Townhomes on one lot, exhaust issue.

[Hank Scorpio]

Currently we have townhomes being built under the IRC on one lot. These will be rented out. They are following all IRC requirements and there is no lot line or property line in between them. 2018 IMC 501.3.1 requires environmental air exhaust 3 feet from property lines. Current locations are within 18" perpendicular to the fire wall. While this meets code now the applicant has inquired about separating these in the future on individual lots. At that time, the exhaust would not meet code.

I have always enforced for what is submitted and being built now and not for future possibilities. Curious how others would see this?

 

[redeyedfly]

If there aren't property lines between the units, they aren't townhomes.

 

[Hank Scorpio]

If there aren't property lines between the units, they aren't townhomes.

It does not say that in the definition of a townhouse. The line in between is the fire separation distance line which can be the imaginary line between two buildings on the same lot.

 

[Joe.B]

If there aren't property lines between the units, they aren't townhomes.

That varies from state to state.

 

[BN4537]

If there aren't property lines between the units, they aren't townhomes.

Not true in the code world. Same with duplexes. Code does not care if there is a property line between them or not.

 

[arwat23]

One of the jurisdictions I work in would immediately call into question the design and owner's intent. I've seen them require property owners to write and sign letters saying they won't do something that would make the design suddenly not comply with code. Lots of owners try to skirt the law in this town - build things saying it'll be used for one thing and then using it for another purpose, unpermitted contraction that changes the use, etc. - so the city asks for letters for anything that seems even slightly abnormal on a regular basis (not sure how common that is elsewhere). In this situation, I could see them asking the owner to provide them a letter saying they wouldn't split to lot or, if they do, they'll make the buildings compliant with code before they split it. That way, everyone's on the same page on what the city would expect.

 

[Yankee Chronicler]

Currently we have townhomes being built under the IRC on one lot. These will be rented out. They are following all IRC requirements and there is no lot line or property line in between them. 2018 IMC 501.3.1 requires environmental air exhaust 3 feet from property lines. Current locations are within 18" perpendicular to the fire wall. While this meets code now the applicant has inquired about separating these in the future on individual lots. At that time, the exhaust would not meet code.

I have always enforced for what is submitted and being built now and not for future possibilities. Curious how others would see this?

All you can enforce is what the code provides. As a former State Building Inspector in my state used to say back when we had live, in-person continuing ed classes, "The code is the least you can accept and the most you can require."

 

[BN4537]

I have always enforced for what is submitted and being built now and not for future possibilities. Curious how others would see this?

I believe this is the correct approach. I think you should tell them that it would become a violation if the lots are divided, and document what you did and why you did it, but ultimately allow it as currently compliant.