Land Use and Environmental Services Agency
Code Enforcement
MECKLENBURG COUNTY
Memo
Date:
October 18, 2005
TO:
From:
all contractors
Jim Bartl
RE:
Code Compliance Report
For the last 8 years, the Department has collected data on inspection failures, based on a
system of defect codes, which are recorded at the time of inspection. This data is
summarized in reports for presentation to the Building Development Commission on a
quarterly basis, and subsequent distribution to the industry.
Attached is a copy of the most recent Code Compliance Report Data Summary for the
period July 1, 2005 to September 30, 2005. This report highlights the most frequent code
defects sighted in each of the four inspections trades, Building, Electrical, Mechanical
and Plumbing.
Since July 1, 2001, detailed contractor code defect data has been available on the
Department web site (go to the contractors tool box at www.meckpermit.com).
Questions on the data may be directed to the appropriate trade chief or Kathleen Batey
(704-336-3545).
Prior to July 1, 2002, we also held hard copies of individual contractor defect reports at
the Building Development Center front desk for contractor pickup. Given the huge
amount of paper involved, and the fact that the vast majority of these reports were not
picked up, this service was discontinued. However, Hal Marshal Center Document
Control staff will provide assistance to contractors on downloading their reports over the
counter or by phone (704-336-3830).
Mecklenburg County
Code Enforcement Department
Building Trades
Code Compliance Report
Building Inspections
Electrical Inspections
Mechanical Inspections
Plumbing Inspections
July 1, 2005 through September 30, 2005
Building Consistency Meeting
Residential
Date: 7/6/2005
Recorder: Danny Wooten, minutes prepared by: Jeff Griffin
Staff present: Jeff Griffin; Gene Morton; Danny Wooten; Ron Dishman; Harold
Sinclair; Jacki Templeton; Steve Kellen; David Morton; George Rogers.
Public present: Frank Burke (Grimmer-Kempf & Assoc); David Schwiemon (Public);
Hans Kasak (Ryland Homes); Daniel Mcbridge (The Cunnane Group); Bob Mckee
(Ryan Homes); Evan Weiss/Terry Cleary (Meeting Street); Chad Nelson (Shea
Homes); Tony Smith (Hobart Smith); Wayne Carter (Mulvaney Homes); Shawn
Polakiewicz (Saussy Burbank); Chris Huzar (DR Horton); Scott Karriker/Robert
Gordon (Superior Walls); Charlie Mitchell (P.E.); Dave Reynolds/Toby Brundage
(Builder 1st Source).
St.
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
Insulation
vapor barrier
The NC Building Code Council has approved and
New
Business
New Asst.
Chief
Introduced new Asst. Chief Building Code Administrator George
Rogers. County has 2 asst. chief’s who can be reached at numbers
below:
George Rogers -704/336-3504 cell#634-0287
Jeff Griffin -704/432-2383 cell#634-8847
Code update
Introduce a few new items that are in the works for change (not in
effect until 2006 printed addition adoption date). Please note that due
to delays in the review of the 2003 IRC the Building Code Council
doesn’t expect to meet the Jan 1st Code Change and is schedule to
implement on June 1st, 2006 at this time. With this the change in
Solar Heat Gain requirements for windows will go into effect. This
gives almost a year from now to get the word out that Low E glass
will be required for windows with the 2006 Code.
Code
Compliance
Task Force
Superior wall
systems
Due to a rise over the last several years in the overall industry failure
rate the Code Compliance Task force has been put back together to look
at ways to reduce these rates, through training, notification to a contact
person within an organization of their overall ranking/performance;
delayed re-inspection or other measures. There were many initiatives
that came out of this task force when started up several years ago, one
of which was the present day CO program. As this task force works to
develop programs or new initiatives we will keep the industry notified
as well through the Code Consistency Task Force of any changes that
will affect the industry and inspection requirements.
Superior walls representative and engineer presented information in
regards to their precast foundation walls systems. This wall system is
not specifically listed in the Code and is an engineered product. Some
information was discussed related to the installation of this system. The
building inspector should expect to receive on site at a foundation
inspection a foundation plan and the complete installation book. It is
very important that this installation guide book be followed when using
this system and will be required to on site at both the foundation and
frame check.
Smoke
detector
location
CO detectors
Cementitious
siding
Laundry room
gas appliances
(make up air)
As discussed in previously. The electrical inspectors are no longer
looking at location of smoke detectors since no longer a requirement
under the NEC. Building has requirements as listed in section R317.
With this the building inspectors are looking at placement and recent
issue that came up and was discussed was a ceiling installation. When a
house has a room that is wired or setup for a ceiling fan, but not
installed, there should be some consideration as to the permanent
placement of these detectors as if the fans had been installed. Example
given was that detector was required by installation instructions to be 3’
from a ceiling fan. Largest ceiling fan usually installed might have a 52”
blade; this means that from the box without a fan installed, the smoke
detector should be about 6’ away. Installation instructions on a specific
tested detector must be followed.
Carbon monoxide detectors are required to be in every home according
to the County’s Health Department ordinance. Building inspectors
should still be leaving stickers as to the requirement but this is a
notification service only-Health Department enforces ordinance.
Questions continue to be asked related to 2 areas and the use of this
type siding product. Felt paper or housewrap is required behind siding
and aluminum flashing cannot be in contact with this type of siding
product. Flashing code reference R703.8.
Question asked about make up air for Laundry room areas where dryer
& gas water heaters are located. This would be covered by the
Mechanical code only issue related to building would be if outside air
was brought into this space then this area would need to have thermal
separation. Separation requirement would be to insulate these interior
walls, a door with weatherstrip and if located on the second floor then
the floor system between levels under this area would need to be
insulated.
Next meeting is on August 3rd Woods room 1st floor at 8:00am, 700 N. Tryon
Building Consistency Meeting
Residential
Date: 8/3/2005
Recorder: Danny Wooten, minutes prepared by: Jeff Griffin
Staff present: Jeff Griffin; Gene Morton; George Rogers; Danny Wooten; Ron Dishman;
Harold Sinclair; David Morton; Steve Kellen; George Rogers; Eric Brown.
Public present: Frank Burke (Grimmer-Kempf & Assoc); David Schwiemon (Public);
Daniel Mcbridge (The Cunnane Group); Bob Mckee (Ryan Homes); Chad Nelson
(Shea Homes); Tony Smith (Hobart Smith); Shawn Polakiewicz (Saussy Burbank);
Dave Reynolds/Toby Brundage (Builder 1st Source); Steve Corriher (CPCC); Mike
Mcgee/Doc Mcgee/Michael Watkins (Mcgee Brothers); Bill Green (Barefoot Co.); Stu
Jelenick (BRI); Bob Otto (NARI-representative); Adam Kuhn/Dave Patterson (Craft
Homes).
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
Insulation
vapor barrier
The NC Building Code Council has approved the removal of the interior
vapor barrier in most of the State. This code change can now be
accepted in Mecklenburg County which will no longer require the
installation of a paper face product or 4 mil poly coverage on wall
cavities.
New
Business
Code Update
Final enforcement date for the next residential Code change is
scheduled for June 1st, 2006. With this the requirement for Low E
glazing will be required (SHGC).
•
NC Code Commentary-work will begin on developing a Code
Commentary (State residential Ad Hoc Committee) that
•
•
•
explains/illustrates many sections of the code to help with
interpretations and Code intent. Work will begin in October on
the 1st NC version of a commentary and hope to have out with
the Code change next year.
Deck Code appendix M-Cantilever section of the code has been
changed as far as item #9. There is a new cantilever section in
chapter 5 of the Code that will allow for 2x8 and other lengths of
cantilevered floor systems. This will also be allowed to be used
when building decks.
Table 602.10.5- Committee moved to keep this table as it relates
to a single wall line the same as is currently used. New version
of the Code had language that if you could not get your bracing
like at garage lugs then you could use this table only if you
completely sheathed the entire house with OSB/plywood.
Currently it looked at as only that braced wall line has to be all
plywood/OSB.
Appendix P cantilevers has been deleted completely in 2006
Code.
Closed crawl
spaces
Closed crawl spaces are currently being installed and are permitted now;
see Code changes on DOI website for the September 2004 building
Code council minutes. The issue that has recently come up is that this is
being installed way too early. A sealed crawl space cannot have walls
and floor covered before the foundation inspection has passed. It also is
not practical to have the floor covered until after frame due to the
likelihood that liner will trap moisture under the house (house not dried
in) and that trades may damage liner. Foundations that are covered over,
meaning poly and foam on walls, prior to foundation inspection will be
turned down.
CPCC Code
change training
Discussed efforts to put together a 1/2 day training class on just dealing
with the Code changes in the 2006 NC Code. Intent is to have
something available to builders through CPCC that can be taught on
campus or at builder’s offices and be ready by March of 2006. Will let
builders know once this course has been set up.
Question raised about porch suspended slabs and if inspection is
required. General rule is if space under the slab can be seen at a later
time like at final with crawl access then not generally required. If
suspended slab well area cannot be seen then it should be checked prior
to concrete placement.
This question was asked as a follow up to the effective date of any
Code change and the issue date of the permit applies to the code being
enforced at that time. Question presented to mechanical and they will
require 13 SEER system on any permits issued after January 1, 2006.
Suspended
slab porch
inspections
Mechanical
system
requirement
13SEER
Next meeting is on September 7th Woods room 1st floor at 8:00am, 700 N. Tryon St.
Building Consistency Meeting
Residential
Date: 9/7/2005
Recorder: Danny Wooten, minutes prepared by: Jeff Griffin
Staff present: Jeff Griffin; Gene Morton; Danny Wooten; Harold Sinclair; Steve Kellen;
David Morton; George Rogers.
Public present: Frank Burke (Grimmer-Kempf & Assoc); David Schwiemon (Public);
Hans Kasak (Ryland Homes); Bob Mckee (Ryan Homes); Evan Weiss/Terry Cleary
(Meeting Street); Chad Nelson (Shea Homes); Wayne Carter (Evergreen
Homebuilders); Shawn Polakiewicz (Saussy Burbank); Dave Reynolds/Toby Brundage
(Builder 1st Source); Cory Cronin (CP Morgan); Bob Otto (R.E. Otto & Sons-NARI);
Adam Kuhn/Dave Patterson (Craft Homes); Rick Lauer (Turnberry Homes); Jack
Glunt (Westfield Homes); Bill Green (Barefoot Company).
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
Girder bearing
on piers
Attic Access
This issue was discussed again, it’s important to understand that this is
proposed with the next version of the Code and although final approval
is expected it is not currently allowed until next Code which is
scheduled to come out June/July 2006. The issue is a footnote under
table R403.1a footnote #3 on page 59 of current 2002 Code. Proposed
change is that girders will no longer have to bear in the center 1/3 of the
piers and can bear anywhere across the top of the pier. Pier must bear in
the center 1/3 of the footer (this is the critical issue to prevent rotation of
the pier). Girder must be on the pier (nothing hanging off) and any
column load must be solid blocked across the entire pier surface.
Question was asked about the new language going before the NC
Building Code Council on attic ventilation requirements. This is being
re-worded to almost take all attic access requirements away except if
there is a need for mechanical equipment access. This issue was
discussed previously but again at this meeting the intent was
readdressed how this will affect builders in the field. See attached
language that is proposed in the 2006 Code.
New
Business
Vapor Barrier
installation
Last month issue was discussed that a code change has already been
approved that will no longer require a vapor barrier on exterior walls in
most of NC. Although a vapor barrier is no longer required if one is
used and installed it will not be prohibited but must meet mfg
requirements to install correctly. Batts with paper face towards the
exterior walls will not be acceptable. Issue came up behind a fireplace
area where all the paper faced Batts were installed backwards.
Non-vented
attics
Petition for non-vented conditioned attic assemblies has been approved
by the NC Building Code Council and rules committee. Attached to the
minutes is a copy of the petition and Code language approved. If
requested by a contractor this application can be approved at this time
based upon new Code language. Also attached is a section of a letter
submitted to the BCC restating the language of the Code and an on line
website for additional information, you’ll note that currently 2 shingle
manufacturers have approved installation with their product.
Bay area roof
venting
Question raised about if there is any change to the bay area option
discussed several months ago for that small attic ventilation. The nonvented attic space listed above is an option for foam applied directly to
roof deck and doesn’t affect the previously discuss venting allowance
for small bays that have fiberglass insulation batts with full vapor
barrier on the ceiling (to reduce vent requirement) and continuous soffit
venting only. The 2006 Code will allow this also but will not require in
the language if it passes BCC the vapor barrier.
Questioned asked about the use of structural fiberboard. This continues
to be an issue that comes up due to rising cost of OSB/plywood. Method
#4 as listed in section R602.10.3 for braced wall panels. So this would
be allowed and is not an alternate. Table R602.10.3 reads almost the
same as method #3 (plywood corners). 1 story house would have to
have 1 piece at each corner and every 25’ on center and not less than
16% of the wall line. In a 2 story and above there is more % of the wall
required to have structural fiberboard. Builder can us but must design
per this table on page 118 of the 2002 NC Residential Code.
Structural
fiberboard
Engineered
Issue keeps coming up in the field in regards to engineered designs and
footers or Slabs if a County inspector needs to inspect. It is a requirement that all
engineered slabs or footers such as caissons or pile’s be inspected by
this Department and documented. The following is required for each
inspection.
Caisson footer- The hole for the caisson footer doesn’t need to be
viewed prior to concrete pour and can be filled to base of footer trench
prior to County inspection/review of footer layout. This doesn’t have to
be pre-poured and can be poured with the footer or mono slab after the
footer inspection. An engineer’s plan must be on site for footer
inspection and all trenches dug, steel tied and in place, and all caisson
positions verified per engineers design sheet. Footer will be turned
down without a penalty if all is per design, pending a final engineers
letter on installation sign off including the layout. This needs to be
ready by next inspection. Inspector will document caisson footer and
engineer of record.
Pile footers- Similar procedure as with caisson footers. Wood piles can
be driven and when inspector arrives on site a pile placement plan along
with footer plan should be provided, trenches cleaned out and all steel in
place. Footer will be turned down without a penalty (if no other issue
are noted) pending engineer’s final approval report that includes a pile
report (location and depth of each pile). This should be provided by next
inspection. Inspector will document pile footer and engineer of record.
Engineered slab- (waffle slab, post tension, etc..) Slab must be
completely ready and all required steel in place. An engineers design
must be provide for review by field inspector prior to any concrete
placement. Engineered slab will be turned down without penalty (if no
other issues noted) pending final engineers letter on design and sign off
on installation. Engineer’s letter should be supplied by frame inspection.
Inspector will document type of slab construction and engineer of
record.
Next meeting is on October 5th Ed Woods room 1st floor at 8:00am, 700 N. Tryon St.
The Industry Submitted No New
Consistency Issues To The
Mechanical/Plumbing Consistency
Codes Team.
FOR A LISTING OF ALL THE MECHANICAL
& PLUMBING INTERPRETATIONS, PLEASE
CHECK ON THE PATH BELOW:
http://www.charmeck.org/NR/rdonlyres/eass7x4zoyltvgrl4elpox5kmufobvbr
utcsvsawnck35efykq3skpp2xy5q6xogwsvbnrsti5dvb4ufuxg3pnkb7gd/Mech
anicalQA.pdf