City of Cando, North Dakota - Building Permits

City of Cando, North Dakota

city

PO Box 396, 502 Main Street, Cando, ND 58324

Required

Building permits in Cando are handled through the Office of the City Auditor, PO Box 396, 502 Main Street, Cando, ND 58324, phone 701-968-3632, email [email protected]. The City's printed Building Permit application is a single-page form headed "Application for Building Permit in the Zoned Area of Cando Including the Extra-Territorial Jurisdiction Area of 1/2 Mile." It asks for the parcel number, a description of the project, dimensions and manner of construction, completed value and estimated completion date, and the names of the contractor, electrician and plumber, and it must be accompanied by a drawing showing the project and its location on the property. The applicant "hereby agrees to do the proposed work in accordance with the description set forth and according to the provision of the ordinances of the City of Cando," and the permit itself states it is granted on the condition that the work "conform in all respects to chapter six (6) Zoning--Land Use Planning of the City of Cando Ordinance No. 2008-01." A permit is valid one year from its approval date. Fees run by construction value: $30 up to $5,000, $60 up to $25,000, and $60 plus 5 cents per square foot above $25,000 for residential work, with commercial work at $120 up to $25,000 and $120 plus 10 cents per square foot above that; a flat $50 fee applies inside the half-mile extraterritorial jurisdiction (effective 2018-01-01); demolition or removal is $30 residential or $120 commercial; and the form warns that "if construction had started before obtaining a permit, the above Fee is doubled." Applications may be sent to [email protected].

Cando adopts the North Dakota State Building Code by reference to the code itself, which makes the adoption floating rather than frozen to a named edition. WHAT WAS READ. The City of Cando's own published "Index to City of Cando Ordinances" page lists twenty-two chapters, each a separate PDF the City hosts itself; Chapter Sixteen, "Adoption of Electrical and Building Codes," was fetched and read in full, both articles, as codified in the Revised Ordinances of 2007 - the most recent version the City publishes. Article 2, Section 16.0201, "Adoption of Building Code," reads in its entirety: "The erection, construction, enlargement, alteration, repair, moving, removal, demolition, conversion, occupancy, equipment, uses, height, area and maintenance of buildings or structures shall meet with the provisions of the rules and regulations of the North Dakota State Building Code and any future updates and amendments to that code. That code is hereby adopted and made a part of this chapter by reference." Because the reference runs to the state code as a continuing body of rules rather than to a dated edition, a state update reaches Cando with no new City ordinance required. WHAT THAT MEANS TODAY. The 2026 North Dakota State Building Code Book, published by the state Department of Commerce and read in full for this record, states: "Effective January 1, 2026, the North Dakota State Building Code consists of the 2024 International Building Code (IBC), International Residential Code (IRC), International Mechanical Code (IMC), International Fuel Gas Code (IFGC), International Energy Conservation Code, and the International Existing Building Code as published by the International Code Council (ICC)," and states separately, "NO APPENDICES ARE ADOPTED." So a one- or two-family dwelling in Cando runs on the 2024 International Residential Code, with no appendix chapters. THE ONE LOCAL AMENDMENT, AND IT IS ADMINISTRATIVE. Section 16.0202, "Clarification of Code," modifies nothing technical: it states only that "'Municipality' or 'City' shall mean the City of Cando" and that a reference to fire limits within the City means the fire limits set out in Chapter Four. Section 16.0203 sets fees under the Building Code by the City's separate Fees and Rates Resolution. TWO CODES THE STATE CODE DOES NOT INCLUDE. The state code book states that the State Building Code "does not include the International Property Maintenance Code, or the International Fire Code," and that those "to be in effect, must be adopted separately by each city, county, or township." Chapter Sixteen adopts neither. THE STATE FRAMEWORK. NDCC 54-21.3-03(6), read in full from the North Dakota Legislative Assembly's own site: "The governing body of a city, township, or county that elects to administer and enforce a building code shall adopt and enforce the state building code. However, the state building code may be amended by cities, townships, and counties to conform to local needs." Section 16.0201 is Cando's election, and Section 16.0202 is the only place it has used the local-amendment power the statute grants. ELECTRICAL IS SEPARATE. Article 1 of the same chapter adopts the State Electrical Board's wiring rules by the same floating method and requires a master or Class B electrician's license for all electrical work; it does not reach roofing. CURRENCY. Chapter Sixteen and the City's ordinance index were both read on 2026-09-18 as currently published on the City's own website; the chapter itself carries no amendment date more recent than the 2007 compilation, and no newer Chapter Sixteen was found.

Required — The International Residential Code drip-edge requirement for asphalt-shingle roof coverings applies in Cando unamended, and both instruments that could have changed it were opened and read in full. THE CHAIN. Chapter Sixteen, Section 16.0201, adopts "the rules and regulations of the North Dakota State Building Code and any future updates and amendments to that code" by reference, which since January 1, 2026 has been the 2024 International Residential Code for one- and two-family dwellings, per the 2026 North Dakota State Building Code Book. Chapter Sixteen was read in full, both articles, and its only local modification, Section 16.0202, is a definitions clause that touches no technical requirement. The North Dakota amendments to the 2024 International Residential Code were also read in full and none reaches the roof-assemblies chapter. So there is no local softening and no local addition, and the requirement stands as the adopted code writes it. WHAT THIS RECORD DOES NOT DO. The operative International Code Council text of the drip-edge section sits behind the ICC's own paywall; this record does not restate it and does not rely on any third-party republication of it for this field. Take the material, the extent and the fastener spacing from the 2024 International Residential Code itself, or from the City building inspector. About drip edge

Not required — No impact-resistance mandate applies in Cando, at either level of government, and that is established by reading the instruments rather than by failing to find one. CITY LEVEL. Chapter Sixteen of the Cando ordinances, Adoption of Electrical and Building Codes, was read in full, both articles - it contains no UL 2218, Class 4, Class IV or FM 4473 provision, and no impact, hail or roof-covering rating requirement of any kind. Chapter Ten, Health, Garbage and Dangerous Buildings, was also read and carries no occurrence of the word "roof" at all, let alone an impact standard. STATE LEVEL. The North Dakota amendments to the 2024 International Residential Code, published in the 2026 North Dakota State Building Code Book, were read in full and address no impact, hail, UL 2218, Class 4 or FM 4473 requirement anywhere in the amendment set. AN IMPORTANT DISTINCTION. Impact resistance under UL 2218 is a hail rating. It is not the same thing as a fire classification, which is graded under ASTM E108 or UL 790, or a wind rating, which is graded under ASTM D3161 or D7158. An impact-rated shingle may be worth buying in a hail-exposed part of North Dakota, and an insurer may discount for one, but nothing in Cando or North Dakota law requires it.

CANDO PUBLISHES A GENERAL BUILDING-PERMIT FEE SCHEDULE WITH NO STATED DOLLAR OR SIZE EXEMPTION, BUT ITS OWN ENACTED TEXT DOES NOT SAY, IN SO MANY WORDS, WHETHER AN ORDINARY SHINGLE-ONLY REROOF IS THE KIND OF WORK THAT TRIGGERS THE PERMIT - which is why this record holds roofing_permit_required rather than publish an unqualified boolean, and reports what was read instead. THE FEE SCHEDULE, READ FROM THE CITY'S OWN PAGE AND CROSS-CHECKED AGAINST ITS OWN PRINTED APPLICATION FORM, WHICH MATCH WORD FOR WORD: "Residential *$30.00 (up to $5,000 value) *$60.00 (up to $25,000 value) *$60.00 + 5 cents per sq. foot (over $25,000 value)"; "Commercial *$120.00 (up to $25,000 value) *$120.00 + 10 cents per sq. foot (over $25,000 value)"; "Extra Territorial Jurisdiction area of 1/2 Mile *$50.00 flat fee (eff 01-01-2018)"; and "*Demolition or Removal *Residential - $30 *Commercial - $120." The printed application form adds a rule the webpage does not carry: "If construction had started before obtaining a permit, the above Fee is doubled." Nothing in either publication states a minimum job value or area below which no permit or fee applies - the tiers begin at "up to $5,000" rather than exempting small jobs outright. TWO ORDINANCES, TWO DIFFERENT PERMIT TRIGGERS, NEITHER NAMING THE ROOF. Chapter Sixteen, Section 16.0201, adopts the North Dakota State Building Code, which by its own terms covers the "alteration, repair, ... and maintenance of buildings" - broad enough to describe a reroof, but this is a description of what the STATE code's own subject matter is, not a locally-enacted permit trigger, and this record has not read the state code's own permit section (2024 IRC Section R105 sits behind the ICC paywall and is not restated here). The City's printed Building Permit application form itself points to a different chapter: it conditions the permit on compliance "in all respects to chapter six (6) Zoning--Land Use Planning of the City of Cando Ordinance No. 2008-01." Chapter Six, read in full (all sixteen articles, Sections 6.1 through the end of Article 16, as codified in the Revised Ordinances of 2007 with at least one internal amendment dated 09/21/2015), carries its own building-permit trigger at Section 6.1502, "Building Permits": "No building or structure shall be erected, added to or structurally altered until the Building Inspector, or other designated official therefore has issued a permit." That sentence is keyed to erection, addition, and STRUCTURAL alteration - narrower wording than a blanket repair or maintenance rule - and Chapter Six names no roofing, re-roofing or roof-covering category anywhere in its text. AND THE APPLICATION FORM ITSELF HAS NO WORK-TYPE CHECKLIST AT ALL. Unlike some ND cities' printed forms, Cando's asks only for the parcel number, a free-text "Description of the Project," the "Manner of Construction (material)," and the "Completed Value" - there is no roofing box to tick and none to be silently missing from. WHAT THIS RECORD DOES NOT DO. It does not resolve whether a shingle-only reroof with no structural work is caught by Section 6.1502's "structurally altered" language, by the State Building Code's own permit provisions incorporated through Section 16.0201, by neither, or by both. Ask the City Auditor's office, 701-968-3632, before telling a homeowner a permit is or is not needed for a straight tear-off-and-recover. WHERE A PERMIT IS CERTAINLY NEEDED. Any roofing job that adds structural framing, changes the roofline, or is part of a larger addition or remodel squarely triggers Section 6.1502, and the fee runs on the schedule above by the completed job value.

Cando imposes no layer or recover rule of its own, so the question falls back to the adopted base code. WHAT WAS READ. Chapter Sixteen of the Cando ordinances, both articles, was read in full as codified in the Revised Ordinances of 2007, the version the City itself currently publishes; it contains no roof-covering, shingle, recover or re-roofing standard and no limit on the number of layers, and its only local modification of the adopted code (Section 16.0202) touches only definitions and the fire-limits cross-reference. The North Dakota amendments to the 2024 International Residential Code, published in the 2026 North Dakota State Building Code Book and read in full, cover the whole numbered amendment set for the IRC; none of them reaches the roof-assemblies chapter or Section R908. SO THE BASE CODE APPLIES, UNMODIFIED. How many roof-covering layers a house in Cando may carry is whatever the 2024 International Residential Code itself provides, with no City and no state variation on top. THE ICC'S OWN PAGE RETURNED A JAVASCRIPT SHELL RATHER THAN TEXT (codes.iccsafe.org, HTTP 200, zero occurrences of "R908" in 93 KB of markup), so the operative section was instead read on UpCodes' North Dakota 2024 IRC viewer, which reproduces the same ICC-published chapter text with section numbers intact. 2024 International Residential Code Section R908.4, Roof Recover, read there and quoted verbatim: "The installation of a new roof covering over an existing roof covering shall be permitted where any of the following conditions occur" - four listed conditions, including manufacturer-approved installation and certain recover-without-tear-off systems - followed by an Exceptions block: "A roof recover shall not be permitted where any of the following conditions occur: Where the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for the additional roofing. Where the existing roof covering is slate, clay, cement or asbestos-cement title. Where the existing roof has two or more applications of any type of roof covering." One existing layer may be recovered; a second existing layer means a tear-off to the deck. Confirm the count with the City Auditor's office on 701-968-3632 before bidding an overlay.

Cando publishes no roof sheathing or decking standard of its own, and that is established by reading the City's Building Code chapter in full rather than by failing to find one. Chapter Sixteen of the Cando ordinances was read in full, both articles, as codified in the Revised Ordinances of 2007, and it contains no sheathing provision, no span table, no panel thickness minimum and no fastener schedule of any kind. Its only local modification of the adopted code, Section 16.0202, is a definitions clause. The North Dakota amendments to the 2024 International Residential Code, published in the 2026 North Dakota State Building Code Book and read in full, carry exactly one occurrence of the word "sheathing" in the whole amendment set, and it sits in the International Building Code's fire-wall article (walls terminating "at the underside of the roof sheathing"), not in any residential roof-assemblies amendment. SO THE DECK REQUIREMENT IS THE BASE CODE'S, UNMODIFIED - the 2024 International Residential Code, adopted by Section 16.0201 through the floating state-code reference. That operative sheathing text sits behind the International Code Council's own paywall and is not restated here; no third-party republication of it is relied on for this field. WHAT THE CITY DOES CONTROL IS INSPECTION, AND IT IS GENERAL RATHER THAN STAGED. Zoning Chapter Six, Section 6.1501, gives the Building Inspector authority over "the receiving of applications, the inspection of premises and the issuing of building permits," and Section 6.1502 lets the same office withhold a certificate of occupancy where the chapter's requirements are not met. Neither section names a mid-roof or sheathing-stage inspection specifically.

7.00% on materials in Cando - North Dakota state sales tax of 5%, plus the City of Cando's own 2% local sales tax. THERE IS NO COUNTY COMPONENT. Towner County does not appear among the eight counties the North Dakota Office of State Tax Commissioner's Local Taxes by Location Guideline lists as imposing a county sales, use or gross receipts tax - Burleigh, Cass, Hettinger, Morton, Steele, Walsh, Ward and Williams - and the Cando row of the same guideline's city table is not shaded, the mark the guideline uses for a city that also owes a county tax. THE CITY'S OWN ORDINANCE AGREES. Cando Ordinance No. 2011-01, Chapter Nineteen, Section 19.0103, "Sales Tax Imposed," reads: "Subject to the provisions of N.D.C.C. Section 40-05.1-06, and except as otherwise provided by this Ordinance, or the sales and use tax laws of the State of North Dakota, a tax of two (2) percent is imposed upon the gross receipts of retailers from all sales at retail, including the leasing or renting of tangible personal property, within the corporate limits of the city of Cando, North Dakota." The state guideline's own "Current Rate" column for Cando reads 2%, the same figure, effective from the ordinance's own second local increase, dated 4-1-07 in the guideline. CANDO IS A SALES-TAX-ONLY CITY, WHICH CUTS AGAINST BUYING OUT OF TOWN FOR A LOCAL JOB. The guideline states in terms: "The cities of Bisbee and Cando impose a local sales tax only; they do not impose a local use tax. Local tax in the cities of Bisbee and Cando applies only if the seller and buyer are located within the city limits of these cities." So materials bought from a Cando retailer for use anywhere carry the city's 2%, but materials bought OUTSIDE Cando and brought in for a Cando job owe no Cando local use tax at all - only whatever local tax was due where they were purchased, if any. THERE IS NO LONGER A PER-TRANSACTION REFUND CAP. The guideline's Maximum Tax (Refund Cap) column for Cando reads "$25/sale - 7-1-98" followed by "None - 4-1-07" - the $25 cap that applied from 1998 was removed effective April 1, 2007, and has not been reinstated. WHO PAYS IT ON A ROOF. The guideline's own Contractors section states: "A contractor or subcontractor entering into any contract, except for a labor only contract, is regarded as the final user or consumer of all tangible personal property installed into real property. A contractor or subcontractor is responsible for paying state and local sales or use tax on tangible personal property used or consumed to complete a service contract." So the contractor pays the tax on its material purchases and does not separately charge the homeowner sales tax on an install-plus-materials re-roof. PERMIT HOLDER COMPENSATION. The City's ordinance (Section 19.0108) and the state guideline agree: a permit holder retains 3% of the city tax collected to cover administrative expense, capped at $50.00 per month or $150.00 per quarter.