home builder s guide - boulder city, nevada
TRANSCRIPT
Home Builder’s Guide
City of Boulder City
Community Development Department Building and Safety Division
Mark Palm, CBO 401 California Avenue
Boulder City, Nevada 89005-2600
Portions of this guide are reproduced from the 2012International Residential Code for One– and Two-Family Dwellings, International Code Council, Inc., Washington, D.C.
Reproduced with permission. All rights reserved. www.iccsafe.org
i
Home Builder’s Guide
About this Guide
The Home Builder’s Guide is a guide for conventional wood frame residential construction based on the International Residential Code®.
The purpose of this guide is to provide a better understanding of the various building codes and the inspection process. This guide is not intended to prevent the use of any material or method of construction. It is recommended that any alternate be approved by the Building Official.
This guide, in whole or part, is not available to be reproduced without written permission by the author.
Purpose
This Guide will assist and promote consistency toward the application of building codes as referenced in the International Residential Code®. This will enhance the timely completion of your project, eliminate confusion and make the process an enjoyable experience.
Scope
This guide is intended for single-family wood frame structures. The information in this guide is not all-inclusive. It does not include all code or individual plan requirements. This guide does not waive any specific code requirement nor does it take precedence over any specific requirement of an engineered design.
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Table of Contents
Common Abbreviations ……................................................................................................ 1
Exterior Wall Location …….................................................................................................. 3
Temporary Power Pole......................................................................................................... 4
UFER ……............................................................................................................................ 6
Footing …….......................................................................................................................... 7
Underground Electrical ……………………………….............................................................. 8
Underground Plumbing ………………………………............................................................. 9
Foundation ………………………………............................................................................... 10
Pre-Slab …………………………………............................................................................... 11
Basement Foundation Wall...……………............................................................................. 12
Wall Framing ...................................................................................................................... 14
Floor Framing ……............................................................................................................... 19
Roof Framing ……............................................................................................................... 22
Framing……………………………………...………………..................................................... 25
Windows ……………………………………...……………...................................................... 33
Exterior Covering ……………………………...…………….................................................... 36
Rough Mechanical……........................................................................................................ 37
Rough Plumbing……........................................................................................................... 42
Rough Electrical …….......................................................................................................... 45
Insulation ……………………………………………............................................................... 49
Gypsum Wallboard ……………………………….................................................................. 50
Exterior Lath…………….....……………………………………............................................... 52
Gas Tag Requirements……................................................................................................. 53
Electrical (E-Tag) Requirements ......................................................................................... 54
Final Mechanical …….......................................................................................................... 55
Final Plumbing ……............................................................................................................. 58
Final Electrical ……............................................................................................................. 60
Final Building ……............................................................................................................... 61
Certificate of Occupancy …................................................................................................. 64
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Common Abbreviations
Building codes can be overwhelming and confusing. In order to understand the codes better, here are some of the common abbreviations with their meanings.
UAC Uniform Administrative Code
ICC International Code Council - This organization is the author of the international series of codes
IBC International Building Code - This code is used for commercial and residential projects of more than two dwellings
IRC International Residential Code - This code is used for one- and two-family dwellings
UMC Uniform Mechanical Code
UPC Uniform Plumbing Code
NEC National Electrical Code
IECC International Energy Conservation Code
HVAC Heating, Ventilation and Air Conditioning
RFI Request for Information
PSI Pounds per Square Inch
PVC Polyvinyl Chloride Plastic pipe
ABS Acrylonitrile Butadiene Styrene Plastic pipe
CPVC Chlorinated Polyvinyl Chloride Plastic pipe
PEX Cross-linked Polyethylene Plastic pipe
PB Polybutylene Plastic pipe
WC Water Closet - Also known as a toilet
WH Water Heater
DWV Drain, Waste and Vent - The complete drainage system
TPV Temperature and Pressure Relief Valve - Safety release device found on water heaters
IAPMO International Association of Plumbing & Mechanical Officials
ANSI Approved American National Standard
NFPA National Fire Protection Association, Inc. - Authors of the National Electrical Code
UFER A Concrete encased grounding electrode named after its creator
NM Nonmetallic - Commonly used throughout the NEC referencing boxes, conduit, raceways and cable assem-blies
SW Shear Wall
DF Douglas Fir - A species of lumber
HF Hemlock Fir - A species of lumber
SPF Spruce-Pine-Fir - A species of lumber
SS Structural Select - A grade of lumber
OC On center
ICF Insulating Concrete Form - Concrete form system using ridged foam
1
Identify the job site with an address visible from the street
Provide all approved documents and permits at the job site
First Impression
2
Exterior Wall Location
Construction, projections, openings and penetrations of exterior walls of dwellings and accessory buildings shall comply with the IRC. These provisions shall not apply to walls, projections, openings or penetrations in walls that are perpendicular to the line used to determine the fire separation distance.
Exceptions:
1. Detached tool sheds and storage sheds, playhouses and similar structures exempted from permits are not required to provide wall protection based on location on the lot. Projections beyond the exterior wall shall not extend over the lot line.
2. Detached garages accessory to a dwelling located within 2 feet (610 mm) of a lot line are permitted to have roof eave projections not exceeding 4 inches (102 mm)
3. Foundation vents installed in compliance with this code are permitted
3
Temporary Power Pole
4
Temporary Power Through Main Service
5
UFER
The grounding electrode is to be sized per the NEC and installed per NEC
The grounding electrode conductors shall be sized based on the size of the service
entrance conductors
Where exposed, a grounding electrode conductor or its enclosure shall be securely
fastened to the surface on which it is carried
A 4 AWG or larger conductor shall be protected where exposed to physical damage
Bare aluminum or copper-clad aluminum grounding conductors shall not be used where in direct contact with masonry or the earth or where subject to corrosive conditions
The connection of the grounding electrode conductor or bonding jumper to the grounding electrodes that are not buried or concrete encased shall be accessible
6
Footing
Approved soil investigation report on site during inspection
Footings shall be supported on undisturbed natural soil or engineered fill
All reinforcement to be in place as per approved plans. Minimum of one #4 rebar at the top and bottom of the footing for slabs on ground with turned down footing
Bottom reinforcement to be located a minimum of 3 inches clear from the bottom of the footing
Minimum width to comply with approved plans
Minimum depth to be 12 inches
Footings shall be stepped when the top or bottom surface will exceed one unit vertical in ten units horizontal (10 percent slope)
Provide one #4 rebar at top and one #4 rebar at bottom with minimum 3 inch clearance to earth
7
Underground Electrical
Concrete encased grounding electrode (UFER)
#4 rebar 20 feet encased in minimum 2-inch concrete near the lower part of trench
#4 American Wire Gauge bare copper conductor 20 feet encased in minimum 2-inch concrete near the lower part of trench
Underground electrical service risers installed using ridged or intermediate metal conduit. Provide adequate compaction of fill materials.
Raceways located underground and below concrete must comply with the NEC (4-inch minimum cover plus 4 inches of concrete)
8
Underground Plumbing
Piping shall be supported on a firm bed with a minimum of 12 inches of cover free from rocks and debris
Drainage piping shall maintain ¼ units vertical to 12 units horizontal (2 percent) grade
Piping shall be tested with a minimum 10 foot head of water above the highest fitting connection
All piping shall be protected from damage
Approved plumbing components shall be used
Bedding and a minimum of 12 inches of cover material shall be free from discarded construction material, rocks and debris
Provide cleanouts at building drain and building sewer junction and not more than 100 feet apart
Provide backwater valve if elevation of flood level rim is lower than the next upstream manhole cover
Provide trap primer at floor drains
Provide minimum of 12 inches of cover for water piping below finish grade
Protect copper piping from corrosive materials by sleeves or other approved methods
A minimum ¾ inch water supply service required
An accessible valve controlling all outlets shall be installed on the discharge side of a water supply
Ferrous gas piping may be installed under a structure providing it is in a conduit with proper sealing and venting
9
Foundation
Top of exterior foundation shall extend a minimum of 12 inches above the street gutter
at point of discharge or the inlet of an approved drainage device plus 2 percent or comply with approved engineering
In Seismic Design Category D where a joint is created between a concrete footing and a stem wall, a minimum of one #4 rebar shall be installed at not more than 4 feet on center. The vertical bar shall extend to 3 inches clear of the bottom of the footing, have a standard hook and extend a minimum of 14 inches into the stem wall.
In Seismic Design Category D where a grouted masonry stem wall is supported on a concrete footing and stem wall, a minimum of one #4 rebar shall be installed at not more than 4 feet on center. The vertical bar shall extend to 3 inches clear of the bottom of the footing and have a standard hook.
In Seismic Design Category D, masonry stem walls without solid grout and vertical reinforcing are not permitted.
Foundations with stem walls shall have installed a minimum of one #4 rebar within 12 inches of the top of the wall and one #4 rebar located 3 inches to 4 inches from the bottom of the footing
In Seismic Design Category D, anchor bolts shall be spaced at 6 feet on center and located within 12 inches of the ends of each plate section at all braced wall lines. Bolts shall be at least 1/2 inch in diameter and shall extend a minimum of 7 inches into masonry or concrete.
10
Pre-Slab
Minimum thickness shall be 3.5 inches. Provide string lines for verification.
No vegetation or foreign material allowed
Minimum 6 mil polyethylene vapor retarder required
Exception: The vapor retarder may be omitted:
From garages, utility buildings and other unheated accessory structures
From driveways, walks, patios and other flatwork not likely to be enclosed and heated at a later date
Where approved by the Building Official, based on local site conditions
Comply with special engineering and requirements of approved plans (reinforcement, thickness, base material, post-tensioning, hold downs and anchors)
All piping shall be installed with provisions for stress, expansion and contraction with sleeves or wraps
Special inspection report may be required for review by city inspector
11
Basement Foundation Wall
All concrete, masonry (CMU) and insulating concrete form (ICF) foundation walls shall comply with approved plans. A design by a licensed engineer may be required.
All basement foundation walls shall extend above the finished grade a minimum of 6 inches
Backfill shall not be placed until the wall has sufficient strength and has been anchored to the floor above
Foundation drainage shall not be required providing the soils report indicates that the Unified Soil Classification is group I
Foundation damp proofing shall be required with a system approved by the Building Official
Special Inspection Report, if required, per approved plans (Section R106.3.1)
Window wells shall comply with the IRC and “Basic Requirements for Basement Windows and Window Wells” (see next page)
12
Basic Requirements for
Basement Windows and Window Wells
13
Wall Framing
BRACED WALL LINE — A series of braced wall panels in a single-story residence constructed in accordance with the IRC for wood framing or to resist racking from seismic and wind forces
BRACED WALL PANEL — A section of a braced wall line constructed in accordance with the IRC for wood framing which extend the full height of the wall
14
Wall Framing
Load-bearing dimension lumber for studs, plates and headers shall be identified by a grade mark of a lumber grading or inspection agency that has been approved by an accreditation body
The wood sole plate shall have anchor bolts spaced with a minimum of two bolts per plate and not more than 12 inches from the ends. Bolts shall be a minimum of ½ inch diameter and extend a minimum of 7 inches into the masonry or concrete. A nut and washer shall be tightened on each bolt to the plate.
In Seismic Design Category D, plate washers measuring a minimum 3 inches by 3 inches shall be installed at braced wall line sills
Braced wall line sills shall be anchored to foundations in accordance with the IRC. For all buildings in Seismic Design Category D, plate washers, a minimum of 0.229 inch by 3 inches by 3 inches in size, shall be installed between the foundation sill plate and the nut. The hole in the plate washer is permitted to be diagonally slotted with a width of up to 3/16 inch larger than the bolt diameter and a slot length not to exceed 1 3/4 inches, provided a standard cut washer is placed between the plate washer and the nut.
15
Wall Framing
Typical exterior corner framing for continuous structural panel sheathing (showing required stud-to-stud nailing)
16
Portal Frame at Large Openings Method
17
Wall Framing Fastener Schedule for Structural Members
Joist to sill or girder, toe-nail ………………………………………………….……………… 3-8d
2” sub floor (decking) to joist or girder, blind and face nail ……………………………… 2-16d
Sole plate to joist or blocking, face nail …………………………………….……16d @ 16” O.C.
Sole plate to joist or blocking at braced wall panels …………………………3-16d @ 16” O.C.
Top or sole plate to stud, end nail ………………………………………………………….. 2-16d
Stud to sole plate, toe nail……………………………………………………..…… 3-8d or 2-16d
Double studs, face nail……………………………………………………..………10d @ 24” O.C.
Built up corner studs…………………………………………………………..……10d @ 24” O.C.
Double top plates, face nail………………………………………………..………10d @ 24” O.C.
Double top plates w/min. 48” lap, face nail lap area…………………………….………… 8-16d
Blocking between rafters or joists to top plate, toe nail……………………………………. 3-8d
Rim joist to top plate, toe nail…………………………………………………………8d @ 6” O.C.
Top plates at corner laps and intersections, face nail……………………………………. 2-10d
Built up header, two pieces w/ ½” spacer………………………….16d @ 16” O.C. at ea. edge
Continued header, two pieces …………………………………..….16d @ 16” O.C. at ea. edge
Continuous header to stud, toe nail………………………………………………….………. 4-8d
Ceiling joists to plate, toe nail…………………………………………………………………..3-8d
Ceiling joist, lap over partition, face nail ……………………………………..……………. 3-10d
Ceiling joist to parallel rafter, face nail …………………………………….………………. 3-10d
Rafter to top plate, toe nails …………………………………………………………..……. 2-16d
Rafter to ridge, valley or hip, face nail ……………………………………………………... 3-16d
Rafter to ridge, valley or hip, toe nail ………………………………………………………. 4-16d
Rafter ties to rafter, face nail ………………………………………………………………….. 3-8d
Built up girder or beam with 2” lumber layers, nail each layer with 10d at 32” O.C. top and bottom staggered w/ two nails at ends and at splices
Wood Structural Panels (Wall, Floor & Roof) to Framing
5/16” - 1/2” (floor or wall) 6” O.C. @ edges and 12” O.C. @ field ……………………..….... 6d
5/16” - 1/2” (roof) 6” O.C. @ edges and 12” O.C. @ field ……………………………….…... 8d
11/8” - 11/4” 6” O.C. @ edges and 12” O.C. @ field……………………… 10d or 8d deformed
Note: All fasteners are smooth common unless otherwise stated
18
Floor Framing
Braced wall line sole plates shall be fastened to the floor framing and top plates shall be connected to the framing above in accordance with the IRC. Sills shall be fastened to the foundation or slab in accordance with the IRC. Where joists are perpendicular to the braced wall lines above, blocking shall be provided under and in line with the braced wall panels. Where joists are perpendicular to braced wall lines below, block-ing shall be provided over and in line with the braced wall panels. Where joists are parallel to braced wall lines above or below, a rim joist or other parallel framing mem-ber shall be provided at the wall to permit fastening.
Spans for floor joists shall be in accordance with IRC tables
Joists under parallel bearing partitions shall be of adequate size to support the load
Double joists, sized to adequately support the load, that are separated to permit the installation of piping or vents shall be full depth solid blocked with lumber not less than 2 inches in nominal thickness spaced not more than 4 feet on center. Bearing partitions perpendicular to joists shall not be offset from supporting girders, walls or partitions more than the joist depth unless such joists are of sufficient size to carry the additional load.
The ends of each joist shall have a bearing of at least 1 ½ inches on wood or metal and 3 inches on masonry or concrete
Joist framing from opposite sides shall have a minimum of 3 inches lap at the bearing support
Joists shall be supported laterally at the ends by full-depth solid blocking not less than 2 inches nominal in thickness; or by attachment to a full-depth header, band or rim joist, or to an adjoining stud or shall be otherwise provided with lateral support to prevent rotation
Exception: In Seismic Design Categories D0, D1 and D2, lateral restraint shall also be provided at each intermediate support
Wood floor trusses shall be designed by a registered professional and shall be approved by the engineer of record and the Building Official. The truss design documents shall be available at the time of inspection.
19
Floor Framing
Structural capacities and design provisions for prefabricated wood I joists shall be provided with engineering from the supplier and approval of the engineer of record
Floor sheathing shall comply with Table R503.2.1.1(1)
Wood structural panel sheathing shall be identified by a grade mark of certificate of inspection issued by an approved agency
Where used as subflooring or combination subfloor underlayment, wood structural panels shall be of one of the grades specified in Table R503.2.1.1(1)
20
Floor Framing
Floors shall be designed and constructed in accordance with the provisions of Figure R502.2
FIGURE R502.2
FLOOR CONSTRUCTION
21
Roof Framing
Roof and ceiling construction shall be capable of accommodating all loads and transmitting them to supporting structural elements as indicated on the approved plans
Load bearing lumber for rafters, trusses and ceiling joists shall be identified by a grade stamp provided by an approved agency
Structural glue laminated timbers shall be manufactured and identified per approved plans and as required in AITC A190.1 and ASTM D 3737
Components of roofs and ceilings shall be fastened as indicated on approved plans
Wood trusses shall be designed in accordance with accepted engineering practice. The design and manufacture of metal-plate-connected wood trusses shall comply with ANSI/TPI 1. The truss design drawings shall be prepared by a registered professional.
22
Roof Framing
Trusses shall be braced to prevent rotation and provide lateral stability in accordance with the requirements specified in the construction documents for the building and on the individual truss design drawings. In the absence of specific bracing requirements, trusses shall be braced in accordance with the Building Component Safety Information Guide to Good Practice for Handling, Installing & Bracing of Metal Plate Connected Wood Trusses (BCSI 1-03).
www.sbcindustry.com/bcsi.php
23
Roof Framing
Trusses shall be connected to wall plates by the use of approved connectors having a resistance to uplift of not less than 175 pounds and shall be installed in accordance with the manufacturer’s specifications
Typical Approved Connect- or per IRC
A continuous load path shall be provided to transmit the uplift forces from the rafter ties to the foundation
Roof sheathing shall be identified by a grade mark issued by an approved agency
NOTE: All floor, wall and roof-ceiling framing components shall be fastened as indicated on the approved plans
24
Framing
Interior load-bearing walls shall be constructed, framed and fire blocked as specified for exterior walls
Interior nonbearing walls shall be permitted to be constructed with 2 inch by 3 inch studs spaced 24 inches on center or, when not part of a braced wall line, 2 inch by 4 inch flat studs spaced at 16 inches on center. Interior nonbearing walls shall be capped with at least a single top plate. Interior nonbearing walls shall be fire blocked.
Drilling and notching of studs shall be in accordance with the following:
1. Notching: Any stud in an exterior wall or bearing partition may be cut or notched to a depth not exceeding 25 percent of its width. Studs in nonbearing partitions may be notched to a depth not to exceed 40 percent of a single stud width.
2. Drilling: Any stud may be bored or drilled, provided that the diameter of the resulting hole is no more than 60 percent of the stud width, the edge of the hole is no more than 5/8 inches to the edge of the stud, and the hole is not located in the same section as a cut or notch. Studs located in exterior walls or bearing partitions drilled over 40 percent and up to 60 percent shall also be doubled with no more than two successive doubled studs bored. See Figures R602.6(1) and R602.6(2) on the next page.
Exception: Use of approved stud shoes is permitted when they are installed in accordance with the manufacturer’s recommendations.
25
Framing
26
Framing
When piping or ductwork is placed in or partly in an exterior wall or interior load-bearing wall necessitating cutting, drilling or notching of the top plate by more than 50 percent of its width, a galvanized metal tie of not less than 0.054 inch thick (1.37 mm) (16 ga) and 1½ inches (38 mm) wide shall be fastened across and to the plate at each side of the opening with not less than eight 16d nails at each side or equivalent. See Figure R602.6.1.
Exception: When the entire side of the wall with the notch or cut is covered by wood structural panel sheathing
27
Framing
Fire blocking shall be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective fire barrier between stories, and between a top story and the roof space. Fire blocking shall be provided in wood-frame construction in the following locations:
1. In concealed spaces of stud walls and partitions, including furred spaces and parallel rows of studs or staggered studs as follows:
a. Vertically at the ceiling and floor levels
b. Horizontally at intervals not exceeding 10 feet
2. At all interconnections between concealed vertical and horizontal spaces such as those that occur at soffits, drop ceilings and cove ceilings
28
Framing
Fire blocking shall be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective fire barrier between stories, and between a top story and the roof space
Fire blocking shall be provided in wood-frame construction at concealed spaces between stair stringers at the top and bottom of the run
At openings around vents, pipes, ducts, cables and wires at ceiling and floor level, with an approved material to resist the free passage of flame and products of combustion
Factory-built chimneys shall be listed and labeled and shall be installed and terminated in accordance with the manufacturer’s installation instructions
29
Framing Inspection
Stairways
Stairways shall not be less than 36 inches in clear width at all points above the permitted handrail height and below the required headroom height
Handrails shall not project more than 4 1/2 inches on either side of the stairway; and the minimum clear width of the stairway at and below the handrail height, including treads and landings, shall not be less than a) 31 1/2 inches where a handrail is installed on one side and b) 27 inches where handrails are provided on both sides.
The minimum headroom in all parts of the stairway shall not be less than 6 feet 8 inches measured vertically from the sloped plane adjoining the tread nosing or from the floor surface of the landing or platform
The maximum riser height shall be 7 3/4 inches. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch.
30
Framing
Stairways
The minimum tread depth shall be 10 inches and the maximum rise not more than 7 3/4 inches
The greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inch
Winder treads shall have a minimum tread depth of 10 inches measured as above at a point 12 inches from the side where the treads are narrower. Winder treads shall have a minimum tread depth of 6 inches at any point. Within any flight of stairs, the largest winder tread depth at the 12 inch walk line shall not exceed the smallest by more than 3/8 inch
There shall be a floor or landing at the top and bottom of each stairway
The width of each landing shall not be less than the width of the stairway served. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel
A flight of stairs shall not have a vertical rise larger than 151 inches between floor lev-els or landings
Exception: A floor or landing is not required at the top of an interior flight of stairs, including stairs in an enclosed garage, provided a door does not swing over the stairs
Spiral stairways are permitted, provided the minimum width shall be 26 inches with each tread having a 7 1/2 inches minimum tread depth at 12 inches from the narrower edge. All treads shall be identical and the rise shall be no more than 9 1/2 inches. Minimum headroom of 6 feet 6 inches shall be provided.
Enclosed accessible space under stairs shall have walls, under stair surface and any soffits protected on the enclosed side with 1/2 inch gypsum board
Hallways
The minimum width of a hallway shall be not less than 3 feet
31
Framing
Doors
Not less than one exit door shall be provided for each dwelling unit
The required exit door shall provide for direct access from the habitable portions of the dwelling to the exterior without requiring travel through a garage
The required exit door shall be not less than 3 feet in width and 6 feet 8 inches in height. Other doors shall not be required to comply with these minimum dimensions.
Emergency Escape and Rescue
Every sleeping room shall have at least one operable emergency and rescue opening. Such opening shall open directly into a public street, public alley, yard or court.
Where emergency escape and rescue openings are provided, they shall have a sill height of not more than 44 inches above the floor
All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet
Exception: Grade floor openings shall have a minimum net clear opening of 5 square feet
The minimum net clear opening height shall be 24 inches
The minimum net clear opening width shall be 20 inches
32
Windows
Identification
Each pane of glazing installed in hazardous locations shall be provided with a manufacturer’s designation specifying who applied the designation, designating the type of glass and the safety glazing standard with which it complies, which is visible in the final installation. The designation shall be acid etched, sandblasted, ceramic-fired, laser etched, embossed, or be of a type which once applied cannot be removed without being destroyed. A label shall be permitted in lieu of the manufacturer’s designation.
Hazardous Locations
1. Glazing in swinging doors except jalousies
2. Glazing in fixed and sliding panels of sliding door assemblies and panels in sliding and bi-fold closet door assemblies
3. Glazing in all unframed swinging doors
4. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers. Glazing in any part of a building wall enclosing these compartments where the bottom exposed edge of the glazing is less than 60 inches measured vertically above any standing or walking surface.
5. Glazing in an individual fixed or operable panel adjacent to a door where the nearest vertical edge is within a 24-inch arc of the door in a closed position and whose bottom edge is less than 60 inches above the floor or walking surface
6. Glazing in an individual fixed or operable panel, other than those locations described in Items 5 and 6 above, that meets all of the following conditions:
a. Exposed area of an individual pane larger than 9 square feet
b. Bottom edge less than 18 inches above the floor
c. Top edge more than 36 inches above the floor
d. One or more walking surfaces within 36 inches horizontally of the glazing
e. All glazing in railings regardless of an area or height above a walking surface. Included are structural baluster panels and nonstructural infill panels.
f. Glazing adjacent to stairways, landings and ramps within 36 inches horizontally of a walking surface when the exposed surface of the glass is less than 60 inches above the plane of the adjacent walking surface
g. Glazing adjacent to stairways within 60 inches horizontally of the bottom tread of a stairway in any direction when the exposed surface of the glass is less than 60 inches above the nose of the tread.
33
Windows
Window Sills
In dwelling units, where the opening of an operable window is located more than 72 inches above the finished grade or surface below, the lowest part of the clear opening of the window shall be a minimum of 24 inches above the finished floor of the room in which the window is located. Glazing between the floor and 24 inches shall be fixed or have openings through which a 4 inch diameter sphere cannot pass.
Exceptions:
1. Windows whose openings will not allow a 4 inch diameter sphere to pass through the opening when the opening is in its largest opened position
2. Openings that are provided with window guards that comply with ASTM F 2006 or F 2090.
3. Openings provided with control devices that comply with R312.2
34
Windows
Flashing
Approved corrosion-resistant flashing shall be applied shingle-fashion in such a manner to prevent entry of water into the wall cavity or penetration of water to the building structural framing components. The flashing shall extend to the surface of the exterior wall finish. Approved corrosion-resistant flashings shall be installed at all window and door openings. Flashing at exterior window and door openings shall extend to the surface of the exterior wall finish or to the water-resistive barrier for subsequent drainage.
35
Exterior Covering
Water-Resistive Barrier
Exterior walls shall provide the building with a weather-resistant exterior wall envelope
The exterior wall envelope shall be designed and constructed in a way that prevents the accumulation of water within the wall assembly by providing a water-resistant barrier and a means of draining water that enters the assembly to the exterior
Oh Shucks! We forgot the paper!
36
Rough Mechanical
Installation
Heating and cooling equipment and appliances shall be installed in accordance with the manufacturer’s installation instructions and the requirements of the code
Access
Heating and cooling equipment shall be located with respect to building construction and other equipment to permit maintenance, servicing and replacement. Clearances shall be maintained to permit cleaning of heating and cooling surfaces; replacement of filters, blowers, motors, controls and vent connections; lubrication of moving parts; and adjustments.
Auxiliary and Secondary Drain Systems
A secondary drain or auxiliary drain pan shall be required for each cooling or evaporator coil where damage to any building components will occur as a result of overflow from the equipment drain pan or stoppage in the condensate drain piping
37
Rough Mechanical
Condensate waste and drain line size shall be not less than 3/4 inch internal diameter and shall not decrease in size from the drain pan connection to the place of condensate disposal. Where the drain pipes from more than one unit are joined together for condensate drainage, the pipe or tubing shall be sized in accordance with an approved method. All horizontal sections of drain piping shall be installed in uniform alignment at a uniform slope.
Secondary condensate line to discharge at a point that is readily observed
Duct work and diffusers sized per approved plans
Duct work properly supported (flex duct minimum 4 feet)
Support and secure refrigerant piping within 6 feet from the first bend from the compressor and within 2 feet of subsequent bends and a minimum of 15 feet on center
Gas furnaces to be vented by a system designed and constructed to develop a positive flow to convey combustion products to the outside atmosphere
Gas furnaces located in garages to have a minimum of 18 inches from the garage floor to the source of ignition
Gas furnaces located in garages shall be guarded against damage by being elevated or located behind protective barriers
Dryer ducts shall not be connected or installed with screws or fasteners that will obstruct air flow and trap lint
Dryer vent terminations shall have back draft dampers except when terminating at a roof
Unless otherwise permitted by the Manufacturer or the AHJ, the maximum length of a clothes dryer exhaust duct shall not exceed 14 feet from the dryer location to the outlet terminal, including two 90 degree elbows. The maximum length of the duct shall be reduced 2 feet for each 90 degree bend in excess of two.
Factory-built fireplaces shall be installed per the manufacturer’s installation instructions
Factory-built fireplaces installed in exterior locations shall be listed for that use
38
Rough Mechanical
Gas vents (factory-built chimneys) shall have a minimum clearance to combustibles as per the manufacturer’s installation instructions
A gas vent passing through a roof shall extend through the roof flashing, roof jack or roof thimble and shall be terminated by a listed termination cap
A Type B or L gas vent shall terminate at least 5 feet in vertical height above the highest connected appliance draft hood or flue collar. A Type B-W gas vent shall terminate at least 12 feet (3658 mm) in vertical height above the bottom of the wall furnace
Gas vents that are 12 inches or less in size and located not less than 4 feet from a vertical wall or similar obstruction shall terminate above the roof in accordance with the adopted code
In concealed locations, where a vent is installed through holes or notches in studs, joists, rafters or similar members less than 1 1/2 inches from the nearest edge of the member, the vent shall be protected by shield plates. Shield plates shall be a minimum of 1/16-inch-thick steel, shall cover the area of the vent where the member is notched or bored and shall extend a minimum of 4 inches above sole plates, below top plates and to each side of a stud, joist or rafter.
Type B gas vent in contact with roof sheathing CODE VIOLATION
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Rough Mechanical
A gas vent shall terminate with a listed cap or listed roof assembly a minimum of 12 inches from the roof surface to the lowest discharge opening
Venting systems shall be sized and constructed in accordance with Section 803 of the 2018 IUMC or other approved engineering methods and the gas vent and appliance manufacturer’s installation instructions
Chimneys and gas vents for factory built fireplaces shall be installed per manufacturer’s instructions
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Rough Mechanical
Attics containing appliances requiring access shall have an opening and a clear and unobstructed passageway large enough to allow removal of the largest appliance, but not less than 30 inches high and 22 inches wide and not more than 20 feet long where the height of the passageway is less than 6 feet. The passageway shall have continuous solid flooring not less than 24 inches wide. A level service space at least 30 inches deep and 30 inches wide shall be present along all sides of the appliance where access is required. The clear access opening dimensions shall be a minimum of 20 inches by 30 inches, where such dimensions are large enough to allow removal of the largest appliance.
Exceptions: The passageway and level service space are not required where the appliance can be serviced and removed through the required opening
A luminaire controlled by a switch located at the required passageway opening and a receptacle outlet shall be installed at or near the appliance location
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Rough Plumbing
Plastic and copper piping within 1 inch of the face of the framing shall require protection by steel plates
Plastic water piping shall not be tested with air.
Drain, waste and vent (DWV) piping shall have a minimum air test of 5 psi or a water test with a 10 foot head above the section tested (except the uppermost 10 feet of the system) for a period of 15 minutes minimum
Drainage, waste and vent piping and fittings shall be cast iron, galvanized steel, galva-nized iron, lead, copper, brass, schedule 40 ABS DWV, schedule 40 PVC DWV
Accessible shut off valve required at water supply
Water supply systems where quick acting valves such as automatic cloths washer and dishwasher shall be provided with devices to absorb water hammer
Approved plumbing components shall be used
Compliance with approved plans for gas piping size is required
All piping shall be protected from damage
Drainage piping shall maintain 1/4 units vertical to 12 units horizontal (2 percent) grade
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Plastic and copper piping within 1” (UPC 313.9) or 11/2” (IRC P2603.2.1) require
protection by steel plates
Rough Plumbing
DO NOT install PEX within 12 feet of any un-insulated recessed light
DO NOT install PEX within 6 inches of any gas appliance vents
The manufacturer’s installation instructions shall be followed
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Rough Plumbing
All piping shall be supported according to the above table
Clothes washer stand pipe shall be a minimum of 18 inches and not more than 30 inches above the trap
Vent pipes shall be no smaller than 1 1/4 inch nor less than 1/2 the diameter of the drain to which it is connected
Each plumbing fixture trap shall be vented
Island sinks require drain and vent system independent of other fixtures
All drainage systems require readily accessible clean outs
All drainage systems require a 2 percent grade (1/4 inch to 12 inches)
Shower receptors shall be tested for water tightness by filling with water to the level of the rough threshold
Any structural member damaged shall be repaired or replaced
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Rough Electrical
Electrical equipment shall be installed in a neat and workmanlike manner
Old used or damaged material and equipment shall not be used or installed in any work
A single-family dwelling service shall be sized according to the approved calculation work sheet
The grounding electrode conductor shall be attached to the grounding electrode (UFER) by listed and approved means and shall be accessible and secure
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Rough Electrical
If available, metal underground pipe in contact with the earth a minimum of 10 feet, metal frame of the building, ground rings and rod electrodes not less than 8 feet long and 5/8 inch in diameter copper clad or a listed non-ferrous rod not less than 1/2 inch in diameter shall be bonded together to form the grounding electrode system
Aluminum electrodes and metal underground gas piping system shall not be used as grounding electrodes
Equipment grounding conductors shall be isolated from the grounded conductors at a sub main (panel board)
The minimum working space at the main panel board and any other panel boards shall be no less that 30 inches horizontal and 3 feet in depth from the equipment. Some conditions require additional space.
Unused openings in boxes, enclosures and cabinets shall be effectively closed
The minimum number of circuits serving a countertop for small appliances shall be two 20 amperes
Bathrooms shall have at least one 20-ampere circuit and shall serve no other outlets
Bathrooms shall have at least one outlet within 3 feet of the outside edge of the basin
An outlet shall be installed at the front and the back of the dwelling and be accessible at grade level
A minimum of one outlet shall be installed at each basement and garage
Hallways of 10 feet or more in length shall have a minimum of one outlet
Receptacles shall be installed along the floor line in any wall space so that no point is more than 6 feet from a receptacle outlet in every kitchen, dining room, den, bedroom living room, recreation room or similar room
At least one wall switched lighting outlet shall be installed in every habitable room, hallway, stairs, outdoor entrances, storage rooms, attics containing serviceable equipment and garages
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Rough Electrical
All metal boxes shall be grounded by a metal screw or listed device used for no other purpose than grounding that box
All equipment grounding conductors installed in a box for a device shall be joined within the box so that if a device is replaced it will not interrupt the continuity
A minimum of 6 inches of free conductor shall be available at each switch point, outlet, and junction or where devices and luminaries are attached
Raceways, cable assemblies, boxes, cabinets and fittings shall be securely fastened in place
Cables and insulated conductors installed in raceways for underground installations shall be listed for use in wet locations
Nonmetallic-sheathed cable shall be secured by staples, cable ties, straps, hangers or similar fittings installed so as not to damage the cable at intervals not exceeding 4 1/2 feet and within 12 inches of every cabinet, box or fitting. Flat cables shall not be stapled on edge.
Nonmetallic cables shall be secured to each metal cabinet and protected from abrasion
Ceiling fans 35 pounds or less may be supported by an outlet box listed for that use. Fans exceeding 35 pounds shall be supported independently of the box.
Type IC recessed luminaries shall be permitted to be in contact with combustible materials such as insulation
Interconnected smoke alarms shall be installed in each sleeping area, outside of each sleeping area in the immediate vicinity and at each additional story including basements and be interconnected
Cables installed through bored holes within 1 1/4 inches of the face of the studs or other wood framing members shall be protected by a steel plate or bushing at least 1/16 inches thick to cover the area of the wiring
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Rough Electrical
Cables installed through bored holes within 1 1/4 inches of the face of the studs or other wood framing members shall be protected by a steel plate
Where cables run across the top of joists within 6 feet of an attic access, the cables shall be protected by substantial guard strips at least as high as the cable
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Insulation
This inspection may be the most important inspection. This is the inspection where the inspector may review the minor items from the previous inspections for compliance. It also allows the inspector to take a second look at everything before it is covered up.
All components, windows, ducting, chinking and insulation R values shall comply with the approved documents
A thermal resistance (R) identification mark shall be applied by the manufacturer to each piece of insulation 12 inches or greater in width or the installer shall provide a signed and dated certification
Where eve roof vents are installed, a minimum of 1 inch space shall be provided between the roof sheathing and the insulation at the area of the vent
Combustible insulation shall be separated a minimum of 3 inches from heat producing devices
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Gypsum Wallboard
Maximum spacing of supports, size of fasteners, type of fasteners and spacing shall comply with IRC Table (see the next page)
Weather protection shall be provided prior to installation of gypsum wallboard
Interior gypsum board shall not be installed where exposed to weather or water
Water resistant gypsum board for use as a backer for ceramic tile or similar materials shall be permitted on ceilings.
Garages beneath habitable rooms shall have a minimum of 5/8 inch Type X gypsum board at the ceiling. The structure supporting the ceiling shall be protected by not less than 1/2 inch gypsum board or equivalent.
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Gypsum Wallboard
Excerpts from IRC Table
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Exterior Lath
Exterior walls shall provide the building with a weather-resistance envelope. This envelope may be paperbacked stucco lath or asphalt saturated felt weighing a minimum of 14 pounds per 100 square feet or other approved material.
All lath and fasteners shall be of corrosion-resistance material. Fasteners for expanded metal or woven wire lath shall be 1 1/2 inch 11 gage nails with 7/16 inch head or 7/8 inch 16 gage staples spaced no more than 6 inches on center or as otherwise approved
A minimum #26 galvanized sheet gage weep screed with a minimum vertical attachment flange of 3 1/2 inch shall be provided at or below the foundation plate line. The weep screed shall be a minimum of 4 inches above earth and 2 inches above paved areas and shall allow trapped water to drain from it.
All exterior insulation finish systems shall be installed in accordance with the manufacturer’s installation instructions
Approved corrosion-resistive flashing shall be installed at windows and doors in such a manner to prevent entry of water into the wall cavity
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Gas Tag Requirements
Pressure test gas piping at 10 psi minimum for 15 minutes with air, CO2 or nitrogen
Welded gas piping shall be tested at 60 psi minimum for 30 minutes minimum with air, CO2 or nitrogen
Gas piping shall be tested after all parts intended to be covered are covered and before any valve or appliance are installed
Test gauges shall not have a pressure range greater than twice that of the test pressure required
Tests requiring 10 psi minimum shall be done with gauges of 1/10 pound increments or less
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Electrical (E-Tag) Requirements
Circuit breakers and disconnecting means shall be marked to indicate its purpose
Internal parts, including bus bars, terminals and other surfaces shall not be damaged or contaminated by materials such as paint, plaster, cleaners, abrasives or corrosive residues
Terminals for more than one conductor and terminals used to connect aluminum shall be so identified
Conductors of dissimilar metals shall not be intermixed in a terminal. Materials such as inhibitors and compounds shall be suitable for the use.
All live parts shall be guarded against accidental contact by an approved enclosure
Circuit breakers shall be sized accordingly for the conductor
All devices and fixtures shall be properly grounded and securely supported
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Final Mechanical
Gas vent connectors shall be attached to factory built Type B or Type L vent material and appliance draft hoods with three sheet metal screws, rivets or approved means. Single wall metal pipe used as a connector shall not originate or pass through an attic, inside wall or concealed space
Gas vents shall terminate at least 5 feet from the vent collar of the appliance it serves
Gas vents shall extend above the roof at least 1 foot above the point where they pass through the roof and shall comply with the current UMC
Verify equipment placement, installation and labeling
Fuel burning equipment shall be provided a sufficient supply of combustion air
Dampers are prohibited within combustion air ducts
Appliances located in spaces with less than 50 cubic feet of free air volume for every 1,000 Btu of appliance input shall have combustion air provided as per the UMC
Clothes dryer ducts shall terminate on the exterior and have an operational back draft damper without screens or obstructions
Secondary condensate line shall be free of obstructions and located at a point that is readily observed
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Final Mechanical
Heating and cooling equipment located in a garage which generates a glow, spark or flame shall be installed at least 18 inches above the floor
Appliances located in garages shall be protected by barriers or elevated out of the normal path of vehicles
Secondary condensate line shall be free of obstructions and located at a point that is easily observed
Decorative gas appliances (fireplaces) shall be installed as per manufacturer’s instructions
Appliances shall be accessible for service or replacement without removing permanent construction
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Final Mechanical
A compressor or condensing unit supported from the ground shall rest on a concrete or other approved base not less than 3 inches above the ground
Except for equipment mounted on the roof or an exterior wall, light fixtures shall be installed to provide proper illumination
A 120 volt electrical receptacle shall be located within 25 feet of equipment
A means of disconnect shall be readily accessible and within sight of the equipment.
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Final Plumbing
Each plumbing fixture shall be provided with an adequate supply of water. Maximum pressure shall be 80 psi.
A full way valve shall be installed on the discharge side of the water meter and on the supply pipe at the water heater
A control valve shall be installed ahead of each fixture and appliance
All control or shut off valves shall be accessible
Relief valves (hot water heater T & P) located inside a building shall be provided with a drain to the outside of the building with the discharge pointing down and at least 6 inches from the ground
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Final Plumbing
Equipment located in a garage which generates a glow, spark or flame shall be installed at least 18 inches above the floor
Cross connection control shall be provided for all water fixtures.
Hose bibs shall be protected by a listed non-removable backflow preventer
Lawn sprinklers and irrigation systems shall be protected from backflow by an atmospheric vacuum breaker, a pressure vacuum breaker or a reduced pressure backflow preventer
An air gap of at least 1 inch shall be provided when potable water is discharged into a drainage system (water softener brine line, etc.)
Clean outs for sanitary drainage systems shall be readily accessible
An approved air gap fitting is required on the discharge side of the dishwashing ma-chine with the flood level (FL) marking at or above the flood level of the sink or drain-board
Every dwelling shall be provided with a water closet (Toilet), lavatory and a bath tub or shower
Each dwelling shall be provided with a kitchen area and each kitchen shall have a sink
All plumbing fixtures and washing machine outlets, except water closets, shall be provided with hot and cold water
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Final Electrical
Circuit breakers for air conditioning compressors shall be sized according to the name plate marking on the unit
Outlets installed in bedrooms shall have arc-fault protection
Receptacles at bathrooms, garages, areas not intended as habitable rooms used for storage or work rooms, outdoors, crawl spaces, unfinished basements, at kitchen counter top spaces and dish washers and within 6 feet of all sinks require GFCI protec-tion
At least one wall switch controlled light at each habitable room is required. Receptacles controlled by a wall switch are permitted in rooms other than kitchens and bathrooms.
Additional lighting outlets shall be installed in hallways, stairways, garages, entry ways, and attics and under floor spaces used for storage or servicing equipment and basements with a wall-controlled-switch
Hydro massage bathtubs (whirl pool-Jacuzzi) electrical equipment shall be GFCI protected and be accessible without damaging the building structure or finish
Hydro massage bathtubs with metal piping systems, metal parts of electrical equipment and pump motors shall be bonded together with a copper bonding jumper not smaller than AWG 8 solid
Smoke Alarms shall be interconnected and have a primary power source from the building wiring with a battery backup
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Final Building
Address numbers shall be visible and legible from the street fronting the property
Address numbers shall be illuminated directly or indirectly so it is visible at night. Porch or street lights are acceptable.
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Final Building
Surface drainage shall be diverted to a storm sewer or other approved point of collection. Lots shall be graded so surface water drains away from foundation walls, drains or swales may be used to ensure drainage away from the structure.
Concrete, masonry and ICF foundations shall extend above finished grade at least 6 inches unless masonry veneer is used
All egress doors shall be readily operable from the inside without the use of a key or special knowledge
Openings from a garage directly into a bedroom shall not be permitted
Doors between the dwelling and garage shall be a minimum 1 3/8 inches thick solid wood or steel or honeycomb steel or 20-minute rated doors with a self-closing or auto-matic-closing device
Ducts in the garage or penetrating the walls or ceilings separating the garage from the dwelling shall be a minimum 26 gage sheet metal or other approved material and shall have no openings into the garage
The floor of the garage shall be of noncombustible material and shall be sloped to a drain or toward the vehicle doorway
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Final Building
I think we need a landing here!
There shall be a floor or landing on each side of each exterior door
An attic access measuring at least 30 inches x 22 inches is required in areas that exceed 30 square feet and have a vertical height of 30 inches or higher
Guards are required at porches, balconies and other floor surfaces located more than 30 inches above the floor or grade
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Certificate of Occupancy
Evidence of satisfactory final mechanical, final electrical, final plumbing and final building inspections are required
Post tension stressing certificate may be required
Insulation certificate may be required
Approval of off-site items (i.e., curb, sidewalk, street etc.) may be required by the Public Works Department
Approval of conditions by the Fire Department may be required
Special inspection reports may be required
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