Essential Guide to Building New Homes on Ono Island: Permits, Regulations, and Construction Requirements
When building a new home on Ono Island, many factors go hand in hand with applying for the necessary permits through the Baldwin County Building Department. It’s crucial to meet the specific requirements to ensure that your new construction is in full compliance with local regulations and building codes. Below are key considerations:
1. Building Permits & Trade Permits
- Separate permits will be required for mechanical/HVAC, electrical, and plumbing work, which must be obtained before these systems are installed.
2. Provide Truss Layout
- You must submit a copy of the truss layout and details before scheduling the 4-Way Inspection.
3. Attic Ventilation
- Ensure proper attic ventilation according to the 2018 IRC R806 unless you have installed insulation on the underside of the roof sheathing (R806.5).
4. Termite Protection
- The residence must be protected from termites in accordance with Section R318 of the 2018 IRC, which is a critical requirement in coastal areas like Ono Island.
5. Freeboard & Elevation Requirements
- The top of the bottom floor of the home needs to be at 8 feet + 1-foot freeboard or higher.
- No habitable areas are allowed below the base flood elevation (BFE) + 1-foot freeboard.
6. Flood Resistant Materials
- Any materials below the base flood elevation + 1-foot freeboard must be flood-resistant, which is a FEMA requirement for homes in flood zones.
7. Windows & Doors
- Windows and doors must meet 2018 IRC egress requirements where applicable.
- Since the home is in a Wind-Borne Debris Region, you are required to install impact-rated windows or use windborne debris protection per 2018 IRC.
- Window fall protection is necessary if the top of the window sill is 24 inches or less from the finished floor and more than 72 inches above the exterior grade.
- Safety glass is required in hazardous locations according to 2018 IRC R308.4.
- Windows must be rated at DP 50 or higher unless otherwise approved by an engineer.
8. HVAC Systems
- No HVAC systems, equipment, or components are allowed below the base flood elevation + 1-foot freeboard to comply with flood safety regulations.
9. Hydrostatic Vents
- All enclosed areas below BFE + 1-foot freeboard must have hydrostatic vents installed, with a minimum of two vents on separate walls. Each vent must meet a specific requirement of one square inch per square foot of storage area.
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10. Sewer Release
- A copy of the Sewer Release is required, which you can obtain from the utility company serving your area.
11. Driveway & Site Preparation
- If constructing a new driveway, ensure that it is staked out and inspected by a Highway Department employee according to Baldwin County Commission Policies #9.17 (driveways) and #9.16 (public right-of-way encroachments).
- The lot must be cleared and prepared according to the Soil Report, and a construction driveway will need to be installed to support vehicles and equipment.
12. Elevation Certificate
- If the property is in a FEMA Flood Zone, you will need to provide an Elevation Certificate or temporary benchmark certified by an Alabama licensed surveyor, engineer, or architect.
These considerations and steps are critical for ensuring that your new construction on Ono Island meets the necessary safety, environmental, and regulatory standards.
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