Detached workshop and final inspection

[Croy9000]

Hey guys. First time poster. My general contractor is wrapping up my 22' x 20' detached workshop. Pretty excited to get started on building out all the interior goodies. But I have some concerns about how the contractor is wrapping things up. Wanted to get opinions.

When I contracted with him I told him that I wanted to do all the wall coverings myself (likely plywood). So he agreed he would build out the building, including electrical service, outlets, and lights. Which at this point he has done his part and is wanting final payment. I figured it might be about a year before I got around to covering the walls, so for now would call it an "unfinished garage".

My concern comes from the fact that I didn't realize he was only getting a temporary electrical inspection, since as he explained he cant get a final without the electrical switches and outlets being covered. So he is telling me he wants final payment, and it would be on me to get a final inspection myself after covering the walls. He then told me "I am not trying to be dishonest here, I am an honest person, but in my 25 years as a builder I have never gotten a final on an addition or detached garage, you should be fine without one". That sounds pretty fishy to me, but maybe its common? I read I could have trouble selling the house since it might be registered with the county as an unfinished/open permit.

My other question is in my last house, we bought it with an unfinished attached garage (no drywall on the walls). How did they get a final inspection? Trying to figure out the difference.

 

[jmarkwolf]

Can't you just put all the cover plates on without the walls being finished?

 

[wasfast]

Did he or you pull a building permit prior to starting? If not, you're already in a mess potentially. If there was a permit pulled, what items have been checked off the list so far, especially foundation and framing inspection. The specific list of required items relative to your project should be highlighted by the city/county.

 

[driftpin]

Do whatever is the minimum to get a final inspection covering the electrical. If you hung more boxes than you need by code, blank covers on the others, get that inspection, and be done.

Here in Florida you have online access to the permit schedule, results, and the Florida Building Code, at the city Building Dep't. website.

Don't you have time-limits on inspections? Florida, I believe it's 6 months from the permit issuance date to the first inspection, and 90 days between inspections. On occasion, I've had to ask for an extension, which is a formality.

 

[glentre]

This situation is quite common. There are a great number of photos on this forum of working garages without wall covering. So long as the wiring is finished and installed according to code and with all the cover plates installed, there should be no reason not to pass a final inspection. A quick call to your local inspector will answer your question.

Glen

 

[Croy9000]

Did he or you pull a building permit prior to starting? If not, you're already in a mess potentially. If there was a permit pulled, what items have been checked off the list so far, especially foundation and framing inspection. The specific list of required items relative to your project should be highlighted by the city/county.

Yeah he did pull a permit before hand, and has kept up with the inspections. I can remember a footing, framing, and this temp electrical. I did call the county to confirm they passed. So I feel good with at least that part.

 

[Croy9000]

Yeah I just called the county to ask about this (and got someone that could answer right away! Always had to leave messages in the past). They said he is right that for a final, all exposed wires must be covered. He said they don't want people trying to hang tools and other things from the wires. Which makes sense.

Now I need to decide if its worth paying the contractor to do the coverings and let him be on the hook for a complete pass on the job. Or me do it myself like I originally planned. The two drawbacks I can see to me doing it myself is I assume I will need to pull my own permit, and also if they decide they want to fail something that was ok in a temporary electrical inspection.

 

[Angelfire]

I had a similar situation with mine. I had my electrician install the bare minimum for outlets/lights and then I came back with another electrical permit to expand it. To get the final on the electrical (my contractors install), we had all cover plates in place and I covered the NM-B runs with strips of OSB just for protection. Electrical inspector never had an issue with it and signed off on his final. For the garage architectural, my inspector left it open for me to close out when all my walls covered up. I pulled a homeowners permit and added my additional electrical/lights/switches/etc......got that final from the county, then covered up my walls. Inspector for architectural never returned my calls for a final so I suppose at this point I'm not fully signed off but I gave up after trying to get him to get off his *** for a month and come visit. I did go ahead and pay my framers/etc.... as if the final was done since everything else had already passed. The rest was up to me anyway (ie. insulation, etc...) and I was acting as the General contractor on the job.
Cheers.

 

[Coloradical]

Weird. I had a 24x24 detached built a month ago, same deal, electrical done by contractor but no wall coverings. My final inspection was approved same day that the electrician finished. Must just be county specific.

 

[Falcon67]

Can't you just put all the cover plates on without the walls being finished?

This - you or him install the outlets/switches/etc and put on the plates. Say nothing about wall coverings. Get the final and move on. My local did my final framing and electrical with the walls open and wires run, no outlets or plugs, so not all AHJs operate the same. Since I built the entire building and everything passed on first run, the inspector was pretty sure I could install a switch and wire a plug correctly.

 

[Croy9000]

This - you or him install the outlets/switches/etc and put on the plates. Say nothing about wall coverings. Get the final and move on. My local did my final framing and electrical with the walls open and wires run, no outlets or plugs, so not all AHJs operate the same. Since I built the entire building and everything passed on first run, the inspector was pretty sure I could install a switch and wire a plug correctly.

I guess I live in a stricter county. As I mentioned above they are telling me they wont pass exposed wires unless they are in a conduit or covered. Really ***** at least money wise if I want to get the pass before I pay my contractor.

 

[ynned]

Yeah I just called the county to ask about this (and got someone that could answer right away! Always had to leave messages in the past). They said he is right that for a final, all exposed wires must be covered. He said they don't want people trying to hang tools and other things from the wires. Which makes sense.

Now I need to decide if its worth paying the contractor to do the coverings and let him be on the hook for a complete pass on the job. Or me do it myself like I originally planned. The two drawbacks I can see to me doing it myself is I assume I will need to pull my own permit, and also if they decide they want to fail something that was ok in a temporary electrical inspection.

Just from experience I say go ahead and have the contractor do it. Life will get in the way of anything left undone and make it ten times more difficult later. Many things will be in the way, stuff hanging from the studs, things shoved against the wall, etc., etc. Get it done and do a happy dance over time, money and effort saved.

 

[bdbecker]

To be honest, as much as it ***** to spend the money now, you will never regret insulating and sheeting the walls now before you move in. I'm currently playing the shell game in my garage and I will attest that it is no fun at all.

 

[Moose97]

Yeah I just called the county to ask about this (and got someone that could answer right away! Always had to leave messages in the past). They said he is right that for a final, all exposed wires must be covered. He said they don't want people trying to hang tools and other things from the wires. Which makes sense.

Now I need to decide if its worth paying the contractor to do the coverings and let him be on the hook for a complete pass on the job. Or me do it myself like I originally planned. The two drawbacks I can see to me doing it myself is I assume I will need to pull my own permit, and also if they decide they want to fail something that was ok in a temporary electrical inspection.

If it were me I think I'd pony-up and have the contractor install the wall covering. You get to move forward with your shop and you get the inspection process done. Let's say you decide to complete yourself and when you call for final there is an electrical problem. Who fixes it? Do you then have to contract an electrician?

I feel very fortunate to live in an unincorporated portion of the county where permitting isn't required.

 

[climb.on]

I would agree with others. If you can somehow swing it, insulate and cover it now. Pay me now or pay me MORE later.

I'm sure you would just leave the permit open and get the final when it's covered, as opposed to pulling a new one later, but your local AHJ can direct you on that one.

 

[Jackfre]

Inspection Services have said quite clearly, "no final without wall covering." That sets the benchmark here. For that size space it is a day, two at most, to do the wall covering. Have him do it. He has apparently been reliable and honest in his dealings. Get it done and enjoy your new shop.

 

[vavet]

Must be different where you live. My contractor was required to have a minimum of one indoor light, one outdoor light, and one receptacle inside. I did much more than that, but the walls were unfinished. There was no problem getting the county to do the final inspection.

 

[Croy9000]

Yeah I agree with everyones consensus. Keep the contractor on the hook until complete. Bummer, but the extra money is small compared to the overall cost.

 

[Falcon67]

I guess I live in a stricter county. As I mentioned above they are telling me they wont pass exposed wires unless they are in a conduit or covered. Really ***** at least money wise if I want to get the pass before I pay my contractor.

I'd be asking about the exposed "romex" wires running through the attic of nearly every house in the country.

 

[LXCam]

You could throw a tiny bit of money away to get your final. Go buy the cheapest thinnest sheets of whatever you can find. Toss it up with just a few screws and either trim out the electrical or blank it off. Then as money allows you can insulate and cover or whatever. The downside is throwing away a couple hundred bucks and moving in. We've all been there expecting to come back to finish at a later date. For 90% that day never comes. The upside is it'd give you a chance to finalize your layout and adjust the utilities as needed. That way when you're ready to do the final finish, it'll be finally finished

One thing you need to confirm first if you go this route. Was there a requirement it be fire rated? Do the plans call out for drywall by chance. If they do you better check before you go thru with a selection. And if not 4x8x11/32 osb is only like $10 a sheet. You'll need what, maybe 12-14 sheets depending on the height and entrances.

 

[XRlifer]

When I had the electrical done in my shop, the only 2 things that was required was that all wires regardless of height had to be 2.5" away from the inside face of all framing. This was to prevent what someone stated earlier about not hitting/damaging wires with shovels, hammers etc. Also, that all wires running up to 8 ft (?) had to be in conduit.
This situation sounds strange, not everyone wants a finished garage.

 

[Moose97]

I'd be asking about the exposed "romex" wires running through the attic of nearly every house in the country.

EXACTLY!!!

 

[ynned]

I'd be asking about the exposed "romex" wires running through the attic of nearly every house in the country.

I don't know how often you've had to deal with bureaucrats, but snarkey doesn't gain you anything. If I was the inspector and you asked about that, I'd have to get in your attic and check it out. Maybe the basement, too.

 

[Croy9000]

Well so much for a straight answer from the county. As I mentioned above they told both the contractor and me on separate occasions you need wires covered. The contractor called yesterday and asked one more time if he could get final as is. And low and behold the inspector he talked to said no problem.

The inspectors just left and said everything looked great, my final is passed!

 

[Croy9000]

Im guessing the confusion is with the rules for a detached non-dwelling structure maybe.

 

[climb.on]

The joy of a clearing inspections...I know it well, and it is awesome. Congrats.