Residential Inspection Guide.pdf

Residential

Inspection Guide

January 2, 2008

Residential Inspection Guide

By Ron Nybo, CBO

About This Guide

The Home Builders Inspection Guide is a guide for conventional woodframe residential construction based on the 2006 International ResidentialCode and local amendments.

The purpose of this guide is to provide a better understanding of theinspection process and the interaction between the building inspector and theconstruction professional.

This guide is not intended to prevent the use of any material or method ofconstruction not specifically prescribed in it. It is recommended that anyalternate be approved by the Building Official.

This guide is intended for the sole use as a training guide for inspectors andhome builders.

This guide, in whole or part, is not available to be reproduced withoutwritten permission by the author.

1

Table of Contents

About this Guide . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Purpose and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

Alphabet Soup . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Exterior Wall Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

The First Impression . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Temporary Power Pole . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Temporary Power through Main Service . . . . . . . . . . . . . . . . . . . . . . . . 9

Footing Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

Underground Electrical Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Underground Plumbing Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

Foundation and Pre-Slab Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

Basement Foundation Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

Wall Framing and Shear Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

Floor Framing and Sheathing Inspection . . . . . . . . . . . . . . . . . . . . . . . . 30

Roof Framing and Sheathing Inspection . . . . . . . . . . . . . . . . . . . . . . . . . 33

Rough Framing Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

2

Rough Mechanical Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

Rough Plumbing Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

Rough Electrical Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Insulation Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61

Gypsum Wallboard Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62

Exterior Wall & Stucco Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64

Gas Tag Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65

Electrical Tag Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66

Final Mechanical Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68

Final Plumbing Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71

Final Electrical Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73

Final Building Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74

Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77

3

Home Builders Guide

Purpose:

This Guide will assist and promote consistency toward the application ofbuilding codes as referenced in the 2006 International Residential Code andLocal Amendments.

This guide was designed to better prepare projects for inspections.

This will enhance the timely completion of your project, eliminate confusionand make the process an enjoyable experience.

Scope:

This guide is intended for wood frame structures. The information in thisguide is not all inclusive. It does not include all code or individual planrequirements. This guide does not waive any specific code requirement nordoes it take precedence over any specific requirement of an engineereddesign.

The information in this guide is intended to be used for single familyhomes in Southern Nevada and is subject to Local Amendments.

DESIGN CRITERIA FOR SOUTHERN NEVADA

4

Alphabet Soup

Building codes can be overwhelming and confusing. In order to understand the codesbetter here are some of the common abbreviations with their meanings.

UAC Uniform Administrative CodeICC International Code Council. This organization is the author of the internationalseries of codes.IBC International Building Code. This code is used for commercial and residentialprojects of more than two dwellings.IRC International Residential Code. This code is used for one and two family dwellings.UMC Uniform Mechanical Code.UPC Uniform Plumbing Code.NEC National Electrical Code.IECC International Energy Conservation Code.HVAC Heating, Ventilation and Air Conditioning.RFI Request for information.PSI Pounds per square inch.PVC Polyvinyl Chloride. Plastic pipe.ABS Acrylonitrile Butadiene Styrene. Plastic pipe.CPVC Chlorinated Polyvinyl Chloride. Plastic pipe.PEX Cross-linked Polyethylene. Plastic pipe.PB Polybutylene. Plastic pipe.WC Water Closet. Also known as a Toilet.WH Water Heater.DWV Drain, Waste and Vent. The complete drainage system.TPV Temperature and Pressure Relief Valve. Safety release device found on waterheaters.IAPMO International association of Plumbing & Mechanical Officials.ANSI Approved American National Standard.NFPA National Fire Protection Association, Inc. The authors of the National ElectricalCode.UFER A Concrete encased grounding electrode named after its creator.NM Non metallic. Commonly used throughout the NEC referencing boxes, conduit,raceways and cable assemblies.SW Shear Wall.DF Douglas Fir. A species of lumber.HF Hemlock Fir. A species of lumber.SPF Spruce-Pine-Fir. A species of lumber.SS Structural Select. A grade of lumber.OC On center.ICF Insulating Concrete Form. A concrete form system using ridged foam.

5

Exterior Wall LocationTable 302.1

Construction, projections, openings and penetrations of exterior walls ofdwellings and accessory buildings shall comply with Table R302.1. Theseprovisions shall not apply to walls, projections, openings or penetrations inwalls that are perpendicular to the line used to determine the fire separationdistance. Projections beyond the exterior wall shall not extend more than 12inches (305 mm) into the areas where openings are prohibited.

Exceptions:1. Detached tool sheds and storage sheds, playhouses and similarstructures exempted from permits are not required to provide wallprotection based on location on the lot. Projections beyond theexterior wall shall not extend over the lot line.2. Detached garages accessory to a dwelling located within 2 feet(610 mm) of a lot line are permitted to have roof eave projections notexceeding 4 inches (102 mm).3. Foundation vents installed in compliance with this code arepermitted.

6

The First Impression

All approved documents and permits are to be at the job site. R106.3.1 The job site is to be identified with an address visible from the street.

IRC R321

7

Temporary Power Pole

Comply with diagram above and the following checklist

Remove upon completion of construction NEC 590.3(D) Secure equipment to surface on which it is mounted Address to be posted on service for inspection IRC R321 No damaged or contaminated parts NEC 110.12(C)

8

Temporary Power through Main Service

Do not energize branch circuit conductors unless properly terminatedat the device, box or fixture and the electrical tag inspection forthe entire home complete and passed.

Conductors may enter the cabinet or panel board during constructionwithout being terminated at the circuit breaker.

New equipment only.

9

Concrete Encased Electrode (UFER)

The grounding electrode conductor is to be sized per NEC 250-66 (B)and is to be installed per NEC 250-52 (A) (3)

The grounding electrode conductors shall be sized based on the size ofthe service entrance conductors

Where exposed, a grounding electrode conductor or its enclosure shallbe securely fastened to the surface on which it is carried

A 4 AWG or larger conductor shall be protected where exposed tophysical damage

Bare aluminum or copper-clad aluminum grounding conductors shallnot be used where in direct contact with masonry or the earth or wheresubject to corrosive conditions

The connection of the grounding electrode conductor or bondingjumper to the grounding electrodes that are not buried or concreteencased shall be accessible

10

Footing Inspection

Approved soil investigation report on site. IRC R401.4 and R106.3.1 Footings shall be supported on undisturbed natural soil or engineered

fill. IRC R403.1 All reinforcement to be in place as per approved plans. Minimum of

one #4 bar at the top and bottom of the footing for slabs on groundwith turned down footing. R403.1.3.2

Bottom reinforcement to be located a minimum of 3 inches clear fromthe bottom of the footing. IRC R403.1.3

Minimum width to comply with approved plans and IRC R403.1.1 Minimum Depth to be 12 inches. IRC R403.1.4 Footings shall be stepped when the top or bottom surface will exceed

one unit vertical in ten units horizontal (10 percent slope) IRCR403.1.5

Provide one #4 at top and one # 4 at bottom with minimum 3 clearanceto earth

11

Underground Electrical Inspection

Concrete encased grounding electrode (UFER) NEC 250.52 A (3)1. #4 Rebar 20 ft. encased in minimum 3 inch concrete near the

lower part of trench.2. #4 American Wire Gauge bare copper conductor 20 ft. encased

in minimum 2 inch concrete near the lower part of trench. Underground electrical service risers installed using ridgid or

intermediate metal conduit. Provide adequate compaction of fillmaterials. NEC 300.5 and IRC E3703

Raceways located underground and below concrete must comply withNEC Table 300.5 and IRC Table E3703.1 (4 inch minimum coverplus 4 inches of concrete).

12

Underground Plumbing Inspection

Piping shall be supported on a firm bed with a minimum of 12 ofcover free from construction material, rocks and debris. UPC 315.4and UPC 314.3

Drainage piping shall maintain units vertical to 12 units horizontal(2%) grade. UPC 708

Piping shall be tested with a minimum 10 foot head of water abovethe highest fitting connection or a 5 psi air pressure test. UPC 712

All piping shall be protected from damage. UPC 313.0 Approved plumbing components shall be used. UPC 301 Provide clean outs at building drain and building sewer junction (two

way) and not more than 100 feet apart. UPC 707.0 Provide backwater valve if elevation of flood level rim is lower than

the next up stream manhole cover. UPC 710.1

13

Underground Plumbing Inspection

Provide trap primer at floor drains UPC 1007.0 Provide minimum of 12 cover for water piping below finish grade.

UPC 609.1 Protect ferrous piping from corrosive materials by sleeves or other

approved methods. UPC 609.3.1 A minimum water supply service required. UPC 610.8 and UPC

Table 6-5 An accessible valve controlling all outlets shall be installed on the

discharge side of a water supply. UPC 605.2 Compliance with approved plans for gas piping size is required. UPC

1217.0 & Table 12-3. Gas piping shall have protection from corrosion by an approved

manner. UPC1211.6 Gas piping shall have a minimum of 12 of cover. UPC 1211.1.2 (A) Gas piping may be installed under a structure providing it is in a

conduit with proper sealing and venting. UPC 1211.4 Plastic gas piping can only be used outside of a building and

underground. UPC 1211.1.7

14

Foundation Inspection

Top of exterior foundation shall extend a minimum of 12 inchesabove the street gutter at point of discharge or the inlet of an approveddrainage device plus 2% or comply with approved engineering. IRCR403.1.7.3

In Seismic Design Categories D0, D1 and D2 where a construction jointis created between a concrete footing and a stem wall, a minimum ofone No. 4 bar shall be installed at not more than 4 feet (1219 mm) oncenter. The vertical bar shall extend to 3 inches (76 mm) clear of thebottom of the footing, have a standard hook and extend a minimum of14 inches (357 mm) into the stem wall.

In Seismic Design Categories D0, D1 and D2 where a grouted masonrystem wall is supported on a concrete footing and stem wall, aminimum of one No. 4 bar shall be installed at not more than 4 feet oncenter. The vertical bar shall extend to 3 inches (76 mm) clear of thebottom of the footing and have a standard hook.

In Seismic Design Categories D0, D1 and D2 masonry stem wallswithout solid grout and vertical reinforcing are not permitted.

Foundations with stem walls shall have installed a minimum of oneNo. 4 bar within 12 inches (305 mm) of the top of the wall and oneNo. 4 bar located 3 inches (76 mm) to 4 inches (102 mm) from thebottom of the footing.

In Seismic Design Categories D0, D1 and D2, anchor bolts shall bespaced at 6 feet (1829 mm) on center and located within 12 inches(305 mm) of the ends of each plate section at all braced wall lines.Bolts shall be at least 1/2 inch (13 mm) in diameter and shall extend aminimum of 7 inches (178 mm) into masonry or concrete.

15

Pre-Slab Inspection

Minimum thickness shall be 3.5 inches. Provide string lines forverification. IRC R506.1

No vegetation or foreign material allowed. IRC R506.2 Minimum 6 mil polyethylene vapor retarder required. IRC R506.2.3

Exception: The vapor retarder may be omitted:1. From garages, utility buildings and other unheated accessory

structures.2. From driveways, walks, patios and other flatwork not likely

to be enclosed and heated at a later date.3. Where approved by the building official, based on local site

conditions. Comply with special engineering and manufacturer requirements of

approved plans such as reinforcement, thickness, base material, post-tensioning, hold downs and anchors. IBC Chapter 16

All piping shall be installed with provisions for stress, expansion andcontraction with sleeves or wraps. UPC 313.0

Special inspection report, if required per approved plans, available forinspector review. R106.3.1

16

Basement Foundation Wall Inspection

All concrete, masonry (CMU) and insulating concrete form (ICF)foundation walls shall comply with approved plans. A design by alicensed engineer may be required. IRC R404.1.3

All basement foundation walls shall extend above the finished grade aminimum of 6 inches. IRC R404.1.6

Backfill shall not be placed until the wall has sufficient strength andhas been anchored to the floor above. IRC R404.1.7

Foundation drainage shall not be required providing the soils reportindicates that the Unified Soil Classification is group I. IRC R405.1

Foundation damp proofing shall be required with a system approvedby the Building Official complying with IRC R406.1

Special inspection report, if required per approved plans. R106.3.1Window wells shall comply with IRC R310.2 and Basement

Windows and Window Well Requirements

Basement Windows and Window Well Requirements

Egress Window Requirements Minimum 20 wide and minimum 24 high net clear opening. Minimum 5.7 square feet of net clear open able area. Maximum height from floor to top of sill not to exceed 44.

Window Well Requirements Minimum inside dimension 36 x 36. Minimum of 9 square feet of floor area. Maximum height from floor of to top of well not to exceed 44 or as

per R310.2.1 Guard required if exit way adjoins well. Bars, grilles, covers, screens or similar devices are permitted to be

placed over emergency escape and rescue openings window wells thatserve such openings, provided that such devices shall be releasable orremovable from the inside without the use of a key, tool, specialknowledge or force greater than that which is required for normaloperation of the escape and rescue opening. R310.4

Emergency escape windows are allowed to be installed under decksand porches provided the location of the deck allows the emergencyescape window to be fully opened and provides a path not less than 36inches (914 mm) in height to a yard or court. R310.5

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Basic Requirements forBasement Windows and Window Wells

18

Wall Framing and Shear Inspection

BRACED WALL LINE. A series of braced wall panels in a single storyconstructed in accordance with Section R602.10 for wood framing orSection R603.7 to resist racking from seismic and wind forces.

BRACED WALL PANEL. A section of a braced wall line constructed inaccordance with Section R602.10 for wood framing which extend thefull height of the wall.

Braced wall lines shall consist of braced wall panel construction inaccordance with Section R602.10.3. The amount and location ofbracing shall be in accordance with Table R602.10.1 and the amountof bracing shall be the greater of that required by the seismic designcategory or the design wind speed. Braced wall panels shall begin nomore than 8* feet from each end of a braced wall line. Braced wallpanels that are counted as part of a braced wall line shall be in line,except that offsets out-of-plane of up to 4 feet shall be permittedprovided that the total out-to-out offset dimension in any braced wallline is not more than 8 feet. *R602.10.11.2 (Exception)

19


Load-bearing dimension lumber for studs, plates and headers shall beidentified by a grade mark of a lumber grading or inspection agencythat has been approved by an accreditation body. R602.1

The wood sole plate shall have anchor bolts spaced with a minimumof two bolts per plate and not more than 12 inches from the ends.Bolts shall be a minimum of diameter and extend a minimum of 7into the masonry or concrete. A nut and washer shall be tightened oneach bolt to the plate. IRC R403.1.6

Braced wall line sills shall be anchored to concrete or masonryfoundations in accordance with Sections R403.1.6 and R602.11. Forall buildings in Seismic Design Categories D0, D1 and D2 andtownhouses in Seismic Design Category C, plate washers, a minimumof 0.229 inch by 3 inches by 3 inches (5.8 mm by 76 mm by 76 mm)in size, shall be installed between the foundation sill plate and the nut.The hole in the plate washer is permitted to be diagonally slotted witha width of up to 3/16 inch (5 mm) larger than the bolt diameter and aslot length not to exceed 1 inches (44 mm), provided a standard cutwasher is placed between the plate washer and the nut. IRC R602.11.1

In Seismic Design Categories D0, D1 and D2 and townhouses incategory C, a minimum 3 inches by 3 inches, plate washers, shall beinstalled at braced wall line sills.

20


The wood sole plate attached to concrete or masonry that is in contactwith earth shall be of naturally durable (foundation redwood) ortreated wood marked and labeled by an approved agency. IRC R319

The size, height and spacing of studs shall be in accordance withTable R602.3.(5). R602.3.1

Exceptions:1. Utility grade studs shall not be spaced more than 16 inches (406mm) on center, shall not support more than a roof and ceiling, andshall not exceed 8 feet (2438 mm) in height for exterior walls andload-bearing walls or 10 feet (3048 mm) for interior nonload-bearing walls.2. Studs more than 10 feet (3048 mm) in height which are inaccordance with Table R602.3.1.

21


All exterior walls shall be braced in accordance with section R602.10. Interior braced wall lines shall be provided in accordance with Section

R602.10.1.1. For buildings in Seismic Design Categories D0, D1 and D2, walls

shall be constructed in accordance with the additional requirements ofSections R602.10.9, R602.10.11, and R602.11.

Braced wall lines shall consist of braced wall panel construction inaccordance with Section R602.10.3. (Method 1 not allowed in ourseismic zone.

SECTION R602.10.3Braced wall panel construction methods

The construction of braced wall panels shall be in accordance with one of the followingmethods:1. Nominal 1-inch-by-4-inch (25 mm by 102 mm) continuous diagonal braces let into the top and bottom plates and the intervening studs or approved metal strap devicesinstalled in accordance with the manufacturers specifications. The let-in bracing shallbe placed at an angle not more than 60 degrees (1.06 rad) or less than 45 degrees (0.79rad) from the horizontal. NOT ALLOWED IN SEISMIC ZONE D2. Wood boards of 5/8 inch (16 mm) net minimum thickness applied diagonally onstuds spaced a maximum of 24 inches (610 mm). Diagonal boards shall be attached tostuds in accordance with Table R602.3(1).3. Wood structural panel sheathing with a thickness not less than 5/16 inch (8 mm)for 16-inch (406 mm) stud spacing and not less than 3/8 inch (9 mm) for 24-inch (610mm) stud spacing. Wood structural panels shall be installed in accordance with TableR602.3(3).4. One-half-inch (13 mm) or 25/32-inch (20 mm) thick structural fiberboardsheathing applied vertically or horizontally on studs spaced a maximum of 16 inches(406 mm) on center. Structural fiberboard sheathing shall be installed in accordancewith Table R602.3(1).5. Gypsum board with minimum -inch (13 mm) thickness placed on studs spaced amaximum of 24 inches (610 mm) on center and fastened at 7 inches (178 mm) on centerwith the size nails specified in Table R602.3(1) for sheathing and Table R702.3.5 forinterior gypsum board.6. Particleboard wall sheathing panels installed in accordance with TableR602.3(4).7. Portland cement plaster on studs spaced a maximum of 16 inches (406 mm) oncenter and installed in accordance with Section R703.6.8. Hardboard panel siding when installed in accordance with Table R703.4.Exception: Alternate braced wall panels constructed in accordance with SectionR602.10.6.1 or R602.10.6.2 shall be permitted to replace any of the above methods ofbraced wall panels.

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The amount and location of bracing shall be in accordance with TableR602.10.1 and the amount of bracing shall be the greater of thatrequired by the seismic design category or the design wind speed.

TABLE R602.10.1WALL BRACING

For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm, 1 pound per square foot = 0.0479 kPa, 1 mile per hour =0.477 m/s.a. Wall bracing amounts are based on a soil site class D. Interpolation of bracing amounts between the Sdsvalues associated with the seismic design categories shall be permitted when a site specific Sds value isdetermined in accordance with Section 1613.5 of the International Building Code.b. Foundation cripple wall panels shall be braced in accordance with Section R602.10.2.c. Methods of bracing shall be as described in Section R602.10.3. The alternate braced wall panels described inSection R602.10.6.1 or R602.10.6.2 shall also be permitted.d. The bracing amounts for Seismic Design Categories are based on a 15 psf wall dead load. For walls with adead load of 8 psf or less, the bracing amounts shall be permitted to be multiplied by 0.85 provided that theadjusted bracing amount is not less than that required for the sites wind speed. The minimum length of bracedpanel shall not be less than required by Section R602.10.3.e. When the dead load of the roof/ceiling exceeds 15 psf, the bracing amounts shall be increased in accordancewith Section R301.2.2.2.1. Bracing required for a sites wind speed shall not be adjusted.

Spacing of braced wall lines shall not exceed 25 feet on center in boththe longitudinal and transverse directions in each story. R602.10.11.1

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For Methods 2, 3, 4, 6, 7 and 8 of section R602.10.3, each braced wallpanel shall be at least 48 inches (1219 mm) in length, covering aminimum of three stud spaces where studs are spaced 16 inches (406mm) on center and covering a minimum of two stud spaces wherestuds are spaced 24 inches (610 mm) on center. For Method 5, eachbraced wall panel shall be at least 96 inches (2438 mm) in lengthwhere applied to one face of a braced wall panel and at least 48 inches(1219 mm) where applied to both faces. R602.10.4

Exceptions:1. Lengths of braced wall panels for continuous woodstructural panel sheathing shall be in accordance with SectionR602.10.5.2. Lengths of alternate braced wall panels shall be inaccordance with Section R602.10.6.1 or Section R602.10.6.2.

When continuous wood structural panel sheathing is provided inaccordance with Method 3 of Section R602.10.3 on all sheathableareas of all exterior walls, and interior braced wall lines, whererequired, including areas above and below openings, bracing wallpanel lengths shall be in accordance with Table R602.10.5. Woodstructural panel sheathing shall be installed at corners in accordancewith Figure R602.10.5. The bracing amounts in Table R602.10.1 forMethod 3 shall be permitted to be multiplied by a factor of 0.9 forwall with a maximum opening height that does not exceed 85 percentof the wall height or a factor of 0.8 for walls with a maximum openingheight that does not exceed 67 percent of the wall height. R602.10.5

24


FIGURE R602.10.5TYPICAL EXTERIOR CORNER FRAMING FOR CONTINUOUS STRUCTURAL

PANEL SHEATHING; SHOWING REQUIRED STUD-TO-STUD NAILING

25


Alternate braced wall lines constructed in accordance with one of thefollowing provisions shall be permitted to replace each 4 feet (1219mm) of braced wall panel as required by Section R602.10.4. Themaximum height and minimum width of each panel shall be inaccordance with Table R602.10.6:1. In one-story buildings, each panel shall be sheathed on one face

with 3/8-inch-minimum-thickness (10 mm) wood structural panelsheathing nailed with 8d common or galvanized box nails inaccordance with Table R602.3(1) and blocked at all woodstructural panel sheathing edges. Two anchor bolts installed inaccordance with Figure R403.1(1) shall be provided in each panel.Anchor bolts shall be placed at panel quarter points. Each panelend stud shall have a tie-down device fastened to the foundation,capable of providing an uplift capacity in accordance with TableR602.10.6. The tie down device shall be installed in accordancewith the manufacturers recommendations.

2. In the first story of two-story buildings, each braced wall panelshall be in accordance with Item 1 above, except that the woodstructural panel sheathing shall be installed on both faces,sheathing edge nailing spacing shall not exceed 4 inches (102 mm)on center, at least three anchor bolts shall be placed at one-fifthpoints.

26


* Only reference SDC D0, D1 and D2 columns in our seismic zone

Alternate Braced Wall Panel Adjacent to a Door or Window27

Simpson STHD 14 or equal installed per manufacturer is allowed as the minimum tie down


All vertical joints of panel sheathing shall occur over, and be fastenedto, common studs. Horizontal joints in braced wall panels shall occurover, and be fastened to, common blocking of a minimum 1 inch (38mm) thickness. R602.10.7

The allowable spans of girders and headers fabricated of dimensionlumber shall not exceed the values set forth in Tables R502.5(1) andR502.5(2).

Wood stud walls shall be capped with a double top plate installed toprovide overlapping at corners and intersections with bearingpartitions. End joints in top plates shall be offset at least 24 inches(610 mm). Joints in plates need not occur over studs. Plates shall benot less than 2-inches (51 mm) nominal thickness and have a width atleast equal to the width of the studs. R602.3.2Exception: A single top plate may be installed in stud walls, providedthe plate is adequately tied at joints, corners and intersecting walls bya minimum 3-inch-by- 6-inch by a 0.036-inch-thick (galvanized steelplate that is nailed to each wall or segment of wall by six 8d nails oneach side, provided the rafters or joists are centered over the studswith a tolerance of no more than 1 inch The top plate may be omittedover lintels that are adequately tied to adjacent wall sections with steelplates or equivalent as previously described.

Where joists, trusses or rafters are spaced more than 16 inches (406mm) on center and the bearing studs below are spaced 24 inches (610mm) on center, such members shall bear within 5 inches (127 mm) ofthe studs beneath. R602.3.3Exceptions:1. The top plates are two 2-inch by 6-inch (38 mm by 140 mm) ortwo 3-inch by 4-inch (64 mm by 89 mm) members.2. A third top plate is installed.3. Solid blocking equal in size to the studs is installed to reinforcethe double top plate.

28


TABLE R602.3(1) EXCERPTSFastener Schedule for Structural Members

Joist to sill or girder, toe-nail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-8d2 sub floor (decking) to joist or girder, blind and face nail . . . . . . 2-16dSole plate to joist or blocking, face nail . . . . . . . . . . . . . . . 16d @ 16 o.c.Sole plate to joist or blocking at braced wall panels . . . 3-16d @ 16 o.c.Top or sole plate to stud, end nail . . . . . . . . . . . . . . . . . . . . . . . . . . 2-16dStud to sole plate, toe nail . . . . . . . . . . . . . . . . . . . . . . . . . . 3-8d or 2-16dDouble studs, face nail . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10d @ 24 o.c.Built up corner studs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10d @ 24 o.c.Double top plates, face nail . . . . . . . . . . . . . . . . . . . . . . . . 10d @ 24 o.c.Double top plates w/min. 48 lap, face nail lap area . . . . . . . . . . . . 8-16dBlocking between rafters or joists to top plate, toe nail . . . . . . . . . . . 3-8dRim joist to top plate, toe nail . . . . . . . . . . . . . . . . . . . . . . . . 8d @ 6 o.c.Top plates at corner laps and intersections, face nail . . . . . . . . . . . . 2-10dBuilt up header, two pieces w/ spacer . . . . 16d @ 16 o.c. at ea. edgeContinued header, two pieces . . . . . . . . . . . . . 16d @ 16 o.c. at ea. edgeContinuous header to stud, toe nail . . . . . . . . . . . . . . . . . . . . . . . . . . 4-8dCeiling joists to plate, toe nail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-8dCeiling joist, lap over partition, face nail . . . . . . . . . . . . . . . . . . . . 3-10dCeiling joist to parallel rafter, face nail . . . . . . . . . . . . . . . . . . . . . . 3-10dRafter to top plate, toe nails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-16dRafter to ridge, valley or hip, face nail . . . . . . . . . . . . . . . . . . . . . . 3-16dRafter to ridge, valley or hip, toe nail . . . . . . . . . . . . . . . . . . . . . . . 4-16dRafter ties to rafter, face nail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-8dBuilt up girder or beam with 2 lumber layers, nail each layer with 10d at32 o.c. top and bottom staggered w/ two nails at ends and at splices.

Wood Structural Panels (wall, floor & roof) to Framing

5/16-1/2 (floor or wall) 6 o.c. @ edges and 12 o.c. @ field . . . . . . 6d5/16-1/2 (roof) 6 o.c. @ edges and 12 o.c. @ field . . . . . . . . . . . . .8d11/8-11/4 6 o.c. @ edges and 12 o.c. @ field . . . 10d or 8d deformed

Note: All fasteners are smooth common unless otherwise stated.

29

Floor Framing Inspection

Braced wall line sole plates shall be fastened to the floor framing andtop plates shall be connected to the framing above in accordance withTable R602.3(1). Sills shall be fastened to the foundation or slab inaccordance with Sections R403.1.6 and R602.11. Where joists areperpendicular to the braced wall lines above, blocking shall beprovided under and in line with the braced wall panels. Where joistsare perpendicular to braced wall lines below, blocking shall beprovided over and in line with the braced wall panels. Where joists areparallel to braced wall lines above or below, a rim joist or otherparallel framing member shall be provided at the wall to permitfastening per Table R602.3(1). R602.10.8

A load path for lateral forces shall be provided between floor framingand braced wall panels located above or below a floor, as specified inSection R602.10.8. R502.2.1

Spans for floor joists shall be in accordance with Tables R502.3.1(1)and R502.3.1(2). R502.3

Joists under parallel bearing partitions shall be of adequate size tosupport the load. Double joists, sized to adequately support the load,that are separated to permit the installation of piping or vents shall befull depth solid blocked with lumber not less than 2 inches (51 mm) innominal thickness spaced not more than 4 feet (1219 mm) on center.Bearing partitions perpendicular to joists shall not be offset fromsupporting girders, walls or partitions more than the joist depth unlesssuch joists are of sufficient size to carry the additional load. R502.4

The ends of each joist shall have a bearing of at least 1 on wood ormetal and 3 on masonry or concrete. IRC R502.6

Joist framing from opposite sides shall have a minimum of 3 lap atthe bearing support. IRC R502.6.1

Joists shall be supported laterally at the ends by full-depth solidblocking not less than 2 inches (51 mm) nominal in thickness; or byattachment to a full-depth header, band or rim joist, or to an adjoiningstud or shall be otherwise provided with lateral support to preventrotation.Exception: In Seismic Design Categories D0, D1 and D2, lateralrestraint shall also be provided at each intermediate support. R502.7

Wood floor trusses shall be designed by a registered professional andshall be approved by the engineer of record and the building official.The truss design documents shall be available at the time ofinspection. IRC R502.11

30

Floor Framing Inspection Structural capacities and design provisions for prefabricated wood I

joists shall be provided with engineering from the supplier andapproval of the engineer of record.

Floor sheathing shall comply with Table R503.2.1.1(1)Wood structural panel sheathing shall be identified by a grade mark of

certificate of inspection issued by an approved agency.Where used as subflooring or combination subfloor underlayment,

wood structural panels shall be of one of the grades specified in TableR503.2.1.1(1)

Wood structural panels used as subfloor or combination subfloorunderlayment shall be attached to wood framing in accordance withTable R602.3(1) Excerpts

31

Floor Framing Inspection

Floors shall be designed and constructed in accordance with theprovisions of Figure R502.2

FIGURE R502.2FLOOR CONSTRUCTION

32

Roof Framing Inspection

Roof and ceiling construction shall be capable of accommodating allloads and transmitting them to supporting structural elements asindicated on the approved plans. IRC R301, R801.2

Load bearing lumber for rafters, trusses and ceiling joists shall beidentified by a grade stamp provided by an approved agency. IRCR802.1

Structural glue laminated timbers shall be manufactured and identifiedper approved plans and as required in AITC A190.1 and ASTM D3737 IRC R802.1.4

Components of roofs and ceilings shall be fastened in accordance withTable R602.3 (1) or as indicated on approved plans. IRC R802.2

Wood trusses shall be designed in accordance with acceptedengineering practice. The design and manufacture of metal-plate-connected wood trusses shall comply with ANSI/TPI 1. The trussdesign drawings shall be prepared by a registered professional IRCR802.10.2

33


Trusses shall be braced to prevent rotation and provide lateralstability in accordance with the requirements specified in theconstruction documents for the building and on the individualtruss design drawings. In the absence of specific bracingrequirements, trusses shall be braced in accordance with theBuilding Component Safety Information (BCSI 1-03) Guide toGood Practice for Handling, Installing & Bracing of Metal PlateConnected Wood Trusses. IRC R802.10.3

www.sbcindustry.com/bcsi.php

34

http://www.sbcindustry.com/bcsi.php


Trusses shall be connected to wall plates by the use of approvedconnectors having a resistance to uplift of not less than 175pounds and shall be installed in accordance with themanufacturers specifications. IRC R802.10.5

Typical approved connector per R802.10.5

A continuous load path shall be provided to transmit the upliftforces from the rafter ties to the foundation. IRC R802.11.1

Roof sheathing shall be identified by a grade mark issued by anapproved agency. IRC R803.2.1

NOTE:All floor, wall and roof-ceiling framing components shall be fastened asindicated on the approved plans or Fastener Schedule for StructuralMembers. IRC Table R602.3 (1)

35

Framing Inspection

Interior load-bearing walls shall be constructed, framed andfireblocked as specified for exterior walls. R602.4

Interior nonbearing walls shall be permitted to be constructed with 2-inch-by-3-inch (51 mm by 76 mm) studs spaced 24 inches (610 mm)on center or, when not part of a braced wall line, 2-inch-by-4-inch (51mm by 102 mm) flat studs spaced at 16 inches (406 mm) on center.Interior nonbearing walls shall be capped with at least a single topplate. Interior nonbearing walls shall be fireblocked in accordancewith Section R602.8. R602.5

Drilling and notching of studs shall be in accordance with thefollowing: R602.6

1. Notching. Any stud in an exterior wall or bearing partitionmay be cut or notched to a depth not exceeding 25 percentof its width. Studs in nonbearing partitions may be notchedto a depth not to exceed 40 percent of a single stud width.

2. Drilling. Any stud may be bored or drilled, provided that thediameter of the resulting hole is no more than 60 percent ofthe stud width, the edge of the hole is no more than 5/8 inch(16 mm) to the edge of the stud, and the hole is not locatedin the same section as a cut or notch. Studs located inexterior walls or bearing partitions drilled over 40 percentand up to 60 percent shall also be doubled with no more thantwo successive doubled studs bored. See Figures R602.6(1)and R602.6(2).

Exception: Use of approved stud shoes is permitted when they areinstalled in accordance with the manufacturers recommendations.

36

Framing Inspection

When piping or ductwork is placed in or partly in an exterior wall orinterior load-bearing wall, necessitating cutting, drilling or notching ofthe top plate by more than 50 percent of its width, a galvanized metaltie of not less than 0.054 inch thick (1.37 mm) (16 ga) and 1 inches(38 mm) wide shall be fastened across and to the plate at each side ofthe opening with not less than eight 16d nails at each side orequivalent. See Figure R602.6.1.Exception: When the entire side of the wall with the notch or cut iscovered by wood structural panel sheathing. R602.6.1

38

Framing Inspection

Fireblocking shall be provided to cut off all concealed draft openings (bothvertical and horizontal) and to form an effective fire barrier between stories,and between a top story and the roof space. Fireblocking shall be provided inwood-frame construction in the following locations.

In concealed spaces of stud walls and partitions, including furredspaces and parallel rows of studs or staggered studs; as follows:

o Vertically at the ceiling and floor levels.o Horizontally at intervals not exceeding 10 feet (3048 mm).

At all interconnections between concealed vertical and horizontalspaces such as occur at soffits, drop ceilings and cove ceilings.

39

Framing Inspection


In concealed spaces between stair stringers at the top and bottom ofthe run. Enclosed spaces under stairs shall comply with SectionR311.2.2.

40

Framing Inspection


At openings around vents, pipes, ducts, cables and wires at ceiling andfloor level, with an approved material to resist the free passage offlame and products of combustion

Factory-built chimneys shall be listed and labeled and shall beinstalled and terminated in accordance with the manufacturersinstallation instructions.

41

Framing Inspection

Stairways

Stairways shall not be less than 36 inches (914 mm) in clear width atall points above the permitted handrail height and below the requiredheadroom height.

Handrails shall not project more than 4.5 inches (114 mm) on eitherside of the stairway and the minimum clear width of the stairway atand below the handrail height, including treads and landings, shall notbe less than 31.5 inches (787 mm) where a handrail is installed on oneside and 27 inches (698 mm) where handrails are provided on bothsides.

The minimum headroom in all parts of the stairway shall not be lessthan 6 feet 8 inches (2036 mm) measured vertically from the slopedplane adjoining the tread nosing or from the floor surface of thelanding or platform.

The maximum riser height shall be 7 inches (196 mm). The risershall be measured vertically between leading edges of the adjacenttreads. The greatest riser height within any flight of stairs shall notexceed the smallest by more than 3/8 inch (9.5 mm).

42

Framing Inspection

Stairways

The minimum tread depth shall be 10 inches (254 mm). The treaddepth shall be measured horizontally between the vertical planes ofthe foremost projection of adjacent treads and at a right angle to thetreads leading edge.

The greatest tread depth within any flight of stairs shall not exceed thesmallest by more than 3/8 inch (9.5 mm).

Winder treads shall have a minimum tread depth of 10 inches (254mm) measured as above at a point 12 inches (305 mm) from the sidewhere the treads are narrower. Winder treads shall have a minimumtread depth of 6 inches (152 mm) at any point. Within any flight ofstairs, the largest winder tread depth at the 12 inch (305 mm) walkline shall not exceed the smallest by more than 3/8 inch (9.5 mm).

There shall be a floor or landing at the top and bottom of eachstairway.

The width of each landing shall not be less than the width of thestairway served. Every landing shall have a minimum dimension of 36inches (914 mm) measured in the direction of travel.

A flight of stairs shall not have a vertical rise larger than 12 feet (3658mm) between floor levels or landings.

o Exception: A floor or landing is not required at the top of aninterior flight of stairs, including stairs in an enclosed garage,provided a door does not swing over the stairs.

Spiral stairways are permitted, provided the minimum width shall be26 inches (660 mm) with each tread having a 7-inches (190 mm)minimum tread depth at 12 inches from the narrower edge. All treadsshall be identical, and the rise shall be no more than 9 inches (241mm). Minimum headroom of 6 feet 6 inches (1982 mm) shall beprovided.

Enclosed accessible space under stairs shall have walls, under stairsurface and any soffits protected on the enclosed side with -inch (13mm) gypsum board.

Hallways

The minimum width of a hallway shall be not less than 3 feet

43

Framing Inspection

Doors

Not less than one exit door shall be provided for each dwelling unit. The required exit door shall provide for direct access from the

habitable portions of the dwelling to the exterior without requiringtravel through a garage.

The required exit door shall be door not less than 3 feet in width and 6feet 8 inches in height. Other doors shall not be required to complywith these minimum dimensions.

Emergency escape and rescue

Every sleeping room shall have at least one operable emergency andrescue opening. Such opening shall open directly into a public street,public alley, yard or court.

Where emergency escape and rescue openings are provided they shallhave a sill height of not more than 44 inches above the floor.

All emergency escape and rescue openings shall have a minimum netclear opening of 5.7 square feet

o Exception: Grade floor openings shall have a minimum netclear opening of 5 square feet

The minimum net clear opening height shall be 24 inches The minimum net clear opening width shall be 20 inches

Windows

IdentificationEach pane of glazing installed in hazardous locations shall be provided witha manufacturers designation specifying who applied the designation,designating the type of glass and the safety glazing standard with which itcomplies, which is visible in the final installation. The designation shall beacid etched, sandblasted, ceramic-fired, laser etched, embossed, or be of atype which once applied cannot be removed without being destroyed. Alabel shall be permitted in lieu of the manufacturers designation.

44

Windows

Hazardous locations The following shall be considered specific hazardous locations for the

purposes of glazing:o Glazing in swinging doors except jalousies.o Glazing in fixed and sliding panels of sliding door assemblies

and panels in sliding and bifold closet door assemblies.o Glazing in all unframed swinging doors.o Glazing in doors and enclosures for hot tubs, whirlpools,

saunas, steam rooms, bathtubs and showers. Glazing in any partof a building wall enclosing these compartments where thebottom exposed edge of the glazing is less than 60 inches (1524mm) measured vertically above any standing or walkingsurface.

o Glazing, in an individual fixed or operable panel adjacent to adoor where the nearest vertical edge is within a 24-inch (610mm) arc of the door in a closed position and whose bottomedge is less than 60 inches (1524 mm) above the floor orwalking surface.

o Glazing in an individual fixed or operable panel, other thanthose locations described in Items 5 and 6 above, that meets allof the following conditions:

o Exposed area of an individual pane larger than 9 square feeto Bottom edge less than 18 inches (457 mm) above the flooro Top edge more than 36 inches (914 mm) above the flooro One or more walking surfaces within 36 inches (914 mm)

horizontally of the glazingo All glazing in railings regardless of an area or height above a

walking surface. Included are structural baluster panels andnonstructural infill panels.

o Glazing adjacent to stairways, landings and ramps within 36inches (914 mm) horizontally of a walking surface when theexposed surface of the glass is less than 60 inches (1524 mm)above the plane of the adjacent walking surface.

o Glazing adjacent to stairways within 60 inches (1524 mm)horizontally of the bottom tread of a stairway in any directionwhen the exposed surface of the glass is less than 60 inches(1524 mm) above the nose of the tread.

45

Windows

Window sills In dwelling units, where the opening of an operable window is located

more than 72 inches (1829 mm) above the finished grade or surfacebelow, the lowest part of the clear opening of the window shall be aminimum of 24 inches (610 mm) above the finished floor of the roomin which the window is located. Glazing between the floor and 24inches (610 mm) shall be fixed or have openings through which a 4-inch-diameter (102 mm) sphere cannot pass.

Exceptions:1. Windows whose openings will not allow a 4-inch-diameter(102 mm) sphere to pass through the opening when the opening is inits largest opened position.2. Openings that are provided with window guards that complywith ASTM F 2006 or F 2090.

46

Windows

Flashing Approved corrosion-resistant flashing shall be applied shingle-fashion

in such a manner to prevent entry of water into the wall cavity orpenetration of water to the building structural framing components.The flashing shall extend to the surface of the exterior wall finish.Approved corrosion-resistant flashings shall be installed at all of thefollowing locations:

o Exterior window and door openings. Flashing at exteriorwindow and door openings shall extend to the surface of theexterior wall finish or to the water-resistive barrier forsubsequent drainage.

47

Windows

Testing and labeling Exterior windows and sliding doors shall be tested by an approved

independent laboratory, and bear a label identifying manufacturer,performance characteristics and approved inspection agency toindicate compliance with AAMA/WDMA/CSA 101/I.S.2/A440.

Fenestration shall be tested by an approved independent laboratory,listed by an approved entity, and bear a label identifyingmanufacturer, performance characteristics, and approved inspectionagency to indicate compliance with the requirements of the followingspecification:

1. ASTM E 1886 and ASTM E 1996; or2. AAMA 506.

EXTERIOR COVERING

Water-resistive barrier Exterior walls shall provide the building with a weather-resistant

exterior wall envelope. The exterior wall envelope shall be designedand constructed in a manner that prevents the accumulation of waterwithin the wall assembly by providing a water-resistant barrier and ameans of draining water that enters the assembly to the exterior.

Oh Shucks! We forgot the paper!

48

Rough Mechanical Inspection

Installation Heating and cooling equipment and appliances shall be installed in

accordance with the manufacturers installation instructions and therequirements of the code.

Access Heating and cooling equipment shall be located with respect to

building construction and other equipment to permit maintenance,servicing and replacement. Clearances shall be maintained to permitcleaning of heating and cooling surfaces; replacement of filters,blowers, motors, controls and vent connections; lubrication of movingparts; and adjustments.

Auxiliary and secondary drain systems A secondary drain or auxiliary drain pan shall be required for each

cooling or evaporator coil where damage to any building componentswill occur as a result of overflow from the equipment drain pan orstoppage in the condensate drain piping.

49


Condensate waste and drain line size shall be not less than -inchinternal diameter and shall not decrease in size from the drain panconnection to the place of condensate disposal. Where the drain pipesfrom more than one unit are joined together for condensate drainage,the pipe or tubing shall be sized in accordance with an approvedmethod. All horizontal sections of drain piping shall be installed inuniform alignment at a uniform slope. IRC M1411.3.2

Secondary condensate line to discharge at a point that is readilyobserved UMC 310.2 and IRC M1411.3.1

Duct work and diffusers sized per approved plans. UMC 601 and IRCM1401.3

Duct work properly supported (flex duct min. 4) UMC 604.4 andIRC M1601.3.2

Support and secure refrigerant piping within 6 from the first bendfrom the compressor and within 2 of subsequent bends and aminimum of 15 on center. UMC 1111.2

Gas furnaces to be vented by a system designed and constructed todevelop a positive flow to convey combustion products to the outsideatmosphere. UMC 801

Gas furnaces located in garages to have a minimum of 18 from thegarage floor to the source of ignition. UMC 308 and IRC G2408

Gas furnaces located in garages shall be guarded against damage bybeing elevated or located behind protective barriers. UMC 308

Dryer ducts shall not be connected or installed with screws orfasteners that will obstruct air flow and trap lint. UMC 504.3 and IRCM1501.1

Dryer vent terminations shall have back draft dampers except whenterminating at a roof. UMC 504.3 and IRC M1501.1

The maximum length of a clothes dryer exhaust duct shall not exceed14 feet from the dryer location to the outlet terminal. The maximumlength of the duct shall be reduced 2 feet for each 90 degree bend.UMC 504.3.2.2

Factory built fireplaces shall be installed per the manufacturersinstallation instructions. UMC 304.1, 912.0 and IRC R1002.1

Factory built fireplaces installed in exterior locations shall be listedfor that use. UMC 304.1

50


Gas vents (factory-built chimneys) shall have a minimum clearance tocombustibles as per the manufacturers installation instructions. UMC304.1

A gas vent passing through a roof shall extend through the roofflashing, roof jack or roof thimble and shall be terminated by a listedtermination cap.

A Type B or L gas vent shall terminate at least 5 feet in vertical heightabove the highest connected appliance draft hood or flue collar. AType B-W gas vent shall terminate at least 12 feet (3658 mm) invertical height above the bottom of the wall furnace.

Gas vents that are 12 inches or less in size and located not less than 4feet from a vertical wall or similar obstruction shall terminate abovethe roof. Local amendment

In concealed locations, where a vent is installed through holes ornotches in studs, joists, rafters or similar members less than 1.5 inchesfrom the nearest edge of the member, the vent shall be protected byshield plates. Shield plates shall be a minimum of 1/16-inch-thicksteel, shall cover the area of the vent where the member is notched orbored.

51

Type B gas vent in contactwith roof sheathing.


A gas vent shall terminate with a listed cap or listed roof assembly aminimum of 12 from the roof surface to the lowest dischargeopening. UMC 802.6.2.1 and UMC Figure 8-2

Venting systems shall be sized and constructed in accordance with orother approved engineering methods and the gas vent and appliancemanufacturers installation instructions.

Chimneys and gas vents for factory built fireplaces shall be installedper manufacturers instructions and UL127 and UMC 304.1

52


Attics containing appliances requiring access shall have an openingand a clear and unobstructed passageway large enough to allowremoval of the largest appliance, but not less than 30 inches highand 22 inches wide and not more than 20 feet long when measuredalong the centerline of the passageway from the opening to theappliance. The passageway shall have continuous solid flooringnot less than 24 inches wide. A level service space at least 30inches deep and 30 inches wide shall be present along all sides ofthe appliance where access is required. The clear access openingdimensions shall be a minimum of 20 inches by 30 inches, wheresuch dimensions are large enough to allow removal of the largestappliance. UMC 904.11.2

A luminaire controlled by a switch located at the requiredpassageway opening and a receptacle outlet shall be installed at ornear the appliance location. UMC 904.11.5

53

Rough Plumbing Inspection

Plastic and copper piping within 1 (UPC 313.9) require protectionby steel plates.

Water piping shall have an air test of 50 psi minimum or a watertest not less than the working pressure under which it is to be usedfor a period of 15 minutes minimum. UPC 609.4

Drain, waste and vent (DWV) piping shall have a minimum air testof 5 psi or a water test with a 10 foot head above the section tested(except the uppermost 10 of the system) for a period of 15minutes minimum. UPC 712

Drainage, waste and vent piping and fittings shall be cast iron,galvanized steel, galvanized iron, lead, copper, brass, schedule 40ABS DWV, schedule 40 PVC DWV. UPC 701.1

Accessible shut off valve required at water supply. UPC 605.0Water supply systems where quick acting valves such as automatic

cloths washer and dishwasher shall be provided with devices toabsorb water hammer. UPC 609.10

Approved plumbing components shall be used. UPC 301 Compliance with approved plans for gas piping size is required.

UPC 1217.0 & Table 12-3. All piping shall be protected from damage UPC 313.0 Drainage piping shall maintain units vertical to 12 units

horizontal (2%) grade. UPC 708

54

Plastic and copper pipingwithin 1 (UPC 313.9)require protection by steelplates


UPC Table 3-2

All piping shall be supported according to UPC Table 3-2 Clothes washer stand pipe shall be a minimum of 18 above the trap.

UPC 804.1 Vent pipes shall be no smaller than 1 nor less than the diameter

of the drain to which it is connected. UPC 904.1 Each plumbing fixture trap shall be vented. UPC 901 Island sinks require drain and vent system independent of other

fixtures. UPC 909.0 All drainage systems require readily accessible clean outs. UPC 707 Shower receptors shall be tested for water tightness by filling with

water to the level of the rough threshold. UPC 412.8.1 Any structural member damaged shall be repaired or replaced as

required by the administrative authority. UPC 313.11

55


DO NOT install Wirsbo PEX within 12 of any un-insulated recessed light.Excerpt from WIRSBO Installation Handbook

DO NOT install Wirsbo PEX within 6 of any gas appliance vents. Excerpt fromWIRSBO Installation Handbook

All materials used shall be installed in strict accordance with thestandards under which the materials are accepted and approved. In theabsence of such installation procedures, the manufacturersinstallation instructions shall be followed.

56

Rough Electrical Inspection

Electrical equipment shall be installed in a neat and workmanlikemanner. NEC 110.12

Old used or damaged material and equipment shall not be used orinstalled in any work. NEC 110.12 (C)

A single family dwelling service shall have a minimum rating of notless than 100 amperes, 3-wire and shall be sized according to theapproved calculation work sheet. NEC 230.79 (C)

The grounding electrode conductor shall be attached to thegrounding electrode (UFER) by exothermic weld or listed lugs,clamps or other listed and approved means and shall be accessibleand secure. NEC 250.68 (A) & 250.70

57


If available, metal underground pipe in contact with the earth aminimum of 10, metal frame of the building and rod electrodesnot less than 8 long and 5/8 in diameter copper clad or a listednon-ferrous rod not less than in diameter shall be bondedtogether to form the grounding electrode system. NEC 250.50

Aluminum electrodes and metal underground gas piping systemshall not be used as grounding electrodes. NEC 250.52 (7) (B)

Equipment grounding conductors shall be isolated from thegrounded conductors at a sub main (panel board). NEC 408.40

The minimum working space at the main panel board and anyother panel boards shall be no less that 30 horizontal and 3 depthfrom the equipment. Some conditions require additional space.NEC 110.26 (A)

Unused openings in boxes, enclosures and cabinets shall beeffectively closed. NEC 110.12 (A)

The minimum number of circuits serving a countertop for smallappliances shall be two 20 amperes. NEC 210.52 (B) (1)

Bathrooms shall have at least one 20-ampere circuit and shall serveno other outlets. NEC 210.11(C) (3)

Bathrooms shall have at least one outlet within 3 of the outsideedge of the basin. NEC 210.52 (D)

An outlet shall be installed at the front and the back of the dwellingand be accessible at grade level. NEC 210.52 (E)

A minimum of one outlet shall be installed at each basement andgarage. NEC 210.52 (G)

Hallways of 10 or more in length shall have a minimum of oneoutlet. NEC 210.52 (H)

Receptacles shall be installed along the floor line in any wall spaceso that no point is more than 6 from a receptacle outlet in everykitchen, dining room, den, bedroom living room, recreation roomor similar room. NEC 210.52 (A)

At least one wall switched lighting outlet shall be installed in everyhabitable room, hallway, stairs, outdoor entrances, storage rooms,attics containing serviceable equipment and garages. NEC 210.70

58


All metal boxes shall be grounded by a metal screw or listeddevice used for no other purpose than grounding that box. NEC250.148 (C)

All equipment grounding conductors installed in a box for a deviceshall be joined within the box so that if a device is replaced it willnot interrupt the continuity. NEC 250.148

A minimum of 6 of free conductor shall be available at eachswitch point, outlet, and junction or where devices and luminariesare attached. NEC 300.14

Raceways, cable assemblies, boxes, cabinets and fittings shall besecurely fastened in place. NEC 300.11

Cables and insulated conductors installed in raceways forunderground installations shall be listed for use in wet locations.NEC 100

Nonmetalic-sheathed cable shall be secured by staples, cable ties,straps, hangers or similar fittings installed so as not to damage thecable at intervals not exceeding 4 feet and within 12 of everycabinet, box or fitting or *8 for NM boxes. Flat cables shall not bestapled on edge. NEC 334.30 *See NEC 314.17 (C) Exception forNM Boxes

Nonmetalic cables shall be secured to each metal cabinet andprotected from abrasion. NEC 312.5 (B) & (C)

Outlet boxes or outlet box systems used as the sole support of aceiling-suspended (paddle) fan shall be listed, shall be marked bytheir manufacturer as suitable for this purpose, and shall notsupport ceiling-suspended (paddle) fans that weigh more than 70pounds. For outlet boxes or box systems designed to supportceiling-suspended (paddle) fans that weigh more than 35 pounds,the required marking shall include the maximum weight to besupported. NEC 314.27 (D)

Type IC recessed luminaries shall be permitted to be in contactwith combustible materials such as insulation. NEC 410.66 (A) (2)

Interconnected smoke alarms shall be installed in each sleepingarea, outside of each sleeping area in the immediate vicinity and ateach additional story including basements and be interconnected.IRC R313

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Cables installed through bored holes within 1 of the face of thestuds or other wood framing members shall be protected by a steelplate at least 1/16th inch thick. NEC 300.4 (A) (1)

Where cables run across the top of joists within 6 of an attic access,the cables shall be protected by substantial guard strips at least as highas the cable. NEC 320.23 (A)

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Insulation Inspection

This inspection may be the most important inspection. This is theinspection where the inspector may review the minor items from theprevious inspections for compliance. It also allows the inspector to take asecond look at everything before it is covered up.

All components, windows, ducting, chinking and insulation R valuesshall comply with the approved documents.

A thermal resistance (R) identification mark shall be applied by themanufacturer to each piece of insulation 12 inches or greater in widthor the installer shall provide a signed and dated certification. IECC102.5.1

Where eave roof vents are installed, a minimum of 1 space shall beprovided between the roof sheathing and the insulation at the area ofthe vent. IRC R806.3

Combustible insulation shall be separated a minimum of 3 from heatproducing devices. IRC R808.1

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Gypsum Wallboard Inspection

Maximum spacing of supports, size of fasteners, type of fastenersand spacing shall comply with IRC Table R702.3.5

Weather protection shall be provided prior to installation ofmaterials sensitive to adverse weather. IRC R701.2

Interior gypsum board shall not be installed where exposed toweather or water. IRC R702.3.5

Water resistant gypsum board for use as a backer for ceramic tileor similar materials shall not be permitted on ceilings where thesupport exceeds 12 o.c. or where there will be direct exposure towater. IRC R702.4.2 & R702.4.3

Garages beneath habitable rooms shall have a minimum of 5/8Type X gypsum board at the ceiling. The structure supporting theceiling shall be protected by not less than inch gypsum board orequivalent. IRC R309.2

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Gypsum Wallboard Inspection

Excerpts from Table R702.3.5

a = for application without adhesive, a pair of nails spaced not less than 2 inches apart ormore than 2-1/2 inches apart may be used with a pair of nails spaced 12 inches on center.

b = Screws shall be Type S or W per ASTM C 1002 and shall be sufficiently long topenetrate wood framing not less than 5/8 inch and metal framing not less than 3/8 inch.

c = Where metal framing is used with a clinching design to receive nails, the nails shall not beless than 5/8 inch longer than the gypsum board thickness with ringed shanks.

d = 3/8 inch thick gypsum board shall not be used on a ceiling where a water based texturedfinish is to be applied, or where it will be required to support insulation. On ceilingapplications to receive a water-based texture material, the gypsum board shall be appliedperpendicular to the framing. When applying a water-based texture, the minimum gypsumboard thickness shall be for 16 on center framing and 5/8 for 24 on center framing.

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Exterior Lath Inspection

Exterior walls shall provide the building with a weather-resistanceenvelope. This envelope may be paperbacked stucco lath or asphaltsaturated felt weighing a minimum of 15 pounds per 100 squarefeet or other approved material. IRC R703.1 & R703.2

All lath and fasteners shall be of corrosion-resistance material.Fasteners for expanded metal or woven wire lath shall be 1 11gage nails with 7/16 inch head or 7/8 16 gage staples spaced nomore than 6 o.c. or as otherwise approved. IRC R703.6.1

A minimum no. 26 galvanized sheet gage weep screed with aminimum vertical attachment flange of 3 1/2 shall be provided ator below the foundation plate line. The weep screed shall be aminimum of 4 above earth and 2 above paved areas and shallallow trapped water to drain from it. IRC R703.6.2.1

All exterior insulation finish systems shall be installed inaccordance with the manufacturers installation instructions. IRCR703.9

Approved corrosion-resistive flashing shall be installed at windowsand doors in such a manner to prevent entry of water into the wallcavity. IRC R703.8

Stucco Inspection

Three Coat

After a minimum of seven days of curing, the second coat (brown)requires inspection. IRC Table R702.1 (3)

Verify uniform thickness and coverage. Verify the seal of wallpenetrations. IRC R703.6

One Coat

Applicators certification card required for final BuildingInspection

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Gas Tag Inspection

Pressure test gas piping at 10 psi minimum for 15 minutesminimum with air, CO2 or nitrogen. UPC 1204.3.2

Welded gas piping shall be tested at 60 psi minimum for 30minutes minimum with air, CO2 or nitrogen. UPC 1204.3.2

Gas piping shall be tested after all parts intended to be covered arecovered and before any valve or appliance are installed. UPC1204.3.2

Test gauges shall not have a pressure range greater than twice thatof the test pressure required. UPC 319.4

Tests requiring 10 psi minimum shall be done with gauges of 1/10pound incrementation or less. UPC 319.1

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Electrical Tag Inspection

Circuit breakers and disconnecting means shall be marked toindicate its purpose. NEC 110.22

Internal parts, including bus bars, terminals and other surfacesshall not be damaged or contaminated by materials such as paint,plaster, cleaners, abrasives or corrosive residues. NEC 110.12 I

Terminals for more than one conductor and terminals used toconnect aluminum shall be so identified. NEC 110.14 (A)

Conductors of dissimilar metals shall not be intermixed in aterminal. Materials such as inhibitors and compounds shall besuitable for the use. NEC 110.14

All live parts shall be guarded against accidental contact by anapproved enclosure. NEC 110.27

Circuit breakers shall be sized accordingly for the conductor.NEC 240.4 (D)

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Electrical Tag Inspection

Switches shall be effectively grounded. NEC 404.9 (B) Receptacles shall be mounted in boxes designed for the purpose

and shall be securely fastened in place. NEC 406.4 Receptacle face plates shall be installed to completely cover the

opening. NEC 406.5 Cord connected lights, hanging lights, lighting track or ceiling fans

shall not be located within three feet horizontally or eight feetvertically from the top of a bath tub or shower threshold. NEC410.4 (D)

Light fixtures with exposed metal parts shall be provided with ameans for connecting the equipment grounding conductor. NEC410.20

Light fixtures installed in wet or damp locations shall be installedso that water cannot enter the wiring compartment. NEC 410.4 (A)

Light fixtures shall be securely supported. NEC 410.15 (A)

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Final Mechanical Inspection

Gas vent connectors shall be attached to factory built Type B orType L vent material and appliance draft hoods with three sheetmetal screws, rivets or approved means. Single wall metal pipeused as a connector shall not originate or pass through an attic,inside wall or concealed space. UMC 802.10.7

Gas vents shall terminate at least 5 from the vent collar of theappliance it serves. UMC 802.7.3.1

Gas vents shall extend above the roof at least 1 above the pointwhere they pass through the roof and shall comply with Figure 8-2UMC 802.6.2

Verify equipment placement, installation and labeling.UMCChapter 3

Fuel burning equipment shall be provided a sufficient supply ofcombustion air. Combustion air may be obtained from within theroom where the equipment is located if 50 cubic feet of free airspace for each 1,000 Btu of appliance input is met. UMC 701.2.1

Dampers are prohibited within combustion air ducts. UMC 701.11 Appliances located in spaces with less than 50 cubic feet of free air

volume for every 1,000 Btu of appliance input shall havecombustion air provided. UMC 701

Clothes dryer ducts shall terminate on the exterior and have anoperational back draft damper without screens or obstructions.UMC 504.3.1

Secondary condensate line shall be free of obstructions and locatedat a point that is readily observed UMC 310.2

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Decorative gas appliances (fire places) shall be installed as permanufacturers instructions. UMC 304.1

Appliances shall be accessible for service or replacement withoutremoving permanent construction. UMC 305.0

Heating and cooling equipment located in a garage whichgenerates a glow, spark or flame shall be installed at least 18above the floor. UMC 308.0 and IRC M1307.3

Appliances located in garages shall be protected by barriers orelevated out of the normal path of vehicles. UMC 308.0 and IRCM1307.3.1

Secondary condensate line shall be free of obstructions and locatedat a point that is readily observed UMC 310.2 and IRC M1411.3

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A compressor or condensing unit supported from the ground shallrest on a concrete or other approved base not less than 3 above theground. UMC 1106.2

Except for equipment mounted on the roof or an exterior wall, lightfixtures shall be installed to provide proper illumination. UMC1106.4

A 120 volt electrical receptacle shall be located within 25 ofequipment. UMC 309.0

A means of disconnect shall be within sight and adjacent toequipment. UMC 309.0

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Final Plumbing Inspection

Each plumbing fixture shall be provided with an adequate supply ofwater. Maximum pressure shall be 80 psi. UPC 601.1 & 608.2

A full way valve shall be installed on the discharge side of the watermeter and on the supply pipe at the water heater. UPC 605.2

A control valve shall be installed ahead of each fixture and appliance.UPC 605.5

All control or shut off valves shall be accessible. UPC 605.6

Relief valves (hot water heater T & P) located inside a buildingshall be provided with a drain to the outside of the building withthe discharge pointing down not more than 2 and at least 6 fromthe ground. UPC 608.5

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Final Plumbing Inspection

Equipment located in a garage which generates a glow, spark orflame shall be installed at least 18 above the floor. UMC 508.14(1)

Cross connection control shall be provided. UPC 603 Hose bibs shall be protected by a listed non removable backflow

preventor. UPC 603.4.7 Lawn sprinklers and irrigation systems shall be protected from

backflow by an atmospheric vacuum breaker, a pressure vacuumbreaker or a reduced pressure backflow preventor. UPC 603.4.6

An air gap of at least 1 shall be provided when potable water isdischarged into a drainage system (water softener brine line, etc.)UPC 603.3.5

Clean outs for sanitary drainage systems shall be readilyaccessible. UPC 707.9

Approved air gap fitting required on the discharge side of thedishwashing machine with the flood level (FL) marking at orabove the flood level of the sink or drainboard. UPC 807.4

Plumbing fixtures installed at final inspection shall be of approvedmaterials. UPC 401.1

Every dwelling shall be provided with a water closet (Toilet),lavatory and a bath tub or shower. IRC R306

Each dwelling shall be provided with a kitchen area and eachkitchen shall have a sink. IRC R306.2

All plumbing fixtures and washing machine outlets, except waterclosets, shall be provided with hot and cold water. IRC R306.4

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Final Electrical Inspection

Circuit breakers for air conditioning compressors shall be sizedaccording to the name plate marking on the unit. NEC 440.22 I

All outlets installed in bedrooms shall have arc-fault protection.NEC 210.12

Receptacles at bathrooms, garages, areas not intended as habitablerooms used for storage or work rooms, outdoors, crawl spaces,unfinished basements, at kitchen counter top spaces and within 6of all sinks requires GFCI protection. NEC 210.8

At least one wall switch controlled light at each habitable room isrequired. Receptacles controlled by a wall switch are permitted inrooms other than kitchens and bathrooms. NEC 210.70 (A) (1)

Additional lighting outlets shall be installed in hallways, stairways,garages, entry ways, and attics and under floor spaces used forstorage or servicing equipment and basements with wall controlledswitch. NEC210.70 (A) (2) & (3)

Hydromassage bathtubs (whirl pool-Jacuzzi) electrical equipmentshall be GFCI protected and be accessible without damaging thebuilding structure or finish. NEC 680.71

Hydromassage bathtubs metal piping systems, metal parts ofelectrical equipment and pump motors shall be bonded togetherwith a copper bonding jumper not smaller than AWG 8 solid. NEC680.74

Smoke Alarms shall be interconnected and have a primary powersource from the building wiring with a battery backup. IRC R313

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Final Building Inspection

Address numbers shall be visible and legible from the streetfronting the property. IRC R321

Address numbers shall be illuminated directly or indirectly so it isvisible at night. Porch or street lights are acceptable. Local Policy

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Surface drainage shall be diverted to a storm sewer or otherapproved point of collection. Lots shall be graded so surface waterdrains away from foundation walls, drains or swales may be usedto ensure drainage away from the structure. IRC R401.3

Concrete, masonry and ICF foundations shall extend abovefinished grade at least 6 unless masonry veneer is used.IRC R404.1.6 & R404.4.9

All egress doors shall be readily openable from the inside withoutthe use of a key or special knowledge. IRC R311.4.4

Openings from a garage directly into a bedroom shall not bepermitted. IRC R309.1

Doors between the dwelling and garage shall be minimum 1 3/8thick solid wood or steel or honeycomb steel or 20 minute rateddoors. IRC R309.1

Ducts in the garage or penetrating the walls or ceilings separatingthe garage from the dwelling shall be a minimum 26 gage sheetmetal or other approved material and shall have no openings intothe garage. IRC R309.1.1

The floor of the garage shall be of noncombustible material andshall be sloped to a drain or toward the vehicle doorway. IRCR309.3

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I think we need a landing here!

There shall be a floor or landing on each side of each exterior door.IRC R311.4.3

Enclosed attics and crawl spaces shall have cross ventilation notless than 1 square foot for every 150 square feet of area and shallcomply with IRC R408 and IRC R806

An attic access measuring at least 30 x 22 is required in areasthat exceed 30 sq. ft. and have a vertical height of 30 or higherand have electrical, mechanical or plumbing equipment which mayrequire service. Local amendment

Guards are required at porches, balconies and other floor surfaceslocated more than 30 above the floor or grade below of not lessthan 36 in height. IRC R312.1

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Certificate of Occupancy

Evidence of satisfactory final mechanical, final electrical, finalplumbing and final building inspections are required. R110.3

Post tension stressing certificate may be required. One coat stucco certificate may be required. Insulation certificate may be required. Approval of off site items (curb, sidewalk, street etc.) may be

required by The Public Works Department. Approval of conditions by The Fire Department may be required. Special inspection reports may be required.

Welcome to Your New Home

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Residential Inspection Guide.pdf

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Transcript of Residential Inspection Guide.pdf