necessary, including cut-off letters from utilities, owner authorization, a bond, and a certificate of insurance naming the City of Southfield as an assured party. There are also associated application and plan review fees for demolition permits.

Standard residential building permits are generally required for any construction involving a structural change, complete or partial rehabilitation or renovation, new or re-roofing, or any new construction. Routine maintenance and repair projects, such as painting, caulking, installing new cabinets, or tuck-pointing, typically do not require a permit. However, separate permits are always required for electrical, plumbing, and heating systems, regardless of the scope of other renovation work.

Space Alterations: Converting Non-Living Spaces

The conversion of non-living spaces, such as basements or garages, into habitable areas typically requires a building permit. This process involves ensuring compliance with zoning regulations and building codes. While specific ordinances detailing the exact triggers for permits related to converting non-living spaces are not explicitly detailed in the provided search results, it is understood that any alteration that creates habitable space will fall under the purview of building permits and zoning requirements.

Homeowners should consult with the Southfield Planning Department to review zoning regulations specific to their property, as these laws dictate how properties can be used and ensure residential areas maintain their character.

Fee Nuances and Inspection Stages

Southfield has a structured fee schedule for various permits and services. An application fee of $40.00 is generally required for all permit and application types.

Permit fees are detailed in Ordinance No. 1663. For example:

New single-family dwellings have a permit fee of $500.00.
Single-family additions, garages over 200 sq. ft., and alterations are $150.00.
Residential accessory buildings, sheds, fences, generators, decks, roofs, gutters, siding, insulation, and windows have a fee of $50.00.
Demolition completion bonds are also required, with fees varying based on the type and size of the structure. For instance, a one- or two-family residential demolition bond is $500.00.

Plan review fees are also applicable and are calculated based on the cost of construction. For residential additions and alterations, the plan review fee is $75.00 plus 0.0018 times the cost of construction.

Inspection stages are integral to the permitting process. Permits typically include a set number of inspections (e.g., one inspection for residential zoning permits, two for commercial zoning permits). If work is started without a permit, an inspection fee of $50.00 plus the hourly rate for investigation time will be charged. Re-inspections due to violations or if work is not ready for inspection will incur an additional fee of $50.00.

A Certificate of Occupancy is required for occupants of any building. To obtain one in an existing building, Planning Department/zoning approval is necessary, followed by a special inspection to ensure compliance with current building codes for egress and life safety. The cost for a special inspection includes an application fee, an inspector fee, and a Certificate of Occupancy fee.

Resources to Learn More

Because Southfield is located within Oakland County, the following broader county regulations may also apply to your project:

Michigan, Oakland County Remodeler Permit Regulations and County Ordinances for Unincorporated Areas

Oakland County, Michigan Remodeling and Renovation Permit Requirements

In Oakland County, Michigan, the Building Division acts as the Authority Having Jurisdiction (AHJ) for building permits and safety regulations. This division is responsible for ensuring that all construction and renovation projects comply with state and local building codes.

Unincorporated Areas

Properties located in unincorporated areas of Oakland County are subject to the same permit requirements as those within incorporated cities and villages. The Oakland County Building Division oversees these areas, enforcing all necessary codes and ordinances.

Demolition Work

Demolition work during a remodel in Oakland County typically requires a permit. Specific triggers for demolition permits include the removal of any structural component, load-bearing walls, or the complete demolition of a structure. It is crucial to contact the Building Division to determine the exact requirements based on the scope of the demolition.

Converting Non-Living Spaces

Converting non-living spaces such as garages, attics, or unfinished basements into habitable living areas in Oakland County requires a building permit. This process involves ensuring that the converted space meets all current building codes for occupancy, including requirements for:

Egress (e.g., proper window sizes and heights)
Ventilation
Insulation
Electrical and plumbing systems
Fire safety measures

The definition of "habitable living area" generally refers to any space within a dwelling intended for sleeping, cooking, or living. Therefore, any alteration that transforms a non-living space into one of these functional areas will trigger the need for a permit and subsequent inspections.

Resources to Learn More

Oakland County Building Division

The following statewide building codes and regulations apply universally to all jurisdictions within Michigan:

Michigan Remodeler Legislation, Codes, and Guidelines

Michigan Remodeling and Residential Renovation Building Codes

Michigan's building codes are primarily governed by the Stille-DeRossett-Hale Single State Construction Code Act (Public Act 230 of 1972). This act mandates statewide enforcement of construction codes to standardize building methods and requirements. The state adopts and amends model codes published by the International Code Council (ICC) and the National Fire Protection Association (NFPA).

1. Specific State Statutes and Codes Adopted

Michigan has adopted the 2021 editions of the International Residential Code (IRC), International Building Code (IBC), International Mechanical Code (IMC), International Fuel Gas Code (IFGC), and International Energy Conservation Code (IECC), effective February 4, 2024.
The Michigan Electrical Code is based on the National Electrical Code (NEC), with the 2023 NEC adopted.
The state also utilizes the Michigan Rehabilitation Code for Existing Buildings, which addresses renovations and improvements to existing structures.
Specific codes for residential renovations include the Michigan Residential Code (MRC), which is based on the International Residential Code (IRC) with state-specific amendments.
The Michigan Rehabilitation Code for Existing Buildings is also relevant for renovations.

2. Primary State Board or Agencies

The Michigan Department of Licensing and Regulatory Affairs (LARA), specifically the Bureau of Construction Codes (BCC), administers and enforces the statewide construction code.
Local units of government (cities, villages, townships, and counties) also have the authority to enforce construction codes within their jurisdictions.

3. Classification of Remodels and Demolition Guidelines

Cosmetic vs. Structural Alterations:

Cosmetic renovations generally refer to aesthetic improvements that do not alter the structural integrity of the building. This can include painting, replacing fixtures, or updating finishes.
Structural alterations involve modifying or reinforcing load-bearing components such as walls, foundations, floors, and roofs. These changes are more complex and often require professional design and engineering.
Converting attics or basements to habitable living spaces typically involves structural changes and requires compliance with specific code requirements for egress, ceiling height, and fire safety.
Any changes to load-bearing walls or structures require approval and must meet specific standards.

Demolition Guidelines:

A building permit is generally required for the demolition of a residential structure, especially for structures over 200 sq. ft., in-ground pools, or any portion of a house.
Before demolition begins, an engineering survey must be conducted by a competent person to assess the structure's condition, potential impact on adjacent structures, and utility services.
Demolition work must be performed safely, starting from the top and proceeding downward, with measures to protect adjacent properties and public access.
Utility services must be disconnected and sealed by the relevant companies before demolition commences.
Specific regulations apply to the removal of hazardous materials, such as asbestos, which may require specialized training and licensed contractors.

Resources to Learn More

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