Inspection Process

Inspection Guidelines:

All types of work requiring a permit must have accompanying inspections. This guide will aid you in requesting the required inspections. Inspection reports are provided as a PDF to the email address of the person or company who applied for the permit.

The Inspection Request form is available for download as a PDF on this site under "Permits and Inspection".

When you are ready for an inspection, fax an Inspection Request form to (210) 653-0935 or email your request form. This is the ONLY request form that can be used. You may also schedule an inspection by calling (210) 653-9140 ext 2244 or ext  2386. If there is no answer; leave a voice message with the following information:

  • Contact Name and Phone Number
  • Project Address
  • Permit Number associated with the type of inspection
  • The type of inspection you are requesting (refer to terminology on the following page)
  • Indicate whether you prefer a morning or afternoon inspection time. Specific appointment times will only be granted for occupied residential addresses.


  • Inspections are scheduled 24 hours in advance. Inspections MUST be scheduled or received before 4:00 p.m. to receive next day inspections. Schedule your inspections with ample time.
  • For all residential inspections that do not require entry into the house or to the rear yard of your property, you do not need to meet the inspector. However, if the inspector needs to inspect anything inside the house, you will need to arrange for someone to meet the inspector.
  • For commercial inspections, we recommend the contractor be available at the time the inspection is performed to answer questions the inspector may have or to address immediate issues. We cannot guarantee a successful inspection of the inspector if he has questions as to the scope of work and no one at the job site can adequately answer those questions. In addition, the approved plans must be made available to the inspector, if requested, at the time the inspection is performed.

How do I know if the person at the door is the inspector?

City of Live Oak inspectors wear identifiable uniforms and are required to ring your doorbell. Feel free to ask for identification. You may call the Building Department while the inspector is outside waiting, if you desire. You always have the right to refuse entry. Remember to be safe and make sure the person at the door is who you think he/she is.

Third Party Inspection Documentation Process:

Third party inspections will be accepted by the Development Services Department for inspections on commercial projects. The third party entity shall NOT be associated with the contracting company.

A letter from the third party inspection company shall be sent to the Development Services Department which states that the work was completed in compliance the designed plans and in accordance to all adopted Codes. The letter should contain the following information:

  1. Name of Company performing inspections including address and contact information.
  2. List of inspector(s) and their certification(s).
  3. A legible copy of the inspection shall be faxed, emailed or delivered to this Office within 48 hours after each inspection. Our contact information is available on the Development Services main webpage.

NOTES: Foundations shall NOT have a load placed on them until the Development Services Department receives the inspection report and at least 7 days have passed from the pour date. The date of the pour shall be placed at the left corner of the foundation in at least 6-inch lettering (which can be sprayed on) after the forms are removed.

Inspection Terminology:

Please utilize the following terminology when calling to schedule inspections to avoid confusion. Generally speaking, inspections should be called in according to the following order:


    Forms that outline the final footprint of the foundation shall be in place, all of the property pins shall be exposed and easily visible, and the setback shall match the approved plan. This inspection can be performed simultaneously with the sewer rough in if the trenching for the pipes does not cover the property pins. This inspection and the sewer rough in shall be successfully completed before the forms can be back-filled. Third party inspections are accepted.


    All piping shall be securely placed in the final location as indicated on the approved plan. The type of piping shall be the approved type listed in the current plumbing code. The piping shall be tested with either a minimum 10 feet of head pressure or 5 PSIG air pressure.  Plastic piping shall NOT be tested using air. Each joint shall be exposed around the entire circumference of the pipe being tested. All ASTM and Schedule marking on the pipe shall be up and exposed. This inspection and the building setback shall be successfully completed before the forms can be back-filled.


    All of the steel reinforcement shall be secured in its final place and adequately supported. The vapor barrier shall be in place, clean of all debris with all holes and penetrations sealed, after all non-potable water has been removed, and it shall cover all of the exposed earth as per approved plans. The forms shall be mortar-tight to eliminate the leakage of concrete. All potable water lines, electrical conduit, condensation drains and T&P drains shall be placed in the final location as indicated on the approved plan. Copper water lines and PEX tubing shall be sleeved wherever it penetrates the concrete. All sewer lines that penetrate through a footing shall be sleeved. This inspection will be performed simultaneously with the building foundation. Both of these inspections shall be successfully completed before the concrete can be poured. No load will be placed on the foundation after pour for 7 days.


    All electrical boxes shall be installed as shown on the plan. Electrical outlet spacing shall comply with the current electrical code requirements. GFCI protection shall be provided as indicated on the plan and the current electric code. Commercial conductors shall be protected in approved conduit as outlined in the current electrical code. Not more than 10 fixtures per branch circuit are permitted.


    All vent pipes shall penetrate the roof to their final termination point.  Plastic piping shall NOT be tested using air.  All DWV pipes shall be tested to 5-psig minimum and installed as shown on the approved plan. The potable water service line shall be exposed from the meter to the house and connected to the city water line with a meter. Running a straight pipe is not acceptable or approved and will be reported to the utility company as well as the Texas State Board of Plumbing Examiners. All potable water pipes shall be tested to 80-psig minimum. All pipes shall be insulated in the appropriate areas.


    All black iron pipes shall be installed as shown on the approved plan. All natural gas lines shall be tested to a minimum of 10-psig for a minimum of 15 minutes. All natural gas lines shall be separated from electrical conductors with insulation other than the non-metallic sheathing on the Romex. Fireplace log lighter shall be provided with a gas shut-off accessible by a 12-inch-by-12-inch access panel or cover.


    All ducts shall be installed as shown on the approved plan. All duct sizes shall match the approved plan. All ducts shall be installed with the size, UL listing, and R factor visible from the bottom of the duct. Ducts that are not stenciled with the size from the factory shall be marked in the field at both the plenum and register end. All condensation drains shall be completed and installed to comply with the current mechanical code. All platforms and access to the equipment shall be installed.


    All MEP inspections shall be completed prior to scheduling this inspection. All wall, floor and roof framing shall be completed and match the approved plan as well as the current building code. All sole plates that have been cut shall be strapped and filled with grout. All top plate penetrations shall be sealed and installed to comply with the current building code. All structural sheathing and roof decking shall be installed. Plywood clips or a physical gap shall be provided between the decking sheets if tongue and groove plywood is not utilized. Final exterior siding and roofing material may be installed at this time. Sheetrock and insulation shall not be installed until this inspection is successfully completed.


    All sewer tap inspections shall be scheduled with the Live Oak Utility Department by calling 210-653-9140 extension 234 and scheduling the inspection with the Utility Secretary.


    All non-structural areas where concrete is to be poured. All forms shall be complete, shaped to form the final footprint. All new concrete areas shall be provided with an expansion joint and doweled into the existing concrete areas to eliminate separation movement. All sidewalks, driveways and patios shall be reinforced with 10-gauge welded wire at a minimum. Drive approaches shall be reinforced with 6-guage welded wire at a minimum. This requirement does not preclude the use of rebar reinforcement for all flatwork. Continuous pour sidewalks shall be provided with a construction joint at 50 feet intervals and control joints at 4 feet intervals.


    Residential temporary electrical service to operate all appliances. The exterior service entrance shall be 100% complete with a disconnecting means inside the residence for all branch circuits.


    The HVAC unit shall be operational and the structure is ready for occupancy. The outdoor unit shall be secured in place and all electrical connections shall be weather tight and comply with the current mechanical code. Access to the unit for maintenance shall comply with the current mechanical code.


    All outlets and lighting fixtures shall be installed and completed as shown on the approved plan. All live conductors shall be protected and covered. All cover plates shall be installed and secured to the wall/ceiling. All electrical appliances shall be operational. All globes and diffusers shall be installed. The service entrance panel and sub-panel breakers shall be appropriately marked to indicate the branch circuit each breaker serves. The photocell shall be covered with tape or cardboard to activate the light required by the security ordinance.

  14. GAS FINAL:

    All gas lines shall be tested to the shut-off valve. No caps may be applied to the gas line be tested to 5-psig minimum for a minimum of 15 minutes. Flex lines need not be connected to regulator at this time.


    All plumbing fixtures shall be completely installed with all final trim pieces and escutcheon plates. All fixtures shall hold the maximum amount of water without leaking.


    1. All mechanical, electrical, Fire Suppression, Fire Alarm and plumbing inspections shall be successfully completed before a building final can be scheduled. The building shall be complete and ready for occupancy. All re-inspection fees shall be paid in full prior to approval.
    2. The building shall NOT be occupied prior to the successful completion of the Building Final. No exceptions!
    3. For all commercial occupancies, a successful Building Final inspection initiates a Temporary Certificate of Occupancy, valid for 30 days, which allows you to occupy your business in order to set up equipment, furniture and begin training employees. You may NOT open doors to the public until an official Certificate of Occupancy is issued.

    1. For Residential addresses, the Certificate of Occupancy inspection will be conducted during the Building Final inspection.
    2. For all Commercial addresses, this inspection looks to ensure that Life Safety issues are satisfied. Some of the items which the Inspector reviews are: furniture and equipment do not block required egress doors/routes and prohibit ADA accessibility, required fire extinguishers are in place, required emergency signage is installed. Extension cords may not be utilized but a power strip with surge protection is allowable. The initial Certificate of Occupancy inspection will initiate an annual Fire Inspection conducted by the Fire Department without notice.

    A steel inspection is required if the pool is made of gunite or concrete. An electrical bonding inspection is required prior to pouring concrete or spraying gunite. All appliances (chlorinator, filter, vacuum, light and skimmer) shall be operational and manufacturer’s installation instructions shall be available upon request at final inspection. Pool barricade and door alarm or pool cover shall be completed at the final inspection.


    Trenches for lawn sprinkler piping shall be open for inspection. ASTM markings on irrigation piping shall be installed up and visible from above the trench. A qualified plumber shall install Backflow Prevention Devices. The system shall be operational and must be tested by a certified tester.


    A site plan shall be provided to show the exact location of the retaining wall. A list of materials that will be utilized for the retaining wall shall be provided as well as material that will be utilized to aid with drainage.


    Plans provided shall be signed and sealed by a Registered Professional Engineer. An inspection shall be scheduled prior to covering the tunnel or piers.

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