Building Regulations
A Division of
NEW HOME INSPECTION HANDBOOK
November 29, 2011
http://www.calgary.ca/PDA/DBA/Documents/brochures/newhome-inspection-handbook.pdf
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Table of Contents
TABLE OF CONTENTS ................................................................................................. 1
PURPOSE STATEMENT ............................................................................................... 1
GENERAL INSPECTION CONDITIONS ........................................................................ 2
EXPIRED OR EXTENDED PERMIT PROCESS ............................................................ 3
RE-INSPECTION FEE POLICY AND APPEAL PROCESS ........................................... 4
INSPECTION RESULTS ................................................................................................ 5
PRE-BACKFILL PHASE ................................................................................................ 6
PRE-BOARD PHASE ..................................................................................................... 7
PRE-POSSESSION PHASE .......................................................................................... 9
ADDITIONAL AND AUDIT INSPECTION PROCESSES ............................................. 10
BASEMENT DEVELOPMENT...................................................................................... 12
DETACHED GARAGES ............................................................................................... 12
CONTACT & INFORMATION LIST .............................................................................. 13
PURPOSE STATEMENT
In response to industry, the City of Calgary, Building Regulations has made
available this New Home Inspection Handbook to serve as a guide for
understanding the City inspection process requirements and, to that end,
builders‟ responsibilities. This understanding should aid the builder in the proper
preparation for and calling in of phased inspections, all with the objective of
avoiding delays, problems, and additional fees while maximizing favorable
inspection outcomes.
NOTICE
DISCLAIMER: Nothing here relieves any person from complying with any
Federal or Provincial law or regulation, bylaws or any requirement of any
lawful permit, order or license. If inconsistent with any Codes applicable to
the inspection being done, the appropriate Code requirement will be
enforced.
It is the sole responsibility of the user to ensure they have the most current
version available. Updates and changes to this document will occur as they
are needed and at the discretion of City of Calgary, Building Regulations.
The most current version of this document is posted online at
http://www.calgary.ca/PDA/DBA/Documents/brochures/new-homeinspection-handbook.pdf
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General Inspection Conditions
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Building site and site access must be in conformance to the Occupation
Health and Safety Act, Regulation and Code;
Site Safety must be in conformance to Occupation Health and Safety
Act, Regulation and Code; the Alberta Building Code; and City of
Calgary Policy;
Site guards, ramps and handrails must be in place and properly
secured;
On the day of requested inspections, the builder must ensure that the
site is accessible between the hours of 8:00 AM and 4:30 PM to ensure
all the Safety Codes Officers can complete their inspections. If the site
is not accessible a re-inspection fee will be assessed;
The “Inspection Sign-Off” sheet is for Builder use only. The official
record shall be the City of Calgary computer records available to the
Builder under its Vista program;
In the event of any deficiencies, a Safety Codes Officer will leave an
“Inspection Notice” in the site pouch. These notices may be either
handwritten or computer printouts. The Builder shall refer to the City of
Calgary official record available on Vista as the computer record does
supersede a handwritten inspection notice;
The correct address must be posted on site and be visible from the
roadway. Address lettering shall be no less than 100 mm high and be in
a contrasting color to the background on which it is posted;
The builder’s representative must sign and date the Inspection Sign-off
Sheet, in the permit pouch, before calling for inspections;
Sub-trades listed on the permit application must be confirmed as
accurate prior to calling for an inspection. Any changes to sub-trades
must be corrected on the permit and, again, confirmed as accurate prior
to calling for an inspection;
The Inspectors will not perform the inspection if the required or
requested documents are not on site. Required documents include all
City stamped plans, requested documents, previous inspection notices,
etc.; and
All required documentation must be in the inspection pouch and
present at the site on the day of your scheduled inspections or the
inspection(s) will not proceed and a re-inspection fee (or fees) shall
apply:
 At the Pre-Backfill phase the pouch must be located at the front of
the building and attached to the joist ladder. It must be no higher
than 1.5 m;
 The pouch must be on site for Plumbing Underground Inspection
and Hydronic Heating Inspection;
 At the Pre-Board phase, the pouch must be nailed to a wall in line
of sight of the front door; and
 At the Pre-Possession phase, the pouch must be located on the
kitchen counter.
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The General Contractor (the Building Permit applicant) can call in for the
inspection by calling 3-1-1 at any time. A 3-1-1 Associate will book the
inspection. However, to receive an inspection for any given business day
you must call before 2:00 p.m. the previous business day (ie. call by 2:00
PM Friday for a Monday inspection).
The General Contractor may also book inspections via the Web at:
https://vista.calgary.ca until 2:00 PM for those inspections desired to take
place the following business day.
Inspections may be booked in advance. While there is no limitation on the
number of days in advance that inspections may be booked, it is
recommended that they are scheduled as close to the requested inspection
date as possible.
Inspections may be cancelled by calling 3-1-1 no later than 8:00 AM on the
day of the inspection.
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SAFETY CODES OFFICERS MAY NOT AND WILL NOT CANCEL AN INSPECTION.
ALL CANCELLATION INQUIRES MUST BE DIRECTED TO 3-1-1
Expired or Extended Permit Process
A permit will expire if it is found that work authorized by the permit has not started
within 180 days of the issue date located on the permit OR if it is found that work
authorized by the permit has been started but is since suspended or abandoned
for a period of 180 days.
An expired permit may be reinstated at the written request of an applicant within
thirty (30) days of expiry provided there have been no changes made in the
submission documents. Additional fee(s) are required prior to reinstatement.
Permits may be extended a maximum of two (2) times with the term of each
being no longer than 180 days and if the permit has not been revoked, has not
expired or there is no change to the scope of work. If a permit has expired, it
may not be extended. Additional fee(s) are required prior to an extension.
To request either a permit reinstatement or a permit extension the applicant must
request so in writing directly onto the received notice and returning the notice to:
City of Calgary
P.O. Box 2100, Stn. M, Mailcode #8108 “Mail-Ins Area”
Calgary, AB T2P 2M5
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This request must include:
Building Permit number (BP#);
Site address; and
Permit applicant‟s or owner‟s full name, and contact phone number
The applicant will be contacted by a Planning Services Technician who will
discuss the request and provide the required fee amount for permit extension or
permit reinstatement. Any fee(s) must be received prior to activation of a permit
reinstatement or extension.
Re-Inspection Fee Policy and Appeal Process
Re-Inspection Fee Policy (abridged)
It is Building Regulation‟s desire to continue to form a close working relationship
with the building industry and to further enhance the spirit of cooperation and
respect for each other that has developed over the last few years. To maintain
our high level of inspection service, we need to reduce the number of
unnecessary site inspections created by the conditions listed below. The intent
of this policy is to change the behavior of those contractors who fail to resolve
deficiencies in a complete and timely manner or otherwise cause non-value use
of resources.
A re-inspection fee will be assessed when an additional site inspection trip
is required by reason of:
 Failure to fully correct any previously noted deficiency recorded on the
Inspection Report;
 The disregard of the contractor/owner to ensure the correction of a
deficiency or the provision of a requested document notified through an
inspection or plans examination report;
 A contractor or person requesting the inspection supplying an incorrect
address;
 A contractor or person requesting an inspection and the work is not
ready for the requested inspection;
 The failure of the contractor/owner to ensure safe accessibility to a site
for which an inspection has been requested;
 If the work to be inspected has been covered for which the
contractor/owner has requested an inspection; and
 Any other reasons similar to those noted above.
On a Single Construction Permit, the Re-inspection Fee will be charged to the
builder who obtained the permit, as they are presumed in control of the project.
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Appeal Process
A letter will be sent to the homebuilder when a re-inspection fee is charged. The
letter will identify the following information:
What inspection generated the re-inspection fee;
 The reason(s) for charging the re-inspection fee; and
 An explanation of the appeal process.
The homebuilder will have 45 days, from the date of the letter, to contact the
Senior Safety Codes Officer who sent the letter. If the appeal is denied or if the
charged is not appealed, then the charge will be forwarded to the Finance
Department for collection.
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Inspection Results
The Safety Codes Officers will note the inspection results on the Inspection
Sign-Off Sheet in the permit pouch. When there are conditions or deficiencies a
copy of the Inspection Notice will be left in the pouch. It is the builder‟s
responsibility to communicate those conditions to the appropriate sub-trade
.**While a handwritten Inspection Notice may be left on site, it is the computer
system, accessible to the builder through VISTA, which provides the official
inspection report.
Inspection Outcomes
 Acceptable – The Safety Codes Officer will sign and stamp the inspection
sign-off sheet;
 Acceptable with Conditions – The Safety Codes Officer will sign and stamp
the inspection sign-off sheet and check the “With Conditions” box. The Safety
Codes Officer will note the conditions on a copy of the Inspection Notice;
 Not Acceptable – The “Deficiencies” box will be checked on the inspection
sign-off sheet. The sheet will not be signed or stamped. The Safety Codes
Officer will note the deficiencies on a copy of the Inspection Notice. The
builder may not proceed until all deficiencies are corrected and a reinspection has been done and the Safety Codes Officer‟s signature and
stamp has been received;
 Not Required – Spot check inspections do not require a signature or stamp
from the Safety Codes Officer. If a deficiency is noted during a Spot check
inspection the Safety Codes Officer will check the deficiency box on the
Inspection Sign-off Sheet. The deficiencies must be corrected and a reinspection done; or
 Cancelled by Contractor – Outcome used if Inspections are cancelled by
Builder prior to 8:00 AM
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THE SAFETY CODES OFFICER’S CELL NUMBER IS TO BE LOCATED IN THE BOTTOM
RIGHT CORNER OF THE INSPECTION NOTICE
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Pre-Backfill Phase
This phase of construction includes the following inspection types:
 Building Footing & Foundation
 Electrical Underground
 Plumbing Sanitary & Storm
Conditions prior to inspection
These basic items described below must be completed. If the items are not
completed then the builder is deemed not ready and a re-inspection fee will be
assessed.
Footing & Foundation Inspection
 Foundation system completed, tabbed and sprayed;
 Granular cover completed where weeping tile is required;
 Where „Fio drains‟ are used, all sleeves through the footings must be visible
to the inspector at the time of inspection;
 All documents required as per the Grade slip and permit conditions need to
be on site in your pouch. The inspector will complete the pre-backfill
inspection on the condition that the Soil Bearing Report (SBR) and Sulphate
Resistant Concrete (SRC) verification are provided at the pre-board phase.
The SBR and the SRC verification, if required, MUST be provided at the time
of pre-board phase inspection or a Re-Inspection Fee will be imposed and the
pre-board inspection will not be completed; and
 Provide safe access to view all foundation walls.
Sanitary & Storm Inspection
Note: Sanitary and Storm inspections are for sewer and water services
located outside of the building to the property line only.
 All sanitary and water rough in piping to be completed and installed to grade
slip requirement;
 Trench must have proper pipe bedding materials;
 All materials must have the approved testing agency markings (ie., CSA, cUL,
etc.);
 Storm and Sanitary Sewer piping must have proper grading;
 For infill development, all water, storm, and sanitary sewer services must also
comply with the City of Calgary‟s Development Site Services specifications
(Grade Slip); and
 If you are using a Plumbing Quick Trench Contractor this inspection will be a
spot check inspection.
Note: Trenches must be done as per Quick Trench Agreement. For more
information, see “Additional and Audit Inspection Processes” on page 11.
Electrical Inspection
 Underground service to be completed;
 Conduit to be laid on undisturbed soil from electrical easement to meter base;
 No debris in the trench where the underground cable is exposed; and
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All electrical contractors are members of the Electrical Trench Program. This
inspection will be a spot check Inspection. For more information, see
“Additional and Audit Inspection Processes” on page 11.
Extra Inspection Allowed
 A Plumbing Groundwork Hydronics Inspection (basement inslab heating) may
be called between Pre-backfill and Pre-Board. This extra inspection is
requested and paid for at time of permit application; and
 Basement floors may be poured prior to Pre-Board inspection after Plumbing
Underground Inspection has been passed and any radiant hydronics have
been inspected and passed.
You must pass ALL inspections in the Pre-Backfill phase before you can book
inspections for the Pre-Board phase. If any inspection fails the Pre-Backfill phase
you must rebook the entire phase and have all deficiencies on failed inspections
corrected in ALL disciplines before rebooking. All deficiencies MUST be fully
exposed and may not, in any way, be covered until AFTER the Pre-Backfill
phase re-inspection(s) have been completed and passed. You may not book
single inspections.
Pre-Board Phase
The structure must have passed all inspections in the previous phase to continue
to this phase.
This phase of construction includes the following inspection types:
 Framing;
 Basement developments (as required);
 Wood Burning Stove or Fireplace (as required);
 Gas rough-in;
 Gas fireplace (as required);
 Plumbing rough-in;
 Electrical rough-in;
 HVAC rough-in; and
 Auxiliary radiant hydronic heating.
Important conditions prior to inspection
These basic items described below must be completed. If the items are not
completed then the builder is deemed not ready and a re-inspection fee is
applied.
Building Inspection
 All interior and exterior framing to be completed;
 Basement development to be roughed in;
 The building must be at lock-up stage. All windows, stairs, and doors must be
installed;
 All framing around “B”-vents and wood burning stove or fireplaces; and
 All documents required as per the Grade slip and permit conditions need to
be on site in your pouch.
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ROOF SHINGLES ARE NOT REQUIRED AT THIS STAGE BUT MAY BE NOTED AS A
CONDITION. THE BUILDER MUST ENSURE THAT THERE IS PROTECTION FROM
WEATHER PRIOR TO THE INSULATION AND VAPOUR BARRIER BEING INSTALLED
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THE BUILDER MAY PROGRESS PAST THE EXTERIOR SHEATHING WITH EXTERIOR
FINISHES AT THIS STAGE
Plumbing & Gas Inspection
 All rough in piping to be completed including sewage stacks, vents, and water
lines;
 All materials must have the approved testing agency markings (CSA, UL,
etc.);
 Framing to be completed around “B”-vents and gas fireplaces;
 Gas lines to be completed and pressure tested;
 Venting of all installed appliances to be completed; and
 Auxiliary radiant hydronic heating piping shall be roughed-in and tested; and
complete with approved hydronics plans. Proof of qualifications (ie, stamp,
certification #, etc) must be included on all pages of plans.
Electrical Inspection
 All wiring and outlet boxes installed and terminated;
 Wiring and recessed boxes for the lighting fixtures installed and terminated;
and
 Electrical Service (meter base and panel) to be complete.
HVAC Inspection
 All heating supply and return duct systems installed and insulated where
required;
 All exhaust duct work installed and insulated where required;
 All exhausting devices require an individual make-up air source unless all fuel
fired space and water heating appliances are “direct vented” or “mechanically
vented” and do not have a combustion chamber open to the interior of the
structure;
 Any ducting exposed to spray foam insulation requires all joints to be taped or
sealed completely with mastic; and
 If spray foam insulation is used on site, a label identifying the type of foam
must be included in the inspection pouch.
You must pass ALL inspections in the Pre-Board phase before you can book
inspections for the Pre-Possession phase. If any inspection fails the Pre-Board
phase you must rebook the entire phase and have all deficiencies on failed
inspections corrected in ALL disciplines before rebooking. All deficiencies MUST
be fully exposed and may not, in any way, be covered until AFTER the Pre-Board
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phase re-inspection(s) have been completed and passed. You may not book
single inspections.
Pre-Possession Phase
The structure must have passed all inspections in the previous phase to continue
to this phase.
This phase of construction that includes the following inspection types:
 Building final;
 Plumbing final;
 Gas final;
 Electrical final; and
 HVAC final.
Important conditions prior to inspection
These basic items described below must be completed. If the items are not
completed then the builder is deemed not ready and a re-inspection fee is
applied. All inspections must pass inspections successfully before Occupancy is
granted.
Building Inspection
 All code related items for the building interior to be completed;
 All safety related items in place including exterior stairways, guards and
handrails to residence;
 Insulation and poly applied to code specifications in undeveloped basements
 Furnace area enclosed or door to basement are installed;
 Exterior finish to be totally weather tight and durable; and
 All additional interior life safety items complete (i.e.: smoke alarms, access to
future decks made safe, etc.).
Plumbing & Gas Inspection
 All plumbing fixtures, gas appliances, and piping installed to manufacturer‟s
specifications and approved by recognized testing agency;
 All venting and combustion air for gas appliances to be completed;
 If appliances or fixtures not installed, an “Acceptable with Conditions”
outcome MAY be granted;
 If the hydronic heating system has been installed for future hook-up and
finishing, the plans and calculations for this heating system must be left with
the homeowner; and
 All other hydronic heating systems must be complete and operational.
Electrical Inspection
 All electrical devices installed; and
 All code related electrical work completed (lighting, receptacles, switches,
cover plates, etc,).
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HVAC Inspection
 Heating appliances operational;
 Fresh air intake requirement, grills, registers, and thermostat installation
completed;
 Principal exhaust fan interlock completed; and
 Auxiliary systems (i.e. heat recovery systems) in place must be complete and
operational.
Additional and Audit Inspection Processes
Electrical Underground (Audit Inspection)
The Electrical Trench program allows the electrical contractor to complete the
underground installation.
 The contractor places a green and white sticker on the PVC conduit below the
electrical meter base. This signifies that the electrical underground
installation complies with The City of Calgary requirements and the trench
can be backfilled;
 The Electrical Safety Codes Officer will perform audit inspections in the
course of his daily workload, if a trench is open and the Safety Codes Officer
is able to complete the inspection he will verify that the installation meets The
City of Calgary requirements;
 If the installation fails, the Safety Codes Officer will place a red sticker over
the contractor‟s green and white sticker indicating that the trench may not be
backfilled. The Safety Codes Officer will leave an inspection notice in the
pouch detailing the reason the installation failed; and
 Once all deficiencies for each trade have been corrected the builder will be
required to recall the pre-backfill phase inspections.
Sanitary & Storm - Quick Trench (Audit Inspection)
The Plumbing Quick Trench program operates in a slightly different manner.
When the excavation contractor is a Quick Trench contractor they can perform
the excavation and installation of water, sewer and storm piping to the dwelling
as per the conditions of the program.
 The installation must meet special installation requirements outlined by the
City of Calgary;
 The Plumbing Quick Trench Program is a privilege which The City retains the
right to revoke at any time;
 Plumbing Safety Codes Officers will perform intermittent audit inspections if a
trench is open. The Safety Codes Officer will verify that the installation meets
the City of Calgary requirements;
 If the installation fails a red sticker will be placed on the piping or an
inspection notice will be left in the permit pouch and the trench shall not be
backfilled;
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IF the trench is backfilled and not to specifications the contractor must dig up
and expose all buried piping. The contractor will also be required to dig up
and expose their previous three (3) trenches; and
Once all deficiencies for each trade have been corrected, the builder will be
required to recall the pre-backfill phase inspections.
Groundwork Inspection
This inspection is for all piping, backwater valves and clean-outs required prior to
the basement slab being poured and prior to pre-backfill inspection. The builder
may indicate at the time of application that the groundwork needs to be inspected
out of the regular sequence. There is a fee attached to this process. If not, then
the groundwork is inspected as part of the plumbing rough in the Pre-Board
phase of construction.
Similarly, hydronic radiant heating is also inspected out of sequence and will
have additional fees attached to the process.
Temporary Heat Inspection (Audit Inspection)
This type of gas inspection covers all forms of temporary construction heat done
prior to the installation of the dwelling‟s permanent heating system. The builder
may indicate that temporary heat will be used during construction but should be
aware that it is an audit inspection that will be performed at the Safety Codes
Officer‟s discretion. There is a fee attached with this process.
Hydronic Inspection
When a hydronic heating system is the only source of heat for a building, a
separate plumbing permit is required as this process is NOT included within an
SCP.
Auxiliary hydronic heating systems may be inspected prior to the Pre-Possession
phase, out of sequence. If requested in sequence, the slab heating system is
inspected at the Pre-Board phase of construction. The builder will need to
request and pay for this type of inspection at the time permit application or
revision.
Geoexchange Inspection
This inspection is for any project aligned with an SCP and may have inspections
performed out of sequence (ie, drilling, pre-backfill, final). Inspections for
geoexchange require a separate Mechanical (Refrigeration) Permit and are not
included in an SCP.
Solar Inspection
All solar (Photovoltaic or Domestic Hot Water) systems may be included in an
SCP and are included in the relevant inspections.
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INSPECTIONS FOR TRADE PERMITS, SUCH AS THOSE MENTIONED
PREVIOUSLY MAY ONLY BE CALLED IN BY THE PERMIT APPLICANT.
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Basement Development
The addition of basement development is a very common revision affecting all of
the inspection divisions. The addition of a basement development can be done
any time before the Pre-Possession Phase. The details of the development will
determine the type of inspections required. Revision fees include one inspection
per trade when required. Work may progress to the Pre-Possession Phase
unless otherwise stated below.
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Basement Framing - Will be inspected at the Pre-Possession Phase, unless a
structural change has been made (ie. moving a beam, column, etc.);
Basement Electrical - May be inspected at the Pre-Possession or Pre-Board
Phase, under the condition that the contractor named on the original permit
completes all of the basement work. Wiring may be concealed if inspected at
the Pre-Possession Stage;
Basement Plumbing – Will be inspected at the Pre-Possession Phase, unless
a change to the previously inspected groundwork occurs. This is only under
the condition that the contractor named on the original permit completes all of
the basement work;
Basement HVAC - Will be inspected at the Pre-Possession Phase;
Wood Burning or Solid Fuel Burning Stove or Fireplace - Prior to an
inspection of a wood burning or solid fuel stove or fireplace, the appliance and
all associated venting must be left fully exposed. All framing material must be
completely installed in order to check for required clearances. In the case of
masonry chimneys, the chimney must be completed and capped. This is an
out of sequence inspection; or
Gas Fireplace - Prior to an inspection of a gas fireplace, the fireplace and all
associated venting must be left fully exposed. All framing material must be
completely installed in order to check for required clearances. If the gas
fireplace is part of a basement development and the main gas line has
already been inspected, both the venting and the line pressure test should be
done on the same day. If the main gas line inspection has been postponed
until the Pre-Possession Phase the gas line portion of the fireplace inspection
can be done at that time, however the venting still needs to be seen. This is
an out of sequence inspection.
Detached Garages
NOTE: As a detached garage is a separate building, a new and separate
Building Permit and Trade Permits will be required. A detached garage is NOT
included in and forms NO part of a SCP.
The builder may apply for a Residential Improvement Permit. The builder and
applicable sub-trades will have to pull their own permits and call for their own
inspections.
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Development & Building Approvals Contact and
Information List
General Inquiries & Inspection Enquiries
Land Use and Bylaw Enforcement
3-1-1
or (403) 268-5311
Fax (403) 268-8178
(403) 268-5415
Land Use Bylaw 1P2007 can be accessed at www.calgary.ca/landusebylaw
VISTA can be accessed at https://vista.calgary.ca
Downloadable copies of this document can be accessed at
http://www.calgary.ca/PDA/DBA/Documents/brochures/new-home-inspectionhandbook.pdf
Subdivision & Development Appeal Board
(403) 268-5312
Planning Information Centre
(403) 268-5333
Corporate Properties (Encroachments)
(403) 268-2251
Development Site Services (Grades)
(403) 268-5795
NOTICE:
It is the sole responsibility of the user to ensure they have the most current
version available.
Updates and changes to this document will occur as they are needed and
at the discretion of City of Calgary, Building Regulations.
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