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County explains inspection monitoring, as-builts, bonds and two-year warranty for public improvements
Summary
Clark County staff described how site inspections are monitored, the as-built submittal process, how cost estimates drive bond requests for public improvements, and the two-year warranty period with periodic inspections before bond release.
Thomas McCauley, senior engineering technician for Development Inspection, explained the on-site inspection regime: once the pre-construction erosion inspection is signed, construction can commence; thereafter inspectors make periodic site visits to check both construction work and erosion controls. "We'll be inspecting the construction when we visit, and we will also be inspecting the erosion control when we visit," McCauley said.
Emil Haddad described the as-built process that occurs near project completion: inspectors request field as-builts, perform a job walk, generate redline comments and then the engineer of record must submit final as-built (record) drawings to the county’s project document system for review and internal engineer batch stamping before final approval. Haddad noted that pages showing field changes must be bubbled and identified and that the final set must carry the professional engineer stamp and signature.
On financial security, Haddad said projects that include public improvements (arterials, collectors, right-of-way work) require a cost estimate and a performance or maintenance bond; the county computes the bond amount from the submitted cost estimate (including sales tax) and sends an exact template and verbiage applicants must use. "The maintenance bond or performance bonds are used on all projects... The document will need to be signed, notarized and stamped for us to accept it," Haddad said.
Haddad also described the two-year warranty period that begins with the construction completion letter and includes four inspections (one every six months); the final 22-month inspection precedes bond release and county acceptance of the public improvements. "That is the two year maintenance warranty period where we are monitoring all the public improvements," he said.
Why it matters: Understanding how as-builts, bonds and the warranty period are handled is crucial for developers and surety companies because these steps determine when the county assumes responsibility for public infrastructure and when bonds are released.
