Construction on top of common wall at property line

[Darren Emery]

Given: 2012 IBC. Permit requested for renovation/addition of structure in downtown district. Zero set back lots. Shared common wall between businesses.

Permit includes adding about 15' of vertical wall on top of the shared wall. No survey, not certain who owns this wall. Wall in question used to be the exterior of the "other" property, way back when.

What is the AHJ responsibility for verifying/investigating ownership of wall before allowing construction to begin?

 

[Mr. Inspector]

I would say that it is the responsibilty of the designer. This should be taken care of with zonong.

 

[mtlogcabin]

TABLE 1607.1

MINIMUM UNIFORMLY DISTRIBUTED LIVE LOADS, Lo, AND MINIMUM CONCENTRATED LIVE LOADSg

g. Where snow loads occur that are in excess of the design conditions, the structure shall be designed to support the loads due to the increased loads caused by drift buildup or a greater snow design determined by the building official (see Section 1608).

Be careful when allowing a taller structure adjacent to a lower structure. The snow drifting could easily cause the existing lower structure to exceed the snow design loads of the roof

 

[cda]

Maybe requrie something showing property line

Otherwise down the line do you get the phone call """"" why did you let them build on my property????"""""

 

[steveray]

I know we had this discussion that MT just brought up not that long ago......as far as raising a zero lot line building and who is responsible for ensuring not endangering the lower building...

 

[JBI]

Applicant must prove compliance with all applicable laws an regulations. A certified survey would eliminate any doubt.

 

[ADAguy]

Caution, "Doubt" by some (NIMB's, naysayers, etc.) can never be eliminated.

 

[Francis Vineyard]

It begins with an application

[A] 105.1 Required.

Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.

 

[Msradell]

Outside of what earlier poster said about requiring a survey it seems like if that wall was originally the exterior wall of the other building it's their property and they should be in control of any alterations/changes done to it. It seems like the first step in this process should be to have a formal agreement with the owner of the other property to extend the common wall. That combined with a survey should solve that issue. Then the other issues such as loading etc. would need to be investigated.

 

[steveray]

If all else fails, get a letter from both "owners" saying they authorize the work,,,,,,I think that would cover you.....Or a sworn affidavit of ownership or something like that, whatever makes your attorney warm and fuzzy!