What are the inspection requirements during ADU construction in Irvine?

Hello,

Congratulations on embarking on the exciting journey of building an ADU in Irvine! You’re right; inspections are a crucial part of the process, ensuring that your project meets all safety and building standards. Let’s break down your queries to make your ADU journey as smooth as possible.

### Inspection Requirements

In Irvine, the primary inspections during ADU construction typically include:

1. **Foundation Inspection**: Before pouring concrete, inspectors will check forms and rebar placement to ensure compliance with the plans and structural integrity.

2. **Framing Inspection**: This occurs after the framing is completed but before any insulation or drywall is installed. Inspectors will check the structural framework, including walls, roof, and floor joists.

3. **Electrical Inspection**: Conducted before walls are closed up, this inspection ensures all wiring, outlets, and panels comply with the National Electrical Code as adopted by California.

4. **Plumbing Inspection**: This involves checking the rough plumbing, including pipes and vents, to ensure they meet the California Plumbing Code.

5. **Mechanical Inspection**: If your ADU includes HVAC systems, ducts, and ventilation, these will be reviewed for compliance.

6. **Insulation Inspection**: After framing, insulation must be inspected before drywall installation to ensure it meets the energy efficiency requirements outlined in the California Energy Code.

7. **Final Inspection**: Once construction is complete, a final inspection ensures everything is finished according to plans and all systems are operational.

Other inspections might include **shear wall**, **roof**, and **drywall** inspections depending on your specific build. Always check with the City of Irvine’s Building Department for a comprehensive list tailored to your project.

### Coordination and Scheduling

**Scheduling**: Typically, inspections must be scheduled in advance, often 24-48 hours. The City of Irvine uses an online portal where you can request inspections. It's advisable to plan inspections ahead of time to align with your construction timeline. Delays in scheduling can lead to downtime, so maintaining clear communication with your contractor and inspectors is key.

**Flexibility**: While inspectors strive to be accommodating, inspection schedules can be tight, especially during peak construction seasons. It’s best to remain flexible and proactive about scheduling to avoid project delays.

### Preparing for Inspections

1. **Documentation**: Keep all your permits, plans, and any change orders readily accessible. Inspectors will often review these documents during their visits.

2. **Contractor Coordination**: Ensure your contractor is present during inspections to address any immediate queries or issues the inspector may have.

3. **Pre-Inspection Walkthroughs**: Conduct a walkthrough with your contractor before the scheduled inspection to catch potential issues early.

### Meeting Irvine’s Code Standards

Irvine inspectors are thorough, reflecting the city’s commitment to safety and quality. They adhere strictly to California Building Standards Code, so it’s essential to ensure compliance at every step. Familiarize yourself with SB-9 and AB-68, which have streamlined processes for ADUs, but remember that local ordinances still apply.

### Budget Considerations

Given your budget of $150,000, it’s important to factor in costs for potential re-inspections due to failed inspections. Re-inspection fees in Irvine can range from $100 to $200, so proper preparation can save you from unforeseen expenses.

### Common Mistakes to Avoid

- **Skipping Pre-Approvals**: Ensure all your designs and plans are pre-approved by the city before breaking ground, as changes at later stages can be costly.
- **Ignoring Code Updates**: Building codes can update, so regularly check for any changes that might affect your project.
- **Underestimating Inspection Times**: Leaving too little time for inspections within your timeline can lead to rushed work and mistakes.

### Next Steps

1. **Consult a Local ADU Specialist**: Hiring a consultant or contractor familiar with Irvine’s specific requirements can help streamline your project.

2. **Attend Workshops**: The City of Irvine occasionally hosts workshops on ADU development. These can provide valuable insights and networking opportunities.

3. **Engage with the Community**: Connect with others in Irvine who have completed ADUs. Forums or local real estate groups can offer firsthand experiences and advice.

### Resources

- **City of Irvine Building and Safety Division**: [City of Irvine Building Division](https://www.cityofirvine.org/community-development/building-safety)
- **California Department of Housing and Community Development ADU Resources**: [HCD ADU Resources](https://www.hcd.ca.gov/policy-research/accessorydwellingunits.shtml)

By following these steps and maintaining diligent communication with all parties involved, you’ll be well on your way to successfully completing your ADU project in Irvine. Best of luck with your construction, and enjoy the many benefits your new ADU will bring!

Warm regards,

[Your Name]
Experienced ADU Consultant