2017 DOI/OSFM Code College

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1 2017 DOI/OSFM Code College 2012 NC RESIDENTIAL BUILDING CODE Does This Meet Code? Bill Kirk, P.E. Chief Residential Code Consultant

2 Question 1 WE WOULD LIKE SOME CLARIFICATION ABOUT WHERE THE MEANS OF EGRESS STOPS ON 1 & 2 FAMILY DWELLINGS. WE ARE RUNNING INTO ISSUES WHERE HOMES ARE CONSTRUCTED ON THE SIDE OF HILLS AND ARE HAVING PROBLEMS WITH STEPS, LANDINGS AND HANDRAILS. WHERE DOES THE MEANS OF EGRESS STOP?

3 Where does the means of egress end?

4 Code Sections Section R states, When exterior landings or floors serving the required egress door are not at grade, they shall be provided with access to grade by means of a ramp in accordance with SectionR311.8 or a stairway in accordance with Section R Section R requires there be a floor or landing at the top and bottom of each stairway. Section R states, The walking surface of treads and landings of stairways shall be sloped no steeper than one inch vertical in 48 inches horizontal (2- percent slope).

5 2009 IRC Code and Commentary From the 2009 IRC Code and Commentary for section R Stairway walking surface: This section provides a limit of the slope to maintain a safe walking surface. This requirement applies to all stairs and landings, both exterior and interior. R states, The walking surface of treads and landings of stairways shall be sloped no steeper than one inch vertical in 48 inches horizontal (2-percent slope).

6 Answer It is my opinion that when the grade slope matches the slope of the landing, so a person could safely step off the landing onto the grade if required, would be where the means of egress stops. That is position 3.

7 Follow up to question 1 WOULD A HANDRAIL BE REQUIRED IF MORE THAN FOUR OR MORE RISERS? YES.

8 Question 2 IS THIS WALL LATERALLY BRACED?

9 Code Section From Section R602.3, Studs shall be continuous from support at the sole plate to a support at the top plate to resist loads perpendicular to the wall. The support shall be a foundation or floor, ceiling or roof diaphragm or shall be designed in accordance with accepted engineering practice.

10 Answer Yes this wall is braced with the porch roof diaphragm.

11 Question 3 ONE OF OUR BUILDERS WANTS TO FINISH THE 3RD FLOOR WALK UP ATTIC SPACE. I HAVE ATTACHED A COPY OF THEIR LAYOUT. CAN YOU TELL ME IF THE "OFFICE" IS REQUIRED TO HAVE AN EMERGENCY ESCAPE AND RESCUE WINDOW? OR DOES THE WINDOW LOCATION IN THE GAME ROOM MEET THE REQUIREMENT FOR THE ENTIRE ATTIC SPACE?

12 Window location in the game room meet the requirement for emergency escape and rescue for entire attic?

13 Code Section R310.1 Emergency escape and rescue required. Basements, habitable attics and every sleeping room shall have at least one operable emergency escape and rescue opening.

14 2009 IRC Code and Commentary From the 2009 IRC Code and Commentary for section R310 Emergency Escape and Rescue Opening. The requirement for emergency escape and rescue openings in habitable attics exists because they are so often used as sleeping rooms. A fire in the stairway could engulf the only means of egress for the attic without an egress window. That commentary also indicates that when a habitable attic is subdivided that the emergency escape and rescue openings should be in the sleeping room.

15 Answer The floor plan you sent does not have a sleeping room listed on the plan. Based on that and the above it is my opinion that a code compliant emergency escape and rescue opening in the game room would meet the intent of the code. It would also be my recommendation that your records and permit indicate that there are no sleeping rooms in this renovation.

16 Question 4 SHOULD THE 12 INCH CMU UNDER THE 8 INCH CMU BE SOLID TO COMPLY WITH R CHANGE IN THICKNESS? Wall Section

17 Code Section R Change in thickness. Where walls of masonry of hollow units or masonry-bonded hollow walls are decreased in thickness, a course of solid masonry shall be constructed between the wall below and the thinner wall above, or special units or construction shall be used to transmit the loads from face shells or wythes above to those below.

18 Answer The bonded 8-inch block with the 4-inch brick acts as a solid wall section properly transferring the load to the 12-inch block below. As long as the bonding occurs above the transition from a single wythe wall to a double wythe wall, and the bonding is in compliance with the requirements of R608 Multiple Wythe Masonry, a change in wall thickness has not occurred and the NC Residential Code, Section R Change of thickness is not applicable.

19 Question 5 DOES THIS MEET CODE FOR A SPA COVER?

20 Code Section AG105.5 Barrier exceptions. Spas or hot tubs with a safety cover which complies with ASTM F 1346, as listed in Section AG107, shall be exempt from the provisions of this appendix.

21 Check Credentials I checked the website below for the testing firm in the company s publications and they are not accredited from IAS to do testing. They were not listed as a firm that could provide testing.

22 Answer It is my opinion that this product does not meet the intent of section AG105.5 Barrier exceptions. I would be very reluctant to accept the letter from the testing firm as verification that this product meets the standards of ASTM F 1346 since they were not accredited from IAS to do testing.

23 Question 6 DOES THIS MEET CODE FOR R WALL BRACING? NO WAY

24 Question 7 DOES THIS GARAGE DOOR MEET CODE FOR A DP 25 REQUIREMENT?

25 Code Section R612.5 Performance. Exterior windows and doors shall be designed to resist the design wind loads specified in Table R301.2(2) adjusted for height and exposure per Table R301.2(3) or could be from chapter 45 Table R4502.

26 Answer The door has a rated design pressure of 21.8 psf inward and psf outward. This is less than the required 25 psf so no the door does not meet code. A 1.5 factor of safety was used to test the door. 1.5 x 21.8 = x-24.8 = -37.2

27 Question 8 CAN AN OWNER OF THREE ADJACENT LOTS BUILD HIS HOUSE ON ALL THREE LOTS WITHOUT COMBINING THE LOTS?

28 Answer This issue would need to be decided by the county attorney. If the attorney decides that the owner can build his house on his lots I would consider it as one house on one piece of property as related to the Residential Code for construction.

29 Question 9 DO THE GUARDS REPLACE THE FLOOR OR LANDING REQUIREMENT OF R FLOOR ELEVATIONS FOR OTHER EXTERIOR DOORS?

30 Code Section

31 Answer IT IS MY OPINION THAT THE DOOR IS AN EXTERIOR DOOR AND IS REQUIRED TO HAVE A FLOOR OR LANDING BY SECTION R OF THE NC RESIDENTIAL CODE. THIS WAS APPEALED AND OVERTURNED.

32 Question 10 DOES THE HANDRAIL MEET CODE?

33 Code Section R Continuity. Handrails for stairways shall be continuous for the full length of the flight, from a point directly above the top riser of the flight to a point directly above the lowest riser of the flight. Handrail ends shall be returned or shall terminate in newel posts or safety terminals. Handrails adjacent to a wall shall have a space of not less than 1 1/2 inch (38 mm) between the wall and the handrails. Exceptions: 1. Handrails shall be permitted to be interrupted by a newel post. 2. The use of a volute, turnout, starting easing or starting newel shall be allowed over the lowest tread. 3. Two or more separate rails shall be considered continuous if the termination of the rails occurs within 6 inches (152 mm) of each other. If transitioning between a wall-mounted handrail and a guardrail/handrail, the wall-mounted rail must return into the wall.

34 Answer THE HANDRAILS DO NOT MEET THE HANDRAIL REQUIREMENT OF RETURNING TO A WALL OR NEWEL POST. SECTION R CONTINUITY REQUIRES THAT THE HANDRAIL ENDS BE RETURNED OR TERMINATE IN A NEWEL POST OR SAFETY TERMINALS. THIS IS TO PREVENT YOUR CLOTHES OR LIMBS FROM BEING CAUGHT ON THE HANDRAIL.

35 Question 11 BELOW IS AN IN-LAW SUITE ADDITION TO A DWELLING. THEY ARE NOT SEPARATED BY THE ONE HOUR WALL FROM R302.3 FOR A TWO FAMILY DWELLING. IS THIS A TWO FAMILY DWELLING?

36 Code Section R302.3 Two-family dwellings. Dwelling units in two-family dwellings shall be separated from each other by wall and/or floor assemblies having not less than a 1-hour fire-resistance rating when tested in accordance with ASTME 119 or UL 263. Fire-resistance-rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing.

37 Code Section FAMILY. Family is an individual, two or more persons related by blood, marriage or law, or a group of not more than any five persons living together in a dwelling unit. Servants having common housekeeping facilities with a family consisting of an individual, or more persons related by blood, marriage or law, are a part of the family for this code.

38 Answer IT S MY OPINION THAT IF THE PEOPLE LIVING IN THE BUILDING MEET THE DEFINITION OF FAMILY IN CHAPTER 2 THEN IT IS A ONE FAMILY DWELLING. WHEN THE OCCUPANCY CREATES TWO FAMILIES AND THEY LIVE IN TWO DIFFERENT DWELLING UNITS IN THE SAME DWELLING, IT IS MY OPINION THAT THE BUILDING BECOMES A TWO FAMILY DWELLING AND NEEDS TO COMPLY WITH THE R302.3.

39 Question 12 DOES THE RESIDENTIAL CODE HAVE SECTIONS THAT ADDRESS SINGLE FAMILY DWELLINGS MADE FROM A LARGE 3-D PRINTER?

40 Answer THERE MAY BE PARTS OF THE BUILDING THAT SECTIONS OF THE NC RESIDENTIAL CODE MAY APPLY. FOR EXAMPLE, FOOTING, SLAB ON GRADE, WOOD FLOOR OR ROOF FRAMING, ROOF ASSEMBLIES, ENERGY AND OTHERS. IT WOULD DEPEND ON THE BUILDING.

41 Answer THE PRINTING PART OF THE CONSTRUCTION WOULD BE AN ALTERNATE METHOD OF CONSTRUCTION AS IN SECTOIN 105 OF THE NC ADMINISTRATION CODE. THERE MAY BE OTHER PARTS OF THIS TYPE OF CONSTRUCTION THAT WOULD ALSO HAVE TO BE LOOKED AT AS AN ALTERNATE.

42 Question 13 WHEN WE READ SECTION LATERAL RESTRAINT AT SUPPORTS IN THE CODE AND LOOK AT FIGURE R502.2, IT APPEARS THAT THIS REQUIREMENT IS MEANT TO COVER ONLY THE ENDS OF THE JOISTS AT THE BAND OR RIM OF THE HOUSE. NO BLOCKING IS SHOWN AT THE GIRDER.

43 Question 13 WE USE A DROPPED BEAM AND FRAME THE FLOOR JOISTS WITH THE 3 LAP AS REQUIRED BY R THIS IS ALSO SUPPORTED BY FIGURE R WE ARE ALSO USING A SOLID RIM JOIST AND THE FLOOR SYSTEM IS BEING NAILED OFF DIRECTLY TO THE RIM JOIST TO MEET R502.7 LATERAL RESTRAINT SUPPORT. WE DON T USE JOISTS LARGER THAN 2X12 S

44 Question 13 WE HAVE HAD ONE INSPECTOR WHO IS INTERPRETING R502.7 AND STATING THAT THIS SECTION OF THE CODE REQUIRES US TO DO FULL DEPTH BLOCKING IN BETWEEN THE JOISTS THAT ARE DIRECTLY OVER THE DROPPED BEAM AND LAPPED 3. THIS IS NOT WHAT IS SHOWN ON THE FIGURE R502.2 IN THE CODE BOOK. CAN YOU PLEASE LET US KNOW WHAT IS THE INTENTION OF SECTION R502.7?

45 Code Section R502.7 Lateral restraint at supports. Joists shall be supported laterally at the ends by full-depth solid blocking not less than 2 inches (51 mm) 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. Exceptions: 1. Trusses, structural composite lumber, structural glued-laminated members and I-joists shall be supported laterally as required by the manufacturer s recommendations. 2. In Seismic Design Categories D0, D1 and D2, lateral restraint shall also be provided at each intermediate support.

46 Answer I CAN SEE HOW FIGURE R502.2 COULD CAUSE SOME CONFUSION ABOUT THE REQUIRED BLOCKING AT THE ENDS OF JOISTS SINCE THERE IS NOT A NOTATION FOR SECTION R502.7 IN THAT FIGURE. ALL JOISTS WILL REQUIRE LATERAL RESTRAINT AT THE SUPPORTS WHICH ARE USUALLY AT EACH END OF THE JOISTS. CANTILEVER JOISTS WOULD REQUIRE SOLID BLOCKING AT THE SPAN CANTILEVER SUPPORT AND A FULL DEPTH RIM JOIST AT THE CANTILEVER END OF THE JOIST IN ADDITION TO THE REQUIREMENT OF R502.7 AT THE MAIN SPAN END AS NOTED IN TABLES R (1) AND R (2) FOOTNOTES.

47 Answer SECTION R HAS A PRESCRIPTIVE REQUIREMENTS FOR JOIST BEARING. THIS SECTION IS NOT A SUBSTITUTE REQUIREMENT FOR THE BLOCKING OF SECTION R BOTH SECTIONS ARE REQUIRED. THERE IS NO EXCEPTION IN SECTION R THAT WOULD OMIT THE REQUIREMENT OF R502.7 AT THE BEARING SUPPORT. R Floor systems. Joists framing from opposite sides over a bearing support shall lap a minimum of 3 inches (76 mm) and shall be nailed together with a minimum three 10d face nails.a wood or metal splice with strength equal to or greater than that provided by the nailed lap is permitted.

48 Answer LATERAL RESTRAINT AT THE ENDS OF THE JOISTS IS REQUIRED SO THAT THE JOISTS TRANSFER LATERAL LOADS TO THE SUPPORTING ELEMENTS AND DON T ROLL OVER. THIS HAS BEEN A LONG-STANDING REQUIREMENT IN THE DESIGN OF TIMBER STRUCTURES.

49 Answer ALSO, THE BRIDGING REQUIREMENT OF R IS IN ADDITION TO THE LATERAL RESTRAINT REQUIREMENT OF R502.7 FOR SOME JOIST SIZES, NOT A SUBSTITUTE FOR R THIS IS TO PREVENT LONGER AND THINNER JOISTS FROM TRYING TO TWIST OR BUCKLE UNDER LOAD.

50 Question 14 I M ATTACHING A SECTION DETAIL OF A FOUNDATION DESIGN I HAVE DEVELOPED FOR SLAB ON GRADE THAT I THINK SOLVES THE TERMITE ISSUE BY SEPARATING THE TOP OF THE RIGID INSULATION/BOTTOM OF THE WOOD SILL PLATE WITH A FORMED METAL CAP. BY PROVIDING A TERMITE-IMPENETRABLE BARRIER, THE PESTS ARE FORCED TO TURN THEIR TUNNELS BACK INTO THE GROUND. RATHER THAN A DETAIL THAT ALLOWS TERMITES TO BUILD THEIR TUNNELS, THEN ABATE THEM AFTER THEY ARE DISCOVERED, THE PROPOSED DETAIL STOPS THEM FROM GETTING TO THE WOOD IN THE FIRST PLACE. WHAT DO YOU THINK?

51 Code Section

52 Answer SECTION R318.3 BARRIERS WAS DELETED FROM THE 2009 AND 2012 NC RESIDENTIAL CODES. THIS SECTION ALLOWED PHYSICAL BARRIERS SUCH AS METAL OR PLASTIC SHEETING TO BE USED ON TOP OF FOUNDATION WALLS. FROM THE 2009 IRC CODE AND COMMENTARY, THESE SHIELDS DO NOT PREVENT TERMITE INFESTATIONS FROM TAKING PLACE AS THEY WERE ORIGINALLY DESIGNED TO MAKE INSPECTIONS EASIER. GOING FORWARD IN THE 2018 NC RESIDENTIAL CODE THIS SECTION, R318.3 BARRIERS, HAS BEEN ADOPTED INTO THE 2018 NC RESIDENTIAL CODE. FOR THE USE OF THESE TYPES OF SHIELDS THEY WOULD BE REQUIRED TO BE IN COMBINATION OF ANOTHER METHOD OF PROTECTION. ALSO, THE 3 TERMITE INSPECTION GAP REQUIREMENT OF SECTION R409 WILL REMAIN THE SAME. THE INTENT OF THIS WOULD BE TO PROVIDE A SURFACE SO THAT YOU CAN SEE THE TERMITES DURING INSPECTIONS. THE DETAILS YOU PROVIDED WOULD CONCEAL A PATH THAT THE TERMITES MAY FIND AND USE TO ENTER THE STUD WALL. THAT BEING SAID, IT IS MY OPINION THAT THE SECTIONS YOU SENT DO NOT MEET THE INTENT OR CODE REQUIREMENTS OF THE 2012 NC RESIDENTIAL CODE.

53 Answer MY NAME IS VICTOR LENNON & I AM DEPUTY DIRECTOR FOR THE STRUCTURAL PEST CONTROL PROGRAM OF THE N.C. DEPARTMENT OF AGRICULTURE & CONSUMER SERVICES. WE REGULATE THE STRUCTURAL PEST CONTROL INDUSTRY IN N.C. AND THIS INCLUDES ENFORCING OUR STRUCTURAL PEST CONTROL RULES & REGULATIONS CONCERNING TERMITE TREATMENTS, TERMITE INSPECTIONS, ETC. I AGREE WITH MR. KIRK S EXPLANATION THAT THE METAL CAP WOULD INTERFERE WITH THE INSPECTION GAP AND WOULD CONCEAL TERMITE EVIDENCE DURING AN INSPECTION OF THE STRUCTURE. IT IS IMPERATIVE THAT THE INSPECTION GAP REMAIN VISIBLE TO HOPEFULLY HELP REVEAL TERMITE EVIDENCE THAT OTHERWISE MAY BE NOT VISIBLE WITHOUT THE INSPECTION GAP.

54 Question 15 WHERE CAN I REVIEW THE PROPOSED 2018 NC BUILDING CODES? NC DEPT. OF INSURANCE

55 Question 16 DOES THIS MEET CODE?

56 Question 17 WHILE DOING THE FINAL INSPECTION THE INSPECTOR FOUND THE STAIR LANDING IS 35" WIDE INSTEAD OF 36". THE HOME OWNERS ARE OKAY WITH IT BEING 35". THE INSPECTOR ASKED IF WE COULD GET YOUR APPROVAL ON IT IN WRITING SO THAT HE COULD LET IT GO AND ISSUE THE BUILDING FINAL. HERE ARE THE PICTURES OF THE LANDING SO YOU CAN SEE IT. DOES THIS MEET CODE?

57 Code Section R Landings for stairways. There shall be a floor or landing at the top and bottom of each stairway. A flight of stairs shall not have a vertical rise larger than 12 feet (3658 mm) between floor levels or landings. 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 (914 mm) measured in the direction of travel. 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.

58 Answer The picture with the tape measure shows under 35 inches in the direction of travel from the upper stairs. This would not meet the intent of the section.

59 Question 18 OUR CUSTOMER IS WANTING A CUSTOM SET OF STAIRS. THEY HAVE SEEN ONE THEY LIKE. I HAVE ATTACHED SOME PICTURES OF WHAT THEY ARE WANTING. THE TREADS WILL BE CHERRY 2 ½ THICK AND 12 DEEP +/- LIVE EDGE PIECES. THE FRONT NOSE OF THE TREADS COULD HAVE UP TO A ¾ VARIATION IN THE LIVE EDGE. THE LOCAL INSPECTIONS OFFICE SAID THAT DUE TO THE VARIATION IN THE NOSE WE WOULD NEED TO CONSULT WITH RALEIGH FOR APPROVAL. I GUESS THEY ARE WANTING YOUR BLESSING TO ALLOW US TO BUILD THESE STAIRS. PLEASE LET ME KNOW YOUR THOUGHTS.

60 Code Section R Tread depth. The minimum tread depth shall be 9 inches (229 mm). The tread depth shall be measured horizontally between the vertical planes of the foremost projection of adjacent treads and at a right angle to the tread s leading edge. The greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm). Winder treads shall have a minimum tread depth of 9 inches (229 mm) measured as above at a point 12 inches (305 mm) from the side where the treads are narrower. Winder treads shall have a minimum tread depth of 4 inches (102 mm) at any point. Within any flight of stairs, the greatest winder tread depth at the 12 inch (305 mm) walk line shall not exceed the smallest by more than 3/8 inch (9.5 mm).

61 Answer Section R limits the difference in the tread depths to 3/8 within any flight of stairs. The pictures of the stair you sent and the description of that stair would not comply with the 2012 NC Residential Code because of the 3/4 difference in tread depth. It is critical that all treads with each step in the stairway be uniform to assure the user does not experience an effective change in the tread outside the 3/8 limit. This allows the descending foot to be placed on the tread and the heel to then clear the nosing of the tread above preventing a tripping hazard. The steps may be aesthetically pleasing but the lack of uniform nosing on the treads in a stairway is a serious safety problem.

62 Follow Up to Question 18 IS THERE ANY OPTION FOR CONDITIONAL APPROVAL IF THE OWNERS SIGN A WAIVER OF SOME SORT ACCEPTING RESPONSIBILITY? ANSWER NO, THERE WOULD NOT BE A WAIVER OR EXCEPTION. ONE PROBLEM WITH THAT IS THAT THE OWNERS WILL NOT ALWAYS OWN THAT PROPERTY. I HAVE HAD TO LOOK UP CODE SECTIONS ABOUT STAIRS FOR MANY ATTORNEYS WHO ARE SUING CONTRACTORS BECAUSE SOMEONE FELL DOWN THE STAIRS AND GOT SERIOUSLY HURT. THEY ARE LOOKING TO FIND OUT IF THE STAIRS WERE BUILT AS REQUIRED BY THE CODE AT THE TIME. AS I SAID BEFORE VARYING TREAD DEPTHS IN A STAIRWAY IS A SERIOUS SAFETY PROBLEM.

63 Question 19 CAN YOU REDUCE THE DISTANCE FROM CRAWLSPACE GRADE TO JOIST/BEAMS WITH 6 MIL POLY?

64 Code Section R317.1 Location required. Protection of wood and wood based products from decay shall be provided in the following locations by the use of naturally durable wood or wood that is preservative-treated in accordance with AWPA U1 for the species, product, preservative and end use. Preservatives shall be listed in Section 4 of AWPA U1. 1. Wood joists or the bottom of a wood structural floor when closer than 18 inches (457 mm) or wood girders when closer than 12 inches (305 mm) to the exposed ground in crawl spaces or unexcavated area located within the periphery of the building foundation. From the 2009 IRC and Commentary for R317 item 1, The clearances below floor joists and beams are deemed to be the minimum necessary to allow adequate circulation and removal of moisture from the air and from the wood framing members.

65 Answer BASED ON R317, THE COMMENTARY, THE MOVEMENT OF WATER IN AIR, SOIL, AND MATERIALS, IT IS MY OPINION THAT THE USE OF A 6 MIL POLYETHYLENE VAPOR RETARDED USED IN THE CRAWL SPACE TO COVER THE GROUND WOULD NOT REDUCE THE MINIMUM CLEARANCE REQUIREMENTS OF R317.1 ITEM 1. ALSO, THERE ARE NO EXCEPTIONS IN SECTIONS R317, R408, AND R409 FOR REDUCING THE CLEARANCE REQUIREMENTS OF THE JOIST AND GIRDERS IF 6 MIL POLYETHYLENE VAPOR RETARDED IS USED.

66 Question 20 HOW BIG DOES A GYPSUM BOARD WALL OPENING NEED TO BE BEFORE R APPLIES? WHEN SHOULD THE DEAD WOOD ON THE ELECTRICAL BOX BECOME A FRAMING MEMBER?

67 Code Section R Application. Maximum spacing of supports and the size and spacing of fasteners used to attach gypsum board shall comply with Table R Gypsum sheathing shall be attached to exterior walls in accordance with Table R602.3(1). Gypsum board shall be applied at right angles or parallel to framing members. All edges and ends of gypsum board shall occur on the framing members, except those edges and ends that are perpendicular to the framing members. Interior gypsum board shall not be installed where it is directly exposed to the weather or to water.

68 Answer This section should probably have an exception for electrical and some plumbing boxes. I see this as a judgement call.

69 Question 21 DOES THIS COMPLY WITH THE RAIL POST REQUIREMENTS OF FIGURE AM 111?

70 Code Section

71 Answer THIS METHOD OF ATTACHING THE RAIL POST TO THE DECK DOES NOT MEET THE REQUIREMENTS OF APPENDIX M FIGURE AM111. THE POST HAS BEEN NOTCHED WHICH REDUCES ITS LOAD RESISTING CAPACITY AND THERE IS ONLY ONE BOLT THROUGH THE END OF THE BANDS.

72 Question 22 WHAT ARE THE CODE REQUIREMENTS FOR TINY HOUSES?

73 Code Section We have a link to Tiny Houses at the bottom of the online 2012 Residential Code Interpretations. These Guidelines were developed by the Manufactured Building Division.

74 Code Section There is also a link to Tiny Houses on the Manufactured Building Division Home Page.

75 Answer

76 Answer: Constructed on Site

77 Answer: Constructed on Site R304.4

78 Answer: Modular in addition to the NC Residential Code.

79 Answer: HUD Manufactured Housing Construction

80 Question 23 ATTACHED ARE SOME PICTURES OF A FIREPLACE. THE ARGUMENT IS WHERE TO MEASURE THE HEARTH EXTENSION WHEN THERE IS A VENEER, IN THIS CASE STACKED ROCK. LET ME KNOW IF YOU NEED ANY MORE INFO. THIS IS A WOOD BURNING FIREPLACE.

81 Code Section R Hearth extension dimensions. Hearth extensions shall extend at least 16 inches (406 mm)in front of and at least 8 inches (203 mm) beyond each side of the fireplace opening. Where the fireplace opening is 6 square feet (0.6 m2) or larger, the hearth extension shall extend at least 20 inches (508 mm) in front of and at least 12 inches (305 mm) beyond each side of the fireplace opening.

82 Code Section

83 Code Section

84 Answer This hearth extension starts at the intersection of the firebrick and the marble.

85 Question 24 I HAVE A RESIDENTIAL PLAN REVIEW QUESTION THAT HOPEFULLY YOU CAN SHED SOME LIGHT ON. I HAVE ATTACHED A PICTURE AND THE PLANS SUBMITTED FOR THE PERMIT APPLICATION SO YOU CAN GET THE WHOLE PICTURE. IN SHORT, DOES AN ADJUSTABLE JACK MEET THE INTENT OF THE RESIDENTIAL CODE FOR A PIER?

86 Answer This was a sealed set of plans.

87 Answer This was a sealed set of plans.

88 Answer Section R would require an engineered design for this type of structural element since it is not covered in the 2012 NC Residential Code. Also Section 105 of the 2012 NC Administration Code has information about alternate material design and methods which I think this would be. I reviewed the picture and plans you sent. They are sealed by an engineer and they appear to be site specific. With this documentation I would not have a problem accepting this method as an alternate. If you had some other concerns about these piers I would recommend that you ask the engineer to address them. I hope this will be helpful in your decision.

89 Question 25 THIS COMPANY SAYS THEY DO THIS ALL OVER THE STATE AND IT PASSED INSPECTION. I'M TELLING THEM IT'S OVER 12 FOOT AND IT MUST MEET THE NCRC AND IT'S ALSO OVER 400 SQF AND MUST HAVE A PERMANENT FOUNDATION. PER CODE SECTION

90 Question 25 BACK VIEW

91 Code Section R Accessory buildings. Accessory buildings with any dimension greater than 12 feet (3658mm) must meet the provisions of this code. Accessory buildings may be constructed without a masonry or concrete foundation, except in coastal high hazard or ocean hazard areas, provided all of the following conditions are met: 1. The accessory building shall not exceed 400 square feet (37m2) or one story in height; 2. The building is supported on a wood foundation of minimum 2x6 or 3x4 mudsill of approved wood in accordance with Section R317; and 3. The building is anchored to resist overturning and sliding by installing a minimum of one ground anchor at each corner of the building. The total resisting force of the anchors shall be equal to 20 psf (958 Pa) times the plan area of the building.

92 Answer I looked at the pictures you sent and the isolated pier dry stack foundation does not meet the 2012 NC Residential Code. Since this accessory building has a dimension greater than 12 feet and is over 400 sf it would be required to have a masonry or concrete foundation from R The 2012 NCRC does not have sections that address how a dry stack isolated pier foundation is to be constructed. This would be an alternate method and I would recommend that an engineer review the foundation and provide you with a letter that states that the foundation will support the required loads, gravity and wind, of the 2012 NC Residential Code.

93 Question 26 What is your interpretation on the correct way to measure this pier height? I told the job Foreman I'm going to measure it from the footing up just like with a pier and curtain wall, not from the top of the foundation.

94 Code Section R Piers. The unsupported height of masonry piers shall not exceed 10 times their least dimension. When structural clay tile or hollow concrete masonry units are used for isolated piers to support beams and girders, the cellular spaces shall be filled solidly with concrete or Type M or S mortar, except that unfilled hollow piers may be used if their unsupported height is not more than four times their least dimension. When hollow masonry units are solidly filled with concrete or Type M or S mortar, the allowable compressive stress may be increased as provided in Table

95 Answer To use the prescriptive section R or R606.6 it should be measured from the footing. If they want to use this as an alternate method, they should get an engineer to evaluate the pier for its load and height.

96 Question 27 A SECTION OF WALL THAT IS BEARING ON A CONCRETE WALL FOUNDATION DOES NOT HAVE FULL BEARING BECAUSE IT OVERHANGS THE SIDE OF THE SLAB. DOSE THIS MEET CODE?

97 Code Section R Bottom (sole) plate. Studs shall have full bearing on a nominal 2-by (51 mm) or larger plate or sill having a width at least equal to the width of the studs.

98 Answer The section below requires the wall studs to have full bearing at the bottom plate. It is my interpretation of this section that you can t provide full bearing of the stud if the bottom plate does not have full bearing. The subsection below is in Section R602 Wood Wall Framing R Bottom (sole) plate. Studs shall have full bearing on a nominal 2-by (51 mm) or larger plate or sill having a width at least equal to the width of the studs.

99 NC Residential Building Code 2017 DOI/OSFM Code College 2012 NC RESIDENTIAL BUILDING CODE Does This Meet Code? Thank you! 99