Unpermitted Patio Correction in Fresno & Clovis

Did you purchase a home in the Central Valley with a patio? You might find out that the patio was built without permits through the local code enforcement agency. You might also find out while you're pulling permits for an ADU or addition to your home — which opens a big can of worms when you were only planning on one project. Don't worry: we'll explain what the correction process looks like and help you get back on schedule with your home expansion.

Plans & Property Line Setbacks

To begin the correction process of your unpermitted patio, we'll need to develop a site/plot plan. The site plan shows the dimensions of your home and lot. Generally, in Fresno and Clovis, any permanent structure cannot be within 5 feet of any neighboring property line — this is called a setback. Certain areas, like Visalia, allow structures closer to the property line. Site plans also show service locations such as power, gas, water, and sometimes sewer. Within the plan set, there may be a separate sheet that depicts the corrections to be made, whether it's a bigger footing for posts, framing repairs, framing hardware additions, roofing, etc. Once the plans are drawn and submitted to the City, they'll need to review before approving.

Footings

Most posts or load-bearing walls in your patio should have footings that will support the load. Our recent patio correction in Old Fig had the posts anchored in 3 inches of concrete — and although the structure was intact, the footing was nonexistent and a safety concern. What Prime Revival will do to verify footings is probe the soil near the posts to check depth. If the posts are surrounded by concrete on all four sides, we will need to saw cut the concrete to check depth. The minimum footing requirement in City of Fresno for a patio is 12" square x 12" deep; we like to add a few more inches to ensure footing inspections pass. Although the minimum is 12" x 12" x 12", soil conditions and load expectations may require a deeper and wider footing — maybe even rebar. After inspections pass, we pour concrete into the footing cavity.

Frame & Roof Repairs

Once the concrete has cured enough, we can conduct the framing repairs. It can involve upsizing posts that are secured into the footings with anchors and a post base. Depending on your ceiling joist span, we may need to add more ceiling joists or increase the joist size to support the expected loads. If lumber was only toe-nailed in place, hardware will also need to be added — like joist hangers, post caps, and similar connectors.

Depending on what slope your patio roof has, it may also need to be changed. A patio we built in Visalia had enough slope that roof tile could be installed. The Old Fig patio, however, had such a low slope that it needed torch-down or PVC roofing material instead of the asphalt shingles that were originally installed. The specifics of frame and roof repairs should be part of the plan set that is approved by the local building authority.

Electrical & Plumbing Repairs

If your outdoor patio has plumbing and electrical fixtures, there may be corrections there as well. Plumbing requirements call for a dedicated air vent on sinks, adequately sized drain lines, and more. These issues are often easier to notice if your sink frequently clogs or drains slowly. Some homeowners pay extra to have a small gas or electric water heater under the sink for instant hot water — these fixtures have their own requirements for discharge, water, gas supply, and electrical supply.

The added ceiling fans or outlets in your covered patio may also be subject to correction. Standard Romex wiring cannot be installed in exposed areas, so if your patio has an open ceiling and you can see the wiring, we'll need to either add conduit or MC cable to prevent damage. Any outlets exposed to the elements require the circuit to be GFCI protected. We can install a GFCI outlet at the start of the circuit or at the breaker to prevent shocks. Any electrical circuits should be sized appropriately to prevent breaker tripping or overheating of outlets and wiring.

• Dedicated air vents and properly sized drain lines on outdoor sinks
• Conduit or MC cable instead of exposed Romex in open ceilings
• GFCI protection on every outdoor outlet circuit
• Right-sized breakers for ceiling fans, lights, and outlets
• Code-compliant gas, water, and discharge lines for under-sink water heaters

Prime Revival Is Here to Help

If Code Enforcement has called out your outdoor kitchen or patio, give us a call. We'll set an appointment to inspect the current structure and determine what plan set needs to be submitted for retrofitting. Prime Revival Construction has experience building outdoor patios and kitchens throughout Fresno County. Our experience enables us to provide realistic timelines for repairs, accurate budgets, and clear communication throughout the process. Simplify your solution with one trusted source.