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1. Why are building codes important?

Building Codes were put in place by government in reaction to citizen demand. This demand arose from a number of building disasters which have occurred over the years. The codes are “prescriptive” in that they provide written instructions for safe building construction. This eliminates the need for engineering and architectural fees for home construction. The prescriptive design standards account for earthquake damage, wind loads, snow loads, climate and soil factors. The code standards also provide for protection against decay and provide minimum standards for human habitation. For additional information, see below. International Code Council (ICC)

2. What is the process for obtaining a permit for commercial, industrial, institutional or multifamily construction?

Everything you need is in the Commercial Plan Review Application Packet here

3. Where can I obtain a plot plan?

There may already be an existing plot plan for your property in our records. Contact the Building Inspection Administrative Assistant at 316-977-9422 to inquire.

4. What forms are available for download?

All of our forms can be found here

5. What are the current codes which are applicable to construction work performed in Andover?

The list of applicable codes can be found here

6. What should I consider when hiring a Contractor to do work on my property?

1. Make sure the Contractor has a current license in Andover.
2. Make sure the Contractor pulls a permit. He/she should be able to furnish a copy.
3. Make sure the Contractor obtains all necessary inspections.
4. Pay when the project is complete and final inspection has been performed.
5. If you have any questions, call City Hall at 316-733-1303 or email bldg-insp@andoverks.com

7. What are the consequences of not complying with code requirements?

a. Faulty work could jeopardize the safety of the building occupants. For example,
improper gas piping or electrical wiring could result in a fire.
b. Depending on the terms of the policy, Property insurance coverage may be jeopardized if all code requirements are not met.
c. There could be problems selling the property. For example, home inspections are commonly performed for closings. These may fail causing delays and additional expenses.
d. Ultimately the City of Andover can pursue legal action against code violators.

8. Is there anything I should specifically look for in homes built before current codes were enacted?

a. Emergency Escape and Rescue Openings – EERO’s- may not exist in basements or basement bedrooms. These are important safety features which allow occupants to escape from the basement or emergency personnel to enter the structure for rescue operations.
b. Smoke Detectors. Under current codes, multiple smoke detectors are required at multiple locations in a typical home. These must be interconnected so all sound alarm when any one is triggered by smoke or heat.
c. Aluminum Wiring. This condition is relatively uncommon in Andover, but may exist in homes built before or during the early 1970’s. This wiring material is no longer allowed under current codes due to the increased risk of fire. A licensed electrician may be able to make improvements which mitigate this risk.
d. Foundation Problems

9. What are the concerns and process associated with building a residential deck?

a. Decks are generally constructed of wood. In contrast to the wood framing of a typical home, decks are exposed to the weather and subject to deterioration which ultimately results in an unsafe structure.
b. Decks over 30 inches above grade must have a guard around the perimeter.
c. Andover recognizes the City of Wichita deck standards, which is based upon the
America Wood Council’s (AWC’s) publication AWC DCA6-09 “Prescriptive Residential Wood Deck Construction Guide.”
d. Roofs constructed over decks are also of concern for adequate structural integrity.

AWC DCA6-09 “Prescriptive Residential Wood Deck Co

10. Is a permit required for roof replacements?

A permit is only required for re-roofing “during a disaster or major damage due to storm conditions.” Per Ordinance 1387. if a Contractor is retained to perform re-roofing construction, that Contractor shall be licensed in accordance with Kansas Statutes Article 6. – Consumer Protection, K.S.A. 50-6,122, and following. Property owners are wise to withhold all payments for construction until such time as the work is satisfactorily completed.

11. If a house has foundation or settlement problems, what are the concerns and procedures to remedy the problems?

The soils native to the Andover area are considered expansive clays. This means that water moves through the soil very slowly, and the soil may settle under loads very slowly. The soil may expand with increased water content and “push” the footing or foundation upward. Over a long period of time, the soil may settle and/or uplift in differing amounts which may cause substantial damage to the footing/foundation system.

The analysis of the factors involved in these problems, as well as the design of cost effective solutions, is complex. The analysis involves considering the specifics of the soil on site, depth and width of footing and foundation wall, material of construction, structural damage, surveys of actual structure movement, grading and drainage around the perimeter of the house, condition of structural elements within crawl space, evidence of cracking or deflection of basement walls, evidence of water in basement, and possible other considerations.

There are a wide variety of remedies which are in part dependent upon proper analysis of the problems. These could include grading around the house and re-directing downspouts or roof drainage away from the foundation. It is possible to jack up a structure and remove and reconstruct footings and foundation walls to bring them into code compliance. This is very costly, and it is common to provide additional support to the house foundation in lieu of complete reconstruction. This option requires a Kansas Professional Engineer stamp of the drawings for the foundation repair.

All footing and foundation repair work, with limited exceptions such as tuck-pointing of block walls, will require a licensed contractor, a permit, City inspections, and engineered plans. It is up to the homeowner to perform due diligence in selecting the contractor and engineer to perform the work.
Homeowner choices include:
a. Retain a Kansas Professional Engineer to evaluate the site and footing-foundation problems, then design a solution. The homeowner may then solicit bids from various contractors to perform the specified work.
b. Seek proposals from various contractors, who will retain an engineer as needed.

Contracting practices which protect homeowners include the following:
a. Solicit multiple proposals
b. Check contractor references
c. Verify that the contractor is licensed, pulls the required permits, and obtains inspections
d. Ask the contractor for verification that he is addressing all code deficiencies, including site drainage, attachment of structure to foundation, etc.
e. Do not agree to pay until the work is completed satisfactorily

12. When is a Contractor’s license required for a Contractor to perform work for a property owner or tenant?

a. The general requirement is that if the work requires a permit, and the Contractor does not own the property, then the Contractor must be licensed in Andover, Kansas.
b. A property owner should not obtain a permit for work a Contractor is to perform.
c. A contractor, simply defined, is a person who takes money in exchange for performing construction work. Ordinance 1385, 4-104, Contractor licensing requirements.
Click here for a copy of the Ordinance.

13. How does a Contractor licensed in Andover access the Andover Permit and Inspection tracking software, MyGov?

At the time a license is obtained or renewed, written instructions are provided to facilitate access. At any time after that, the Contractor may contact the Building Inspection Administrative Assistant at 316-977-9422 to obtain the information again.