Goings on at the BWC Architecture Studio
It has been a busy summer and we're non stop fabrication at the Secret Weapon Workshop all day long, most every day. This was just last week... and there is more coming down the line!
Our fabrication shop in Oakland uses multiple CNC machines, 3D printers and traditional building tools for all our various projects.
Feel free to stop by sometime and check out the workshop… 2998 Ford Street, Oakland, CA
(Entry Level Position)
BWC Architects is an Oakland-based design-build architecture studio with a focus on creative renovations for Bay Area commercial and residential clients. Located 2998 Ford St., Oakland.
We are currently offering full time & part time positions.
This role will be highly involved in the production of custom furniture and interior elements for our clients. Creative problem solving and self directed focus are key in this position, as well as an interest in being a multidisciplinary fabricator and learning new skills as we never make the same thing twice.
The perfect candidate is an up in coming, talented fabricator and crafts person who’s excited about fabrication, different materials, CNC manufacturing as well as hands on assembly and craft. We are passionate about quality and precision, and you should be too. You should have a desire to work in a fast paced production environment where your main job will be hands on making parts, assembling or finishing pieces.
Main responsibilities will include running CNC routers, woodworking with hand tools, sanding, finishing, assembling and minimal onsite install. We also require daily clean up of the shop space and keeping a tidy workspace.
This position will work in a small team and solo.
Versatility is key in this fast paced and highly creative industrial shop environment.
We’re willing to train the right person on the various technologies, but applicants should have had experience with CNC machines and fabrication, assembly, sanding, working with hand tools and working with CAD/CAM software and/or 3D modeling software.
Operating CNC machines (after training)
Sanding/ finishing parts & assembly
Moving / lifting raw materials for job production
Maintaining a clean and organized work area & helping maintain the shop
Following shop safety standards and company operations manuals.
Some experience in fabrication, construction, millwork, woodworking, or equivalent required.
Some demonstrated interest and ability in CNC routing and digital fabrication.
Attention to detail, organized, team player, and self motivated.
Comfortable working online for scheduling, task management, product info, email, chatting, etc.
Comfortable working in a dynamic, creative, fast paced and friendly team environment.
Ability to self direct & do research about materials, assembly, sanding & finish techniques on new materials
PTO plan (full time positions).
Medical and dental insurance (full time positions).
$22-$26 / hour depending on experience
Paid overtime hours
Casual office environment of serious professionals doing highly creative work
Flexible work schedule
Team-oriented work space where you will have a voice and be highly involved in the creative projects
Please Apply with Resume and work examples to jillian (AT) BWCarchitects.com
The Temple at Burning Man has always been special. For those that don't know about it, a quick story: at the Burning Man festival it's become a tradition to build a temple, a non-denominational space for remembrance of those recently lost, celebration, and worship in your own way. A sort of architectural competition, artists submit their ideas for it, and the winning design gets built by a large crew of volunteers working hard to bring it to life (and raise the money to help pay for it all!).
During the festival people leave memorial notes and objects in it, people get married in it, various services are held in it, and then the day after the Man burns the Temple is burned too. When the Man burns, it's a huge raucous party; when the Temple burns, it's totally somber, with many thousands of people watching in respectful silence. It's quite powerful.
Since it's volunteer built, and many of the same people volunteer year after year to help, a Temple Builder's Guild has grown to help bring the winning idea to life. I helped with the temple back in 2011 and 2013, and decided to get involved again this year. The initial design called for a pair of monumental hands out in front. The team needed help making these real, which was something right up my alley to be able to help with.
Image from the Temple of Together website
As we were reviewing the timeline, budget, and ease of constructability (and burnability!) of the design, we eventually decided together as a team to go with a more faceted design that could be quickly produced from CNC-cut flat panels of plywood. While we loved the form of the final design, making smooth curved forms would have taken more time, and thinner plywood or other options for skinning them quickly could become a hazard when burned due to them flying off more easily in the wind. So the hands were remodeled to a final faceted form for the hand and front, with a lattice on the backside to match the temple's outer walls.
Next step was to make it real, and for that I used Autodesk Fusion. While Blender is awesome, it's not really a CAD platform, and since most of the hands were going to be made from CNC-cut plywood I wanted to use a tool best suited for quickly making manufacture-ready models. So I imported the mesh from Blender, turned the mesh into a solid using T-splines, and then got to work on the internal structures.
Fusion enables me to do simple FEA calculations so I know my designs are plausible and structurally sound, and the parametric solid modeling tools made pretty quick work of all the complex profiles required to 'flat pack' parts of the hands. Then once all the parts and panels were figured out, everything was exported to flat DXFs for various different shops to cut the parts on CNC routers. It also allowed for the team to participate collaboratively online together, to where non-CAD using volunteers helping with the build could review the latest models directly from a web browser. Since I too am just a volunteer, and don't have a lot of extra time, it was critical for me to use tools that empowered me to do the most work in the least amount of time, and to automate as much as possible.
A lot of thought was put into trying to make this complex build as easy as possible, as it's being done mostly using volunteers of various skill levels. We used a numbering system to help label every single one of the hundreds of parts and help direct where that part was supposed to go within the overall structure. We also aimed to make many of the parts not require CNC production, as that can become a major bottleneck with a project that has a large pool of manual labor volunteers but only a few CNC machines available to it. So many parts were designed in a way that they could be produced either by CNC or with just a track saw and some careful measurements. And the overall design had to be very forgiving for tolerances, so it could use whatever donated materials and volunteer labor were available. Finally while it was going to be largely preassembled, it had to be made into several large logically chunks that could both fit onto a flatbed truck, get safely lifted into place, and quickly connected together, as the build team only has a few weeks to put the entire temple together once they get to the playa.
Another thing that was a huge time saver for me was Fusion's newish semi-automated shop drawing tools, where it would largely make all the shop drawings not only for the assemblies, but for every part too.
The final hand structures were 35’ tall, fully freestanding (they don’t touch!), and really looked great along with an overall stunning temple.
Image from Rand Larson of Morningstar Productions
And last night it was all burned to the ground, turned to ash and dust.
Thanks again to the Temple Builder's Guild for letting me help out with this awesome project. Honored to have been included. And looking forward to next year!
One of the major differences of our Architecture Design -Build Studio, is we have our own in house fabrication shop. We have had this as part of our company from the beginning.
Being able to make the pieces we design has allowed us to leverage materials, creativity and design in our projects. Our hands on process keeps us closer to the design and allows us to make more interesting projects in the end.
Recently we have opened up our in house fabrication services to outside jobs. We’ve launched it under its own branding Secret Weapon Workshop - and we’re now taking on specialty CNC fabrication jobs that are not part of our design studio.
Under this new brand, we’ve been working on a project for our friends over at Channing Street Copper, creating the hardwood walnut knobs and handles for their beautiful stove: Copper.
These induction stoves are all about environmental emissions and craft, so no wonder they wanted to use a beautiful material like the local walnut hardwood we’ve sourced for them.
Here is a short video of the making….! - And you can see the whole post over HERE at the SWW blog page.
The CNC fabrication of the knobs and dowels (handles).
The acclaimed bar and event space we designed and built for The Long Now in 2014 is turning 10 years old this year…. And it still looks fantastic! If you’ve never been here, you should make the trip. And if you have been here then you know what we mean.
Long Now worked with Bay Area architects Jillian Northrup and Jeffrey McGrew of BWC Architects to strike the right balance between bar, cafe, exhibition space, and event venue. Together they created a space where, in Rose’s words, “every surface, every object is a story that you can tell.” (from https://longnow.org/)
As part of this 10 year birthday anniversary we’re assisting in some needed and wanted upgrades to the space. Along with the upstairs office renovation previously completed, we’re helping with some additional items and upgrades to the main bar and event space, including an expansion of the ceiling mounted bottle keep program.
The bottle keep has been a ongoing beautiful project for The Interval since the inception; giving donors a way to enjoy their contributions and share them with friends.
The program has been so successful for The Long Now, that they have been completely sold out of bottles for years. This expansion of capacity for bottle donors allows them to continue the excitement around this program, and help this innovative non-profit further their programing.
We built the new bottle holders to expand the capacity & exactly match the ones we made years ago. Designed and built at our Oakland shop space, just like the originals!
The new ceiling bottle holders and wall hangers were installed earlier this week and are ready for more bottles to come!
Jillian Northrup (one of our fabulous owners) was recently interviewed for an article investigating the current business realities in design, construction and other service industries that support the SF / Bay Area offices. The reporter for The San Francisco Standard was curious about how businesses like ours are surviving & what our recent experience in this post Covid shutdown is like as a business that services the office market in San Francisco & the greater Bay Area.
We talked about the types of project requests we received pre-Covid vs what we are seeing now. The types of project requests and client needs are certainly different for us than they were in the booming office industry pre-Covid. And certainly the issues our clients are concerned about are somewhat new. But that is to be expected, as this is an ever changing market with ever changing realities - not to mention that we’ve gone through a Globally impacting & historic event. But in many ways it’s just another bump in the continuous boom-bust business of the Bay Area. Like the 2009 crash. Or the dot-com crash before that. While it might feel different or a sudden shift, it is the same situation as always: that business owners in every industry need to be ever flexible and changing as the desires of their market shift. Not to put it lightly, as we are among the many businesses working to survive in this amazing place we call the Bay Area. And it is as challenging as it ever was. But we’re in it for the long haul, and excited to see where it continues to take us.
Concrete tile can be so beautiful! Which is why we are excited to be installing it at a client’s residence right now. This one has a terrazzo look, specified from Concrete Collaborative.
These beautiful stone designs are a perfect match for this striking new entry space in this California modern home.
While the installation is a bit tricky, once you are aware for the details to look out for, it will come out looking perfect and amazing.
First off, concrete is very brittle and chips easily. So we always specify at least the minimum overage recommended by the supplier, if not a little more. Then you absolutely need to inspect every piece when it first comes in, so you can get any replacements if needed. The suppliers typically have a timeline for chipped replacements, so whenever you are ordering tile, inspection on receipt is key.
Next is layout. just like with any natural stone tile, you will need to layout your tile, reviewing each one for color differences. You dont want an odd stripe or checker pattern happening unintentionally, so doing a dry layout and numbering your tiles is a good idea. This also gives you the opportunity to make fun design decisions on what will be highlighted.
We did this layout for these 24” x 24 “ tile. It was totally worth it, as it gave us a second review of each tile, making sure the final floor would be as perfect as possible.
Proper cleaning, sealing and finishing of course is always needed with natural stone. Which is why we always work with experienced professionals, and stay present for every part of the project to represent our clients, assuring the best outcome for our final reveal. Redoing tile is no fun, so best to be work these issues out in advance, then it will be breathtaking.
We had the opportunity to visit the climbing wall we made for the AASV children’s elementary school, a project we completed last year. Just like the rest of the interior renovation we did for this school, the climbing wall is holding up as great and we hoped, as it still looks brand new; even after all the kids play!
We love how the design and use of this piece came out. Our interior layout concept for this school placed the climbing wall in the front of the space so that it acts as a focal point in the entry and creates a small arch way / secret side entrance to the next area. Entering the small school, one is immediately greeted with the bright, fun and soft green turf, happy yellow walls and colorful holds on the large blonde climbing structure. It brings a smile to the kids (and their parents!).
While we were visiting we were lucky enough to be there when someone was playing on it…. (and yes, they happen to be a budding staff member of BWC on summer break…!)
We had a great open house last week - thanks to everyone who came out to help us warm the new shop space. It was great to see old and new faces milling about our workspace as we welcomed a beautiful Friday evening in our new location.
This week we’ve continue to be busy building in the workshop. We have several interior renovation design projects that have moved into the build phase, as well as a new fabrication job that just hit the shop floor.
This summer we are lined up for lots of custom fabrication, residential architecture, interior design and commercial renovation work being done in locations throughout the SF bay area (Oakland, Lafayette, San Francisco and Alameda).
Very excited to have our first open house at the new workshop!
June 14th 2024, starts at 5PM and around 7 PM we’ll start wrapping up.
The new workshop is at 2998 Ford Street, Oakland CA 94601 in the lovely Jingletown Arts District.
We’ll have some fun projects to show and some demonstrations of our awesome CNC tools.
Would love to see you there!
As a latest addition to this fun funky SF office we renovated last year, these pop-color acoustic / sound dampening privacy screens now line the open office area. They provide much desired privacy for those seated along the hallway in this open office design.
We love to work with innovative and eco friendly materials. These privacy screens are made from a recycled PET, formed into a dense but light weight felt board. The boards soft physical properties create an acoustic dampening effect, helping mitigate the noise travel in the open space. The dense but soft material can also act as a pinboard & the light weight allows them to be easily moved around.
Since we wanted these screens to fit exactly to the desks, we made them to suite at our in house fabrication shop. The legs are cut from a thick aluminum and then bent to shape. Since we were making these custom, we added a cute little foot to the end profile.
Our pop-color felt panels are framed with the black stands, creating an interchangeable collection of desk screens that can easily be moved around the office by the client. With the durable frame and thick felt panel combination, we think they’ll enjoy their new acoustic dampening screens for a long time!
Secret gallery exhibits, Oakland city building department meetings, felt screens, production shop layout, concrete tile installation, 3D printed scaled models, fancy FINE sign making & giant cabinets.
It has been a minute since we’ve posted what we’re up to, so here is a quick collage of things we’ve done so far this month while we work on some more detailed posts!
We’re busy in the shop and at the design table. This summer is shaping up to be productive and filled with producing some very cool projects. Of course we’ll post them all here as they progress…
We’ve been working on several great projects already this year! And through them all we’ve not only been both the architects and interior designers, we’ve also been the construction project managers. Our Design-Build Project Management Services are an added benefit to going with a full service Design-Build Architecture firm like ours.
Not only do we realize your commercial or residential renovation project, we will also stay with you every step of the way through project completion.
No matter what phase of your project you are in, we can assist with getting you from concepts to completion. We work with trusted General Contractors and licensed professionals that do the job right. And we represent you and your needs along the way, assuring that the project comes out as you expected and within the agreed budget and timelines.
From working with the city for permit expediting to adding those beautiful finishing touches to your space, we are experienced in handling it all to make the project come out great.
Our in house fabrication shop allows us to design and make custom elements for our projects, which creates spaces like no other, that are truly uniquely yours. We’d love to talk to you about your upcoming project!
With focus on an entryway renovation, our design for this home remodel is complete, and we have begun construction. Taking out the original doorway and expanding the interior space, we are capturing some underused outside area to become the new foyer, which adds a coat closet, seating bench for taking off shoes, and a new sun filled entry room.
In the process, of doing the renovation to add this entryway, we’re adding some upgrades to the interior entry hallway, hall bathroom and laundry room. (We’ll share more on that later as the space is built….!)
Oak slat walls fill our design in the front entry room and in the hallway. Complete with “secret” hidden door covering the bathroom doorway. These slat walls not only add visual beauty and warmth to the space, but help with sound travel by dampening noise in an otherwise hard surface area. New concrete collaborative flooring goes in the foyer and extends outside for a dramatically defined entryway.
The slats will be visible through the font door windows and will envelope the front entry room. The new entryway statement piece will be warm and inviting. As this piece comes together we’ll be posting more.
Meanwhile at our production shop in Oakland, we are underway fabricating the slat walls, bench, cabinet, ceiling and secret door for installation.
As part of our residential and commercial renovation business, we produce custom architectural and interior pieces for just about all our projects;. This is what makes every space we do unique and bespoke to our design studio.
We’re excited to be posting more on this space as it progresses!
Many of our clients in the SF bay area are business owners who are leasing a space and looking to renovate. The challenge to keep the project on budget and to make a space that truly fits their practical needs and aesthetic desires is where we specialize. We work with many clients who lease or own their building, and do not want to put in the upfront cost of permanent walls in their renovation quite yet. These design constraints allow us to flex our interior design mussels, creating spaces with large custom furniture, rolling partitions, screens and other non permanent elements that do the job of creating the desired space transitions.
To separate spaces in a fun eye popping way, we designed this acoustic felt screen as an easily configurable room divider. This low and long header between the spaces allowed us to easily fit the acoustic panels on a track creating a very easy to move, sound dampening curtain. We cut fun shapes into the acoustic felt, giving it interest and allowing some light to come through, while still dampening the sound of traveling noise.
Addressing the need for acoustic dampening of traveling voices in this open floorplan of a school, we specified carpeting, fun acoustic felt walls and these custom designed reading nooks below for the kids lounge area.
These custom reading nooks we designed for the school create a quite and personal space for the students when looking for private reading or rest time. The “reading nooks” were placed in a corner of the building, defining that area in a cost efficient manner - allowing the school not to upfront the cost of putting up walls in a building they are leasing.
You can see the full project scope as well as all the interesting pieces we did for this space on our full project post here.
Having our own in house fabrication shop (Secret Weapon Workshop) also allows us to keep the prices down for custom elements like this and make quick changes or updates as needed while staying in the agreed budget.
As part of a larger project - a building renovation for a small charter school - we designed this fun climbing wall play area for the front entry of the school. Moving into a building with an open floor plan, the school needed to break up and define the areas. The climbing wall acts as this defining feature as you come through the entry. It is designed as a kids play and relaxing area, filled with sunlight, bright colors, beanbags and the climbing wall. But it also acts as a relaxing ‘wow’ feature for the parents and visitors first entering the space.
The climbing wall is a fun & very functional piece, securely attached to the floor and wall. On one side it is a climbing wall created to serve multiple ages from age 5 to 12. On the back side of the climbing wall, the unit is a large storage bookshelf. Overall it defines the area, separating the front play area from the rest of the class work areas, and creating a defined area for the indoor play.
A playful tunnel connects the spaces along the wall, while also creating a more challenging climbing feature for the older students.
We created the climbing wall design to be strong, affordable and easy to install. The unit came into the space in sections and bolted together and to the floor for secure connections. A few people moving these units into the space was all that was needed to set this up, bolt it all in place and attach the hand holds.
An eye catching, interactive and pleasing construction, this cool climbing wall for the school is fun as it is functional.
This year we were given the honor of being the designers and makers of this prestigious yearly award: the Autodesk Design & Make Awards 2023, presented at the annual conference, Autodesk University.
This award, formerly known as the Autodesk Excellence Awards is given to “celebrate the people, projects and technologies behind exceptional contributions to architecture, engineering & construction; product design & manufacturing; media & entertainment; and education.” We were excited for the challenge of the design and fabrication, and are proud of how it came out. These were awarded to the participants in mid November, 2023 at Autodesk University
With the award description in mind, we knew it needed to incorporate multiple materials, married together beautifully using digital manufacturing techniques. Luckily this is what we do!
We also knew from conversations with the client, that this award needed to be functional. The desire was to have something that not only acts to recognizes the outstanding people and projects in the industry, but also gives those people a physical award that has function and delight.
With this charge we went through many design options of all shapes and scales and functions. We eventually landed on the “plinth” style that eneded up as the final design direction. We explored that plinth style through multiple iterations.
The prototyping phase involved creating with physical samples, refining the final size, functionality options and aesthetic.
Next came the material selections. We hand picked the wood for the plinth, choosing a local salvaged walnut. For the chassis we chose aluminum, for its infinite recyclability and easy machinability. For the logo top we chose a 3D printed SLA technique that we had sandblasted and then added integrated led light strips. Incorporating three kinds of manufacturing techniques for interest and to nod a bit to the industries represented for this award. Secret Weapon Workshop in Oakland did the majority of the CNC work, fabrication & assembly.
The final design with its integrated Qi charger, LED light on the soft, sandblasted 3D print, hardwood plinth with drawer and aluminum chassis with with carved names and logo - hits all the marks for this design through functionality, delight and design.
We’re a little over 9 years since we finished construction of the renowned bar in San Francisco, The Interval at The Longnow; a project we are very proud of. The interior layout has functioned so well over these last years that, even as we approach this 10 year mark, the layout serves the use so well that it has been named the best bar in countless articles since its opening.
Above The Interval bar is a lesser known and talked about space: an office for the staff of The Longnow. Behind a secret bookcase door at the top of the stairs, this is a place where the great minds behind the organization do their daily work. A space we designed and built along with the downstairs bar almost 10 years ago, though unlike the bar, was in dire need of rethinking as we all know how much workspace dynamics have changed over these last few years.
We were asked by The Longnow to help revitalize this space. Rethinking the layout with an updated mind of the way the staff works today. We helped them realize a workspace that is more of a meeting and gathering space, with a layout that is designed around how the staff is using the space now.
New Floorplan for a new way of working
Gone are the days of rows of desks. Now we have group meeting tables, comfortable seating areas and casual meeting areas. A more thoughtful floorplan for how we are working and meeting today.
We’ve taken out the rows of desks from pre pandemic area and created a layout that invites people to come, stay, gather. Within this small office envelope we’ve created 6 distinct seating areas for different functions.
Group seating / meeting areas for collaborative working, group working and meetings. Solo seating areas, desk spaces and a casual meeting area. This small and efficiently laid out space even has a small kitchenette, sound proof telephone room and office storage cabinets.
As part of our business practice, we have a fabrication shop that makes custom elements for our projects. Adding the live edge walnut table and countertop from salvaged hardwood slabs created anchor point for this small office space, and was also a relevant thinking point for the space, as it can reference projects the organization is working on. We processed, treated and fabricated the final pieces of the hardwood slabs in our shop in Oakland CA to make these one of a kind pieces.
This is one of the distinctions of our firm, that we do these elements in house, so we can thoughtfully integrated them into our overall design of the space.
The table and matching live edge countertop create both the desired focal point and practical surface that was needed for this small office to be the effective meeting and working environment it needs to be. You can see the whole project write up page here. And our original Interval at The Long Now project page here.
Most offices these days have an open office floor plan, which is why we are often asked by our clients to redesign their space and address the open office acoustical challenges.
There are many products on the market designed to help with acoustics. But the main challenge we found was finding ones that were both interesting, unique and relatively affordable. These products use soft materials, like felt, placed in many angles to help absorb the sound waves. These sound absorbing products, while affective, are often not very aesthetically interesting and the options are limited. So of course we decided we needed to design and make some ourselves - some fun custom designed acoustic light fixtures and acoustical pendants to help mitigate the traveling noise from lobbies and open floor plan areas.
These fixtures were designed with a particular company office in mind, using their brand colors and style. A large collection of fixtures creates a dense visual affect for the office renovation; defining the space while softening the noise travel issues with the open lobby and work areas.
Nodding to the brand colors and style of the company these were designed for, the two tone felt pendants cover the ceiling of the lobby, creating both a dramatic visual appearance and a functional acoustic dampening.
While working on the entire office renovation for this SF office space, we designed a few different acoustic pendant styles to sprinkle throughout. These will help to reduce echo and noise travel in the particularly noisy areas like the café lunch room, open office area and lobby.
The larger style of our acoustic lighting are made with a thick, rigid, recycled polyester felt board, that we are able to cut into complex profile shapes. These two and three feet wide fixtures cover a lot of ceiling area and are thus able to positively impact the sound quality of a room.
To infill the smaller spaces and add some lighting diversity and interest, we designed and fabricated a smaller felt fixture as well, using a thinner more flexible material in a layers with a slumping affect.
The final affect is a sea of fixtures, creating a rich texture and aesthetic affect - with the added acoustic benefit.
In the wake of the tragic Ghostship fire in Oakland, I got more involved with our local planning and building departments, as well as some local artist spaces and maker associations who were looking for advice. I also have taken many complex and unusual projects from concept to finished construction in many different cities. From this experience, I’ve realized that a guide to interacting with building officials and codes for people looking to do creative things with space was sorely needed. This series of blog posts hopes to be that guide. I’ll be posting these over the next few months with the intent to make a comprehensive guide.
The prior posts in the series are available here:
Hacking the Building Code: Part one - What are building codes and where do I find them?
Hacking the Building Code: Part Two - Building Officials and how to approach them.
Hacking the Building Code: Part Three - Use is the Key Factor
Hacking the Building Code: Part Four - Zoning & Occupancy
Hacking the Building Code: Part Five - Occupant Loads and Construction Type
Hacking the Building Code: Part Six - Applications, Plans, and Variances
This series is purely for informational and educational purposes and does not constitute professional or legal advice. While this information is provided by Because We Can, and while we endeavor to keep this information up to date and correct, we make no representations or warranties of any kind, express or implied, as to the accuracy or completeness of this information. We do not provide any guarantees or warrant and do not accept any liability on your actions from this information. Any reliance you place on such information is therefore strictly at your own risk, and we highly recommend you hire a building professional (like us) to review your specific case.
In this final part of our guide, we’ll be getting into permits, inspections, and working with inspectors while the construction is happening.
As we talked about in an earlier part, the ‘building permit’ is actually more complex than a single thing. It’s better to think of it as a collection of various agreements, approvals, and documents. Once the “building permit” is issued what actually happens is either the building owner, or a contractor working for that owner, pays for the permit and receives an official set of plans from the building authorities, along with a job card and usually some other paperwork concerning the project, worker’s rights, labor issues, etc. All of this needs to be kept together, for this ‘building package’ is really what the ‘building permit’ is, and it’s what the inspectors will need to reference and make notes on as the project proceeds.
As the project progresses, and construction is completed, specific items on the Job Card get signed off as they are inspected. There is usually a time window as well that construction has to start within one year of the permit being issued, and if you go for longer than a year without an inspection the permit expires, although in some cases you can file for extensions if needed.
Once everything is done, you’ll have final inspections from the various officials, and any last items completed. Once the project is fully complete you’ll get an official notice of such, for a new building that might be a Certificate of Occupancy that lets you move into the building, for a remodeled cafe it could be approval from the Health Department, etc.
These permits and drawings also become public record, and in many cases can be freely reviewed at your local building department or even online. This can be helpful in proving what work was done prior, and when it was done to see how out of compliance with current code it may be.
As we’ve said in earlier sections, the construction industry is a ‘low trust environment’. To ensure that things were built both to what the approved plans show and to code, various inspectors are used to check the work. Usually there are things that have to be inspected prior to the next step happening, for that next step will cover up the earlier work. Such as rebar needing to be inspected for proper size, spacing, tie-offs, etc. before you pour the concrete that will encase it.
While you may be familiar with ‘Building Inspectors’ who work for the City and/or County, there’s other sorts of inspectors as well. Some more complex structural elements may require what’s called a ‘special inspector’, a neutral third party engineer that’s hired to review the work independently and confirm it was done correctly. There can be specific inspectors that just review part of the project, such as inspectors that work for the local utility company, special lab tests for concrete or weld strength, health inspectors for restaurants, or the Fire Marshall. There are even private inspectors on larger, more complex projects that are hired by the owner to review the work and approve it prior to the contractors getting fully paid for that portion of the work (sometimes called ‘funds control’).
All of these inspectors will typically ‘sign off’ on the ‘job card’ when they approve something or will produce a report that will be included in the project’s records. Like we talked about in the last part, the building permit usually takes the form of something called the Job Card, a sort of special checklist that’s kept on the construction site along with the set of plans. As work is completed, inspections are scheduled, and the inspectors will sign their part of that checklist if the work is approved. Sometimes they will make notes on the Job Card as well, stating that they are conditionally approving something (as in ‘they have to fix this one minor thing, and once they do, then this part will be 100% done).
Scheduling inspections can be a tricky thing, most inspectors can only be contacted early in the morning on specific days they are available, and their schedules fill up very quickly. It’s best to call the very moment they are available, but typically if you do you can get them scheduled to come out within a few days, maybe a week. An experienced contractor will be a huge help here, for they will know how long it typically takes to get an inspector onsite, and might even have a relationship with the inspectors from prior projects, so you can call ahead of the work being 100% complete so as to not have to wait too long between when the work is completed and inspected. This becomes really important when you’ve got parts of the work that are dependent on other parts, such as the earlier example with rebar and concrete.
Like with most building officials, if you are friendly, competent, and not trying to get away with anything or acting in bad faith, they will work with you to help get the project done. If you’re a jerk, they will be, and if you’re not doing things somewhat right they might make you tear out and redo work, or open up work so they can see inside. And if you’re trying to get away with something, or acting in bad faith, then you’re just making their lives miserable, and so they will do the same to you most likely.
So when you have the inspector come out, have things be clear, well organized, cleaned up, and ready for them. Don’t waste their time, and be open and honest, and you’ll find them soon helpful and easier to work with. Honestly, the biggest problem you may run into (if you don’t cause them yourself by not doing the above) is when the inspector disagrees with how the approved plans show something getting done, or disagree with how your contractors or subcontractors want to do something and want it done another way. When this happens, you can go to the city and try to fight if you really want to, but we’ve found most of the time to have been able to find a common ground with the inspector to get the project done.
Also again the inspector is looking at two things; the first is if the work is to code, and the second is if the work matches what the approved plans show as happening. So if you’ve made big design changes, get those into your plans, and get them re-submitted ASAP so that the inspector is looking at both the work and the drawings and having them match.
As we wrap up this guide to the building code, we’re just humbled and honored at the response we’ve been getting online so far. It’s been incredible! And we hope that this series has been helpful and informative. If you have any questions or corrections please reach out, I’m more than happy to talk further about all of this.
I’d like to thank all of our wonderful clients and employees that make BWC possible, and our various shop cats for the photos I used in this series.
And if you need help with your project, we’d love to hear from you. We love helping people turn their buildings into productive and wonderful spaces to be in!
