Duplex renovation and addition

[MAGB]

I have a client whose has requested our services after receiving a stop work order for non-permitted work. They own a pair of duplexes and have remodeled the interiors and added a couple bedrooms on to back sides. The buildings are wood frame with a shallow crawl space below. The existing unit separation wall would not meet code for Continuity. I think if they do not touch this wall it could remain. Unfortunately, they chose to insulate and replace the drywall on this wall, does it now need to meet code for continuity? Does anyone have suggestions on how to back into a detail for this? There is no existing foundation below the existing unit separation wall. The wall terminates at the top of the wood framed deck and unfortunately also has a jog in it which crosses the floor joists. We will be on IRC 2024. Thank You!

 

[ICE]

For just the insulation and drywall, I would say no the lack of continuity through the crawl space is not an issue. It might be an issue for other reasons but I am not familiar with the specifics of the situation.

 

[MAGB]

Thank you for your reply!

The owner modified the separation wall a bit, but we are considering suggesting they restore it to its original condition to avoid the continuity issue. My concern was that it be too late for that suggestion. They removed the ceiling adjacent to the unit separation wall to create a vaulted ceiling, and then put in new drywall on the wall and higher ceiling. They also made a modification to shift a small section of the wall, but that too could be restored. I am trying not to open a can of worms... but, they did a bunch of work to muddy the waters of existing conditions.

 

[ICE]

Thank you for your reply!

The owner modified the separation wall a bit, but we are considering suggesting they restore it to its original condition to avoid the continuity issue. My concern was that it be too late for that suggestion. They removed the ceiling adjacent to the unit separation wall to create a vaulted ceiling, and then put in new drywall on the wall and higher ceiling. They also made a modification to shift a small section of the wall, but that too could be restored. I am trying not to open a can of worms... but, they did a bunch of work to muddy the waters of existing conditions.

There ya go with specifics.. They modified the wall. A ceiling was removed to create a vaulted space. Bedroom additions were planted on the buildings. There is probably more to the scope. The continuity of the separation wall should be the least of their problems. And be assured that the separation wall will land on a foundation.

 

[e hilton]

I am trying not to open a can of worms... but, they did a bunch of work to muddy the waters of existing conditions.

I think they opened it for you.

 

[Yankee Chronicler]

I am trying not to open a can of worms... but, they did a bunch of work to muddy the waters of existing conditions.

The owner already opened the can of worms. You're trying to put the loose worms back in the can.