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Suspended Ceilings in Heavy Timber construction

J

jjroyer

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Joined
Jun 24, 2022
Messages
4
Location
Michigan
Good Afternoon -

I'm currently working on a medical suite in a lovely, old timber frame building that was completely renovated and modernized about 10 years ago. This is a 3 story building with a clinic on the 1st floor and additional clinics and offices on the 2nd and 3rd floors.

10 years ago we were allowed to create offices and exam rooms with drop ceilings. The building is fully sprinkled in both the main spaces as well as above the drop ceiling. There is a lot of mechanical work that takes place above the suspended ceiling. I wasn't involved with the permitting process so I don't know what exceptions were granted or what appeals were applied for and approved.

I am now involved in a project on the 2nd floor clinic where new exam rooms are being created and offices are being moved. The drawings were submitted and approved. The building inspector on site is having issues with the use of concealed spaces (namely, the dropped ceiling) regardless of the fact that they exist throughout the building.

I understand the 2021 version of the IBC will solve this issue eventually but it doesn't help me now.

Any guidance or suggestions will be very welcome!
 
If it's a "lovely old timber framed building" i wonder if it would look ok with no ceiling? Exposed mechanicals and such, painted an appropriate color.
 
Yep - we did that in the lobby and hallways. When you get into the exam rooms and private offices, it creates awkward proportion spaces with such an exaggerated ceiling height. It also becomes cost prohibitive.
 
Jay Smith said:
Are you sure the building is classified as Type IV?
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Yes. We have performed a few other renovations since the original big renovation and each time permits were pulled and the building was classified as Type IV. I'm not sure why this particular inspector has an issue with our work (the renovation we are doing is relatively minor).

The inspector commented that we could perhaps re-submit the drawings and amend the classification to Type III as long as our building height and square footage doesn't exceed the maximum allowed. This implies he isn't actually concerned with safety or liability. I worry that we open up a new set of issues going down this path.
 
e hilton said:
Ask him to tell you what paragraph he thinks is applicable.
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In the commentary, they make specific mention of not allowing the use of drop ceilings. If the language is not part of the actual code, but is mentioned in the commentary, is it applicable?

Really, the glaring issue is that the building department deemed this building to be compliant on more than one project in the last 10 years. Also, the plan reviewer on this project approved the drawings knowing it is a Type IV, fully sprinkled, with proposed dropped ceilings.

I realize in some municipalities there is often some amount of discord between plan review and site inspection.
 
So, you got a permit and relied on that permit when obtaining a contractor but now the inspector has a different interpretation where the cost to comply is greater than the cost if it was reflected in the original permit documents. Does the plan checker admit to making a mistake? Ask the plan checker his interpretation. In my experience the plan checker makes these calls. What does the building official say?

Are there any building departments that have a process for resolving different interpretations between plan checkers and inspectors?

Building departments do not like it when you point out that they previously allowed what they are currently not allowing.

The commentary is not code. Commentary is used to understand and interpret the adopted code but it cannot impose a requirement not supported by the adopted language.
 
602.4 Type IV. Type IV construction (Heavy Timber, HT) is
that type of construction in which the exterior walls are of
noncombustible materials and the interior building elements
are of solid or laminated wood without concealed spaces.
 
Reclassify it to a V-B SM Sprinkled building. "B" occupancy, 27,000 sq ft is permitted before increase allowances. 3 stories is also permitted because it is fully sprinkled. If it complies under a V-B construction type then why use a higher one and make it more difficult. Big box stores are classified as V-B all the time when in reality they usually meet a Type II-B construction type.
 
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