Hiring a contractor.
Your home and your business represent some of the largest investments that you will ever make, so it is extremely important that you set aside time to carefully select a competent contractor to work on your project. Not unlike choosing a doctor for yourself or your family, you want to be sure to find one who is highly recommended and has proven experience, preferably at least 5 years. Below are some important things to consider when hiring a contractor.
When Choosing a Contractor
Talk to people you trust. If you know of any family or friends who have worked with contractors in the past, ask them about their experience and whether or not they would make a recommendation. Even if they advise you not to hire a certain contractor, that still helps you narrow your choices. Another good source would be a real estate agent you trust since they tend to work with contractors often.
Visit the Better Business Bureau website or call them at 513-421-3015 to research a particular company.
Always get bids for your project from at least 3 contractors. Make sure that these estimates include the same information and scope of work for your project with as much detail as possible. If 1 bid is significantly different from the others, then there may be something missing or included in their scope of work that is different from the others.
Get references from the contractors and ask about their past projects. Be sure to take the time to contact these references, and visit the projects if possible. Ask plenty of questions. Most people will be happy to discuss their experience with a contractor whether it was good or bad.
Ask to see the contractors’ proof of workers’ compensation and liability insurance, and check to make sure that it has not expired. If an accident happens on your property and the contractor is not insured, you as the owner will most likely be held responsible for compensation.
After Choosing a Contractor
Have a detailed contract written. The more details the better. This will protect both you and the contractor and avoid miscommunication. Never assume that anything is included until you see that it has been written in the contract.
Establish a clear and detailed schedule of completion in writing. While reasonable exceptions can be made for variables like weather, it is important to establish a clear completion date rather than leaving the project open-ended.
Make sure that the appropriate permits have been obtained before work starts. Ask the contractor to show you proof that the permit has been obtained. You can also call the Building Department to verify that the permits have been issued.
Other Things to Consider
It is a bad sign if a contractor is reluctant to obtain permits or inspections. Some contractors may claim that they do that particular work "all of the time" without getting a permit. The only way to be sure if a permit is required and what inspections are required is to ask the Building Department directly.
For permits involving drawings, take the time to review the approved permit drawings as well as all notes and attachments. Call our office with any questions you have. If the contractor obtains the permit, ask to review the approved permit drawings yourself before work starts.
Be wary of contractors who ask for money before work has started. Establish a clear payment schedule based upon milestones. For example, it can be based upon different inspection approvals.
Do not issue final payment until you receive proof that the final inspection has been approved and no additional inspections are required.
Inspect the project yourself with the contractor at regular intervals to make sure that all of your concerns are being communicated and questions are answered. This will avoid any surprises at the end of a project. Your contractor should encourage this kind of open communication because it provides you with the result you are looking for and prevents potential delays in final payment for him.
Visit the Contractor Registration page for information on contractor licensing and registration requirements.
List of Contractors.
Visit our contractors page to see the City of Hamilton’s list of registration holders for each trade:
How to get a permit.
Most building permits require a plan review in order to be approved. Permits that require a plan review must have an application fee paid at the time the application is submitted. The remainder of the permit fee is not due until the permit is ready to be issued.
Building permit applications can be submitted by the property owner or anyone they authorize. Fire Alarm and Sprinkler drawings must be completed by individuals certified in the state of Ohio to design those systems.
Before a permit can be issued, an application must be submitted to our office for approval, and the required fees must be paid.
Click here for a list of our application forms for you to print. Applications are also available in our office.
Our goal is to make the permit process as simple and hassle-free as possible to allow our businesses and residents achieve their goals.
Hamilton’s Building Department provides one-stop shopping for all of our customers.
Before starting your design or even signing a lease, we highly recommend that you contact us to discuss your intentions.
If necessary, a meeting prior to submitting the application can also be coordinated with the individuals from each City department that will be reviewing your plans, in order to discuss your project and review any conceptual sketches.
Permits Requiring Plan Review.
The following permit applications usually do not require the submission of drawings for a plan review, allowing them to be issued at the time the application is made and applicable fees are paid:
Building permit for reroofing, when no new, altered, replaced or repaired framing is involved. Commercial reroofing will also need to submit manufacturer’s documentation showing that the materials to be used have a minimum a “Class A” rating.
Electrical, HVAC, refrigeration, plumbing, hydronics or sewer permits that are not associated with any projects or work requiring a building permit.
Electrical, HVAC, refrigeration, plumbing, hydronics or sewer permits that are associated with a project or work requiring a building permit; as long as the information for the trades’ work was included with the permit drawings and the building permit has already been approved and issued.
Water heater, furnace or A/C replacements
Electric service change
Other Permits
All other permit types typically require a plan review, so we are unable to issue them at the time of application. The time it takes all applicable departments to complete the plan review takes an average of 10 working days. We are always aware of our customers’ scheduling needs, so you can rest assured that the City of Hamilton is making every effort to complete the plan review process as quickly and efficiently as possible.
Frequently Asked Questions.
What is a permit?
A permit is an approval issued by the Authority Having Jurisdiction (AHJ) to perform work that is regulated by the applicable codes in the State of Ohio. Construction Services is the AHJ for all properties located within the city limits of Hamilton only.
How long does it take to get a permit?
Permits that do not require a plan review can be issued over the counter when a completed application is submitted and all required fees have been paid.
For permits requiring a plan review, it typically takes around 10 working days from when the application is made, until all departments have completed their review. As soon as all departments have completed their reviews, the applicant is notified of the results. If the permit application and all plans have been approved, then the permit is issued when all required fees have been paid.
When does my permit expire?
If a project is delayed or suspended for more than 6 months after it started and an inspection has been performed by Construction Services, the permit approval becomes invalid. Up to 2 extensions can be granted for 6 months each if requested in writing by the owner at least 10 days in advance of the expiration of the approval and upon payment of the required extension fees. The extension periods begin no later than 6 months after the project started and an inspection was performed by Construction Services.
Permits become invalid if work has not started within 12 months of the date that the permit was approved, regardless of the date the permit was issued. In order to confirm that work has started on a project, an inspection must be performed by Construction Services. It is the owner’s responsibility to ensure that the appropriate inspections are scheduled for the permitted project.
One extension can be granted for an additional 12 month period if requested in writing by the owner at least 10 days in advance of the expiration of the approval and upon payment of the required extension fees.
How far in advance do I need to schedule an inspection?
Typically, inspections can take place as early as the business day following the day the inspection was scheduled. It is possible that an inspection may not be scheduled on the next business day, due to unusually high demand or other circumstances limiting an inspector’s schedule. That is why we encourage permit applicants to contact us to schedule the inspection as soon as possible.
How many copies of plans do I need to submit?
Most residential permits require that only 2 copies of drawings and documents be submitted with the permit application form, and most commercial permits typically require anywhere from 4 to 8 copies of all plans and documents. It is always best to call our office before preparing your submission so that we can tell you exactly how many sets will be required.
How much does a permit cost?
Since every project is unique, the best way to find out how much a permit costs would be to contact us. You can also get an idea of how much your permit will cost by looking at the permit application itself.
Permits requiring a plan review typically require the payment of an application fee at the time the application is made. The remaining cost is not paid until after the permit is approved and the applicant is notified of the final amount. Permit fees are calculated by Construction Services and are based on information such as square footage, number of fixtures, estimated cost of construction, etc. The final permit fee is paid at Construction Services at the time the permit is issued.
Do I have to be licensed or registered to get a permit or do work?
A contractor must be registered in the City of Hamilton to obtain a permit and do work for electric, HVAC, gas, plumbing, hydronics (wet heat) or sewer work that is regulated by the adopted codes in the State of Ohio. A Master Registration is required to obtain a permit for this work. In order to obtain a Master Registration, that individual must possess a current Contractor’s License issued by the Ohio Construction Industry Licensing Board (OCILB) for that trade. For more information, visit the Contractor Registration page.
When can I start working on my project?
It is in the owner’s and all occupants’ best interests to make sure that work does not start until after the permit is issued for many reasons. During the course of the plan review process, it may be determined that a project is unable to be permitted, or the plans may be required to change. If this happens and work has already started, then the owner is subjecting himself to higher construction costs and a delayed time of completion.
Projects that require a permit must not be started until after the permit has been issued and the required fees have been paid. When work must be performed in an emergency situation, an application for approval shall be submitted to Construction Services within the next business day. The Building Official will determine whether or not the situation legitimately constituted an emergency. If any work is performed without a permit, and the above emergency stipulations are not met; then work will be required to stop immediately, and penalty fees will be applied.
What is a Certificate of Occupancy?
A Certificate of Occupancy is an approval that is issued by the Building Official that allows a building or structure, in whole or in part, to be used or occupied. The Certificate of Occupancy indicates the conditions under which the building shall be used. The building owner shall only use the structure in compliance with the Certificate of Occupancy and any stated conditions.
A final Certificate of Occupancy is only issued after the final building inspection has been approved, and the permit has been closed. It is usually associated with building permits for new residences, new commercial buildings; or spaces that have had a change in occupancy, alterations, repairs or remodeling.
Can I start demolition without a permit?
They will contact the appropriate representatives of Construction Services and the Utility Departments to make sure that the emergency demolition is safe to proceed. An application for approval must be submitted to Construction Services within the next business day.
The Building Official will determine whether or not the situation legitimately constituted an emergency. If any work is performed without a permit, and the above emergency stipulations are not met; then work will be required to stop immediately, and penalty fees will be applied.
No! In order to protect the owner, bystanders, demolition personnel, and all adjacent properties; it is extremely important that demolition does not begin until after the required demolition permits have been issued. Starting demolition without a permit is not only a likely way to cause injury, but it will also result in the application of penalty fees.
When demolition must be performed in an emergency situation, then the Hamilton Fire Department must be contacted for approval.