Building Consistency Meeting Residential Date: 8/2/2006 Recorder: Danny Wooten, minutes prepared by: Jeff Griffin Staff present: Harold Sinclair; Darrell McCallister; Steve Kellen; Ron Dishman; Danny Wooten; Walt Nash; George Rogers; Gene Morton; Randy Newman; TW Anthony; Patrick Granson; Rob Ellis. Public present: Tommy Crowell (Saussy Burbank); Hans Kasak (Ryland Homes); Jim Brodnik (Mattamy Homes); Chris Huzar/Warren Lambert/Scott Dellinger (DR Horton); Evan Weiss (Meeting Street Homes); David Schwieman (DR Schwieman, Inc); Daniel McBride (The Cunnane Group); Bob Mckee (Ryan Homes); Dave Reynolds (Bldrs 1st source); Bob Otto (R.E. Otto & Sons-NARI); Kent Bublitz/Mike Flores (KB Homes); Tim Furr (Centex Homes); Harold Ingram (Ryland Homes); Wayne Carter (Evergreen Homes); Frank Burke (J.S. Kempf & Assoc.); Aaron Ringel/Justin Frontz (Eastwood Homes); Ryan Mcgee (Mcgee Bros.) Topics/Subject Decisions/Conclusions/Actions Old Business NC 2006 Code Will advise final adoption dates at our October 4th, 2006 consistency meeting for the next version of the residential code. New Business MAS strap and Recent concern arose about the use of a specific anchor strap. The code L-block detail does not address the installation of anchor straps it only states as an from Simpson exception to bolts “Foundation straps, spaced as required to provide equivalent anchorage to ½-inch-diameter anchor bolts”. In order to do so a builder must follow the manufacturer’s installation of each specific strap which very on spacing requirements and types of foundations strap can be used. Problem that came up had to do with the use of a MAS strap in a foundation with a solid cap L block and floating slab. This strap could not be adequately attached by floating into the 4” of concrete slab. An alternate was looked at from Simpson dealing with L block detail and additional hardware but when you look at their technical bulletin the foundation is still required to be designed by a qualified professional (see attached technical bulletin). On 2 separate jobsites a MASB was being used which is not tested for this type of application, while on these jobsites the builder was asked what strap was being used and the subcontractor was asked to produce the strap, what the builder thought he was getting and what the masonry contractor was installing where different. In the installation of any anchor strap the Department will follow the tested installation instructions of the manufacture along with any NER reports on the products usage. A builder may be asked to produce a copy of installation and technical bulletins on their straps and should be available at each jobsite construction office when asked for. Insulation Depth Markers We had dealt with the insulation depth markers several years back which are required every 300 sq.ft. with the required depth to meet code to be displayed in a 1” high number, this is the only number that has to be 1” high. We have had some issues with some new marker that are being used where the number is in a box, the box is 1” but the numbers are less. The number that displays the correct thickness must be 1” high to meet section N1101.3.1 of the Code. Construction costs on permits One of the issues a field inspector must deal with when conducting inspections is verification that permit information is correct. Issue has come up recently on several jobsites where construction cost for a given project was not correct. Any project should have full construction cost written in on permit application, this includes reasonable labor cost, even if work is done by owner at no actual cost, a cost as if worked was contracted out must be figured in. Also included is carpet, paint, cabinets everything must be added in for total project cost. The only exception has to do with new construction where the cost of the lot does not have to be included in project cost; land value is not a factor. Ice protection on roofs per R902.2.7.1 Discussed Code requirements for under asphalt shingles in section R905.2.7.1 which deals with ice protection. This section has been added in the IRC and in the next version of the code has actually been added in Chapter 3 under the Geographic Design Criteria table R301.2(1). This ice protection is required for any areas that have a daily temperature in January of 25 degrees or less. According to the map and weather data for the Mecklenburg County area we are in the 10-20 degrees band with average temperature of around 19 degrees. Hole and Notching guidelines for bearing studs View a field photo of bearing studs that had been notched for a 1x4 let in brace on the exterior and about 4” above on the interior side another 1x4 let in brace was notched. Each individual notch met code but because they were occupying close to the same area of wood the framing was turned down and builder was asked to repair. In looking for some guidelines on how close holes and other notches can be from one another the Code doesn’t address. The are some older publications that talk about minimum distance of 12” that can be used as a rule of notching such as this or even a combination of a notch and hole which should not be in the same area. We will discuss this issue with the Building Code Council to see if commentary can be added or even amendment to the Code if needed. Slab insulation requirements Question asked about the removal of perimeter slab insulation as required by chapter 11 table N1102.1. Since this was done in residential Ad Hoc committee work this change doesn’t take place until the effective date of the new Code. This may be possible to start allowing this to be left out and still meet the prescriptive Code requirement starting in January of 2007. Will advise at the October meeting when this will be allowed. Temporary guardrails Question about an application where a builder had a rear door but did not build a deck on the back of a house, this was left for the homeowner to complete. What would be required for protection at this door opening to get a final on the home? A guardrail at a minimum 36” high with proper pickets or horizontal railing as listed in section R316.1 will meet the protection requirements for that opening and will allow house to be finalled and homeowner to deal with deck on separate permit. Bearing top plate intersection at beams Viewed picture of field application where LVL beam cuts completely through the double top plate of a bearing wall. An acceptable solution that is being approved by the Department is to strap the beam and top plate as shown below. The code reference requiring bearing wall top plates to be lapped is in section R602.3.2. Next meeting is on September 6th, 2006 and will in the Ed Woods meeting room 1st floor of the Hal Marshall building at 8:00am.