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  1. M

    The "Scandal" that won't go away.

    Well it certainly isn't the builders/designers. They don't even own a code book.
  2. M

    Why Do American Homes Suck? [video]

    yeah I have a total of 6800 sqft. Average electric bill is about $210.00 per month. We wrote our own one page residential energy code and it works out to 15% better than ResCheck and much easier for all to understand and accomplish.
  3. M

    The "Scandal" that won't go away.

    This BS started years ago with the fire sprinkler vote in Minneapolis and has only spread and gotten worse. The main users of the codes need to be determining what is actually in the codes. ICC needs to claw everything back and allow only code officials with relevant certifications to vote on...
  4. M

    2018 Energy Code

    Well you either dork around with ResCheck or you use the prescriptive method. Or you can do what I did. I amended the entire chapter dealing with residential out and wrote our own single page energy code.
  5. M

    Unresponsive Inspector

    So you have waited ten days. Wouldn't it have been faster to just put in a double 2 x 6/2 x 8 header and be done and progressing? A true truss above the wall would make it non-loadbearing. Not what you got. You indicated that you agreed that it is slightly load bearing, with that admission you...
  6. M

    Always someone with a solution

    So the distinguished engineering professor stood before his freshman class on the very first day of classes and announced that by the time they graduated in four years that they would take a perfectly fine product and re-engineer it so as to make it the best it could be. And the fate of the gas...
  7. M

    Smoke Alarms

    Why on earth is wireless interconnected "over the top" but battery alone without interconnection is fine? The only difference is wireless interconnection which brings the dwelling up to todays minimum requirements for a brand new home. I would agree that requiring hardwiring would be "over the...
  8. M

    Smoke Alarms

    Wireless interconnected smoke alarms are pretty easy to install. No need to run any wire at all. Ten to fifteen minutes for each one at the most. So , no, it does not require a licensed electrician or licensed fire alarm company to install them. In your typical 3 bedroom apt. you will have 4...
  9. M

    Minimum window size - NOT egress issue, but based on "room size" - is this an IRC requirement?

    In my opinion exceptions 1 & 2 in R303.1 of the 2018 IRC make it possible to build a dwelling without any windows whatsoever. Again in my opinion, M1505.1 through M1505.4.1 resolve all ventilation issues relating to windows. I think the homeowner has enough info that the AHJ should strongly...
  10. M

    Minimum window size - NOT egress issue, but based on "room size" - is this an IRC requirement?

    I agree with Sifu. By referencing the exceptions you can eliminate the need for windows. And if the dwelling is sprinkled even egress windows may be open for debate.
  11. M

    Smoke Alarms

    Seller/landlord are responsible for the installation. Average price of a home here that is actually habitable is probably around $125,000.00 so $300.00 is a nothing burger. Two bedroom apartments are about $900.00-$1,200.00 a month so not hurting to much either since it will run them about...
  12. M

    20% Rule

    I agree. Originally they had everything lumped together. I suggested they back the restroom remodels out of the equation, calculate 20% of the remaining and apply that total to making the restrooms ADA compliant. The restrooms are the only ADA issue to mitigate in connection with this project...
  13. M

    Smoke Alarms

    So we have had multiple families in our state die in their beds and the common denominator was lack of smoke alarms in the homes. Our area of the country is probably more anti-government than 80% of the country but we are smart enough to recognize life saving technology at a very reasonable...
  14. M

    Smoke Alarms

    Yes. We would not have pursued this if wireless had not been a thing.
  15. M

    Smoke Alarms

    Yes. We would not have pursued this if wireless interconnected were not a thing.
  16. M

    20% Rule

    And then this was presented; "5)Alterations triggering additional requirements--ADAAG: Alterations to primary function areas (where major activities take place) trigger a "path of travel" requirement, that is, a requirement to make the path of travel from the entrance to the altered area--and...
  17. M

    Smoke Alarms

    Change of occupants. New tenant, new owner in a dwelling. All dwellings from multifamily to single family.
  18. M

    Smoke Alarms

    About a year ago we passed a local ordinance requiring installation of interconnected smoke alarms in all dwellings when occupancy changes. Went through planning commission and city council with unanimous approval. So far no negative feedback from the public although there have been questions on...
  19. M

    20% Rule

    So I am getting differing opinions as to when the 20% rule kicks in. I have got a remodel project where a conference room is being remodeled to accommodate additional staff. It is my understanding that the cost of this, which includes an ADA bathroom, does not count towards the 20% additional...
  20. M

    What is it?

    Well we can throw common sense in the garbage and call it a category whatever or we can call it a covered deck which is enclosed with screening. Not conditioned space so is not habitable space. Floor has to meet 40lbs per sqft, roof has to meet snow loads as applicable, stairway meet rise and...
  21. M

    Insulation question

    The energy code stuff is interesting and overall contains a lot of nonsense. I find ResCheck to be a big, hot, pile of steaming "stuff". We adopted the 2018 IECC and then basically amended out every bit of it. We now have a bit more than a single page document that exceeds ResCheck. Contractors...
  22. M

    Interconnected Smoke Alarms

    Below is our amendment to the 2018 IPMC and 2018 IRC Section [F] 704.6.2 Interconnection. Add the following to end of section: Upon change of occupant/tenant or change of ownership/offer to sell a property, the owner of the property shall verify that interconnected smoke alarms are provided as...
  23. M

    Interconnected Smoke Alarms

    It is happening. Not a wireless interconnected smoke alarm to be found on retailers shelves. Almost all being ordered off of Amazon. This really falls on the realtors and landlords because they have a huge liability issue if the bad thing happens and they have ignored the requirement.
  24. M

    Interconnected Smoke Alarms

    When we adopted the 2018 IRC and 2018 IPMC we amended language in both to require interconnected smoke alarms, wireless or hardwired, upon change of occupants. Unanimous approval by planning commission and city council. And hardly any push back from public, realtors or contractors. Actually went...
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