Charlie -charlie said:A fire destroys a SFR. All that is left is a utility basement. Are you required to rebuild to current codes (fire sprinklers)?
Same here.jj1289 said:I agree with mjesse
Same situation here in NH, although it is now against the law to require residential sprinklers - if you can believe it.mjesse said:Here, we would require that all new work be built to currently adopted Codes.I would also ask for an PE's stamped letter stating that the existing foundation is suitable for the proposed new construction to be built on.
Worst case, you may have to remove the foundation and start from scratch.
It's not so much the effect of the fire on the foundation I'm concerned about. The bigger issue is that the newly designed framing, steel, floor loads, etc. could be different than originally built, and the existing foundation may not be suitable.MarkRandall said:Excuse my ignorance, but what effect could a fire have on the concrete foundations and by what methods would an engineer analyze it.
We use the term "Substantially Remodeled" based on 50% or greater of the current value as determined by the Tax Assessors office. Since the only thing left here is the foundation, I don't think it's unreasonable for everything above "new work" to comply with current code.SteveT said:Could they make a case in that building on the existing foundation is an addition to an existing structure and therefore does not require a sprinkler system?
If an engineer assumes no loss in compressive strength and only considers foundation size, point loads, and soil bearing capacity after a fire, he shouldn't be in this business. IMHO, you really should ensure he checks for detrimental effects to the foundation from the fire.It's not so much the effect of the fire on the foundation I'm concerned about.
One thing I know about the fire - heat is risen.permitguy said:Knowing nothing about the fire, that's a pretty bold assumption. Good advice for building officials that like to play odds, though.
I thought Christ was the only one risenOne thing I know about the fire - heat is risen
Coming from someone who obviously knows nothing of fire behavior beyond where to hold the marshmallow stick, I won't concern myself with your impression of my intelligence.I didn't say that engineering shouldn't be required (because new loads may not be the same as old loads), only implied that the holding a concern which is contrary to the laws of physics often correlates with specific ignorance of said laws or general stupidity.
Precisely.It would depend on the fire. Did the fire start in the basement, did the floor remain intact or did or did all the burning debris fall into the basement. Heat radiates so depending on a number of variables a fire could could have a ngative effect on a basement wall.