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Common violations in residential construction seen after the certificate of occupancy. Based upon the current Residential Building Code and my observations-MD.
TOP TEN VIOLATIONS
“ Crawl spaces should be graded and drained properly to prevent water from accumulating deeper than ¾ inch and larger than 36 inches in diameter in crawl space area. Standing or ponding water shall not remain for extended periods after a rain (generally, no more than 48 hours) except in surfaces that drain other areas where sump pumps discharge. In these areas a longer period can be anticipated.
The possibility of standing water after an unusually heavy rainfall should be anticipated by the owner.”
#2. Grade about the building and standing water:
The SCRCS states: (50-4)The builder, to insure proper drainage away from the home, shall have established the necessary preliminary grades and swells. Standing or ponding water shall not
And: "
Site drainage must comply with all applicable building codes in jurisdiction. All sites must be prepared initially to prevent or reduce erosion from excessive water run off.
Homeowner maintenance is required after possession of site.
The 2003 IRC States: : 401.3 Drainage.
Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches (152 mm) within the first 10 feet (3048 mm).
Exception: Where lot lines, walls, slopes or other physical barriers prohibit 6 inches (152 mm) of fall within 10 feet (3048 mm), drains or swales shall be provided to ensure drainage away from the structure.
#3.Support: The 2003# IRC states in : 301.1 Design.
Issues seen include:
a. No double bands
b.Over-span of floor joist
c. Notched/Cut joist and I-joist
d. No draft-stop (R602.8)
#4. Dryer vents: 2003 IRC “ G2439.1 “ Clothes dryers shall be exhausted in accordance with the manufacturers instructions.
Exhaust ducts for domestic clothes dryers shall be constructed of metal and shall have a smooth interior finish. The exhaust duct shall be a minimum nominal size of 4 inches (102 mm) in diameter. The entire exhaust system shall be supported and secured in place. The male end of the duct at overlapped duct joints shall extend in the direction of airflow. Clothes dryer transition ducts used to connect the appliance to the exhaust duct system shall be metal and limited to a single length not to exceed 8 feet (2438 mm) in length and shall be listed and labeled for the application. Transition ducts shall not be concealed within construction.
The three leading manufactures all state in their installation of the vent should terminate a minimum of 12” above grade or other obstruction.
* See Dryer Vent Icon to Right for more information
#5. Handrails and
Risers: The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8-inch. Riser height shall not be greater than 81/4 inch.
#6. Vapor Barriers: The 2003 IRC states “
The under-floor space between the bottom of the floor joists and the earth under any building (except space occupied by a basement or cellar) shall be provided with ventilation openings through foundation walls or exterior walls. The minimum net area of ventilation openings shall not be less than 1 square foot for each 150 square feet (0.67 m 2 for each 100 m 2 ) of under-floor space area. One such ventilating opening shall be within 3 feet (914 mm) of each corner of said building.
Exception: 2. The total area of ventilation openings may be reduced to 1/1500 of the under-floor area where the ground surface is treated with an approved vapor retarder material and the required openings are placed so as to provide cross-ventilation of the space. The installation of operable louvers shall not be prohibited.
The National Oak Wood Flooring association recommend total coverage of the crawlspace area with a vapor barrier for application of hardwood flooring products. This is regardless of the foundation vent placement.
Exemption of licensure for residential builders:
(C) To qualify for exemption under this section, an owner must personally appear and sign the building permit application. The local permitting agency shall provide the person with a disclosure statement, provided by the department, in substantially the following form:
“Disclosure Statement : State law requires residential construction to be done by licensed residential builders and specialty contractors. You have applied for a permit under an exemption to that law. The exemption allows you, as the owner of your property, to act as your own builder even though you do not have a license. You must supervise the construction yourself. You may build or improve a one-family or two-family residence. The building must be for your own use and occupancy. It may not be built for sale or rent. If you sell or rent a building you have built yourself within two years after the construction is complete, the law will presume that you built it for sale or rent, which is a violation of this exemption. You may not hire an unlicensed person as your residential builder or specialty contractor. It is your responsibility to make sure that people employed by you have licenses required by state law and by county or municipal licensing ordinances. Your construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.”
(D) At the time an owner personally appears and signs the building permit application as required by subsection (C) of this section, the local permitting agency shall provide the owner with all forms necessary to comply with subsection (E) of this section.
(E) If a residential building or structure has been constructed by an owner under the exemption provided for in this section, the owner of the residential building or structure must promptly file as a matter of public record a notice with the register of deeds, indexed under the owner’s name in the grantor’s index, stating that the residential building or structure was constructed by the owner as an unlicensed builder. Failure to do so revokes the statutory exemption.
#8. Heating and Cooling.
3. E4001.5: Appliances provided with means of disconnect
4. Units to be properly sized (Manual J)
Note: Proper support of duct work should be confirmed.
#1. Complaint involves heating/cooling of bonus rooms.
#9. Insulation:
b. Insulation installed the wrong way
The SC Energy Code: SECTION 6-10-30.
(d) Notwithstanding the provisions of subsection (a), in one and two family dwellings double pane or storm windows must be used for window glass and in the case of ceilings, exterior walls, floors with crawl space, and heating and air conditioning duct work, the determination of the minimum thermal resistance ratings (R-value) must be:
(1) R-30 for ceilings, except for ceiling/roof combinations, which must be R-19;
(2) R-13 for exterior walls;
(3) R-19 for floors with crawl space;
(4) R-6, or the installed equivalent, for heating and air conditioning duct-work not located in conditioned space
Nothing in this subsection may be construed to inhibit utilization of higher minimum thermal ratings.
To facilitate the affordability of purchases of housing, minimum thermal resistance ratings of R-19 for ceilings and R-11 for floors may be used provided the builder discloses the insulation levels to the buyer.
#1. Complaint involves heating/cooling of bonus rooms.
a. Vinyl siding : see Vinyl Siding Icon on Right for more information
c. The 2003 IRC: R703 “ Exterior walls shall provide the building with a weather-resistive exterior wall envelope.”
a. Cracked Driveways and garage slabs: SCRCS “
2. Except as may be otherwise covered by contract, no warranty against settling can be extended for floating slabs installed on soil, which is less than 95% compacted.
Cracks in excess of 5/16” in width or 5/16” vertical displacement on a surface which is 95% compacted shall be repaired. It should be noted that floating slab type concrete should not be installed until at least the end of the first year, if possible.
3. No water pockets exceeding 5/16” depth shall exist in any slab, which is pitched. Where a level slab has been requested by the owner or in basements, water pockets
may appear.
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4. Water stands on stoops/porches: No measurable water depth exceeding 1/16’ is permissible on stoops.
Drywall/ Paint Defects: Subject to review for first 24 months from date of C.O.
