Minimum plan submittal you will accept?

[SCBO1]

What is the minimum plan submittal you will accept? I've been getting pictures generated by computer programs, missing measurements and info needed like I-beam location, post placement, piers, roof venting, insulation, window plumbing, HVAC and electrical etc. When I ask a contractor for additional info, I get more pictures.

I figure the cost of architectural drawn plans must be the reason for this, the lumber yards are not providing drawings due to liability I suspect. Our state does not require the plans to be stamped on residential.

pc1

 

[steveray]

"pictures generated by computer programs"...HD and lowes decks...never get approved as submitted

I have never gotten window plumbing on a plan...You are tough!...

Agree with you on all of the other stuff....and you are not doing anyone any favors by giving them a permit without a proper plan, it always turns into a disaster....

 

[SCBO1]

One plan shows an 8' foundation, with no rebar placement or footer info. Then came the pictures with the info handrawn on the picture. I-beam, post, pier?

ohh...ya...you need that too...don't you.

yep, I hope I'm not asking for to much?

 

[Mark K]

Probably not asking for enough.

 

[Francis Vineyard]

I fill in the blanks for them providing the joist, header sizes and the most conservative concrete reinforcement, and add "Attention to these details can avoid costly mistakes and delays" on the plans at my discretion.

The applicant comes back with clarification once they realized they could be overbuilding in accordance to my notes.

Plans are red stamped "Approved subject to field inspection" and "EXECTION OF WORK Responsibility It shall be the duty of every person who performs work regulated by the (your code), including but not limited to the construction, installation, maintenance or repair of a structure or equipment, to comply with the (your code). Stops them short to say "you approved the plans"

This method for me keeps the plans moving forward and trains them faster!

Francis

 

[TimNY]

I require the plans to demonstrate compliance. As steveray says, waiting for the field inspection to point out errors or omissions generally turns the project into a train wreck.

Yes, it takes a while to get your plans approved. However, the project goes much faster when you don't have to build it twice. If it's a matter of adding a note, I'm happy to red pen it on the plans. If it requires design, the person that was presumably paid to design a compliant home needs to fix it.

I wish I could say that designers get used to it after the few few times.. But that's just not the case.

In the past two weeks here a short roof-down list of errors or omissions that were required to be resubmitted:

-tension ties with no gauge specified "install straps"

-tension ties with no nails specified [6d finish nails coming right up]

-2x10 rafters with R-38 batt and baffles [but I could only fit R-30, mr field inspector]

-2x12 rafters 8/12 with 3x11-7/8 structural LVL ridge [close enough]

-unvented attic with "1 to 2 inches of closed cel foam on the underside of the deck"

-second floor egress windows with 5.0 sf of area

-one sheet says 1/2 structural sheathing; the next sheet, 5/8. For the same wall. In a 120mph wind zone. Builder's choice?

-structural sheathing to be nailed 124" OC

-I-joists with a 2x12 sawn lumber band

-Manual J with a 70 indoor winter design (too low) and a 72 indoor summer design (also too low)

-8" anchor bolts with a double sill plate

These things simply cannot be fixed in the field. It's not fair to the inspector or the owner. Ultimately the owner gets soaked by the contractor.

Tim

 

[Keystone]

Structural, egress, fuel gas sizing and similar safety items required, beit homeowner or contractor, if they are completing the project a degree of understanding must be understood. We will assist with questions but they must provide the correct information.

Essential but non-life safety such as insulation, air barrier and the like we use standardized redlined notes to cover.

 

[Min&Max]

Setbacks and drainage plan is all I require. We will fix the rest as we go and I will not listen to any comments about how something was missed on the plan review.

 

[fireguy]

I would like to see a local newsletter, with separate residential and commercial sections. Local being defined as at the state level. As 99.9% of our work is commercial work in Oregon, I am not interested in what changes have been made in the Washington or Idaho codes. Nor am I interested in changes in residential codes. List the most common/serious problems. Problems could be code changes, common defiencies as found by B/O's, Fire Marshalls, and contractors. A popular series would be Names, addresses, convictions & penalties of those in the trade who got caught. A question and answer column would be informative. A list of classes available would encourage continuing education. Distribution would be the responsibility of the State Builder's Board, e-mail only to keep costs down.

One can only dream.