Grandfathered triplex

[Kyra]

Hello ! I am new here. Hoping I could get some useful advice. We just
purchased a 1910 triplex (1 up 2 lower) in Wisconsin with intentions to
convert it into a duplex by combining the 2 downstairs units. After calling
zoning, I was informed that the zoning is R-1, but is grandfathered,
because they did before the codes were in play. Also, the upstairs and
front unit is the original 1910 and the back unit was an add on somewhere
between 1960-1978. Inspector told me I can convert it back and gave
me a new 1&2 family dwelling packet, ...said I need to send this stuff in
with packet. A minimum 4/12 roof pitch and roof system, site plan,
house plans and wall bracing, wall cross section,erosion control, HVAC
distribution layout, energy worksheet, and floor joint system. The city
inspector also told me to prepare to gut the whole house down to the
studs and replace. ( I do want to state she has been giving me a very
hard time throughout this and won’t help me understand what is really
needed). I did have my electrician look at my electrical, and he said
it’s up to code, and I have all new panel boxes. I also have a new
furnace that was installed last year with all new ducts. I haven’t gotten
someone to look at plumbing yet, but I haven’t seen anything strange so
far. And 3 new water heaters were installed last year as well. All I
wanted to do as far as combining the units is, taking 6 ft. out of wall to
make hallway, ( which I’ve been working with architect ). He is also
confused why she’s making me do all this. And now I have to gut the
whole house, even tho' everything major seems to be updated. I do
have my Wisconsin code book. I read every night and I have no
problem bringing cosmetics up to code. Doorways, windows, decks,
etc., but I’m having a hard believing that I have to turn all that paperwork
in to get a permit. Like wall bracing, wall cross section plans, erosion
control and gutting a home that is updated just to what, ...update
insulation? Any advice is appreciated!

.

 

[classicT]

Welcome...sounds like the person you are speaking with doesn't comprehend the proposed scope of work.

Suggest bringing them an existing and proposed floor plan that demonstrates the section of wall to be removed. Should be about that simple.

They should remove an address from the property, but other than that, it is just adding an opening.

 

[cda]

Welcome

Welcome to the wide wide world of codes.


Yep should not have to take it to studs.

 

[cda]

Is she the only inspector/ building offical in town???


If not I would set down with the actual building official/ head of Dept and go over what you want to do.

Keep it simple at first, open and I guess take out a kitchen?

See if that gets you anywhere.

Another option is hire a code consultant,,

To look at what you want to do

And talk code to the city.
Money you spend may save you money, time and. Headaches

 

[e hilton]

Whats the deal about the 4:12 roof ... is she saying thats the only slope that will be acceptable?

 

[cda]

Whats the deal about the 4:12 roof ... is she saying thats the only slope that will be acceptable?

Sounds like they want the house demolished

And a new one built!!!

 

[north star]

@ ~ @ ~ @

Kyra,

Welcome to The Building Codes Forum !

IMO, ...since your project is a very emotional issue,
I recommend that you have your architect go and
see the Building Official on your behalf, for some
clarity.......Your architect should [ IMO ] go alone !

No one on this Forum has any first hand knowledge
of all of the variables involved, and rather than "throw
stones" [ so-to-speak ] at the city Inspector, please
allow your architect to discuss the matter with the BO.

Please come back here to let us know how things
work out.

@ ~ @ ~ @

 

[Staceylynn_2006]

Get a detailed scope of work. If it is an over 50 percent remodel or if your investing half of what you paid, the entire building must be brought up to code. Taking out a wall is structural. Get an engineers report that is stamped. You may not need to change what they say but taking out a wall may require you beef up certain things. Get an engineer to look over your scope of work and make drawings. The inspector generally has to follow these guidelines instead of having 100 percent free reign. Keep in mind any structure that is grandfathered is no longer grandfathered if the structure is modified. You will lose your ability to have a duplex in a r-1. Be very careful. You can bring stuff up to code but I’d just leave it as a triplex.

 

[ICE]

If it is an over 50 percent remodel or if your investing half of what you paid, the entire building must be brought up to code.

I don't know but I've been told....Shirley that statement might be true here and there but not everywhere.

 

[e hilton]

The inspector generally has to follow these guidelines instead of having 100 percent free reign.

Would you care to elucidate that statement.

 

[rogerpa]

If it is an over 50 percent remodel or if your investing half of what you paid, the entire building must be brought up to code.

You're confused. The fifty percent rule applies to flood-damaged structures where the i-codes apply.
Wisconsin uses the UDC for residential one and 2- family dwellings and that code does not address floods.

For those jurisdictions using the I-codes unless locally amended:
R105.3.1.1 Determination of substantially improved or
substantially damaged existing buildings in flood hazard areas.
For buildings that have sustained damage of any
origin, the value of the proposed work shall include the cost to repair
the building or structure to its predamaged condition. If the building
official finds that the value of proposed work equals or exceeds 50
percent of the market value of the building or structure before the
damage has occurred or the improvement is started, the proposed work
is a substantial improvement or restoration of substantial damage and
the building official shall require existing portions of the entire building
or structure to meet the requirements of Section R322.

R102.7.1 Additions, alterations or repairs.
Additions, alterations or repairs to any structure shall conform to the
requirements for a new structure without requiring the existing structure
to comply with the requirements of this code, unless otherwise stated.
Additions, alterations, repairs and relocations shall not cause an
existing structure to become unsafe or adversely affect the performance
of the building.

 

[rogerpa]

but I’m having a hard believing that I have to turn all that paperwork in to get a permit. Like wall bracing, wall cross section plans, erosion control and gutting a home that is updated just to what, ...update insulation?

It sounds like you're dealing with a clerk whose building knowledge begins and ends with the form. You or your architect need to move up the ladder in the department.

 

[mtlogcabin]

I did have my electrician look at my electrical, and he said
it’s up to code, and I have all new panel boxes.

The electrician may believe it meets code and it may however as inspectors we are continually educating contractors about the code and how it applies to their scope of work.
Your house being built in 1910 may have used "knob and tube" wiring within the walls and flooring. Just installing new panels may have required the knob and tube wiring to be abandoned and new wiring installed to the current codes.
I agree with others let your architect talk with the building official to explain the scope of work and discuss what is required by the codes for your project