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    IBC Special Inspections

    I was wondering if anyone knew of a threshold for requiring special inspections. I have a 2,200 square foot office building, frost wall and slab, conventional wood frame w/trusses. I looked at the exceptions in 1704.1 and: 1.) I don't really feel it's minor in nature, but on the other hand it's...
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    Deck posts?

    I would not be as concerned about the 4" x 4"'s ability to support the beam, as I have not seen any deck failures caused by a cracked support column (not to say it can't happen). I do get concerned when I see 4" x 4"'s distort and warp due to drying - something you don't see on a 6" x 6". Maybe...
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    Mesh pool fences

    Has anyone out there appproved removable mesh pool fencing? I noticed it was addressed in the "free" 2012 pool and spa code, but is not addressed in the 2009 IRC (which we currently enforce).
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    Handrails & Non-conforming landscape staircase

    I agree, these stairs are clearly a landscape element and not regulated by the code. In regards to balusters being required I would refer back to section R312.3 Opening limitations - required guards shall not have openings.....These guards are not required therfore do not have to comply with...
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    Frost Protection of Foundation/Footing

    I have always assumed that the base of the footing (or pier) was required to be below the frost line. Although, after reading the code section I can understand why it could be interpreted as the base of the wall - It looks like a clarification is needed from ICC.
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    Service upgrade

    We don't allow that type of foam if it is the insulating type, there is an orange foam or red draft stop product for that use - or we allow mineral wool. Bonding of the gas line is required when using CSST, but I have never seen one bonded that way (if that is a bond).
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    IRC Building Permit in Texas

    We have builders do this quite a bit up here, a lot of times the house is under agreement and the future homeowners want a deck. I inform the builder they need to amend the permit and provide drawings for review. If the builder is using a sub it doesn't matter, he's the one ultimately...
  8. N

    Jack studs continuous from header to sole plate?

    Same here bgingras, we allow jacks to be broken by sills - R602.3 Design and construction: exception
  9. N

    Code enforcement vs. moral obligation

    Sometimes people don't want any help. Have a person living in a mobile home here in town, holes in the roof and floor and ready to be condemned. Had another mobile home owner who was upgrading to a newer unit and was going to demo the old one (it was in really good shape). I told the owner of...
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    Stair Code Violation?

    Agreed, that is how we handle it. A lot of basements are unfinished when a house is sold, so having the door at the top of the stairs complies with code and is not an issue. Later, when the basement is finished we require the 36" landing not just because it is in the code, but reaching down to...
  11. N

    bearing on cantilevers

    There is some reference to cantilevers supporting exterior walls in the Wood frame construction manual (2001 edition),although I am unclear if referencing this manual under the following section is allowed. At the very least it should be able to give you some guidance: R502.2 Design and...
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    Expired Permits

    Our building permits are good for one year, and we allow two one year renewals ($25 per renewal). This gives the applicant three years to complete a project. If they go past three years, they must submit a new building permit application, pay the applicable fees, and all work that was not...
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    Minimum Submittal Requirements

    I have always gone under the assumption that the person submitting the plans is doing so with the expectation of having them reveiwed (red lines, sticky notes, etc.). While it is clear that someone altering copyrighted drawings for their own use would clearly be a copyright violation, I do not...
  14. N

    How are we doing with Permits?

    Our SFR permits are down 50% from last year, remodeling is holding steady. No large projects on the horizon.....
  15. N

    rquired to be level and/or plumb?

    I would agree, the columns need to be plumb. If he feels they can still support the load without tipping or rolling the beam let him prove it with an engineers letter.
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    Accesory Dwelling Units

    Thanks Mr. Softy - although the town considers anything with a second kitchen an ADU, there is nothing in the building code (or our zoning ordinance for that matter) that restricts a single family dwelling to one kitchen. Do you have any liks or information relating to that case?
  17. N

    Accesory Dwelling Units

    There would be no separation of utilities required, and a kitchen is optional. I think the term "Accessory Dwelling Unit" may be confusing, as most of these units are inside the primary dwelling. The ordinance does allow for a detached ADU (haven't seen one yet), but it would have to be under...
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    Accesory Dwelling Units

    Agreed brudgers, I feel that it is either a one family or a two family. If someone is renting and apartment in their house then it is a two family and must comply with all applicable zoning and building codes. Otherwise if someone has family living with them, and it is not truly an "apartment"...
  19. N

    Accesory Dwelling Units

    The interesting thing is that they can be attached or detached although all of the ones I have dealt with have been in the primary residence (basement, room over garage, etc.). The intention is that it is somewhere in between a 1 and 2 family, but it does not fall within the building code...
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    Accesory Dwelling Units

    Does anyone out there have regulations regarding Accesory Dwelling Units (in law apartments)? I am curious to see if anyone has an ordinance that actually works. We have a local ordinance and it is very difficult to enforce when denied by the Zoning Board of Adjustment. I have copied the section...
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    CBO

    I took the local inspector course in Canton a few years ago, if the CBO class is as good as that it's a great deal -
  22. N

    CSST

    Agreed, the CSST should be straight where entering the connector.
  23. N

    Lighting tied into Bathroom GFCI outlet

    Agreed ICE, I spoke with the electrician about it and while we both agreed the NEC does not require the lighting and receptacles to be on a separate circuit he decided to separate them out anyways.
  24. N

    Just in case they got caught.

    I had one of these in town, they wanted to convert the garage into a family room but leave the opener, tracks and door in place in case they wanted to turn it back into a garage (plus it was a condo and the garage door could not be removed). I couldn't find anything in the code that required...
  25. N

    where in the IRC...

    I do not know of any specific section of the code that addresses this detail. Could he install some metal angles at the top of the rafters that connect to the house? (I assume the rafters do not carry through).
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