Building Consistency Meeting
Residential
Date: 10/4/2006
Recorder and minutes prepared by: Jacki Templeton/Jeff Griffin
Staff present: Harold Sinclair, Steve Kellen, Tony Kiser, Walt Nash, George Rogers,
Patrick Granson, Rob Ellis.
Public present: Frank Burke (J.S. Kempf & Assoc., Inc.), Tony Smith (Hobart Smith
Homes), Kent Bublitz (Royce Homes), Dennis Goguo (KB Homes), Tim Furr (Centex
Homes), Wayne Carter (Evergreen Homebuilders), Hans Kasak (Ryland), Harold
Ingram (Ryland), Dave Reynolds (BFS), Chad Hughes (Barefoot and Co.), Paul
Bonchur (John Wieland Homes), Mark Wattles (Spyglass Home Inspections), David
R. Schwieman (D. R. Schwieman, Inc.) Bob McKee (Ryan Homes), Scott
Dellinger(DR Horton), Bob Otto (R. E. Otto & Sons Remodeling), Jim Brodnik
(Mattamy Homes), Lon Saluador (Mattamy Homes), Bryan Conley (Mattamy
Homes), Breck Kraft (Prodigy Homes), Daniel McBride (The Cunnane Group), Jason
Whitener (Dienst Custom Homes).
Topics/Subject
Decisions/Conclusions/Actions
Old
Business
NC 2006 Code
Publication date is March/May 2007. The 2006 Code will have an
effective date of June 1st, 2007. Information from the Council (not yet
voted on but should go through as planned) is that there will be a 6
month transition period where a builder can choose to build by the 2002
or 2006 Code. On January 1st 2008 the Code will be mandatory.
Because of the problems with getting this Code work completed this
Code will be followed within 12 months by the 2009 Code which is set
for January 1st 2009, work is currently underway.
Low E glass
requirements
Low E glass will be required effective Jan. 1, 2008. This will pertain to
windows, and windows with transom, etc. It does not pertain to doors,
or doors with sidelites.
New
Business
Residential
Elevators
Currently Residential Elevators are not inspected by Meck. County
Inspectors or any other State Inspector. Meck. County does require that
the GC provide 2 letters, one from the installer and one from the
electrician stating that the elevator is installed correctly per mfg’s
installation instructions and the North Carolina Electrical Code. Shaft
liner should be ½” sheetrock or other approved fireblocking material.
GC is to provide all fireblocking material. PERMITS ARE
Stud Notching
Sales and
Model Homes
Deck/Wood
Walkway
REQUIRED if Residential Elevators are installed in existing house.
The current code does not have minimum spaces between notches and
holes. An example of was given out referring to notching and bored
holes limitations. Issue will be presented to the State residential ad hoc
committee to see if minimum separation requirements can be included
in chapter 6 of the Code.
Model home access was updated by Laurel Wright, Chief Accessibility
Code Consultant from NCDOI that was effective on Aug. 1, 2004.
The change concerns “an accessible path of travel is required from the
parking area to the following specific locations when model homes are
provided: 1) to the Sales Center; 2) to the model home entrance; 3) to
the path of travel between models.” Mecklenburg County has not
enforced this update and will not until the Building Code Council
approves this change. Issues are that site conditions that are difficult
will require the GC to install ramps, that there is not a difference
between a spec. home and a model home, and residential homes are not
covered under the Accessibility Code. Chris Knolls, (BUILDER) who is
on the Code Council has taken this issue up. If any GC has pictures of
difficult site conditions at their Sales Office/ Model Homes, please send
to him.
An issue arose concerning a wood deck and walkway from a house to a
detached garage. The deck and walkway are sitting completely on the
ground. The issue is whether or not the deck and walkway are “a deck”
by code. If a wood deck and walkway are completely on the ground,
not exceeding 8 ¼” ( 1 riser high) on all sides, then it is considered like
a concrete slab. There will be no permits required and no inspections.
If the deck/walkway is higher than 8 ¼”, or has to have a post at any
location, then it is considered a “deck” and will need a permit and
Sheathing
Inspection
Townhouse
Fireblocking
Base Flashing
inspections. A formal interpretation will be worked up concerning this
issue. If a permit is not required and it is considered a wood patio and
walkway there remains the concern about grade away from the house
which still must meet Code.
There is still some confusion concerning whether or not the GC needs to
call in a sheathing inspection or not. The sheathing inspection is an
optional program. It was implemented when the GC needs to start install
the exterior finish and his framing has not been finished. The cost of
this inspection is $50.00/ house or $25.00/ townhouse. For the
inspection the GC needs to have his house wrap, flashing, base flashing,
bolt on lintels (usually over the garage door), and windows and their
flashing installed. The GC does not have to call in a sheathing
inspection along with a framing inspection, if the frame is ready it will
also include what is typically looked at in a sheathing inspection.
A question was asked whether or not rock wool needs to fill the wall for
fireblocking. Section 602.8 FIREBLOCKING in the Residential Code
states that fireblocking is installed at every 10’-0” horiz./vert. and has a
list of approved materials such as ½” sheetrock or rock wool.
Sheetrock is typically used at the floor band See approved plans for
typical UL wall section.
Current code states that “top of base flashing shall be installed with a
minimum of 2” lap behind building paper or water repellent sheathing.”
(R703.7.5 Flashing) Base flashing can be 6 mil poly or other noncorrosive material. House wrap is not approved for flashing but
question asked was if base flashing can be installed behind wrap but not
under OSB. In this application it is acceptable to run the flashing behind
the house wrap.
Next meeting is on November 1, 2006 and will in the Ed Woods meeting room 1st floor of the
Hal Marshall building at 8:00am.