REMODELS AND ADDITIONS
Location on Lot. Always verify setback requirements with the zoning division. For location on the lot due to fire separation distances; [Click Here]
Soil tests. Fill soils that support footings and foundations shall be designed, installed and tested in accordance with accepted engineering practice. In areas likely to have expansive, compressible, shifting or other unknown soil characteristics, the building official shall determine whether to require a soil test to determine the soil’s characteristics at a particular location. This test shall be made by an approved agency using an approved method.
Footings and Foundation. Footings shall extend beyond the bottom of the frost line, which is a minimum of 42 inches below finished grade or the floor (whichever is the lower elevation) of the unheated garage, sunroom, etc.
Foundation drainage and damp proofing. For more information; [Click Here]
Moisture control-concrete floors. A 6 mil polyethylene or approved vapor retarder with joints lapped not less than 6 inches shall be placed between the concrete floor slab and the base course or the prepared sub-grade where no base course exists.
Exception: The vapor retarder may be omitted...
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from garages, utility buildings and other unheated accessory structures.
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from driveways, walks, patios and other flatwork not likely to be enclosed and heated at a later date.
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where approved by the building official, based on local site conditions.
Protection against decay. Areas that are subject to exposure to the elements or in contact with the ground or masonry are subject to decay and shall comply to the following; [Click Here]
Crawl space ventilation. Crawl spaces shall have ventilation through exterior walls. The minimum net area of ventilation openings shall not be less than 1 square foot for each 150 square and shall be located within 3 feet of each corner of the building, grills shall have a maximum grate size of ¼”.
Floor framing. Floor construction shall be capable of accommodating all loads and of transmitting the resulting loads to the supporting structural elements. For more information and illustrations; [Click Here]
Wood wall framing. Wall construction shall be capable of accommodating all loads imposed and of transmitting the resulting loads to the supporting structural elements. For wall framing details and illustrations; [Click Here]
Braced wall panels. Garages are required to have a braced wall panel or an alternate braced wall panel that shall begin no more than 12.5 feet from each corner of the garage and continue each 35’ thereafter. For more information; [Click Here]
Weather-resistant sheathing paper. Asphalt-saturated felt free from holes and breaks, weighing not less than 14 pounds per 100 square feet and complying with ASTM D 226 or other approved weather-resistant material (house wrap) is recommended, applied over studs or sheathing of all exterior walls. Such felt or material must be applied horizontally, with the upper layer lapped over the lower layer not less than 2 inches. Where joints occur, felt shall be lapped not less than 6 inches.
Window header. Window headers shall support live loads and all applicable dead loads. For window header size information; [Click Here]
Wood, hardboard and wood structural panel siding. Joints in wood, hardboard or wood structural panel siding shall be made as follows unless otherwise approved. Vertical joints in panel siding shall occur over framing members, unless wood or wood structural panel sheathing is used, and shall be shiplapped or covered with a batten. Horizontal joints in panel siding shall be lapped a minimum of 1 inch or shall be shiplapped or shall be flashed with Z-flashing and occur over solid blocking, wood or wood structural panel sheathing.
Fireblocking. Fireblocking shall be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective fire barrier between stories, and between a top story and the roof space. Fireblocking shall be provided in wood-frame construction in the following locations; [Click Here]
Roof framing and trusses. Roof slopes with a rise of 3 inches or less to 12 inches shall be designed for a full or unbalanced snow load of 30 pounds per square foot of horizontal projection. Where a roof system is designed to slope less than 1/4 inch per 12 inches, a surcharge load of not less 5 pounds per square foot in addition to the required live load due to snow shall be designed for. Roof slopes with over 3 inches of rise per 12 inches shall be designed for a full or unbalanced snow load of not less than 25 pounds per square foot of horizontal projection. Potential unbalanced accumulation of snow at valleys, parapets, roof structures, and offsets in roofs of uneven configuration shall be considered. For more information and details; [Click Here]
Roof Ventilation. Enclosed attics and enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters shall have cross ventilation for each separate space by ventilating openings protected against the entrance of rain or snow. Ventilating openings shall be provided with corrosion-resistant wire mesh, with 1/8 inch minimum to 1/4 inch maximum openings.
Roof ventilation The total net free ventilating area shall not be less than 1 to 150 of the area of the space ventilated except that the total area is permitted to be reduced to 1 to 300, provided at least 50 percent and not more than 80 percent of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least 3 feet above eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. Where eave or cornice vents are installed, insulation shall not block the free flow of air. A minimum of a 1-inch space shall be provided between the insulation and the roof sheathing at the location of the vent.
Asphalt shingles. The installation of asphalt shingles shall comply with the following; [Click Here]
Vapor Barriers. In all framed walls, floors and roof/ceilings comprising elements of the building thermal envelope a vapor retarder shall be installed on the warm-in-winter side of the insulation.
Exceptions:
- In construction where moisture or freezing will not damage the materials.
- Where the framed cavity or space is ventilated to allow moisture to escape.
- 6 mill poly must be installed below basement concrete floors.
Interior gypsum sheet rock. Wood framing supporting gypsum board shall not be less than 2 inches nominal thickness in the least dimension except that wood furring strips not less than 1-inch-by-2 inch nominal dimension may be used over solid backing or spaced not more than 24 inches on center. For nailing application; [Click Here]
Stairways and landings. Stairs shall comply with the following; [Click Here]
