Local Markets & Jurisdictions


The following codes and design criteria shall be noted on the plans:

  • 2012 International Residential Code including Appendix G: Excluding the electrical and  plumbing provisions.
  • 2012 International Building Code
  • 2012 International Energy Conservation Code
  • 2012 International Fire Code
  • Seismic Zone C
  • Minimum Fastest mile wind speed 76 mph (90 mph, 3 second gust), the exposure is site specific: B, C, or D
  • Assumed soil bearing pressure: 1500 psf.
  • Minimum Frost depth 24″ below finished grade.
  • Roof snow loads (see Kootenai County snow load map for correct zone):  Snow Load Map
    • Zone A: Minimum 40 psf and prescriptive IRC requirements
    • Zone B: Minimum 50 psf and prescriptive IRC requirements
    • Zone C: The entire structure must be designed by an Idaho licensed engineer.  No prescriptive IRC provisions shall apply.


  • Each application must have one person who is responsible for compiling a complete and accurate submittal package.
  • Permit application will not be accepted without a current contractor registration number, or a signed declaration of exemption.
  • The square footages of the living spaces, garage, and decks must be on the cover page of the plans or the plans will not be accepted.
  • Provide two copies of each required document.  Three copies of the plans must be submitted if the residence is 3600 sq. ft. or more.  Plans can also be submitted electronically as PDF files on disc.
  • Building Codes require construction documents to be of sufficient clarity to show in detail that the proposed construction will conform to the provision of code and relevant laws, ordinance, rules and regulations.  They must be clear enough that a qualified 3rd party is able to understand the proposed project without any prior knowledge.  All construction requirements must be clearly and accurately indicated in the plans.
    • If generic details are used on the plan, only those which specifically apply to the project are to be included.
    • Purchased stock plans must be re-drafted if any changes are to be made.
    • Mirrored plans will not be accepted.
  • The following are notes that are not acceptable on submitted documents:
    • Notations such as “See Engineering”, “Preliminary”, “By Others”, or similar.
  • Staff will gladly answer questions about submittal requirements, but must not assist with the design of the project.
  • Please check off each item on the Checklist as the submittal documents are prepared.
    • If it does not apply, place N/A next to it.
    • Submit the signed and dated Checklist as part of the application package.
  • Most delays in the permit process are as a result of incomplete, inaccurate, conflicting or unclear documents.
    • If the plans are incomplete, inaccurate, or unclear, a correction letter will be sent to the applicant.  This will require resubmittal of the corrected construction documents and delay issuing the permit.


If engineering is required on the plans, then supporting calculations are required.  All engineering must be transferred onto the plan and must be consistent with all other submitted architectural documentation.  All pages of the plan which contain an engineered design must bear the seal and signature of a registered design professional licensed to practice in the State of Idaho.  At least one set of the submittal documents must be “wet stamped” or provided with an electronic signature.  A letter of compliance from a registered design professional for someone else’s work which has not been done under their direct supervision will not be accepted.

The following list includes the most commonly required “stamped” engineering, and is not intended to be a complete list.  Further engineering may be required on an individual basis in order to achieve complete demonstration of code compliance:

  1. All structures exceeding two stories in height by the International Residential Code definition.
  2. Any design which is not a prescriptive method found in the International Residential Code.
  3. Any alteration which is attached to or affects the structural members of an engineered  design (pole building, etc.)
  4. Any alteration or addition to a manufactured or mobile home.
  5. Unrestricted wood stud bearing walls exceeding 10′ in height.
  6. If beams are not loaded uniformly, support a concentrated load, or span more than 25′      between supports.
  7. Floor cantilevers exceeding those in accordance with R502.3.3, Table R502.3.3 (1), or   Table R502.3.3 (2).
  8. Any restrained concrete or masonry wall with unbalanced backfill exceeding 8 ft. in height (9 ft. total wall height) or any cantilever retaining wall regardless of material used exceeding 4ft. in height measured from the bottom of the footing to the top of the wall requires a sealed and signed engineered design.  (Retaining walls less than 4 ft. in height may require an engineered design depending on the retained surcharge).
  9. Any building site exceeding 15% slope requires a sealed and signed engineered foundation design.
  10. Any cut or fill slope which exceeds a ratio of 2 horizontal to 1 vertical requires some method of restraint.
  11. Other items may require engineered design as determined by Plan Reviewer.

Note:  If the Code requires special inspection for any proposed project, a letter of retainer from an approved Special Inspection Agency must be provided prior to issuance of the building permit.











  • Department of Building and Safety
  • Panhandle Health District