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Second Substitute H.B. 293

Representative Douglas C. Aagard proposes the following substitute bill:


             1     
PRIVATE BUILDING INSPECTOR AUTHORIZED

             2     
2008 GENERAL SESSION

             3     
STATE OF UTAH

             4     
Chief Sponsor: Douglas C. Aagard

             5     
Senate Sponsor: Scott K. Jenkins

             6     
             7      LONG TITLE
             8      General Description:
             9          This bill modifies county and municipal land use provisions relating to building
             10      inspections.
             11      Highlighted Provisions:
             12          This bill:
             13          .    requires counties and municipalities to maintain a list of licensed building
             14      inspectors who have requested to be included on the list, have provided a schedule
             15      of fees for building inspections, and have provided proof of insurance;
             16          .    allows building inspectors on the list to perform only those building inspections that
             17      they are certified to make;
             18          .    prohibits counties and municipalities from withholding approval of new
             19      construction of a residence based on the lack of approval from a county or
             20      municipal building inspector if, after the county or municipality has failed to make a
             21      timely building inspection, a building inspector on the inspector list certifies the
             22      construction to be in compliance with applicable standards;
             23          .    prohibits counties and municipalities from withholding approval of an improvement
             24      or modification to an owner's existing residence based on a lack of approval from a
             25      county or municipal building inspector if a building inspector on the inspector list


             26      certifies that the improvement or modification complies with applicable standards;
             27          .    prohibits building inspectors on the inspector list from making inspections of work
             28      they have done or directed or on property they own;
             29          .    requires building inspectors hired by an owner to file a report of the building
             30      inspection with the county or municipality;;
             31          .    authorizes counties and municipalities to audit those on the inspector list;
             32          .    authorizes counties and municipalities to remove from the list any building
             33      inspector found to have a consistent pattern of approving substandard work; and
             34          .    requires counties and municipalities with an inspector list to make available to the
             35      public the fees they charge for a building permit with and without a county or
             36      municipal building inspector making the building inspection.
             37      Monies Appropriated in this Bill:
             38          None
             39      Other Special Clauses:
             40          None
             41      Utah Code Sections Affected:
             42      AMENDS:
             43          10-9a-509, as last amended by Laws of Utah 2007, Chapter 363
             44          17-27a-508, as last amended by Laws of Utah 2007, Chapter 363
             45     
             46      Be it enacted by the Legislature of the state of Utah:
             47          Section 1. Section 10-9a-509 is amended to read:
             48           10-9a-509. When a land use applicant is entitled to approval -- Exception --
             49      Municipality may not impose unexpressed requirements -- Municipality required to
             50      comply with land use ordinances.
             51          (1) (a) An applicant is entitled to approval of a land use application if the application
             52      conforms to the requirements of the municipality's land use maps, zoning map, and applicable
             53      land use ordinance in effect when a complete application is submitted and all fees have been
             54      paid, unless:
             55          (i) the land use authority, on the record, finds that a compelling, countervailing public
             56      interest would be jeopardized by approving the application; or


             57          (ii) in the manner provided by local ordinance and before the application is submitted,
             58      the municipality has formally initiated proceedings to amend its ordinances in a manner that
             59      would prohibit approval of the application as submitted.
             60          (b) The municipality shall process an application without regard to proceedings
             61      initiated to amend the municipality's ordinances if:
             62          (i) 180 days have passed since the proceedings were initiated; and
             63          (ii) the proceedings have not resulted in an enactment that prohibits approval of the
             64      application as submitted.
             65          (c) An application for a land use approval is considered submitted and complete when
             66      the application is provided in a form that complies with the requirements of applicable
             67      ordinances and all applicable fees have been paid.
             68          (d) The continuing validity of an approval of a land use application is conditioned upon
             69      the applicant proceeding after approval to implement the approval with reasonable diligence.
             70          (e) A municipality may not impose on a holder of an issued land use permit a
             71      requirement that is not expressed:
             72          (i) in the land use permit or in documents on which the land use permit is based; or
             73          (ii) in this chapter or the municipality's ordinances.
             74          (f) A municipality may not withhold issuance of a certificate of occupancy because of
             75      an applicant's failure to comply with a requirement that is not expressed:
             76          (i) in the building permit or in documents on which the building permit is based; or
             77          (ii) in this chapter or the municipality's ordinances.
             78          (2) A municipality is bound by the terms and standards of applicable land use
             79      ordinances and shall comply with mandatory provisions of those ordinances.
             80          (3) (a) As used in this Subsection (3):
             81          (i) "Acknowledged building inspector" means a person who:
             82          (A) is licensed as a building inspector in the state;
             83          (B) except for fees charged for making a building inspection, is financially independent
             84      from the owner for whom the person makes a building inspection; and
             85          (C) is included on a municipality's inspector list.
             86          (ii) "Inspector list" means a list of persons who:
             87          (A) are licensed in the state as building inspectors; and


             88          (B) have made a written request to the municipality, as provided in this Subsection (3),
             89      to be added to the inspector list.
             90          (iii) "New construction" means:
             91          (A) the construction of a new residence on land described in an approved subdivision
             92      plat; or
             93          (B) the construction of additional square footage to an existing residence.
             94          (iv) "Remodeling" means an improvement or modification:
             95          (A) to an existing residence; and
             96          (B) for which the municipality requires a building permit.
             97          (b) (i) A person who is licensed in the state as a building inspector may make a written
             98      request to a municipality to be added to the municipality's inspector list.
             99          (ii) A licensed building inspector who makes a written request to be added to a
             100      municipality's inspector list:
             101          (A) shall, at the time of the request:
             102          (I) state in writing each type of building inspection that the building inspector is
             103      certified to make;
             104          (II) provide the municipality a schedule of the fees the building inspector charges for
             105      each type of building inspection; and
             106          (III) provide proof of worker compensation insurance and errors and omissions
             107      insurance coverage;
             108          (B) may make only the type of building inspection for which the building inspector is
             109      certified; and
             110          (C) may not make a building inspection on:
             111          (I) work performed by or at the direction of the inspector; or
             112          (II) property owned by the inspector.
             113          (c) Each municipality that receives a written request as provided in Subsection (3)(b)
             114      shall include the building inspector making the request on the municipality's inspector list.
             115          (d) A municipality may not withhold approval of new construction based on the
             116      owner's failure to obtain approval of a municipal building inspector if:
             117          (i) the owner makes a written request to the municipality for a building inspection of
             118      the new construction;


             119          (ii) the municipality fails within two business days after the request under Subsection
             120      (3)(d)(i) to complete the building inspection by a municipal building inspector; and
             121          (iii) an acknowledged building inspector, hired and paid by the owner, signs a written
             122      certification that the new construction complies with applicable standards that the municipality
             123      has established.
             124          (e) A municipality may not withhold approval of a remodeling based on a failure to
             125      obtain approval of a municipal building inspector if an acknowledged building inspector, hired
             126      and paid by the owner, signs a written certification that the remodeling complies with
             127      applicable standards that the municipality has established.
             128          (f) An acknowledged building inspector shall file each report of a building inspection
             129      made under this Subsection (3) with the municipality in which the property that is the subject
             130      of the building inspection is located.
             131          (g) A municipality may perform a periodic audit of building inspectors on the
             132      municipality's inspector list.
             133          (h) A municipality may remove a building inspector from the municipality's inspector
             134      list if the municipality determines that the building inspector has demonstrated a consistent
             135      pattern of certifying substandard new construction or remodeling as complying with applicable
             136      standards.
             137          (i) Each municipality with an inspector list shall make available to the public:
             138          (A) the amount of the fee the municipality charges for a building permit when it is
             139      anticipated that a municipal building inspector will make the building inspection; and
             140          (B) the amount of the fee the municipality charges for a building permit when it is
             141      anticipated that a licensed building inspector who is not a municipal building inspector will
             142      make the building inspection.
             143          Section 2. Section 17-27a-508 is amended to read:
             144           17-27a-508. When a land use applicant is entitled to approval -- Exception --
             145      County may not impose unexpressed requirements -- County required to comply with
             146      land use ordinances.
             147          (1) (a) An applicant is entitled to approval of a land use application if the application
             148      conforms to the requirements of the county's land use maps, zoning map, and applicable land
             149      use ordinance in effect when a complete application is submitted and all fees have been paid,


             150      unless:
             151          (i) the land use authority, on the record, finds that a compelling, countervailing public
             152      interest would be jeopardized by approving the application; or
             153          (ii) in the manner provided by local ordinance and before the application is submitted,
             154      the county has formally initiated proceedings to amend its ordinances in a manner that would
             155      prohibit approval of the application as submitted.
             156          (b) The county shall process an application without regard to proceedings initiated to
             157      amend the county's ordinances if:
             158          (i) 180 days have passed since the proceedings were initiated; and
             159          (ii) the proceedings have not resulted in an enactment that prohibits approval of the
             160      application as submitted.
             161          (c) An application for a land use approval is considered submitted and complete when
             162      the application is provided in a form that complies with the requirements of applicable
             163      ordinances and all applicable fees have been paid.
             164          (d) The continuing validity of an approval of a land use application is conditioned upon
             165      the applicant proceeding after approval to implement the approval with reasonable diligence.
             166          (e) A county may not impose on a holder of an issued land use permit a requirement
             167      that is not expressed:
             168          (i) in the land use permit or in documents on which the land use permit is based; or
             169          (ii) in this chapter or the county's ordinances.
             170          (f) A county may not withhold issuance of a certificate of occupancy because of an
             171      applicant's failure to comply with a requirement that is not expressed:
             172          (i) in the building permit or in documents on which the building permit is based; or
             173          (ii) in this chapter or the county's ordinances.
             174          (2) A county is bound by the terms and standards of applicable land use ordinances and
             175      shall comply with mandatory provisions of those ordinances.
             176          (3) (a) As used in this Subsection (3):
             177          (i) "Acknowledged building inspector" means a person who:
             178          (A) is licensed as a building inspector in the state;
             179          (B) except for fees charged for making a building inspection, is financially independent
             180      from the owner for whom the person makes a building inspection; and


             181          (C) is included on a county's inspector list.
             182          (ii) "Inspector list" means a list of persons who:
             183          (A) are licensed in the state as building inspectors; and
             184          (B) have made a written request to the county, as provided in this Subsection (3), to be
             185      added to the inspector list.
             186          (iii) "New construction" means:
             187          (A) the construction of a new residence on land described in an approved subdivision
             188      plat; or
             189          (B) the construction of additional square footage to an existing residence.
             190          (iv) "Remodeling" means an improvement or modification:
             191          (A) to an owner's existing residence; and
             192          (B) for which the county requires a building permit.
             193          (b) (i) A person who is licensed in the state as a building inspector may make a written
             194      request to a county to be added to the county's inspector list.
             195          (ii) A licensed building inspector who makes a written request to be added to a county's
             196      inspector list:
             197          (A) shall, at the time of the request:
             198          (I) state in writing each type of building inspection that the building inspector is
             199      certified to make;
             200          (II) provide the county a schedule of the fees the building inspector charges for each
             201      type of building inspection; and
             202          (III) provide proof of worker compensation insurance and errors and omissions
             203      insurance coverage;
             204          (B) may make only the type of building inspection for which the building inspector is
             205      certified; and
             206          (C) may not make a building inspection on:
             207          (I) work performed by or at the direction of the inspector; or
             208          (II) property owned by the inspector.
             209          (c) Each county that receives a written request as provided in Subsection (3)(b) shall
             210      include the building inspector making the request on the county's inspector list.
             211          (d) A county may not withhold approval of new construction based on the owner's


             212      failure to obtain approval of a county building inspector if:
             213          (i) the owner makes a written request to the county for a building inspection of the new
             214      construction;
             215          (ii) the county fails within two business days after the request under Subsection
             216      (3)(d)(i) to complete the building inspection by a county building inspector; and
             217          (iii) an acknowledged building inspector, hired and paid by the owner, signs a written
             218      certification that the new construction complies with applicable standards that the county has
             219      established.
             220          (e) A county may not withhold approval of a remodeling based on a failure to obtain
             221      approval of a county building inspector if an acknowledged building inspector, hired and paid
             222      by the owner, signs a written certification that the remodeling complies with applicable
             223      standards that the county has established.
             224          (f) An acknowledged building inspector shall file each report of a building inspection
             225      made under this Subsection (3) with the county in whose unincorporated area the property that
             226      is the subject of the building inspection is located.
             227          (g) A county may perform a periodic audit of building inspectors on the county's
             228      inspector list who make inspections of new construction.
             229          (h) A county may remove a building inspector from the county's inspector list if the
             230      county determines that the building inspector has demonstrated a consistent pattern of
             231      certifying substandard new construction or remodeling as complying with applicable standards.
             232          (i) Each county with an inspector list shall make available to the public:
             233          (A) the amount of the fee the county charges for a building permit when it is
             234      anticipated that a county building inspector will make the building inspection; and
             235          (B) the amount of the fee the county charges for a building permit when it is
             236      anticipated that a licensed building inspector who is not a county building inspector will make
             237      the building inspection.


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