Building Division

The City of North Olmsted Building Division seeks to use experience and knowledge gained to render consistent, fair, effective enforcement of the building and zoning codes while maintaining a positive, courteous, helpful and professional demeanor in order to provide the residents and visitors of the City of North Olmsted with relatively safe, hazard free, structurally sound buildings and properties for their use and enjoyment.

Department Responsibilities

The Building Division is responsible for the enforcement of the various building codes and ordinances relating to the construction, alteration, repair or, addition to, and demolition of:

	§ Buildings	§ Sheds
	§ Houses	§ Fences
	§ Garages	§ And other structures in the City

Obtaining Building Permits

A building permit must be obtained before work begins on any dwelling, accessory structure or commercial building:

	§ Excavation	§ Demolition
	§ Grading	§ Electrical
	§ Construction	§ Plumbing
	§ Alteration	§ Heating
	§ Repair	§ Air conditioning

The Building Division performs inspections required for this work while it is in progress. The Building Division staff can assist you regarding permits and related costs.

Zoning Code: The Building Division also participates in the enforcement of the Zoning Code, which governs various items such as permitted uses in various zoning districts, setbacks of buildings and parking lots from property lines and the percentage of a parcel that can be covered by buildings. For information concerning variances to the Zoning Code, please contact Zoning Inspector Dave Peltz, (440) 716-4139.

Permits that may be issued upon submittal of a complete application:

	§ Hot water tanks	§ Furnace & air conditioning unit replacement (rear yard)
	§ Lawn sprinkler systems	§ Electrical work (if performed by a licensed contractor)
	§ Re-roofing	§ Driveways (over 100 square feet)
	§ Siding

Permits that require approvals before being issued (A 10-day posting/processing period is required unless otherwise indicated):

	§ New homes	§ Alterations and additions
	§ Demolitions	§ Fences and screen walls (five day wait)
	§ Decks	§ Attached and/or detached garages
	§ Fireplaces	§ Accessory structures (e.g. sheds, gazebos, arbors, etc.)
	§ Swimming pools	§ Plumbing work (concealed piping repairs/replacements)
	§ Electrical work*	§ Exterior & interior waterproofing (after flow test
	§ Satellite dishes (39” +)	approval from Service/Public Works)

* Homeowners performing the electrical and plumbing work must provide a drawing depicting how they plan to perform the work including the materials to be used. This information must be approved by the inspector before the permit will be issued.

Work that does NOT require a Building Division permit (Note: If a contractor is performing the work, they MUST be licensed with the Building Department):

	§ Submeters	§ Driveways (less than 100 square feet)
	§ House painting	§ Roofing (less than 100 square feet)
	§ Carpeting	§ Replacement doors & windows (of same size)
	§ Tile floors	§ Minor electrical work (e.g. receptacle or fixture change)
	§ Wall treatments

If your planned project type is not listed above or if you should have any questions, please do not hesitate to contact the Building Division, (440) 777-8000.

Contacting Building Inspectors: As the inspectors work mostly out in our community performing inspections, the best time to contact Building Department Inspectors is from 8:30 a.m. to 9:30 a.m., and then again from 3:00 p.m. to 4:00 p.m. weekdays.

Building Division Reviews

Reviews of plans and general questions:

While the Building Division will not design a project for a homeowner, it will advise on specific questions relating to the code requirements. (See above note regarding inspector contact.)

1. For general building or heating questions, contact Inspector Joe Hovancsek at Extension 4129.

2. For electrical and pool questions, contract Inspector Paul Grayshaw at Extension 4126.

3. For plumbing questions, contact Inspector Lou Cifranic at Extension 4124.

4. For roofing and property maintenance questions, contact Inspector John Schneider at Extension 4125.

5. For sign and fence questions, contact Inspector Dave Peltz at Extension 4139.

6. For additional information, please contact Assistant Building Commissioner Tom Rymarczyk at Extension 4127.

Building Division Complaints

To report community concerns and complaints to the Building Division, please contact the office at (440) 777-8000. A member of the staff will take the pertinent information and process the complaint. The Building Division also acts as the receiving agent for local concerns and complaints investigated by the Cuyahoga County Board of Health.

Types of Concerns/Complaints Investigated by the Building Division:

1. Structures erected without necessary permits (i.e. fences, garages, sheds and swimming pools).

2. Safety and hazardous condition concerns (something that may cause injury).

3. Severe property maintenance issues (e.g. gutters falling off, broken windows, missing siding, deteriorated porches, etc.)

4. Garbage cans located in front yard area.

5. Recreational vehicles parked in a front yard for over three days.

6. Vehicles parked/stored outside without current license plates.

7. Vehicles parked on grass.

8. New construction leaving mud on public roadways.

9. Apartment resident complaints (e.g. no heat).

Please note: Annually, between April and November, the Building Department Proactive Property Maintenance Program is active to preserve maintenance standards in residential neighborhoods. A home is generally the most valuable investment an individual owns. This department helps to ensure our housing stock remains strong now and in years to come. The Seasonal Property Maintenance Inspector views houses from the sidewalk or public right-of-way to inspect for violations to North Olmsted’s Codified Ordinance (Sections 1363.07 and 1351.01).

The Building Department is NOT responsible for:

1. Weeds and high grass (contact the Service Department).

2. Drainage, encroachments and easements (contact the Engineering Division).

3. Sidewalks, aprons, streets and right-of-ways (contact the Engineering Division first).

4. Snow removal (contact the Service Office).

Application for Tax Exemption

Cuyahoga County Tax Abatement Program:

The City of North Olmsted offers a 10-year tax abatement program in partnership with Cuyahoga County (216-443-7100) for all one- and two-family dwelling units. The program applies to any new construction and/or improvements that cost at least $2,500.00 and cause an increase in the assessed value of your property. This abatement defers your tax increase for a period of ten (10) years. A completed application for this program is required before the permit will be issued (copy below). If you have any questions concerning this form, call the Building Department, (440) 777-8000.

Qualifying Improvements: The following home improvements may increase the assessed value of your property and do qualify for the 10-year tax abatement:

	§ Addition of new porch	§ Addition of full-house air conditioning
	§ Addition of new deck	§ Building of new or enlarged garage
	§ Additional living area	§ Installation of additional bathroom or toilet
	§ Install of indoor fireplace	§ Finishing of attic or second floor with paneling,
	§ Install of in-ground pool	plaster or plasterboard

Non-Qualifying Improvements: Normal repairs and maintenance will not increase the real estate assessment of your home and therefore do not qualify for the 10-year tax abatement. A few examples include:

	§ New roof	§ Lawn sprinkler system installation
	§ New fence	§ Adding electrical circuits or outlets
	§ Waterproofing	§ Storm windows and doors installation
	§ Plumbing replacement	§ Scraping and painting of house exterior
	§ Kitchen remodeling	§ Painting, wall papering and other decorating
	§ Vinyl siding installation

The removal of dilapidated sheds and garages will result in those items being taken off the tax duplicate as long as a demolition permit was obtained. The repairs and improvements listed above can be made without increasing property taxes, if they are not part of a complete modernization project. If your project is not reflected above or if you have additional questions pertaining to the Cuyahoga County Tax Abatement Program, please call the Cuyahoga County Auditor’s Office at (216) 443-7100 or visit their website.