Building Consistency Meeting
Residential
Date: 9/5/2007 Recorder and minutes prepared by: Danny Wooten/Jeff Griffin
Staff present: Walt Nash, Danny Wooten, David Morton, Patrick Biddy, Rob Ellis, Tim
Taylor, Jeff Griffin, Morton Robins, George Rogers, Ron Dishman, Steve Kellen, Andy
Herring, Randy Newman, Darrell McAllister, Mark Wyte, Russ Fisher.
Public present: Harold Ingram/Hans Kasak/Jesse Massey (Ryland Homes), Kent
Bublitz (Royce Homes), Bob Mckee (Ryan Homes), David Schwieman (DR
Schwieman Inc), Shawn Polakiewicz (Saussy Burbank), Wayne Carter (Evergreen
Homes), Aaron Ringel (Eastwood Homes), Denny Gogliu/Chris Branham (KB Homes),
Marco Lehmer (Shea Homes), Charlie Courter/Jason Whitener/Tim Tummers (CP
Morgan), Daniel McBride (Cunnane Group), Chris Huzar (DR Horton), Jim Brodnik
(Mattamy Homes), Darek Burns/Randall Feimster (Beazer Homes), Lee Daggerhart/Stu
Jelenick (BRI), Chris Branham (KB Homes), Craig Jones (Vicus Bldrs).
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
Low E glass
New code
books
Reminder on single family dwelling sites this requirement for low E
glass to meet the SHGC will not be mandatory until January 1st, 2008
(permit issuance date, on windows only not doors).
2006 NC Residential Code Books are in stock at ICC (www.iccsafe.org)
and the Department of Insurance (www.ncbuildingcodes.com)
New
Business
Residential
inspections
brochure-Draft
Garage
separation
requirements
The Department has changed and added more information to a brochure
we have indicating the required residential inspections and what is
covered under each. Some items added have come from the consistency
meetings. A draft of this document was reviewed during this meeting
and a final version should be out shortly. Final Draft is attached to these
minutes. Field inspectors will be given copies to distribute to
contractors in the field.
Issue was brought up concerning a plumbing manifold that is installed
in a garage wall. This manifold is being installed in the wall between the
house and the garage and concerns had to do with garage separation and
insulation of water lines inside this box. Attached is an ad slick
picturing this product. There is a requirement for 1/2”drywall on the
garage side of the wall separating the house and garage but since this is
not a rated wall the manifold box only has to be sealed tight. There is no
limit on electrical boxes or plumbing cleanouts and this is not an
opening through the entire wall like a door or window would create.
There is a cover that goes over the manifold system and needs to cover
tight to the sheetrock. The other issue is that the water lines do not have
to be insulated as long a there is an overhead door installed on the
garage. The State has looked at this issue and because the back of the
box is against a conditioned wall surface and the garage has a door on it
then the inside of the box should never get cold enough to freeze a pipe
Pass rate
incentive
program
2 straps per
pier locationDOI
interpretation
LVL beamssealed by
registered
design
professional
New Code 06’
update classes
offered at
CPCC
and will be allowed without insulation under these conditions.
The pass rate incentive program has kick off and the Department is
starting to get several calls about this program and contractors defect
rates. Document control can answer any questions in regards to this
program and delays that may occur to high failure rate contractors. It’s
important to note that the Department has an appeal form on line and a
builder/contractor can appeal a decision of a Code official but must do
so within 10 days of the officials ruling in order to be reviewed by the
Department. It’s not possible to go back and look at turn downs from
previous months (outside the 10 day period) and only properly appealed
inspections will be reviewed. Document controls number is 704/3363830.
Question was asked about the use of DOI’s interpretation of 2 straps
used at each pier location on pier and curtain foundation. This
interpretation will continue to be allowed under the 2006 NC residential
code-see attached copy of that interpretation.
Question asked about having sealed LVL specification sheets for plan
review and for projects not reviewed but needed by field staff. Issue is
still being discussed as to what needs to be provided to the Department
and when supports including footers need to engineered for these loads.
The Department has had a meeting with 1 local mfg/supplier and a
follow up meeting is being scheduled to define specific requirements on
future projects. Information will be presented again to the consistency
team for further discussion/comments.
There are currently 2 classes scheduled at CPCC on the new 2006
Code. These classes are 6 hours long and are also approved for Code
Officials continued education. The first class will be held on
Wednesday October 24 , 2007 from noon to 6pm and the second class is
scheduled for Saturday November 3rd, 2007 from 8am-2pm. Classes
will be held at CPCC construction Institute off Hebron. Anyone
interested can enroll by calling Tanya Richards at 704/330-4791 and
course information can be found on their website. In addition to these
update classes we will be starting a new 13 week course on the
residential Code. Title of this course on CPCC website is
“comprehensive review of the NC Residential Code”. This will start
on January 11th and run through April 16th and is every Wednesday
from 1-4pm at the Construction Institute, cost of the course is $185.
This course should also meet State CE credit requirements for Code
Officials.
“For Homeowners and Contractors”
INSPECTION SCHEDULE FOR RESIDENTIAL BUILDING PERMITS
INSPECTIONS
The work being scheduled for inspection shall be ready at the time the inspection request is made. All necessary plans
shall be on site for the inspector. All pertinent information shall be included on the plans including truss design and
layout sheets, summary reaction sheet, I-joist layout and LVL beam specifications if applicable.
The following is an outline of the different types of inspections the County provides and a schedule of when they are to
be performed throughout the construction process as required by the North Carolina State Building Code.
Footing Inspection: To be scheduled after the trenches are excavated, all grade stakes are installed, all
reinforcing steel and supports are in place and appropriately tied, all necessary forms and bulkheads are in
place and braced, but before any concrete is placed. All filled building lots require a Subgrade Verification
Form. Footer width is measured at the base of the trench and should be at least 12” below grade at the time of
the inspection.
2. Under Slab Inspection for Habitable Spaces, Garages, Carports and Porches: To be scheduled after all
forms have been placed, all electrical, plumbing and/or heating and air conditioning facilities in place, all
crushed stone, vapor retarder, reinforcing steel with supports and ties, and all welded wire fabric is installed,
when required. All thickened areas and grade beams must be installed. Verification of termite treatment and
methods used are required at this time.
Exception: An inspection is not required for driveway slabs, patio slabs, walks, etc. which are considered
non-habitable spaces.
3. Foundation Inspection: To be scheduled after all foundation supports or piers are installed and prior to
backfill. This inspection is to check the size of the footings and the placement of the foundation wall on the
footings, the foundation itself, the anchor bolts or straps and the ground clearance. The crawl space leveling,
backfilling and positive drainage will be inspected with the framing inspection. Insulation shall not be installed on
the foundation walls (closed crawl space) or floor systems installed prior to foundation inspection. Damproofing
and waterproofing are not part of the foundation inspection but are a code requirement in some foundation
designs.
4. Rough-in Inspection: Plumbing, Mechanical and Electrical To be scheduled when all framing is complete
and the building is dried in (roofing felt or shingles in place). All parts of the plumbing, mechanical and electrical
system which will be hidden from view in the finished building must be complete and ready for inspection.
5. Building Framing Inspection: To be scheduled after the roof, wall, ceiling and floor framing is complete
with appropriate blocking, bracing and fire stopping in place. The following items should be in place and visible
for inspection:
•
Insulation baffles when required
•
Chimneys, vents, flashing for roofs and wall openings
•
All trade rough-ins must be complete. Windows and exterior passage doors should be installed and
flashed
•
Building wrap should be installed if it is required by the type of siding to be used
•
Siding cannot be installed before the sheathing is inspected. OPTIONAL: A sheathing inspection, for
an additional fee, can be requested prior to a full frame inspection to allow exterior wall coverings to be
installed. All exterior components will be inspected.
•
All brick lintels that are required to be bolted to the framing for support shall be in place. Lintels that are
supported by brick or masonry as it is installed will be inspected at a later date.
•
All penetrations in wall plates must be firestopped. Crawl space penetrations must be caulked to prevent
air movement.
6. Insulation Inspection: To be scheduled after the building framing and trade rough-in inspections are
complete. All wall insulation must be in place. Chimney insulation must be properly secured to prevent
contact with the firebox. Blown in attic insulation and crawl space insulation should be installed after dry
wall and inspected with the final inspection. Depth markers for blown in attic insulation are required.
7. Final Inspections: Final inspections should be made for each trade after completion of the work
authorized under the technical codes. All projects shall be accessible for inspection between 8:00 am and
5:00 pm, Monday through Friday except by appointment. The project is not finished until all finals are
complete. A building final is required before utility services will connect. Floor coverings are not required to
be installed for any final inspections. Rough grades must be complete and all driveways, walks and patios
must be in. Permanent addresses shall be posted on all new dwellings.
8. Other Inspections: In addition to the called inspections above, the inspection department may make or
require any other inspections to ascertain compliance with the Building Code and other laws enforced by the
Inspections Department.
1.
If you have any questions about this material, standards, or State Building Code Requirements, call the
Residential Technical Answer Center (RTAC) @ 704-432-RTAC or 704-432-7822.
Our mission: To protect the public health, safety, and welfare while delivering services that exceed customers’
expectations for efficiency, effectiveness, and adaptability. Exceptional quality service is the standard.