What happens if my ADU fails an MEP inspection?

You get a written correction notice, fix the listed items and schedule a re-inspection, and the work generally has to stay uncovered until it passes. If the problem is that the installation differs from the approved plans, you either make the work match the plans or get a plan revision approved. A failed inspection costs time and can carry re-inspection fees, but it is a step in the process, not the end of the project.

What cities say

• Correction notice. San Diego states that work failing an inspection results in a correction notice (form DS-13).
• Keep it accessible. San Diego requires non-compliant work to be corrected and to remain accessible until it passes inspection.
• Re-inspection fees. San Diego may assess a fee for an inspection or re-inspection and will not perform further inspections until required fees are paid. Fees can apply when corrections were not made, work was concealed without approval, access was not provided, or the inspection record card or approved plans were not available.
• Plan mismatches. Los Angeles's homeowner guide says that if construction varies from the approved plans, you should return to plan check for approval. San Diego's construction-change bulletin says that when a change addresses an inspector's correction notice, a copy of the notice is attached to the application.

Common reasons MEP work fails

• Code or workmanship issues, such as missing protection, improper support or a pipe test that does not hold.
• Work that does not match the approved plans, such as different equipment, a relocated panel or condenser, or added fixtures.
• Missing paperwork, such as manufacturer instructions, energy certificates or the approved plans.
• Work that is not ready or not accessible: covered work, locked areas or no ladder.

How to respond

1. Read the notice and ask the inspector to clarify anything you do not understand.
2. Sort the items into field fixes and plan issues.
3. Do not cover or conceal anything listed until it passes.
4. For plan issues, decide whether to rebuild to the plans or submit a revision, and get the revision approved before relying on it.
5. Schedule the re-inspection once every item on the notice is done.

How to lower the odds next time

• Give each trade the approved sheets for its work, not an earlier draft.
• Walk the job with the plans before calling for inspection.
• Raise equipment substitutions before purchase, not after installation.

What this means for your MEP plans

Plans that are complete, and followed in the field, reduce surprises at inspection. If a fix requires changing the MEP sheets or the Title 24 report, send MEP Plans USA the correction notice and we can prepare revised sheets for the city's revision process. See HVAC installed differently than the plans, revisions included and the ADU permit guide. Procedures and fees vary, so confirm with your building department.

Sources: sandiego.gov, dbs.lacity.gov, sandiego.gov.