Help Understanding Building Code Change

[Larry Hoang]

I am trying to understand how building code changing works (in Virginia specifically)

As far as I know, construction codes and standards are updated every 3 or 5 years (2009, 2012, 2015 Virginia construction code for example). Judging by these two cycles, the 2015 edition of the Virginia USBC will likely not take effect until 2017 or 2018.

What happens if a design is drawn under one set of standards but isn't built until another set of standards is released. Would the owner have to draft up new designs to match the new standards? If a design is completed but building permits are not issued does the owner have to update the design in order to obtain a building permit under the new codes?

If an owner completes a design and obtains a building permit, and then the codes change, how long does the owner have to construct the building under that permit before the owner has to obtain a new permit under the new codes?

As you can tell I have not had any experiences with this so I am little confused. I appreciate all your helps. Thanks

 

[rgrace]

Hi Larry, welcome to the forum !
Rather than go though the tedious process of typing all of the information in response to your inquiries and risk having to go back and forth through this forum to help you to obtain all of the information you seek, why do you just give me a call and we can talk about it. I have been working in Virginia for about 15 years now, and can probably answer all your questions. Richard 703-324-1687

 

[cda]

Welcome ......

 

[ADAguy]

Good response RG!

 

[cda]

Here is my try

If designed only and not permitted, would have to meet code adopted at time plans are submitted for a permit.


Once a permit is obtained, it than depends on the city rules how long it is good for.

Can it be renewed.

Do you have to show some progress to keep it active.

All above is the city's call

 

[Paul Sweet]

I believe that plans prepared within one year of an update can go under the previous edition. Chapter 1 of the Virginia Construction Code (IBC with Virginia amendments) should say how long the previous edition can be used. The Virginia codes are posted on-line. Unfortunately, I'm on the road for a couple days and I don't have the link.

 

[conarb]

I don't know about Virginia but in California it's the code in effect at the minute that the application is stamped as received by the building department. I remember when the 1998 code was to take effect incorporating all kinds of new seismic standards as a result fo the 1994 Earthquake, architects and builders statewide were rushing to get plans ready, then the AHJs ended up with literals tons of plans to check, many AHJs outsourced plan check to private firms, the major one in our area was LP²A.

I had a set stamped by Walnut Creek and they got farmed out to LP²A's Pleasanton Office, LP²A was swamped too so they were rejecting everything submitted for minor but obvious conflicts, like the Title Block being off by a ½", after taking my plans to my architect and engineers several times just to get them sent back for other minor inconsistencies I started going to LP²A's office complaining, they showed me a room full of plans from AHJs all over the state telling me there is no way they could handle the load, there were also architects that were rushing through incomplete plans just to get them stamped in time, some of those actual permits weren't actual issued until a year or more later.

As I said I don't know what Virginia's law or policy is, but I can tell you from a legal standpoint from Roman Law that once "the bell tolls" the period begins to run, to do otherwise would be totally unfair to architects and owners who have no control over the time ti takes an AhJ to process submittals, being one second late could increase costs, and hence damages, by millions of dollars in some cases as codes become more expensive to comply with. I suggest you discuss this with your city attorney or county counsel.

 

[TheCommish]

Massachusetts tries to make the coming change known, the usually allows an over lap period of 6 months, no mixing code on the same project, one the drop dead date occurs the applicant is bound to us the new code version

 

[steveray]

Up to the designer to know what is coming down the pike....We try to inform and if I need to accept "not quite ready plans" to get someone in on an earlier code I will, or the State will grant some grace period...We are going all 2012 (from 03ish) in October, so we are going through this a bit now...

 

[Builder Bob]

In my beloved state, a drop dead date of new application of codes causes a great deal of discomfort and pain for the designers because as of July 1, 2016 you have to use the International Existing Building Codes for any repairs, alterations, change of occupancy, additions. IF you applied July 1 for an alteration to an existing building, your plans would fail plan review as not being designed under the correct codes.. Wish the state would have a transitional time period to assist with the transition and allow months or years of prep work for submittal

 

[Mark K]

To further clarify what California does.

The state adopts a new version of the state building code every 3 years. The architects and engineers understand this. As part of the adoption process the state makes available the proposed changes and provides opportunities for comment. Six months after the formal adoption it will be possible to buy the newly printed new code. Six month after the time the code is published it goes into effect and any new applications must comply with the new code.

These steps are necessary due to the need to provide due process since the new code is adopted through an administrative process. My understanding is that local government units would have to provide similar due process.

If your state building code is directly adopted by the state legislature things may be a little different.

 

[Paul Sweet]

Here's the link to the Virginia building codes:
http://codes.iccsafe.org/Virginia.html#all


Virginia Construction Code 103.2 When applicable to new construction.
Construction for which a permit application is submitted to the local building department on or after the effective date of the 2012 edition of the code shall comply with the provisions of this code, except for permit applications submitted during a one-year period beginning on the effective date of the 2012 edition of the code. The applicant for a permit during such one-year period shall be permitted to choose whether to comply with the provisions of this code or the provisions of the edition of the code in effect immediately prior to the 2012 edition. This provision shall also apply to subsequent amendments to this code based on the effective date of such amendments. In addition, when a permit has been properly issued under a previous edition of this code, this code shall not require changes to the approved construction documents, design or construction of such a building or structure, provided the permit has not been suspended or revoked.