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Building Code Regulatory Reform, formerly known as House
Bill 255, has become law in North Carolina, effective Oct. 1, 2015. Code
Enforcement staff are studying and awaiting further instruction from the state
on how to implement the provisions of the law, but here are the main
provisions of the bill that we anticipate will impact our customers the most:
- Provides that single-family residential
construction, repair, and replacement work may be done without a building permit
when the cost of the project is $15,000 or less – the previous requirement was
$5,000. Note: Some building work, no matter the cost, always requires a permit.
This includes most electrical, mechanical and plumbing changes, along with the addition, repair or replacement of load-bearing members or structures, like decks, carports, garages, backyard storage buildings, room
additions, finishing unfinished attic space, kitchen cabinet replacement, or
sub-floor repairs.
- Provides for separate residential/building code committees that
will review issues and
recommend changes to the state Building Code Council.
- Provides for architects and engineers to certify selected elements or components in one- and two-family dwellings, eliminating the requirement for plan
review and inspections on those items, if a report is provided to the local code enforcement authority.
- Requires that the state Department of
Insurance/Building Code Council must post commentaries and code interpretations
on the Web within 10 business days.
Complete text of the law is available here.
As we learn more, the provisions of this law will be
discussed at our regular Consistency Meetings and in other customer
communications.
Here are a few
questions and answers from last quarter that we want to share with you.
Residential: Gravel Fill Under the Slab Beneath a Garage
Q: What is the maximum gravel fill level allowed
under the slab beneath a garage – 24 inches, or 48 inches?
A: 48
inches is acceptable in a single-car garage or under a stoop. For more than
that, a soil test is required before using gravel. For a two-car garage, the
requirements are the same as a house. See R506.2.1
and 506.2.2 for more.
Commercial: Increasing or Decreasing Adjacent Tenant Spaces
Q: We
often receive permit applications to increase or decrease the size of existing
tenant spaces. These spaces, which once had valid Certificates of Occupancies
(CO’s), must receive new CO’s for the modified space. Because the change also
affects the remaining adjacent/leftover space, a new CO or Certificate of
Compliance (in cases where occupancy is no longer approved) must be issued for
that space as well. How should these remaining spaces be handled?
A: There
are two options for handling this situation, depending on whether you wish to
have both spaces approved for occupancy, or return the remaining space to a
shell not approved for occupancy. Either option will require two permits. For
more details on how to address this situation, depending on whether or not both
spaces will be occupied, see April’s Consistency Meeting minutes.
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Temporary Power Turn-Down
Q: I
was turned down for temporary power because my windows were not in. I’ve
done this before without problems. What has changed?
A: The
NCEC 10.8 says the building has to be secure and that the energized system has
to meet the applicable requirements of the code. According to NEC 110.3, 110.8 and
110.11 and 334.10 and 12, what is proposed in this scenario would consist of violations. Access points to the building must be secure and the building must be weathertight.
Parking Deck Elevator: Standby or Level I System?
Q. I have a
five-story parking deck (not a high-rise) with an elevator. The elevator is
part of the life safety egress and is shown on the emergency generator (NEC 700
system). NFPA 110 A.4.4.1 shows that an elevator can be on the Level I system,
which is the NEC 700 system. However, our Code Administrator says that the
elevator must be on the standby system. What am I missing here?
A. Per
Chapter 27 of the NC Building Code the elevators are to be on the standby
system (2702.2.6 and 2702.2.19). The standby system is the NFPA Level ll
system and the NEC 701 system.
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Permanent Labeling for Dryer Ducts (Section 504.6.5)
Q: I
was turned down for not having a permanent label stating the length of the
dryer duct, but I did not exceed 35 feet. Isn't the label only if you go over
what code allows?
A: In
the 2009 NCMC the requirement for a label was an exception to the maximum dryer
exhaust length, providing the manufacturer supported the length. In the
2012 NCMC, the label requirement was moved to a standalone section and is a
requirement for all dryer exhaust installations.
504.6.5
Length identification. The equivalent length of the exhaust duct shall be
identified on a permanent label or tag. The label or tag shall be located
within 6 feet (1829 mm) of the exhaust duct connection.
This is a code requirement that gets overlooked often and is
usually discovered at the final. In the 2012 NC Mechanical Code, the
labeling requirement was moved from a sub-section to standalone section.
This move made it a requirement for all dryer installations.
PVC in Wall Behind Type I Hood is a Combustible (Section 507.9)
Q: Why is PVC in the wall still counted as a combustible behind a Type I
hood?
A: Per Dan Dittman at NCDOI, the state interprets this
issue the same way Mecklenburg County does. Combustibles must be 18 inches from
the hood. The sheet rock does not reduce the clearance requirements. The only
ways to reduce the 18-inch clearance are to use Table 308.6 in the NCMC OR a reduced-clearance
hood.
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Inspections Requirements for Custom-Built Shower Pan (Section 312.9)
Q: What
inspections are required on a custom-built shower pan?
A: The plumbing
contractor is required to water-test the pan with a minimum 2 inches of
standing water. The contractor should call in for a “rough” inspection with
“shower pan” in the remarks field.
The shower
pan inspection is a plumbing requirement in the plumbing code.
312.9 Shower liner test. Where shower floors and
receptors are made water-tight by the application of materials required by
Section 417.5.2, the completed liner installation shall be tested. The pipe
from the shower drain shall be plugged watertight for the test. The floor and
receptor area shall be filled with potable water to a depth of not less than 2
inches (51 mm) measured at the threshold. Where a threshold of at least 2 inches
(51 mm) high does not exist, a temporary threshold shall be constructed to
retain the test water in the lined floor or receptor area to a level not less
than 2 inches (51 mm) deep measured at the threshold. The water shall be
retained for a test period of not less than 15 minutes, and there shall not be
evidence of leakage.
Shower pan requirements are found in the plumbing code and fall under the
plumbing permit, not the building permit. It is a common practice to have
the tile contractor to install the shower pan, but the holder of the plumbing
permit is responsible for the inspection. The code section provides the
requirements for testing the shower pan.
Requirements for Grease-Collection Devices on Plumbing Fixtures (Section 1003.3.1)
Q: What
fixtures are required to go through a grease collection device?
A: An
interceptor is required to receive the drainage from fixtures and equipment
with grease-laden waste located in food preparation areas.
Examples: Floor drains in the kitchen area, 3-compartment
sinks, prep sinks, can
washes.
There have been several inquiries recently about what triggers
the requirement for a grease interceptor. The examples above are just
some types of work that require a grease interceptor. If there is a waste
receptor that receives any type of grease, an interceptor will be required.
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