Because it is the law, although the local Code Office has some discretion and may offer some relief if found to be acceptable.
Any new single family dwelling addition, alteration or renovation that costs more than $20,000, NYS Law requires plans to be stamped by a NYS licensed Architect or Professional Engineer.
For a new home under 1500 sq ft, the requirement of stamped plans may be waived by the local Code Enforcement Officer.
However, new home or an addition, the plans must clearly show compliance to the Residential Code of NY.
The “1500 sq. ft. rule” only applies to new single family dwellings.
Additionally, the Code Enforcement Officer may require all or any portion of any plan, even less than 1500 sq ft, or less than $20,000 be stamped by a licensed design professional.
Granted, this $20,000 rule is a twenty-four year old standard, and does not reflect inflation.
In the Town of Webb Code Office, we try to be fair as to how the standard is applied.
Ultimately our goal is substantial compliance to the structural, mechanical, energy efficiency and life safety code requirements.
In today’s world, $20,000 does not go too far, probably not even 100 square feet.
Twenty-five years ago the same $20,000 would have built as much as 300 or more square feet. Over three times as much.
For smaller projects, like a small addition, decks, porches, interior renovations and general repairs, the Code Office has a list of questions and answers that may help you provide the information needed to prepare your plan and application without the need of stamped plans.
This list includes, but is not limited to, type and size of framing lumber, the use of trusses, connections, R-values, window sizes, plumbing drains, vents and heating systems.
Please understand whatever you are building, a deck, an addition, a new house, a garage, plans are always required.
Whether or not “stamped” plans are required depends on size, cost and complexity.
For an addition or small house (less than 1,500 sq ft) with a stick built rafter system and then having vaulted ceilings, proper bracing and structural support is critical.
Certainly, a competent and experienced contractor has a really good idea of how to do many things.
Having a strong relationship with your Code Office, over many different jobs will help in the process.
That also includes the Code Office having experience in the field and understanding how things are done and go together.
That is why here in the Town of Webb Code Office we try to be reasonable and often work with a contractors drawing, or competent set of plans, not stamped by a licensed professional.
But the plans need to be clear, to scale, detailed and proper.
If we question anything, usually roof systems, we may insist that portion be reviewed and stamped.
Sometimes this is easily accomplished by the use of pre-engineered roof trusses, stamped by the manufacturer for snow loads.
Webb is lucky to have two Code Officers who are experienced in home building.
Both were in the business for years and have done years of framing, electrical, plumbing, and heating and lots of carpentry.
That makes it easier to relate to contractors because of the “been there, done that.”
Help your Code Office, whether in the Town of Webb or elsewhere, by giving a really good, clear and complete set of plans right up front, especially truss specs and roof systems.
Make it easy to approve your project.
Understand that the law is the law, and Code Officers of today are trained and certified to enforce the codes the best they can.
We have some leeway, and try to use it.
Make it easy to do that with a well presented application.
Feel free to make an appointment to discuss your plans and how you plan on building it.