Community Development - Code Enforcement

     The purpose of the Building Permit /Code Enforcement Department is to enforce minimum standards for the protection and maintenance of property, environment, and for the health, safety and welfare of the consumer, general public and the owners and occupants within Lower Providence Township. This Department also enforces all Township Building and Property Maintenance, conducts resale inspections of residential and commercial properties and conducts inspections of businesses within the Township. This is under the direct Supervision of the Director of Community Development. The Department of Planning & Community Development has many quick guide pamphlets on the installation of decks, in-ground pools and finishing your basement to assist the contractor or homeowner. The Department of Planning & Community Development is always available to answer your questions and provide you the necessary information to obtain any required permit(s) and to comply with the Township Codes and Ordinances.

Code Enforcement Department Staff

Contact Information

Telephone

• Commercial Building Permit Application

• Residential Building Permit Application

• Electrical Permit Application

• Electrical Registration Renewal Form

• Mechanical Permit Application

• Plumbing Permit Application

• Plumbing Registration Renewal Form

• Change of Subcontractor Application

• Zoning Permit Application

• Commercial Resale Application

• Residential Resale Application

• Projects That Do Not Require A Form

• RESCheck for Energy Compliance

• LPT Workers Comp Form

Fee Schedules

2008 Code Enforcement 

     The following are considered Zoning Permits and DO NOT require Normal Township Inspections:

• Blasting

• Burning

• Fences

• Gazebos

• Sheds under 1000 square feet

     The U.S. Consumer Product Safety Commission and Globe Fire Sprinkler Corp., of Standish, Mich., issued a June 12, 2007 recall of the Globe Model J Series Dry Fire Sprinklers. These devices have shown the potential to fail to operate during a fire.

     The recall notice advises that the sprinkler heads can deteriorate over time and fail to operate in a fire. Globe has received five reports of sprinklers that failed to operate as intended during a fire. No reports of injuries caused by sprinklers failing to operate have been received.

     The Model J Series dry fire sprinklers come in pendant, upright, and sidewall configurations. The name "Globe," the letter "J" and the year of manufacture (1990 though 1999) are embossed on the frame of each sprinkler. These dry sprinklers were designed to be installed in areas of buildings where the sprinklers or water supply pipes may be subject to freezing, such as unheated attics, freezers and coolers, parking garages, porches and warehouses.

     Owners with the affected devices should contact Globe immediately to arrange to receive replacement sprinkler heads. For additional information, contact Globe at (800) 248-0287 or visit the firm's Web site at www.globesprinkler.com and click on the "Recall" link.

• Barns (1,000 sq. ft.)

• Building

• Residential: New dwelling, addition/alteration and/or repairs and accessory buildings. (over 1,000 sq. ft.)

• Commercial & Industrial: New building, addition/alterations and/or repairs, tenant fit out, and all accessory buildings.

• Decks

• Demolition

• Electrical - all repairs and new services

• Garages - over 1,000 sq. ft.

• HVAC - all repairs and new systems

• Plumbing - all repairs and new systems

• Residential Resale (Use and Occupancy)

• Swimming pools (Above and In ground)

• Certificate of Compliance (Commercial)

• Tank Installation or Removal

• Sprinkler Installation

• Signs (Temporary signs)

• Footings / Foundations: Bearing soil (prior to pouring concrete)

• Wall inspection / foundation walls (inspect forms prior to pouring concrete)

• Rough Frame inspections (inspect sill and frame, plumbing prior to enclosing piping in walls, floors, slabs, etc.)

• Rough Electric: Third (3rd) party inspections agency is required prior to rough framing inspection. Upon completion, an inspection sticker will be placed on the electrical panel. The approved agency will forward an inspection certification card to Lower Providence Township Code Department.

• HVAC (prior to enclosing walls and floors)

• Back fill inspection

• Insulation

• Drywall

• Final or Use & Occupancy: upon completion of all work, inspections of all code requirements for safety. Authorization to occupy the newly erected space. (This inspection is required for Residential Resale's)

• Storm drainage, paving, curbing, sidewalks or driveways.

• Swimming pools, steel frame, grading and earth removal specifications, electrical, back fill concrete to forms in some installations and final pool inspections to include fencing, gates, locks and alarms when required and final 3rd party electrical inspections and setbacks (must be verified prior to excavation.

• Ask if the contractor is a member of a builders association.

• Take your time. Most problems occur when consumers fail to investigate contractors carefully before hiring them.

• Ask for an insurance certificate to verify current workers' compensation and general liability insurance.

• Ask for references. Talk with others who have had work done by the contractor about the company's capabilities and quality of workmanship.

• Make sure the contractor has a permanent business location and a good reputation with local banks and suppliers.

• Incorporate any warranties, guarantees or other promises in your written contract. Always insist on a written contract and written change orders.

• Be specific about starting and completion dates. Some delays are unavoidable and beyond the contractor's control.

• Beware of an unusually low bid or low advertised price. If a contractor cannot pay for labor, materials and overhead, you are both in trouble.

• Select a contractor you are comfortable with--one who understands your tastes and needs and with whom you can communicate easily.

• You cannot verify the name, address and telephone number or credentials of the contractor.

• The salesperson tries to "high pressure" you into signing a contract by using scare tactics, threats or intimidation.

• Although reputable builders sometimes offer special discounts for advertising purposes, watch out for contractors who offer unusually low prices in exchange for advertising. Protect yourself by asking the contractor for a list of previous clients who also had been offered the special rate in exchange for advertising considerations.

• Call the references and ask them if they received the promised quality workmanship and special rate.

• The contractor does not comply with your request for references or the references have some reservation about the contractor.

• You are unable to verify that the contractor is insured.

Richard Firth

M. Steven Gillan

Thomas M. Heisner

Rick Moscariello

John Ruggerio

     The Code Enforcement Department will, at the time of discovery, require that any construction being performed without the proper permits be abated and a stop work order will be issued immediately. All permits will be charged a penalty fee also.

     Verbal warning is given, via telephone call (if the phone number is known) or by on-site meeting when possible and if the violation is not serious.  If a verbal warning is not possible, then a written warning maybe be given. If the violation is serious, then the township proceeds to the next step:

• An Enforcement Notice (EN) or Notice of Violation (NOV) is then sent to the property owner if violations exist.  Official cease and desist orders of the violations or suspension or revocation of current permits may be included within the EN and NOV.  The property owner at this time has a chance to appeal the alleged violations to the zoning hearing or building code appeals board.  Both of these boards do not have enforcement authority to levy fines.  Their sole function is to either affirm or deny violations actually exist(ed).  If the owner does not appeal the violations to the zoning hearing board within the deadline stated in the EN, then the township will proceed to the next step:

• Filling of a Summary Non-Traffic Citation or a Civil Complaint Form with the office of the local district magistrate is the next step.  It is the policy of Lower Providence Township to seek the maximum fine allowed by law for each violation, each day that the violation exists.  All court costs plus legal expenses incurred by Lower Providence Township to try to obtain compliance will also be included in the final determination of the cost of the fine.  Should the owner appeal the District Magistrates' decision, the cost of the fine will be raised by Lower Providence Township to the maximum extent allowed by law in the Montgomery County Court of Common Pleas plus court costs and legal fees.  It is the goal of Lower Providence Township, however, not to take any case this far unless all methods of voluntary compliance have failed.  In certain circumstances where there is a continuing violation existing that is a serious threat and danger to like, health, and safety of the adjoining properties or individuals, an injunction may be filed by Lower Providence Township to abate the violation.  This is a costly procedure for the township and usually will be used as a last resort to achieve compliance.  Also, if the injunction is ignored, the owner may be held in contempt of court.