Does a Tempe tenant improvement need a plumbing permit? City Code 8-105

Tempe City Code 8-105.1, in the Permits section, says an owner or the owner's authorized agent who intends to construct, alter, repair or move a building, or to change its occupancy or use, or to install, alter, repair or replace a plumbing system "shall first make application to the building official and obtain the required permit prior to any work being done on the project."

The pieces that matter for a suite:

• How to apply. Section 105.3 says the application is filed in writing "through the online permitting portal." It must describe the work and the use and occupancy, carry construction documents, state the valuation and be electronically signed by the applicant or the applicant's authorized agent.
• When the plan review fee is paid. The estimate is paid when the application is deemed administratively complete, at the rate in Appendix A.
• Clock on the application. An application is valid for one year from filing. The building official is not authorized to grant extensions, except one one-time 180-day request, which carries a renewal fee of 25 percent of the plan review fee if plans are not yet approved, or 10 percent if they are approved but the permit is not issued.
• Clock on the permit. A permit expires if work is not commenced and an approved inspection obtained within one year of issuance (105.5.1). After that it stays valid for one year from the last approved inspection (105.5.2). Expired permits need a reinstatement fee based on valuation.
• Emergencies. Where a repair that needs a permit must be done in an emergency, the application is due "within the next working business day" (105.2.1).

• Occupancy group. The building code category for how a space is used, such as business or assembly. The code does not define "character/use" beyond this wording. A reading: moving from office to restaurant is a change of use.
• Valuation. The stated cost of the proposed work. It drives the fee in Table 1-A.
• Administratively complete. The stage at which the city has everything it needs to start review. The section ties the plan review payment to it.
• Annual permit. Section 105.1.1 lets the building official issue one to a business that "regularly" employs approved qualified tradespersons on premises it owns or operates, instead of a permit per alteration.

Anyone changing a plumbing system in a commercial or non-residential space in Tempe: tenants, landlords and their contractors. The text names the applicant as the owner or the owner's authorized agent.

It does not apply to the listed exempt work. For plumbing, that is stopping leaks in drain, water, soil, waste or vent pipe when the work does not require removing and replacing pipe, fittings, valves or fixtures, and clearing stoppages or repairing leaks without replacing or rearranging valves, pipes or fixtures. The same list exempts like-for-like water heater and water softener replacement, but only in R-3 and R-4 occupancies, detached single family homes, two family dwellings and townhomes where the appliance serves an individual dwelling unit.

A café in a former retail suite. Adding a kitchen means new fixtures, a grease device and a change of use. The plans also carry the backflow assembly, which 33-103 requires on the plans for changes of use, and the interceptor sized under 27-22.

A dental office swapping a water heater. The like-for-like exemption reads "R3, and R4 occupancies, Detached Single Family, Two Family Dwellings or Townhomes." A suite is none of those, so the application route in 105.1 applies.

The edge case: a leak that grows. A plumber is stopping a leak in a drain without removing anything, which is exempt. Once the pipe has to be cut out and replaced, the job crosses the line and needs an application. The same wall, a different answer.

A big water user. Section 33-141 lets a tenant improvement skip a Water Conservation Report if it conforms to what a new building requires and does not increase fixture units or water consumption. If it does, and the project meets the definition of high-water use in 33-140, a report signed by an Arizona registered architect or engineer is filed with Public Works. 33-140 sets that line at projected use above 250,000 gallons daily, so most suites never reach it.

1. 1Decide whether the work is exempt using the table above. If any pipe, fitting, valve or fixture is replaced or rearranged, plan on an application.
2. 2Create an account in Tempe's Citizen Portal, the Accela system the code calls the online permitting portal.
3. 3Prepare construction documents and a valuation. If the space changes use, include the backflow assembly and any grease device on the plans.
4. 4File the application. Pay the plan review estimate when it is deemed administratively complete.
5. 5Post the permit on site (105.7 requires it displayed until the project is complete) and keep the work visible and accessible until inspected (8-110.1).
6. 6Request each inspection. The building official may require requests at least one working day ahead (110.5).
7. 7Get the final inspection and approval before anyone occupies or uses the space (110.6), then request the certificate of occupancy. Questions go to Building Safety at 480-350-4311, 31 E. Fifth Street.

• Treating a suite's water heater swap like a house's. The exemption names homes and townhomes serving one dwelling unit. A suite is outside those words.
• Thinking a certificate is only for new buildings. Tempe City Code 8-111.1 covers a change of occupancy of a building or structure or portion thereof.
• Assuming the permit stays alive until the job is finished. It expires if no approved inspection is obtained within one year of issuance, and a reinstatement fee follows.
• Closing the walls first to save time. Work must remain visible and accessible until approved, and the city is not liable for the cost of opening finished work.
• Treating extra reviews as free. Table 1-A sets a fee of $195.00 per hour for fourth and subsequent reviews and for changes to approved plans, and $162.00 per hour for inspections outside normal business hours with a three-hour minimum.

The city's code text governs; this page explains it.