As the City of Raleigh continues to grow, we at the Development Services Department routinely seek ways to improve our processes. To address issues that may result due to property constraints and building setbacks, we will be implementing a new survey requirement for all infill lots (defined per UDO section 2.2.7), as well as for any projects with lots that appear to substantially deviate from the approved plans. Infill construction often occurs in older neighborhoods where the lot lines are no longer distinguishable.

Beginning March 1, 2018, a survey performed by a professional land surveyor licensed in the state of North Carolina, must be completed and submitted to the City of Raleigh for all infill construction projects. The City recommends that this take place once the forms are completely in place (before concrete is poured) or at the owner and/or builders discretion at the foundation stage (after concrete is poured, but prior to any framing or vertical construction occurring). This flexibility is provided to align with other entities, that at times may require a similar survey, and thus allows for combining of the two.

There will be no change to the initial plan submittal and/or application requirements. Please stay tuned for more information, both through this blog and the city website.

For the purpose of this requirement the following definition shall apply to a Foundation /Form Survey:

• Foundation/Form survey: A sealed and signed survey by a North Carolina licensed Land Surveyor, which attests to the horizontal and vertical location of the building foundation and/or forms, which clearly indicates the set back dimensions ( on all sides and to any accessory or main buildings); any deviations from the approved plans clearly noted, and a statement that foundations and/or forms were found to be in conformity with the approved plans ( any exceptions/deviations noted). In addition an average grade reference datum benchmark , as determined by section 1.5.7 of the UDO , shall be staked on site, and protected for the zoning inspector to use for determining final height compliance at time of the building final. This reference datum location and height shall be clearly indicated/referenced in the prepared sealed document as well as the height of the top of forms or foundation relative to this datum.
• UDO section 1.5.7 ( A) 2 “Average grade is determined by calculating the average of the highest and lowest elevations along pre development grade or improved grade ( whichever is more restrictive) along the front of the building parallel to the primary street setback. Where mass-grading has been approved by the City average grade shall be considered the improved grade following such mass grading.”
• UDO section 1..5.7 (A ) 4 “ where the property slope increases to the rear , building height is measured from the average point at grade of the front and rear wall planes.”

The Development Services Satellite Office on Litchford Road is cutting back hours for walk-in permit clients beginning September 1, 2018. Walk-in clients for Residential projects will only be accepted between the hours of 8 a.m. and 2 p.m. The lobby will then close to walk-in clients at 2 p.m. These interim changes are indefinite and due to a shortage of staff resources combined with an influx of project volume and budget constraints. 

The turnaround time for Residential plan review will also change:

• First review cycles will have a turnaround time of 10 days
• Re-review cycles will have a turnaround time of five days

For questions or concerns, please email This email address is being protected from spambots. You need JavaScript enabled to view it.or call 919-996-2495

During the past few months, I have been searching the real estate listings for the perfect home for my family. I think we finally found it! While I was searching, I was surprised at how many homes were described as having possible unpermitted square footage.

Having worked alongside building inspectors for many years, I know that there are some major safety concerns associated with this. With no one inspecting the work, there is no way to ensure that it is code compliant and properly constructed. Not to mention that it could seriously affect one’s ability to sell their house in the future as banks are typically not willing to lend money for homes with unpermitted work. This usually results in permits and inspections being requested before closing the sale. Permits issued after the work has been done are double the normal fee. And what many people don’t realize is that the finished product will have to be torn out to reveal rough-in and framing work, which will have to meet the current code to be approved. This can be a very costly mistake.

Retention of One set of Residential Building Plans: Effective June 1, 2017 the City of Raleigh will begin a new practice of retaining