# Usage: curl -sSL https://seed.show/construction.permits.us | bash -s <install-path>
# <install-path> is the directory where the file should land.

set -euo pipefail
[ -z "${1:-}" ] && {
  echo "install requires a path: curl -sSL https://seed.show/construction.permits.us | bash -s <install-path>" >&2
  exit 1
}
TARGET="$1"
mkdir -p "$TARGET"
DEST="$TARGET/seed-fold.C78NXY.folded.md"

cat > "$DEST" <<'PORTDOWN_8715C159'
<!--
This is a `.folded.md` archive — a directory packed into one markdown
file. The markers below are load-bearing; don't edit them directly.

To unpack (requires bash — if you have no shell, tell the user):
  1. curl -sSLf https://fold.dom.vin/skill | bash -s <INSTALL_DIR>
  2. <INSTALL_DIR>/fold/scripts/unfold <this-file>
     (or: unfold <this-file>  if fold/scripts is on your PATH)
-->

---
fold: true
marker: 77eff9
at: 2026-05-07T16:16:01Z
root: seed-pack.v0QiWA
---

<!--fold:77eff9@file path="README.md" mode="644"-->
# US Construction Permits and Building Codes — Agent Context

## Opening: what NOT to do

**Never give jurisdiction-specific requirements, fees, timelines, or code section interpretations without first fetching the locally adopted code and local amendments.** The US building regulatory system is deeply local — two adjacent parcels can be subject to different adopted code editions, different fee schedules, and different inspection timelines. Every answer to a requirements question must start with: what jurisdiction, what adopted edition, what AHJ?

The sources in sources.md — especially UpCodes and the ICC adoption map — are the fetch targets. Use them before answering, not after.

---

## Mental model: permits as the intersection of three systems

A permit is not just a piece of paper. It is the point where three independent regulatory systems converge:

**1. Building codes** — answer *how* something must be built: structural loads, fire resistance, egress, mechanical/electrical/plumbing systems, accessibility. Set by model codes (IBC, IRC, NEC, etc.) as locally adopted.

**2. Zoning** — answers *what* can be built *where*: setbacks, height limits, floor-area ratio, allowed uses, density, lot coverage, parking. Controlled by the local zoning ordinance, which is entirely separate from the building code. A project can be zoning-compliant but building-code-noncompliant, or vice versa.

**3. Local process** — the AHJ (Authority Having Jurisdiction, typically the local building department) applies both systems, interprets ambiguities, issues variances, and runs the inspection sequence. Process timelines, fee structures, and submittal requirements vary by jurisdiction and are not captured in any model code.

Every permit question sits somewhere in this three-way intersection. Establishing which system is relevant — and what the local rules actually are — is the first move, not the last.

---

## What agents get wrong

### 1. Treating model codes as law

The IBC, IRC, IMC, IPC, IFC, IECC, and NEC are model codes. They become law only when a jurisdiction formally adopts them — often one to three editions behind the current published version, and almost always with local amendments that modify specific sections. Citing "IBC 2024 Section 1006.2" without confirming the jurisdiction has adopted that edition — and that section — is citing a document that may not apply. **Name the jurisdiction. Fetch the adopted edition. Check for local amendments (UpCodes is the fastest path).**

### 2. Conflating zoning and building permits

These are separate applications, separate approvals, often separate departments:

- **Zoning/land-use approval** (planning department): Can this use happen on this parcel? Are the proposed setbacks, height, and lot coverage within zoning limits? Required before or alongside a building permit application.
- **Building permit** (building department): Does the proposed construction meet adopted construction codes? Covers structure, fire, egress, MEP systems, accessibility.

A project that clears zoning but fails building plan review still cannot proceed. Agents answer zoning questions with building code answers — or vice versa — constantly. Ask: is this a use/location question or a construction-quality question?

### 3. Skipping occupancy classification

The IBC organizes nearly all requirements — egress, fire resistance, sprinklers, structural, accessibility scope — around occupancy groups. The 12 primary groups:

| Group | Use |
|-------|-----|
| A | Assembly (restaurants, theaters, churches, stadiums) |
| B | Business (offices, banks, outpatient clinics) |
| E | Educational (K–12 schools) |
| F | Factory/Industrial |
| H | High-hazard (materials with explosion, fire, or health hazard) |
| I | Institutional (hospitals, jails, care facilities) |
| M | Mercantile (retail stores) |
| R | Residential (R-1 hotels, R-2 multi-family, R-3 single-family, R-4 care facilities) |
| S | Storage |
| U | Utility/Miscellaneous |

Agents skip the classification step and jump to requirements, producing answers calibrated for the wrong occupancy. Establish occupancy group — and in mixed-use buildings, the combination — before analyzing any code requirement.

### 4. Giving blanket answers on permit thresholds

The question is not "is this construction work?" It is: does the work change structural elements, add conditioned space, change occupancy classification, or exceed the jurisdiction's cosmetic thresholds?

**Generally requires a permit:**
- Structural work (foundations, load-bearing walls, beams, roof structure)
- Additions that add square footage or enclosed space
- Change of occupancy
- New or relocated electrical circuits, panels, or service
- New or relocated plumbing (drains, supply, gas)
- New or relocated HVAC equipment or ductwork
- Window or door openings that change size or location

**Generally does not require a permit:**
- Painting, wallpaper, flooring (non-structural)
- Like-for-like appliance replacement (same location, same fuel type)
- Cosmetic cabinet replacement (not moving plumbing)
- Landscaping (with exceptions for grading near structures)

Many jurisdictions set dollar-value or square-footage thresholds below which certain work is exempt. These vary. **Check with the local building department before advising that a permit is or isn't required.**

### 5. Ignoring unpermitted work consequences

Work done without a required permit creates compounding problems: the work cannot be legally inspected, insurance claims may be denied, sale due diligence will surface it, and future permitted work may require retroactive remediation or demolition of the unpermitted work. Lenders routinely flag unpermitted additions. Agents give advice about work scopes without raising this issue.

### 6. Confusing ADA and FHA accessibility

Two federal frameworks, different scope:

- **ADA (Americans with Disabilities Act)**: applies to places of public accommodation and commercial facilities. 2010 ADA Standards apply. Covers new construction and alterations open to the public.
- **Fair Housing Act (FHA)**: applies to multifamily residential buildings with four or more units. Its own accessibility requirements (Fair Housing Accessibility Guidelines) differ from ADA in specific dimensions and scope. Does NOT require full ADA compliance.

A 20-unit apartment building needs FHA compliance, not ADA. The requirements overlap but are not identical. Always establish: commercial/public accommodation (ADA) or multifamily residential (FHA)?

### 7. Misunderstanding inspection sequence

Inspections happen at specific stages — not just at the end. Failing to schedule inspections in sequence (or building past an inspection point without approval) can require demolition of completed work to expose what should have been inspected. The sequence is not optional and cannot be retroactively satisfied by a photo.

---

## Key stable facts

**The model code family:**
- IBC — International Building Code: commercial, industrial, multifamily (R-1, R-2, R-3 over 3 stories). Published by ICC.
- IRC — International Residential Code: one- and two-family dwellings and townhouses up to 3 stories. Published by ICC.
- IFC — International Fire Code: fire prevention, hazardous materials. Published by ICC.
- IMC — International Mechanical Code: HVAC and mechanical systems. Published by ICC.
- IPC — International Plumbing Code: plumbing systems (some states use UPC instead). Published by ICC.
- NEC — National Electrical Code (NFPA 70): electrical systems. Published by NFPA, not ICC.
- IECC — International Energy Conservation Code: building envelope and energy performance. Published by ICC.

**The adoption cycle:** ICC publishes new editions every 3 years (2021, 2024, 2027…). State adoption lags by 1–5 years. Local adoption lags state adoption by 0–3 additional years. The ICC maintains an adoption map for state-level adoptions only — local amendments are not tracked centrally.

**The AHJ (Authority Having Jurisdiction):** The local building official or fire marshal with authority to interpret the code, approve alternative means of compliance, issue variances, and make final decisions on permit applications. When code text is ambiguous, the AHJ's interpretation is authoritative for that jurisdiction. The AHJ can be a city, county, state agency, or (for federal buildings) a federal agency.

**Federal–local code hierarchy:** Federal law sets a floor in limited domains (ADA, FHA, OSHA). State codes set a floor above federal. Local codes adopt state or independently adopt model codes, then layer local amendments. The AHJ interprets and enforces the local stack. No single national building code exists.

---

## What AI is changing

**Automated plan review** is live in several large jurisdictions (Los Angeles, Austin, others). AI systems screen permit applications for common code deficiencies — missing dimensions, egress path calculations, occupancy load mismatches — before a human reviewer touches the drawings. Turnaround time for straightforward permits has dropped from weeks to days in participating jurisdictions. The AI flags; a human building official still approves.

**Permit tracking and status** is increasingly API-accessible. Several jurisdictions expose permit status via public APIs or services like OpenGov and Tyler Technologies. Agents can fetch real-time permit status for an address rather than directing users to call the building department.

**Code compliance checking tools** — UpCodes AI and similar — can answer "does this design meet the adopted code for this jurisdiction?" with increasing accuracy for straightforward sections. They are most reliable for well-codified requirements (egress width, fire separation distances) and least reliable for judgment-dependent items (alternative means of compliance, variance eligibility).

**What stays human:** Variance judgment (discretionary relief from code requirements requires a hearing and political process), inspector discretion on field conditions, and AHJ interpretations of ambiguous code language. These involve contextual judgment, community input, and legal accountability that AI tools do not carry.
<!--fold:77eff9@file path="sources.md" mode="644"-->
# Sources — US Construction Permits and Building Codes

Fetch these to answer jurisdiction-specific questions. The ICC adoption map and UpCodes cover most code questions. Contact the local building department directly for current fees, timelines, and submittal requirements — those are not captured anywhere centrally.

## ICC: International codes adoption by state
https://www.iccsafe.org/advocacy/code-adoption-tracking/

State-by-state table of which ICC code editions have been officially adopted. Covers IBC, IRC, IFC, IMC, IPC, IECC. Updated as states adopt new editions. Does not capture local amendments.

## ICC: Free access to model codes (registration required)
https://codes.iccsafe.org/

Free read-only access to the full text of all current ICC model codes after free account registration. Includes IBC, IRC, IFC, IMC, IPC, IECC. Older editions (2018, 2021) also available. Use this to read specific code sections — cite section numbers when referencing requirements.

## ADA.gov: 2010 ADA Standards for Accessible Design
https://www.ada.gov/law-and-regs/design-standards/

Full text of the 2010 ADA Standards for Accessible Design, which are the enforceable federal accessibility standards for commercial and public accommodation construction. Includes the scoping requirements and technical specifications.

## ADA.gov: ADA Primer for Small Businesses
https://www.ada.gov/resources/primer-for-small-business/

Practical guidance on ADA requirements for places of public accommodation — covers barrier removal obligations, new construction, alterations.

## HUD: Fair Housing Act Accessibility Guidelines
https://www.hud.gov/program_offices/fair_housing_equal_opp/disabilities/fhefhag

HUD's official accessibility guidelines for multifamily residential buildings covered by the Fair Housing Act. These are the residential analog to ADA — different dimensions, different scope.

## ICC: Code development process and current editions
https://www.iccsafe.org/codes-tech-support/codes/code-development-process/

How ICC develops and publishes new code editions — the 3-year cycle, public comment periods, and how to participate. Useful for understanding why adopted editions lag current editions.

## NFPA 70 / National Electrical Code
https://www.nfpa.org/codes-and-standards/nfpa-70-standard-for-electrical-installations

NFPA's page for the NEC. Free read access available with registration. The NEC is published by NFPA (not ICC) on a 3-year cycle. Most states adopt the NEC for electrical, but the adopted edition varies.

## UpCodes: Jurisdiction-specific code lookup
https://up.codes/

Commercial service (free tier available) that consolidates adopted codes by jurisdiction, including local amendments layered on top of the base model code. Useful for getting jurisdiction-specific code text rather than the unamended model code from ICC.

## ASCE 7: Minimum Design Loads (referenced standard)
https://www.asce.org/publications-and-news/asce-7

ASCE 7 (published by the American Society of Civil Engineers) is the referenced standard for structural loads — wind, seismic, snow, live loads. The IBC references ASCE 7 for structural design. Not free; available via ASCE or institutional access.

## UpCodes AI: Jurisdiction-specific code Q&A
https://up.codes/ai

AI-assisted code lookup layered on UpCodes' jurisdiction-specific database. Can answer "what does [jurisdiction] require for X?" and cite the applicable section of the locally adopted code including amendments. More reliable for well-codified requirements (egress widths, fire separation distances) than for discretionary items.

## FEMA Flood Map Service Center: FIRM maps
https://msc.fema.gov/portal/home

Flood Insurance Rate Maps (FIRMs) showing flood zone designations by parcel. Required check for new construction and substantial improvements — work in a Special Flood Hazard Area (SFHA, zones A or V) triggers NFIP requirements and local floodplain ordinance review in addition to standard building permits.

## ICC: AHJ locator
https://www.iccsafe.org/building-safety-journal/bsj-technical/find-your-local-building-department/

Starting point for locating the AHJ for a given address. For definitive local adoption and amendment information, contact the local building department directly — the ICC adoption map does not capture local amendments or process requirements.
<!--fold:77eff9@file path="workflow.md" mode="644"-->
# Permit Lifecycle — Decision Points and Common Delays

The permit lifecycle is a sequence of gates. Each gate has a prerequisite, a decision point, and a failure mode. Agents frequently collapse this into "get a permit, then build" — the real sequence has seven distinct stages, each of which can stop a project.

---

## Stage 1: Project scoping

**What happens:** Establish what is being built, for what use, on what parcel.

**Decision points:**
- Is this new construction, an addition, or a change of occupancy? Each triggers a different review path.
- What is the proposed occupancy group (IBC Chapter 3)? This determines which codes apply and at what thresholds.
- Is the site in a special overlay? Historic district, flood zone (FEMA FIRM map), coastal zone, wildland-urban interface (WUI), seismic design category, or airport approach zone — each adds a review layer.

**Common delays:** Scope creep discovered mid-review. A project filed as a simple renovation turns out to include a change of occupancy or structural modification — triggering a full plan review when a simple permit was expected.

**Agent action:** Before anything else, fetch the parcel's zoning designation and any overlay districts from the local GIS or planning department. Confirm the occupancy classification. Do not proceed to permit application until the scope is locked.

---

## Stage 2: Zoning check

**What happens:** Confirm the proposed project is consistent with zoning before investing in building drawings.

**Key checks:**
- Allowed use in the zoning district (by-right or conditional use permit required?)
- Setbacks: front, rear, side yard minimums
- Height limit (absolute feet, stories, or both)
- Floor-area ratio (FAR): total floor area relative to lot area
- Lot coverage: percentage of lot that can be covered by structures
- Parking minimums or maximums (varies — some jurisdictions have eliminated minimums)
- Nonconforming status: is the existing structure already nonconforming? Expansion rules differ.

**Decision points:**
- By-right approval: project meets all zoning standards, proceeds to building permit.
- Variance: project requires dimensional relief (e.g., smaller setback than required). Requires a hearing, discretionary approval, often 60–180 days.
- Conditional use permit (CUP) or special use permit (SUP): use is allowed in the zone but requires case-by-case approval. Hearing-based, 60–180+ days.
- Rezoning: parcel's zone must change for the project to proceed. Legislative process, often 6–18 months.

**Common delays:** Discovering a variance or CUP requirement after building drawings are complete. The zoning check should precede — not follow — investment in permit-ready drawings.

---

## Stage 3: Permit application

**What happens:** Formal application submitted to the building department, with drawings and supporting documents.

**Typical submittal package:**
- Site plan showing parcel, setbacks, existing and proposed structures
- Architectural drawings: floor plans, elevations, sections, details
- Structural drawings and calculations (for structural work)
- MEP (mechanical, electrical, plumbing) drawings
- Energy compliance documentation (COMcheck for commercial, residential energy forms)
- Accessibility compliance documentation (for commercial projects)
- Soils/geotechnical report (for new foundations, in many jurisdictions)
- Civil drawings (grading, drainage, utility connections — for larger projects)

**Decision points:**
- Is the project a candidate for over-the-counter (OTC) or express permit? Simple projects (like-for-like mechanical replacement, small interior non-structural work) may be issued same-day without full plan review.
- Does the jurisdiction require pre-application consultation? Some require or strongly recommend a pre-application meeting before formal submittal for larger projects.

**Common delays:** Incomplete submittals — missing sheets, unsigned drawings, absent engineer-of-record stamp. Many jurisdictions reject incomplete submittals outright, resetting the clock.

---

## Stage 4: Plan review

**What happens:** AHJ staff review submitted drawings for code compliance. This is the longest stage for complex projects.

**Review disciplines (often separate reviewers):**
- Building/structural: code compliance, occupancy, egress, fire resistance
- Fire: fire protection systems, egress, hazardous materials
- Mechanical/electrical/plumbing: MEP systems compliance
- Zoning/planning: confirms architectural drawings match the approved zoning entitlement
- Public works/civil: utility connections, grading, stormwater
- Health department: for food service, healthcare, childcare

**Outcome:** Approved (permit issued), approved with conditions, or corrections required. Corrections restart the clock — the applicant revises drawings and resubmits.

**Decision points:**
- Multiple corrections rounds are common. Each round adds weeks to months.
- Plan review comments are negotiable in some jurisdictions — the AHJ may accept an alternative means of compliance rather than requiring the prescriptive solution.
- Some jurisdictions offer third-party plan review (private firms certified by the AHJ): faster but costs more.

**Common delays:** Understaffed building departments; corrections that are ambiguous or require AHJ interpretation; projects that span multiple review disciplines requiring coordination between reviewers.

---

## Stage 5: Permit issuance

**What happens:** Permit is issued, fees paid, permit card posted at the job site.

**Requirements at issuance:**
- All plan review comments resolved
- Permit fees paid (calculated by project valuation, square footage, or flat schedule — varies by jurisdiction)
- Permit card and approved drawings must be available at the job site during all inspections
- Contractor license verification: many jurisdictions require the contractor of record to hold a current state or local license. Subcontractors (electrical, plumbing, mechanical) typically require separate trade licenses.

**Common delays:** Contractor licensing issues (expired license, unlicensed subcontractor on record); fee disputes; hold from another department (unpaid taxes, open code violations on the parcel).

---

## Stage 6: Inspections

**What happens:** AHJ inspectors verify field conditions match approved drawings at prescribed stages.

**Standard inspection sequence (residential/light commercial):**

| Inspection | Timing | What is checked |
|---|---|---|
| Foundation/footing | Before concrete pour | Excavation depth, rebar, form dimensions |
| Underslab plumbing | Before slab pour | Drain lines, penetrations |
| Rough framing | After framing, before insulation or drywall | Structural connections, header sizes, shear panels |
| Rough electrical | After wiring, before cover | Panel, branch circuits, ground, bonding |
| Rough plumbing | After pipe installation, before cover | Supply, drain, vent, gas |
| Rough mechanical | After ductwork, before cover | Equipment, duct sizing, combustion air |
| Insulation | After insulation, before drywall | R-values, air barrier |
| Drywall nailing | Before taping (some jurisdictions) | Fastener pattern, fire-rated assemblies |
| Final electrical | At completion | Panel labeling, device installation, AFCI/GFCI |
| Final plumbing | At completion | Fixtures, water heater, gas pressure test |
| Final mechanical | At completion | Equipment operation, exhaust, make-up air |
| Final building | At completion | Everything: egress, accessibility, site |

**Critical rule:** Each inspection must pass before the next stage of work is covered. Work that is covered before inspection may need to be exposed (drywall removed, concrete core-drilled) for retroactive inspection — or in the worst case, demolished.

**Common delays:** Failed inspections requiring correction and re-inspection; scheduling lag in busy departments (1–2 weeks between inspection request and inspector arrival is common); inspector discretion on field conditions that don't match drawings.

---

## Stage 7: Certificate of Occupancy

**What happens:** Final inspection passes, CO is issued, building can be legally occupied.

**Requirements:**
- All required inspections passed (including from other departments — health, fire marshal, planning)
- As-built drawings filed if required (some jurisdictions require drawings reflecting field changes)
- Any outstanding conditions from permit or entitlement approvals resolved

**Types of occupancy documents:**
- **Certificate of Occupancy (CO):** Full certificate for completed new buildings or additions
- **Temporary Certificate of Occupancy (TCO):** Allows partial occupancy while minor outstanding items are completed; has an expiration date
- **Certificate of Completion (CC):** Used for projects that don't change occupancy (interior remodels, MEP work) — confirms work is complete but does not certify occupancy

**Common delays:** Outstanding items from final inspection; unresolved conditions from other departments; failure to file as-builts; TCO extensions not obtained before expiration.

**Without a CO:** A building cannot be legally occupied. Lenders will not fund a purchase loan on a building without a CO. Title insurance may not cover ownership of a building with an open permit or missing CO.
<!--fold:77eff9@end-->
PORTDOWN_8715C159

# ── post ──
MARKER=$(awk '/^---$/ { f++; if (f==2) exit; next } f==1 && /^marker:[[:space:]]/ { sub(/^marker:[[:space:]]+/, ""); print; exit }' "$DEST")
[ -z "$MARKER" ] && { echo "seed: archive has no marker — corrupt" >&2; exit 1; }
awk -v m="$MARKER" -v outdir="$TARGET" '
  BEGIN {
    # Match <!--fold:<m>@file path="X"--> with an optional mode attr after
    # the path (fold emits  mode="644"  on executables).
    file_re = "^<!--fold:" m "@file path=\"([^\"]+)\"( mode=\"[0-9]+\")?-->$"
    end_re  = "^<!--fold:" m "@end-->$"
  }
  $0 ~ end_re { if (current) close(current); exit }
  $0 ~ file_re {
    if (current) close(current)
    line = $0
    sub(/^<!--fold:[^@]+@file path="/, "", line); sub(/".*$/, "", line)
    current = outdir "/" line
    dir = current; sub(/\/[^\/]*$/, "", dir)
    if (dir != current) system("mkdir -p \"" dir "\"")
    printf "" > current
    next
  }
  current { print >> current }
' "$DEST"
SEED_EXTRACTED=$(find "$TARGET" -type f -not -path "$DEST" 2>/dev/null | wc -l)
if [ "$SEED_EXTRACTED" = "0" ]; then
  echo "seed: archive contained no files — refusing to delete the source" >&2
  echo "  archive preserved at: $DEST" >&2
  exit 1
fi
rm -f "$DEST"

echo "" >&2
echo "✓ seed unpacked → $TARGET ($SEED_EXTRACTED files)" >&2
find "$TARGET" -type f | sort | while IFS= read -r _sf; do
  echo "  ${_sf#${TARGET}/}" >&2
done
echo "" >&2
if [ -f "$TARGET/SKILL.md" ]; then
  echo "This seed contains a skill (SKILL.md). Install it in your agent's skills directory." >&2
  echo "" >&2
fi
echo "Install the seed skill if not already installed:" >&2
echo "  https://seed.show/skill" >&2
echo "" >&2
echo "Publisher prompt:" >&2
sed 's/^/  /' >&2 <<'__SEED_PROMPT_END_AC1F2B__'
You have US construction permits and building codes context across three files. Start with README.md — note the opening warning: never give jurisdiction-specific requirements without fetching the locally adopted code. The mental model is permits as the intersection of building code, zoning, and local process. Check what agents get wrong (zoning vs. building permit, occupancy classification, unpermitted work consequences). Read workflow.md for the permit lifecycle: project scoping → zoning check → permit application → plan review → permit issuance → inspections (foundation, framing, rough electrical/plumbing/mechanical, final) → certificate of occupancy. Fetch sources.md for UpCodes, the ICC adoption map, and FEMA flood maps. Then ask: what jurisdiction, what project type, and what stage of the permit process?
__SEED_PROMPT_END_AC1F2B__
exit 0