Planning & Inspections FAQ

Obtaining a permit will ensure your project meets the most current edition of the North Carolina Code and any Town of Beech Mountain ordinances. The Building Codes exist for the safety and well-being of the public. Permits will help ensure that your projects are safe, up to existing code, and make sure qualified and licensed contractors are completing your work.

A building permit is required for ANY construction, installation, repair, replacement, or alteration costing more than $15,000. A permit is also required, no matter what the cost, if the work involves the addition, repair or replacement of load bearing members or structures, the addition of plumbing, heating, air conditioning, electrical wiring, devices, appliances, or equipment.

Any electrical, plumbing, or mechanical work requires a licensed trade professional.

It is always best to call Planning and Inspections to determine if a permit is required. We are happy to assist and would rather answer questions up front than find unpermitted work and issue violations.

Any non-structural/non-load bearing work up to $15,000 does not require a permit. Any electrical, plumbing, or mechanical work, regardless of permit status, requires a licensed trade professional. All work must meet the applicable NC Code, regardless of permit status. We encourage you to contact the Inspections Department to clarify if a permit is necessary to avoid time delays and fines.

Some common jobs that don’t need a permit include:

• Replacement of doors/windows, if they are in the same location, same size, and meet the proper DP rating for the applicable wind zone
• Replacement of plumbing equipment that does not change the size or capacity (such as a toilet). Also includes water and drain lines replacement of same size
• Like-for-like water heater replacement provided it remains in the same location, is the same size and is completed by a licensed contractor
• Vinyl siding replacement up to $15,000
• Roofing replacement up to $15,000, provided no structural work is performed
• Repair of plumbing or electrical devices provided there is no addition or relocation of wiring or piping and work is completed by a licensed contractor (electrician or plumber)
• Landscaping, provided no fences are erected

Deck permits are required for any of the following:

• New decks or stairs
• Addition/replacement/repair of joists, railing systems, railing posts, or deck posts
• Addition/replacement/repair of footers
• Addition/replacement/repair of stair stringers or railings
• Addition of hot tub to deck

Deck permits are generally not required if you are simply repairing decking (walking surface boards), pickets, or stair treads, so long the repair is like-for-like and meets the applicable NC Code. We encourage you to contact the Inspections Department to clarify if a permit is necessary to avoid time delays and fines.

Unpermitted work that would have otherwise required a permit may result in fines of up to double the permit fees associated with the type of work and result in time delays due to stop work orders, permit processing, etc. Also, if work is conducted in violation of zoning ordinances, fines of $100/day could be levied

All permit applications can be obtained on the Town’s website under Planning and Inspections ( Self-Service Web Portal ). There are also paper copies at Town Hall.

1. Complete the permit application (new home, building/trades, tree, fence, or driveway). All applications must be completed in full at time of submittal in order to be approved.
2. Submit the application to Town Hall either in person or via email. You may email your permit to permits@townofbeechmountain.com
3. Our office will review your application and contact you regarding the status of your application.
4. Once approved, your permit will be assigned a number and the appropriate fees will be calculated. We will contact you regarding the number and cost of your permit.
5. Once fees have been paid, we will issue a Permit Placard that is to be displayed at your jobsite. You may commence work.

• General repairs – Building Permit Application with all applicable trades listed and signed for
• Decks – Building Permit Application with sketch or plans of work
• Structural Repairs – Building Permit Application with plans (engineering plans if required)
• Significant Remodel/Addition – Building Permit Packet with all applicable trades listed and signed for, set of plans
• New Home – Building Permit Packet with all applicable trades listed and signed for, set of plans, survey set
• Tree Cutting – Tree Permit Application with registered tree cutter info
• Fence Installation – Fence Permit Application with sketch or plans of fence location, fence material, and survey of property

There are multiple ways to pay for a permit. The preferred method is online at our EasyPay function or the Web Inquiry & Payment Portal. You may also pay in person at Town Hall (cash, card, or check), mail in a check, or pay with a card over the phone.

Once a permit is issued, the contractor has 6 months to begin on the project or it will be revoked. Once work has commenced, permits will last indefinitely so long work is progressing. No work for 12 months will result in revocation of the permit.

Sheds that have a dimension of 12’ or more in any one direction (length, width, or height) must meet NC Building Code and require a permit. Any shed, regardless of size, must meet setback requirements for the respective lot.

The Town is required to keep permit records for 6 years. Any work performed prior may not be on file at Town Hall. Building plan retention has the same 6 year retention, though local realtors often have plans on file.

Any job over $30,000 is required to have a NC Licensed General Contractor supervise the work.

The Town cannot recommend a contractor for a job – however, we have a continually updated list of service providers who conduct work in the Town - Contractors2021.pdf (townofbeechmountain.com)

The NC Licensing Board has a search function to determine if you contractor is licensed in the state of North Carolina. Follow the links below to determine status.

• General Contractor
• Electrician
• Plumber
• HVAC/Mechanical
• Architect
• Engineer
• Surveyor

Yes, homeowners are allowed to sign an affidavit stating themselves as their own contractor. The affidavit states that the homeowner is the owner of the property, will not sell or rent the structure for 12 months, will personally superintend and manage the project, will be present for all inspections, and will obtain all appropriate lien information. The homeowner is responsible for finding licensed subcontractors for electric, plumbing, mechanical, and fuel. Please contact Planning and Inspections for more information.

Homes are not required to be designed by an architect or engineer in NC. Any commercial project over $90,000 requires a design professional.

There are certain components of construction that require engineering, regardless of the cost. The following are some common projects requiring an engineer design:

• Any deck over 20’ in height
• Any hot tub deck
• Retaining walls over 4’
• Cantilevered structures

There are other circumstances engineering may be required. Please contact Planning and Inspections for more information.

Please call the Inspections office at (828) 387-4236 to schedule an inspection. Inspections usually occur within 24-48 hours of confirmation. On some occasions day-of inspections may occur.

All construction sites with debris producing activities are required to have a dumpster or other “mobile” means of trash removal (such as a dump trailer or truck). Sites are to be cleaned daily and dumpsters/enclosures are to be emptied weekly. Trash and debris scattered on site will result in a warning and subsequent fine.

Please call the Planning and Inspections Department at (828) 387-4236 to remediate your stop work order.

Most roads on Beech Mountain have both water and sewer services. You can check to see if your road has water and/or sewer connections by viewing our Utilities Map. As utilities are constantly being improved, it is best to check with our office to ensure accuracy of the map at your location.

Setbacks are measured from the property line and are typically as follows:

• Front/Any road facing side: 20’
• Side and Rear: 15’
• Golf course adjacent side: 30’
• Perennial stream: 30’ from the edge of the high water bank
• Water supply: 50’ from high water bank

Some lots in cluster developments on the mountain have reduced setbacks. Please contact Planning and Inspections for more information.

A 4’ walkway is permitted to be constructed between your driveway/parking pad and your home. Structures are not permitted to be built in the setback. Landscaping, driveways, retaining walls, and other similar at-grade improvements are generally permitted.

All of Beech Mountain is located in a high wind zone, which results in different criteria for construction. Windows and doors specifications will be dictated upon by the elevation and wind zone your property is located in.

• Under 4000’ / 130MPH zone – DP-30
• 4000’-4500’ / 140MPH zone – DP-40
• Above 4500’ / 150MPH zone – DP-50

The building code allows for some exceptions depending on placement and size of windows. Please contact Planning and Inspections for more information

No, lots may not be cleared without a full set of building permits on record at Town Hall. Additionally, driveways or parking pads are not to be built for empty lots. A parking pad or driveway may be renovated or added to an existing structure provided it meets Town ordinance and proper driveway approval has occurred.

There is currently no minimum housing size, so long all parts of construction meet the most current NC Residential Building Code.

There are no architectural limitations for residential homes. Commercial structures in the commercial overlay are subject to some architectural controls.

No, it is against town ordinances to sleep or otherwise reside in a car, RV camper, or the like anywhere within town limits. There are long term campgrounds located within an hour of the mountain.

Retaining walls are permitted to be built on your property. Any wall over 4’ in height requires design by a licensed NC engineer.

You can find free versions of all codes at this link - NC Building Codes

North Carolina uses the NEC for the Electrical Code, which can be accessed here - NFPA 70: National Electrical Code

Permits are required for any removal, pruning, or trimming of trees 6” or more in diameter at a height of 4’. The tree permit is free and is to be filled out by the contractor cutting the trees. Any person cutting trees in the town must be registered and on file at Town Hall. You may access the tree cutter registration documents here.

The tree permit application is contained in the building permit packet for new construction. The tree permit application must be completed with the packet prior to any tree removal on construction sites.

Any tree cut without a tree permit is subject to a $1,000 fine, per tree.

This is a civil matter between neighbors. The Town has no authority to remove the tree or be involved in the matter, other than ensuring necessary tree permits are issued for removal of the tree.

No, it is against town ordinances to sleep or otherwise reside in a car, RV camper, or the like anywhere within town limits. You may camp outside for up to three days at Shane Outdoor Park – visit the Parks and Recreation page for more information.

Yes, provided they meet all requirements as listed in the most current edition of the NC Residential Building Code.

No, with the exception of the section in Westerly Hills zoned for manufactured homes.

Homeowners – yes, as long as it is contained in a non-combustible enclosure at least 6” high or the height of the fuel, whichever is greater, and only uses natural, unprocessed fuels for burning.

Contractors – NO, burning of any kind or for any reason is prohibited.

Properties are allowed to have two unconnected structures – a primary and accessory structure. The primary structure must be built prior to the accessory structure. Additionally, the accessory structure may not be any larger than 75% of the primary structure.

Yes, a “guest suite” is permitted so long it is on the same water and sewer service as the primary dwelling.

All fences require a fence permit, which can be accessed here, which will include a survey and plans of the fence. Fences are to be of natural or manufactured wood, stone, brick, or iron and cannot exceed 6’ in height on the sides and rear of the house or 5’ in front of the house. Please contact Planning and Inspections for more information.

No, you will need to contact the health department in your county (Avery or Watauga) for septic approval. The Town does not have any septic information on hand for your lot.

Yes, in most cases, a permit is required to place a sign anywhere within the Town, this includes banners, real estate signs, construction signs, and business signs.  Real estate and construction signs (semi-temporary) are $15 per sign and permanent signs are $50 per sign.  The application for signs is located in the Form Directory here.  Corrugated plastic (Coroplast) signs are generally prohibited within the Town.