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when does a renovation become a "alteration" ?

C

ccollings

SAWHORSE
Joined
Sep 4, 2020
Messages
120
Location
Cleveland
we are renovating an existing school. Some areas of the school are getting major renovations. the rest of the school is getting "cosmetic" changes. new finishes (floors, ceilings), all casework is being replaced and all windows are being replaced. we are also installing a full sprinkler system throughout the building and a new mechanical system. There is no change in use group.
my issue is that per current code, the building is over the allowable area (even using sprinkler increase). the building is divided into separate fire areas using 2 hour fire BARRIERS, not fire walls per 706 as required by current code. Per 3404.1 when doing alterations, you don't need to bring the entire building up to current code but i'm not sure where the line is between cosmetic updates and alterations. Is the amount of work being done require that the entire school be brought up to current code?
 
A] ALTERATION. Any construction or renovation to an existing structure other than repair or addition.

An alteration or renovation are the same thing under the code

3404.1 General.
Except as provided by Section 3401.4 or this section, alterations to any building or structure shall comply with the requirements of the code for new construction. Alterations shall be such that the existing building or structure is no less complying with the provisions of this code than the existing building or structure was prior to the alteration.

You are adding a fire suppression system therefore bringing the building into closer compliance with the current codes.
 
Renovation, remodel, updating, what ever term you use the code calls them alterations. The existing building code gives you the definitions for the level of alteration and may give you some breaks on certain things in the work area.
 
My general answer: It becomes an alteration when structural or life-safety elements are affected that are governed by Code.

Changing out a window in living room, like for like? Fill yer boots.
Changing a window in a bedroom? Might need to meet egress. Call me.
Changing out a window, with a larger width, on a load-bearing wall? Lintels involved. Permit required.

That sort of approach is what we use.
 
ccollings said:
we are renovating an existing school. Some areas of the school are getting major renovations. the rest of the school is getting "cosmetic" changes. new finishes (floors, ceilings), all casework is being replaced and all windows are being replaced. we are also installing a full sprinkler system throughout the building and a new mechanical system. There is no change in use group.
Click to expand...

Cosmetic replacements are Level 1 alteration work -- IF the applicant chooses to follow the Work Area Method for IEBC compliance. There are no "levels" when the applicant chooses to follow the Prescriptive Method or the Performance Method.

ccollings said:
my issue is that per current code, the building is over the allowable area (even using sprinkler increase).
Click to expand...

Why are you even looking at the allowable area? That's IBC stuff. It's an existing building. Ohio had adopted the IEBC, so you start in the IEBC, select which method of compliance you want to follow, and then look in the IBC only when and where the IEBC tells you to look in the IBC.

ccollings said:
the building is divided into separate fire areas using 2 hour fire BARRIERS, not fire walls per 706 as required by current code. Per 3404.1 when doing alterations, you don't need to bring the entire building up to current code but i'm not sure where the line is between cosmetic updates and alterations. Is the amount of work being done require that the entire school be brought up to current code?
Click to expand...

The IEBC has no definition of "updates." Look at the definitions for "Repair," and "Alteration."
 
lenorecutter said:
I recently had a project with Skirting World where we debated this exact issue. We were updating a space, but as discussions progressed, it became evident that our changes might actually qualify as alterations under certain codes. It definitely made us rethink our approach and consult more deeply with our local building codes.
Click to expand...
Where was your project? I'm interest because your profile says you're in Canada.
 
lenorecutter said:
I recently had a project with Skirting World where we debated this exact issue. We were updating a space, but as discussions progressed, it became evident that our changes might actually qualify as alterations under certain codes. It definitely made us rethink our approach and consult more deeply with our local building codes.
Click to expand...

Keep in mind that the question came from Cleveland (Ohio) and you are in Canada. Here in the U.S. each jurisdiction adopts codes on its own schedule, and adopts different codes. Some jurisdictions adopt the IEBC, some do not. Where the IEBC is adopted, there's then the question of whether the applicant chooses to follow the Prescriptive Method, the Work Area Method, or the Performance Method for demonstrating code compliance.

All of which points out the wisdom of that last sentence of your post: there is no substitute for reading the code that applies to the project.
 
Yankee Chronicler said:
Ohio had adopted the IEBC, so you start in the IEBC, select which method of compliance you want to follow, and then look in the IBC only when and where the IEBC tells you to look in the IBC.
Click to expand...
That's the correct answer now. But the thread is three years old, and Ohio just adopted the EBC in March of this year.
 
I think any attempt to "nail down" the difference between Alteration and Renovation would create more questions than answer.

Seems though, that alteration implies new or changed, MODEST walls that may affect egress path. And Renovation sounds like more finishes with MINIMIAL Floor Plan Changes
Now to define Modest vis a vis Minimal
 
It's more complicated (or "less clear") than that. Looking at Definitions and then at Classification of Work in the IEBC, it's clear that a Level 1 alteration does not involve any reconfiguration of space -- it's just the removal and replacement or the covering up of existing finishes. The IEBC Commentary makes the point that the concept of Work Area does not apply to level 1 alteration work.

So how is Level 1 Alteration any different from Repair?
 
Yankee Chronicler said:
It's more complicated (or "less clear") than that. Looking at Definitions and then at Classification of Work in the IEBC, it's clear that a Level 1 alteration does not involve any reconfiguration of space -- it's just the removal and replacement or the covering up of existing finishes. The IEBC Commentary makes the point that the concept of Work Area does not apply to level 1 alteration work.

So how is Level 1 Alteration any different from Repair?
Click to expand...
I take your point But, I don't think adding a closet or "minor" modification of the non-bearing partitions should trigger a Level 2 status. My thinking is we need to check Fire Class of materials for the more commercial applications
Also I see situations where the hallway width and occupancy levels are affected, is when we need to be reviewed as a Level 2 trigger

Sound reasonable?
 
Genduct said:
I take your point But, I don't think adding a closet or "minor" modification of the non-bearing partitions should trigger a Level 2 status. My thinking is we need to check Fire Class of materials for the more commercial applications
Also I see situations where the hallway width and occupancy levels are affected, is when we need to be reviewed as a Level 2 trigger

Sound reasonable?
Click to expand...

But adding a closet DOES trigger Level 2 Alteration status. It's adding a wall and "reconfiguring" a space. That IS the definition of a Level 2 Alteration. Where such work affects more than 50% of the building's floor area, it bumps to Level 3.
 
steveray said:
A repair is patching some drywall because it is damaged....Alteration is removing and replacing it by choice, sort of.....It's gray and leave it that way so I can push it the way it needs to go when it needs to go there....
Click to expand...
Repairs can also include major structural repairs, for instance replacing the roof system after a fire.
 
Agree
[A] REPAIR. The reconstruction, replacement or renewal of any part of an existing building for the purpose of its maintenance or to correct damage.
 
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