Borough of Rutherford
Construction Department

John J. Uhl, Construction Official

Construction Projects that require Building Permits:

The list below is not intended to be all-inclusive, but are the most frequently issued permits. You should always call the Construction Department when you are planning a project, big or small, to see if a permit will be required. This could help make your project a success and avoid potential problems, which could cost you time and money.

An Overview of the Construction Permit process:

Here is what to expect during the permit process when you are greeted in the Construction Department. You will be asked what type of work you are planning to do and the address of the work site. Then a Construction Permit Application will be given to you and this application must be filled out completely.

Examples: Who will perform the work. What work will be done. Where the work will take place and How the work will be done.

Sketches, drawings, plans and other documentation of the proposed work will have to be submitted for review along with the permit applications. Plans can not be reviewed without the applications being submitted with them. The applicant can not do any work at this time and must wait during the review process. The majority of permit applications we process with little delays. Small projects can take 4 to 5 days and up to 8 to 10 days and sometimes longer for the larger projects, provided all the required information has been submitted. At this time you will be advised if your permit has been approved or if denied, the reasons why. If your permit is approved, you will receive a permit and will be asked to pay the appropriate fees. The construction permit is a document granting legal permission to start construction. Keep in mind you will be asked when you leave our office to post the building permit placard in a window or other prominent place at the construction site. Please keep a copy of the approved building plans on site so that they can be available for reference and the Borough Inspectors during inspections. The inspections are as follows: (This is when you should call)

1. The bottom of footing trenches before placement of footing, except that in case of pile foundations, inspections shall be made in accordance with the requirements of the building subcode;
2. Foundations and all walls up to grade level prior to back filling;
3. All structural framing and connections prior to covering with finish or infill material;
   Plumbing underground services, rough piping, water service, sewer, septic services and storm drains; electrical rough wiring, panels and service installations; insulation installations;
4. Installations of all finished materials, sealings of exterior joints; plumbing piping, trim and fixtures; electrical wiring, devices and fixtures; mechanical systems equipment;.

Arranging inspection visits:

Please call the Construction Department Monday - Friday 8:30 to 4:30 at (201) 460-3010

The person responsible for the construction project must request and call for inspections in advance. Try to call at least 48 hours prior to the time the inspection is desired. Inspections will be performed within three business days of the time for which they are requested. The work must not proceed in a manner, which will preclude the inspections and the work may not proceed until the inspections have been conducted and approval given. If an inspector finds that some work does not conform to the approved plans, the inspector will advise that the situation must be remedied. If the violation is serious, a Stop Work Order may be posted until the problem is resolved and an additional inspection will be required. When the construction project is completed and all inspections have been conducted and approved, a Certificate of Approval may be issued. This is a formal document, which marks the completion of the project and gives you permission to occupy or use the space. You will now have completed the Construction Permit process. We look forward to seeing you prior to the start of your next project.

Certificate of Occupancy:

In 1978 the Borough of Rutherford enacted an ordinance requiring that a certificate of occupancy be applied for and obtained prior to the use or occupancy of the whole or any part of any building:

1. Undergoing construction or alteration.
2. Undergoing a change of use.
3. Undergoing a change of ownership.
4. Undergoing a change in occupancy in other than residential districts.

Below find a list of the most commonly found Residential Property Maintenance Violations which would require a re-inspection:

1. Ordinance 2978-01- AN ORDINANCE TO AMEND AND SUPPLEMENT THE CODE OF THE BOROUGH OF RUTHERFORD, CHAPTER 34A, ENTITLED FIRE SAFETY, ORDINANCE NO. 2423-85

   BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE BOROUGH OF RUTHERFORD AS FOLLOWS:

   SECTION 1. Chapter 34A, Section 13, Smoke detectors, is hereby repealed in its entirety, and is replaced with the following:

   34A-1 3. Smoke and carbon monoxide detectors.

   A. Definition.

   1. Dwelling. The term ‘dwelling' as used in this Section 34A:13 shall mean all one- and two-family residential units, condominium units, and cooperative units, or any unit of any type where persons reside, located within the Borough of Rutherford. Rental dwelling units are specifically excluded from the definition of dwelling applicable in this Section 34A:13 as they are covered in other codes.

   2. Floor level. The term 'floor level' as used in this Section 34A:13 shall be a floor area separated by three or more risers from another floor area, and shall include basements and attics accessible by stairway or pull-down stairs.

   B. Applicability of requirements.

   The requirements of this Section 34A-1 3 shall apply whenever title or control of a dwelling is sold or otherwise transferred.

   C. Smoke detectors.

   1. Upon sale or transfer of a dwelling, electrical smoke detectors with A/C 110 volt primary power supply, or an approved equivalent, equipped with battery back-up shall be required to be installed and properly operating on each floor level.

   2. Each dwelling shall have a minimum of one electrical smoke detector on each floor level, and a minimum of one smoke detector in the immediate vicinity of each separate sleeping area within the dwelling.

   3. All electrical smoke detectors shall be interconnected to each other within the dwelling, except where only one detector is required because there is only one floor level.

   4. The applicable sections of the National Fire Protection Association (NAPA) Standards No. 72E or 74 shall govern the installation of smoke detectors.

   D. Carbon monoxide detectors.

   Upon sale or transfer of a dwelling, carbon monoxide detectors shall be required to be installed and properly operating on each floor level that contains a bedroom or other room designated for sleeping.

   E. Certificate of occupancy.

   No certificate of occupancy or certificate of continued occupancy as required under Chapter 131 of the Code of the Borough of Rutherford shall issue until the dwelling is in compliance with this Section 34A-13.

   F. Inconsistencies.

   If the requirements of existing ordinances or codes are inconsistent or in conflict with the provisions of this Section 34A-13, the requirements that provide the greatest degree of life safety shall prevail. The Borough official performing any inspection required under the Borough s applicable codes shall make the determination of the necessary requirements.

   SECTION II. This ordinance shall take effect on January 1, 2002 after passage and publication according to law.

   Approved on this 10th day of July ,2001.

   Mayor Bernadette P. McPherson

   ATTEST:

   Mary P. Kriston
   Borough Clerk

2. Electrical Box and Outlet Covers – Proper electrical box and device covers are needed on all electrical switches, outlets and junction boxes. Check behind furniture.
3. Extension/Zip Cords – These items are available for temporary use only and are not permitted, they shall not pass through a wall or floor. They are commonly found stapled to the baseboards of older homes. Please remember to unplug or shut off the power source before attempting to remove them.
4. Handrails – Every interior or exterior flight of stairs that has more than four risers requires a handrail.
5. Pressure relief valve discharge pipe – The pipe is needed on some heating units and all water heaters. The discharge pipe shall terminate not more than six (6) inches nor less than two (2) inches above the floor and the pipe should not be reduced from the Ύ outlet to a ½ inch pipe. A plumbing permit is required to replace a water heater.
6. Faucets, Fixture traps & Toilets – must be installed and maintained in good working order. These items should not leak or drip. Plumbing fixtures must be used periodly to maintain a liquid seal in the trap to prevent the emission of sewer gasses.
7. Garages attached or inside the house - The fireresistive ratings provided at the time of construction must be maintained. All the holes that were made for repairs to plumbing or electrical wiring must be properly patched. Any door leading to the dwelling should be equipped with a listed self-closing device capable of closing the door, ie U.L.or F.M. listed closing device.
8. Locks on the Egress Door – Usually the front door, the locking device shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort. Double cylinder dead bolts locks are not permitted
9. Gas Piping – Must be properly strapped with shut off valves within ten (10) feet of the appliance. If the appliance is removed, Cap the pipe. Aluminum gas piping is not permitted and must be replaced with an approved piping material.
10. Broken, cracked missing glazing. Glazing materials shall be maintained free from cracks and holes. Safety glass must be used in some locations.
11. Railing and Guards – Prevent falls and are required if there is an elevation change thirty (30) inches or greater. Provide guards for any openings by stairways.
12. Sidewalks, stairs, driveways and walkways – Shall be kept in good state of repair and maintained free from hazardous conditions. Repairs are permitted if they do not create a tripping hazard.
13. Clearances to Combustibles – Provide the required space around various fuel burning appliances. Consult the instructions for the appliance or label on equipment.
14. House Street Number – The number of your house should be visible in case you or your neighbors requires emergency assistance. The numbers should have a ½ inch stroke and be a minimum of three (3) inches in height. The numbers must be visible from the street of a contrasting color located by the front door.
15. Accessory Structures – Garages, fences, sheds and walls must be kept in good state of repair and maintained structurally sound.
16. Interior surfaces – Cracked, loose or missing plaster, peeling paint, uneven or defective floor surfaces, should be repaired or replaced.
17. Roof, leader pipe and water runoff - The roof shall be sound, tight and not have defects that admit rain. The leader pipes should terminate at the ground and discharge the water away from your foundation and not into your neighbors yard.
18. Exterior Wall & Trim features – Must be maintained weatherproof and properly surface coated (Painted).
19. Oil Tanks - Did you convert to gas? The oil tank must be abandoned with a building permit and proper inspection being conducted.

Note: The above listed items are not intended to be all-inclusive, but are only a partial listing of the most often found violations during the Certificate of Occupancy inspection.

It is recommended that the Certificate of Occupancy Inspection be conducted as soon as the sale contract is signed. During busy times, allow two (2) weeks for our written report. Schedule the re-inspection in time for any unanticipated problems that might occur. To arrange for an inspection, stop by the Building Department and fill out an application or call us at (201) 460-3010. Inspections can be scheduled as early as 9:30 a.m. with the last appointment of the day at 3:00 p.m. Commercial Certificate of Occupancies and Condominium/Co-op are also subject to an inspection by the Bureau of Fire Safety.

Borough of Rutherford Board of Adjustment:

The Zoning Board in the Borough of Rutherford, was established by ordinance pursuant to N.J.S.A. 40:55D-69 and consists of seven residents of the Borough as regular members, plus two alternate members. The Mayor with consent of the council appoints all regular members of the Board of Adjustment for four-year terms. No member of the Zoning Board of Adjustment may hold any elective office or position under the municipality. A vacancy occurring otherwise than by expiration of term shall be filled for the unexpired term only.

The Borough of Rutherford, Board of Adjustment meets once a month on the third Tuesday at 7:00 p.m. in the Council Chambers, 176 Park Avenue 2^nd Floor, Rutherford, NJ 07070. The Borough of Rutherford requires fourteen (14) completed sets of the application be provided to the Board Secretary in the Construction Department Office no less than thirty (30) days prior to the date set for hearing.

Members of the Borough of Rutherford Board of Adjustment for 2010:

Adjka Kucevic
Rick Gooding
Carl Germer
Robert Holman
Paul Cuccinelli
Richard Rovito
Michael Lee
Eileen Joyce, Alt.#2
Secretary Mary Ellen Sartori
Gary Cucchiara, Board Attorney
Councilwoman Kim Birdsall , Liaison

Borough of Rutherford Planning Board:

The Planning Board in the Borough of Rutherford was established pursuant to P.L. 1975, C. 291. The Planning Board consists of nine members of the following four classes:

Class I: The Mayor
Class II: One of the officials of the municipality other than a member of the governing body to be appointed by the Mayor.
Class III: A member of the governing body to be appointed by it.
Class IV: Six other citizens of the municipality to be appointed by the Mayor, with consent of Council. The members of Class IV shall hold no other municipal office, except that one member may be a member of the Zoning Board of Adjustment and one may be a member of the Board of Education. If a vacancy in any class shall occur otherwise than by expiration of term, it shall be filled by appointment as above provided for the unexpired term.

The Borough of Rutherford Planning Board meets once a month on the third Thursday of the month at 7:00 p.m. in the Committee of the Whole Room, 176 Park Avenue 2^nd Floor, Rutherford, NJ 07070. The Borough of Rutherford Planning Board requires Seventeen (17) completed sets of the application be provided to the Board Secretary in the Construction Department Office no less than thirty (30) days prior to the date set for hearing. Contact the Construction Office at (201) 460-3010 if you have any questions.

Members of the Borough of Rutherford Planning Board for 2010

Mayor John Hipp, Class 1
Kathleen Lovatt, Mayor's Alt.
John Uhl, Class 2
Councilwoman Rose Inguanti, Class 3
Rick Doren
Thomas Kuruc
James Rizzo
Jack Boyle
John Daub
David Porter
Aileen Vitale, Alt. #1
Margaret Watson, Alt. #2
Mary Ellen Sartori, Secretary
Richard Allen, Esq., Board Attorney