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    Requirements for emergency egress from gated complexes?

    Oh, and the gates in/out all normally opened by key fobs, not codes or phone apps.
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    Requirements for emergency egress from gated complexes?

    Don't recall if it was a code thing, but a site of four mid-rise apartment buildings I used to manage in Baltimore had fenced/gated patios adjacent to them. They all had a handicap accessible push button to activate the gate (far enough away that someone outside the fence couldn't poke it). If...
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    An average day

    Reminds of some condos I used to manage. Garden style, 12 units per building. T&Ps were piped into the AC condensate drains, so the only way you knew there was an issue was steam coming out of the storm grates in front of a building.
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    gas grill proximity to building

    What's the local fire marshal say? When I was managing condos, one townhome condo community declaration from the late 70s said 10-feet off building and structures (including fences), no grilling on common elements (exclusive use yards extended 15 feet from home. Insurance company asked about a...
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    Bathroom- tempered glass windows? (Carroll County, MD)

    Sounded like they look for the upgraded window if the fixture is replaced. I gave the inspector I spoke with that exact example and he said the film would be fine. If we were not touching an existing tub at all, then perhaps we could ignore the window.
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    Bathroom- tempered glass windows? (Carroll County, MD)

    Just got local clarification. Because we are proposing a total gut/remodel and moving the bathtub to this location, they would want the window tempered (bottom sash only if the top sash starts 50-inches above the floor). They would accept film only if there was no moving of the fixtures. If...
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    % of slope deviations causing wheelchairs to roll?

    Were you a schoolteacher cause I think that gave me an ah-hah moment and I found new tables to reference. But now I'm coming up with less than a 1% slope would start a 250 pound mass in motion (albeit at a less than one-thousandth of a meter per second) (And yes, I just imperialed and metriced...
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    % of slope deviations causing wheelchairs to roll?

    I think, through various potentially misapplied usage of several calculators, I determined an unspecified mass of 250 pounds requires a slope of 51% to overcome gravity and slide, assuming a CoF of .5 (which I think is some typical floor tile). I'm pretty sure that ain't applicable to a...
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    Bathroom- tempered glass windows? (Carroll County, MD)

    Thank you all! I'll confirm any additions/changes by the local office here when they get back in Monday.
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    Bathroom- tempered glass windows? (Carroll County, MD)

    Morning! Left the property management life to work for a general contractor doing bathroom/kitchen design and a dabble of project management. Been here about 6 months, and we've gotten conflicting info on tempered glass windows in bathrooms. Since the inspectors seem to be off today, figured...
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    Condominium Associations and Accessibility

    Community I manage was built out in the late 70s with a pool. They have not been required to go full accessible because they are owner and guest only, not public access. The advice we've gotten is a chairlift or other modifications could be charged to the owner wanting the change, but they...
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    Inspections and C of O on property in litigation

    Townhouse style condo community I manage had an owner slap solar panels on his roof, which is a common element maintained by the association and is not part of the unit. When the attorney spoke with the county they were said, "Yep, we screwed up and shouldn't have issued the permit. Good luck at...
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    An average day

    This is amazing. I shared with fellow condo managers in the office this morning and we are cackling. Clever, I guess, and one of the most absurd things I've seen.
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    An average day

    I think that is what you meant :D
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    What happens if a city approves a deck that seems to violate fire codes

    She could probably reorg the departments to be managed by pre-school teachers, better reflecting any un-fireable employee's behavior :D
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    Electric Companies Now Offering Electrical Services

    This was a big deal back in the 90's in Maryland. BGE (Baltimore Gas and Electric, utility) was spinning up BGE Home to provide HVAC and plumbing services. I was doing HVAC at the time, and we ended up subbing for the BGE Home crews to drop chimney liners. The main allegation was BGE gas techs...
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    The process of metal work on a job site.

    Fascinating...will be kicking it over to my engineer cousin...amazing how slight process changes can have huge impacts.
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    An average day

    The beatings are effective. I saw the problem before getting to the zoomed in pic :P
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    Hotels ...

    But otherwise I'm the same...missing or expired certs make me question every creak and squeal on unfamiliar elevators.
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    Hotels ...

    In Maryland, I've been told by DLLR (responsible for elevator inspections) that as long as a cert is in the cab, they don't care if it is expired and contact info to view the current one is posted. They said they don't have time to ding people for just the expired cert if their records show it...
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    When "that other municipality" does not enforce the codes

    No- the decks are owner improvements. Not mentioned in sales flyers (still have an original one) or shown on plats. I'm sure they will end up having to rebuild some out of pocket and try to collect from the owners.
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    When "that other municipality" does not enforce the codes

    No, but they had a rough patch with prior management company 10-20 years ago when some of the rebuilds likely happened so they weren't monitored as they should have been. County doesn't care they were done without permits as they are over 3 years old. I get periodic messaging out about having...
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    When "that other municipality" does not enforce the codes

    Decks terrify me anymore. One of the communities I manage, townhouse style condos, has a bunch of decks that are so clearly wrong its not funny. Pretty sure the builder did the original ones wrong 40 years ago, and some folks rebuilt them, using the same size 4x4 posts and set them on a cracked...
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    Tankless Water Heater

    Applying 422(E)(3) suggests a 65 amp is okay (42*1.5=62, step up to a 65), but doesn't that get into potentially enough amperage to overheat the conductor without tripping the breaker? Still reads to me like the 55 is better- doesn't exceed the 150% max.
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    Breach of Contract

    Whole bunch of lawyers getting some extra billable hours to update contracts to have some sort of safeguard to make corrections after inspections so the contractor doesn't get jammed up like this one.
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