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Standard Operating Procedures (SOPs)
Summary
This guideline has been prepared to assist the builder, designer, and his / her field supervisor. Builders are encouraged to share the content of this guideline with their administrative staff, architects, engineers, subcontractors, and material suppliers.
Note: This guideline should not be interpreted as all-inclusive. It is to be used as a guideline only. This guideline will be available online and will be updated periodically to reflect building code changes, newly adopted ordinances, and any other information pertinent to residential construction. All builders currently building residential structures within the city of Denison will be responsible for obtaining the most current publications available.
- 4-foot high windscreen all along the 2 sides; if existing fence is in place windscreen does not have to be installed in those areas, and if no fence or alley in back of the lot must have windscreen installed.
- Must have City dumpster on site after slab is poured.
- Must have temporary sanitary facilities at a rate of one for every 10 workers / one per 2 lots max.
(Include Main Sewer Tap info along with SWPPP Inspection)
Do not remove the SDR 35 Wye at the lateral, also do not remove the concrete cradle.
- Address must be posted on the T-pole brace.
- Ground fault protection (GFCI) on all outlets.
- Pole must be braced in two directions and grounded.
- Plugs and breakers must be located in a weatherproof enclosure.
- Neutral bar must be bonded to the panel.
- Maximum meter base height shall be 6 feet.
- Aluminum wire is not allowed for branch circuits
- Must have working clearance in front of t-pole.
- Address must be posted on site.
- Proper fittings used in system. See Main Sewer Tap instructions on this page.
- Properly size vents, traps, and trap arms.
- Minimum 1 inch water service with cut-off valve. There shall be a full open valve near the entrance of the water service into the building.
- Hose-bib with tamper-proof vacuum breaker installed. Water line must be tested and tight under water pressure not less than the working pressure of the system. For piping systems other than plastic, by an air test of not less than 50 PSI.
- Sewer line shall be 4 inches minimum with the same size double cleanout just before it enters the building. The connection to the sewer stub out shall be glued.
- Drain lines shall be installed to comply with the 2024 IRC (or the current IRC adopted by Denison).
- All glue joints will have purple primer.
- A water test is required on all drain lines.
- Copper lines must be sleeved or taped where exposed to concrete.
- All underground PVC and copper shall be bedded with sand.
- Form board survey (with Top of Forms listed on survey) will be uploaded to MGO before this inspection. File upload must be named "Form Board Survey" when uploaded.
- Address must be posted on t-pole and at front of lot.
- Blockouts for tubs and showers must be in place.
- Must have water test on DWV piping.
- Rough grading for positive drainage away from slab must be done after concrete placement and removal of forms.
- Exposed copper must be sleeved and protected.
- Install concrete encased electrode (UFER) ground in concrete 20 feet
- LSTHD / STHD shall be properly installed per the manufacturer instructions at this time (this will be required) if on plans with no alternatives
- Sleeve PVC through beams with pipe sleeve 2 pipe sizes larger. Sleeve to run from pad to pad. Protect PVC Rises through slab. Protect water supply inside forms.
- This inspection is only to verify that all drain, waste, and vent piping under slab going vertical is protected with a wrap and that all piping going horizontal between beams is protected with sleeves and or wrapping. Per 2024 IRC Section P2602, specifically P2603.3 and P2603.4
- A engineer foundation inspection report will be required before the final inspections are requested. This can be uploaded at anytime into your project.
- Wind bracing must conform to the 2024 IRC. Nailing per 2024 IRC or per approved drawings.
- Vapor Barrier must be installed at brick ledge behind sheathing.
- Tape around all doors and windows and seal all seams, holes, and penetrations through sheathing.
- Verify all shear wall openings are braced and strapped according to shear wall opening detail per plan.
- Verify all let-in bracing, structural sheathing, or X bracing is installed per plan detail.
- Wrap all exposed wood in brick pockets.
- Verify all shear wall openings are braced and strapped according to shear wall opening detail per plan.
- Verify all let-in bracing, structural sheathing, or X bracing is installed per plan detail.
- Verify hold-down straps are installed per plan detail and nailed into a stud pack.
- All locations where structural sheathing overlaps must be blocked and nailed at seams.
- Verify post detail to ensure posts are secured properly at the base and braced at the top according to plan detail.
- All bottom plates on masonry or concrete foundations will be pressure-treated. Plates shall be secured by .5 inch diameter anchor bolts 6 feet on center and within 12 inches of the ends, and a minimum 2 per board. In compliance with the 2024 IRC or per engineer plans.
- Lumber grade, joist, and rafter spans must comply with 2024 IRC and be installed per span charts and engineer plans.
- Rafters and ceiling joists 2 x 12 and larger shall be blocked at points of bearing, and 2 x 12 and larger shall have bridging at intervals not exceeding 8 feet.
- Purlin bracing must be the same size as the rafter with 2 x 4 braces installed 4 feet on center at not less than a 45-degree angle. Braces over 8 feet in length shall be braced.
- Fur downs, chimney(s), ceilings of different heights, arches, and vertical and horizontal spaces over 10 feet in length must be fire-blocked.
- Openings from garage to sleeping room not permitted. Separation between the garage and residence and its attic area require minimum 1/2 inch gypsum board applied to the garage side with opening protection not less than 1-3/8 inch solid or honeycomb core steel or 20-minute fire-rated door. Habitable rooms above garage shall be separated by minimum 5/8 inch Type X gypsum board or equivalent.
- Stairs, landings, handrails, and guardrails must comply with section R311.7 of the 2024 IRC.
- Metal fireplaces shall be installed according to the manufacturer's instructions.
- Provide insulation stop / guard around metal chimneys and flue pipes to prevent accumulation.
- Brick ties must be in place where applicable.
- Pull-down stairs for access to attics shall have a 300-pound per tread load capacity. Pull-down stairs must be deployed for all inspectors that require attic access.
- Verify fire-blocking installed between rafters for lots that have 5-foot side yard setbacks.
- No aluminum or copper-clad aluminum conductors are permitted on branch circuits.
- Check panel for size, bonding, and bonding bushing.
- Panel must be grounded to concrete-encased electrode (UFER).
- Receptacles are required to be located so that no point in a wall space is more than 6 feet from a receptacle.
- Two separate 20 AMP circuits are required in the kitchen.
- GFCI required on all outdoor, bathroom, garage, and kitchen, bar sink, hydro massage bathtubs, spa, hot tub, and bathhouse receptacles.
- Romex must be stapled within 8 inches of a non-metallic box.
- Metal boxes shall be grounded and Romex secured to the box.
- All Romex in an air duct must be sleeved.
- All single-family dwellings must have a service disconnecting means located on the exterior.
- Smoke detector alarms shall be installed in each sleeping room at least 3 feet from any air vent, outside each sleeping area in the immediate vicinity of the bedroom, outside any room with doors installed such as media, study, or similar type, and on each additional story of the dwelling including basements. When more than one is required the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all alarms. Installed per 2024 IRC and 2023 NEC requirements and manufacturer instructions.
- Carbon Monoxide detectors shall be installed at every floor level as close to each bedroom as possible and must be installed per 2024 IRC and 2023 NEC requirements and manufacturer installation instructions.
- Cover electrical panels from paint or drywall overspray during construction.
- Spa motor and plug shall accessible and the GFCI be protected and the motor bonded.
- All branch circuits that supply 125 volt 15 and 20 amp receptacles in dwelling unit bedrooms shall be ARC Fault protected.
- All insulation in walls, ceilings, ductwork, and windows shall comply with the 2024 IRC.
- Gas lines shall be bonded at entrance or at water heater visible at inspection.
- Ceiling-suspended fan outlets must be rated at 70 pounds.
- Metal ducts must be mechanically fastened by means of at least three sheet metal screws or rivets equally spaced around the joint and are made airtight by approved tapes, mastics, or gaskets.
- Flex ducts shall be installed and supported in accordance with manufacturer's installation instructions.
- Condensate drains must be tied into a working p-trap. P-trap must be insulated.
- Attic coils must have a secondary condensate drain pan with a minimum 3/4 inch drain to discharge outside over a window or to a conspicuous location.
- The electric wiring in return air plenums must be in metallic conduit, with termination in metal boxes.
- Exhaust fan ducts shall terminate outside and shall be minimum 4 inches.
- The dryer vent metal duct maximum length is 35 feet with only two 90-degree bends (2 inches shall be deducted for each 90-degree turn), where fittings are to be used, and the maximum length shall be reduced per Table G2439.5.5.1 or per manufacturer installation instructions. The duct must terminate outside with a backdraft damper.
- Insulation for A / C ducts and refrigerant lines must meet the 2024 IECC requirements.
- Fresh air duct with damper must be installed.
- Mechanical storage equipment areas shall comply with the 2024 IECC.
- All wood-burning/ gas fireplaces must have fresh air intake from the outside the structure.
- All plenum spaces must be in compliance with the 2024 IRC requirements.
- There must be a minimum of a 2 inch clearance from combustible construction.
- Firebox walls must be minimum 10 inches of solid brick or 8 inches where a firebrick with ¼ inch joints max lining is used.
- A metal damper shall be installed a minimum 8 inches above the top of the fireplace opening.
- A minimum 4-inch thick concrete or masonry hearth and a minimum 2-inch thick hearth extension supported by non-combustible material.
- Factory-built fireplaces shall be installed in accordance with manufacturer's instruction.
- All vents must extend through the roof a minimum of 6 inches with flashing properly installed.
- All plumbing shall be installed per the 2024 IRC.
- There shall be a minimum of one outside anti-siphon-protected hose bib in front and one at the rear.
- There shall be a full open valve near the entrance of the water service into the building.
- Check for proper use and size of fittings, trap size, trap arms, and vents.
- All copper lines and stubouts shall be strapped and supported.
- All horizontal drains installed through 2 by 4's shall have stud shoes installed.
- Cleanouts must be installed above arm tie-ins.
- Nail guards shall be used where pipes penetrate walls and plates within 1.25 inches from face of stud.
- All water pipes in exterior walls or within 12 inches of an exterior wall shall be insulated.
- All water heaters must be in an approved drip pan with a drain. Water heaters in a garage must be elevated 18 inches above the floor and protected from physical damage. Pressure and temperature relief drains shall be run full size in rigid copper or CPVC pipe and terminate without threads.
- Appliance vents shall be installed minimum 1 inch from any combustible material for double walled pipe.
- Working water test is required on DWV and a 5-foot head pressure for drains.
- Approved shower pans must be installed and tested, and weep holes shall be open.
- Gas valve required within 6 feet of appliances.
- Gas piping shall be tested with a diaphragm gauge and test pressure shall be to local amendments.
- Gas piping shall be bonded.
- Gas piping shall not be run in return air ducts or combustion air openings.
- Combustion air outlets will be installed within 12 inches of the ceiling and within 12 inches of the floor for fuel-fired appliances in enclosed spaces.
- All hose-bibs must be frost-proof and protected when passing through masonry material.
- Water heater installation shall comply with 2024 IECC regulations.
- Gas fireplace requires a cly valve.
- Ties must be at less than No 22 U.S. gage x 7/8 inch corrugated or No 9 gage wire and shall have a hook embedded in mortar joint (R703.7.4.1)
- Should be installed 32 inches on center horizontally and 24 inches on center vertically (R703.7.4.1)
- If there is a wall opening greater than 16 inches in either dimension, ties should be placed around perimeter of the openings and shall be spaced no more than 3 feet on center and no more than 12 inches from opening (R702.4.1.1)
- Nailed on 16 inch center framing [R702.3.5]
- 3/8 inch sheetrock must be nailed off 7 inches apart 3/8 inch minimum to 1/2 inch maximum from edges on the ceilings and 8 inches apart minimum 3/8 inch minimum to 1/2 inch maximum on the edges on the walls
- 1/2 inch sheetrock must be nailed off 7 inches apart 3/8 inch minimum to 1/2 inch maximum from edges on the ceilings and 8 inches apart minimum 3/8 inch minimum to 1/2 inch maximum on the edges on the walls
- 5/8 inch sheetrock must be nailed off 7 inches apart 3/8 inch minimum to 1/2 inch maximum from edges on the ceilings and 8 inches apart minimum 3/8 inch minimum to 1/2 inch maximum on the edges on the walls
- Screws on 16 inch center framing [R702.3.5]
- 3/8 inch sheetrock must be nailed off 12 inches apart 3/8 inch minimum to 1/2 inch maximum from edges on the ceilings and 16 inches apart minimum 3/8 inch minimum to 1/2 inch maximum on the edges on the walls
- 1/2 inch sheetrock must be nailed off 12 inches apart 3/8 inch minimum to 1/2 inch maximum from edges on the ceilings and 16 inches apart minimum 3/8 inch minimum to 1/2 inch maximum on the edges on the walls
- 5/8 inch sheetrock must be nailed off 12 inches apart 3/8 inch minimum to 1/2 inch maximum from edges on the ceilings and 16 inches apart minimum 3/8 inch minimum to 1/2 inch maximum on the edges on the walls
- Perimeter Blocking on ceilings must have 2 inches to nail to on edges of sheet rock [R702.3.7(2)]
- Water-resistant gypsum board to be used in any adhesive applications of tile or other nonabsorbent finishes where used on the ceiling 1/2 inch must have 12 inch center between joist and 5/8 inch can be on 16" inch centers. Not permitted in tub or showers areas (R702.3.8)
- Fiber-cement, fiber-mat reinforced cementitious backer units, glass mat gypsum backers and fiber-reinforced gypsum backers shall be used as backers for wall tile in tub and shower areas and wall panels in shower areas
- Type-X must be used in garage ceilings beneath habitable rooms and shall be nailed off on 6 inch center and minimum of 3/8 inch to 1/2 inch on the edges.
- Third-party certificate of compliance form with inspection report must be uploaded to MGO before building final is scheduled, including wall rough-in inspection for third party. File upload must be named to clearly reflect the contents of the document such as "Energy Certificate" or similar.
- Wires in meter base shall have anti-oxidant applied to the aluminum wires.
- Meter base connected to the panel with a metal conduit shall be bonded.
- Bond the neutral bus to the panel.
- Approved colored wires only to the hot lugs.
- Proper size feeder wires to the panel.
- Proper identification of the neutral wire
- Two forms of grounding will be required from 2023 NEC Sec. 250.52; Concrete-Encased Electrode and Rod and Pipe Electrode.
- Label the panel including location of the bonds.
- Check gas piping bond and cold water bond if applicable.
- Complete all wiring and install all fixtures including cover plates.
- Check jet tubs for GFCI and proper bonding.
- Weatherproof covers installed on exterior plugs.
- Light fixtures at all exits.
- Stairway for access to attic units with a minimum 300-pound capacity and a 24-inch catwalk with 30-inch platform in front of the unit. Attic ladder must be deployed for all inspections requiring attic access.
- Conduit and disconnect must be installed for A/C condensers. Disconnects require proper clearance.
- Home should be 100% dried in HVAC equipment must be installed and wired.
- Gas test required with diaphragm gauge minimum 3 psi.
- All shut-off valves to equipment are installed.
- All connections should be capped or connected.
- Gas valve required within 6 feet of appliances.
- All furnace and water heater vents connected and through roof.
- Gas bond connected.
Termite protection form, Residential Energy Testing Compliance Certificate, engineer letter for foundation inspection, Customer Service Inspection (CSI) report, and final drainage survey must be uploaded into MGO. File upload must be named to clearly reflect the contents of the document.
- Smoke and CO2 detector(s) shall be interconnected, operational, and in proper locations.
- Texas basements will require detectors to be pre-wired.
- Attic access must be installed and have a catwalk to furnaces and / or water heaters.
- Door hardware shall be installed.
- Weatherstripping must be installed on all exterior doors and attic access openings.
- All windows shall be operational and shall not be cracked or broken.
- A/C equipment to be operational and mounted on level concrete pad raised at least 3 inches above grade.
- Combustion air openings shall be installed in all mechanical rooms that contain gas-fired appliances.
- Check electrical panel for breaker sizes and labeling.
- Disconnect for A/C correct size and labeled with proper clearance. 125-volt receptacle accessible and within 25 feet.
- List location of cold water ground in panel legend.
- Cold water, gas piping bond, and ground rod clamps must be tight.
- All receptacles, switches, fixtures, and appliances shall be installed and completed, including covers.
- Check gas fixtures for proper valves, connectors, flue pipe, and clearances.
- Check for traps and hot and cold water connection at all fixtures.
- Air gap fittings at dishwasher are not required if the dishwasher has one included.
- Address must be installed in a location visible from the street.
- Sidewalks shall be installed and free of chips and cracks.
- Driveways (number of spaces should match garage / carport width).
- Fences (materials, setbacks, kickboards, corner lot enhancements, etc.).
- Landscape shall be installed (city of Denison requirements).
- Sod (all disturbed soil areas need re-vegetation).
- Blown insulation must be in place with certification paperwork.
- AFCIs and GFCIs must be operable at all installations.
- House must be move-in ready. Lot and street must be clean from debris and mud.
- Dryer duct box needs sticker stating duct size and developed length.
- Final grade should slope away from home to property line and to the street. No lot-to-lot drainage allowed.
- Landings required outside exterior doors.
Construction Site Standards for City of Denison Builders
These guidelines have been created in order to establish uniform standards for the installation and maintenance of required systems. This is to be considered the standard for all residential building sites within the city limits and the ETJ.
Due to variances in site elevations and grade, some sites may have modified standards in order to meet the requirements.
Standards
- Porta-let
All residential sites are required to have one porta-let per lot; with the exception that if one builder is building on side-by-side lots, one porta-let may serve both lots. Porta-lets must be maintained in sanitary condition and must be removed prior to issuance of the Certificate of Occupancy (CO). - City Dumpster
City dumpster required on all construction sites. - Debris Fence Barriers
All lots and sites are required to set up debris fence barriers to help contain lightweight materials and debris to the project site. Debris fence may be removed when the project is ready for the final inspection. - Erosion Control Systems
All residential lots must maintain properly installed silt fence, curlex, and storm drain inlet protection for the duration of land disturbing activities, i.e. grading, excavating, and primary construction, etc. Silt fences and curlex may be moved out of the way for excavation and other activities such as final grade, but must be replaced until sod or other approved soil stabilization devices are in place. Vegetation must be located on both the front and back of the lot in order to remove the erosion controls and obtain a CO. - Address and Signs
All lots must have a company / builder sign located at the front and back of the lot facing the street. The lot address must be clearly posted and be easily seen from the street at the front and rear of all new structures prior to requesting first inspection. Addresses painted on the curb are not acceptable. It is highly recommended that independent and private builders include a contact number on their sign.
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