approval letter SFH 11-20-2012
JDR Builders November 20, 2012
PO Box 4
North Hatfield, MA 01066
Subject Location: 196 Glendale Road
Map Block: 42 - 178
Mr. Ross,
Please follow up on the following items:
A smoke/CO
detector is required at the bottom of every stair leading to a finished floor above.
A Heat Detector is required in the garage.
Northampton is a stretch energy code town therefore a
HERS rating is required.
Any air permeable insulation must be in a sealed cavity. This needs to be done before rough inspection.
All penetration in the ceiling must be sealed before
attic insulation is installed; an air sealing inspection is required.
Please be aware of requirements the Thermal Bypass Checklist.
Plumbing pipes in walls are challenging to meet code
see item 18 below.
There is a requirement for the HVAC contractor to take a sheet metal permit, with this a room by room heat loss calculation done with manual J Edition 8, a line drawing
showing supply and return CFMs, and equipment specifications are required. If this is not done it will hold up the final CO.
Copies of the final HERS, Duct Blast Test, signed Thermal
Bypass Checklist, and Energy information posted on the electric panel.
Please review item 20 below with your mechanical contractors. Any notches or holes closer than 5/8” to the edge
of structural plates require a 16ga 1 ½” steel plate across the location extending 6” beyond on each side nailed with 8 - 10d common on each side!
As of August 4th 2011 the 8th Edition
MA code is the 2009 IRC with MA amendments.
In the following are some generic requirements which seem to be problematic.
This is not a substitute for purchasing and reading the MA codes.
Structures
shall conform to 780 CMR 8th Edition 1 and 2 family building codes with MA amendments.
Grading plan for structures being constructed required. 780 CMR R401.3 for drainage requirements.
A
basement drainage system is required in all basements 780 CMR R405.2.3. except those in group I soils (table R405.1)
Foundations that retain earth and enclose interior space require
damp proofing 780 CMR R406.1.
Through wall form ties must be removed from both faces and patched with hydraulic cement. 780 CMR R406.2 of amendments.
Foundation anchor bolts must be
½” and be embedded a minimum of 7” into the concrete. 10” bolts! 780 CMR R403.1.6
Foundation walls require horizontal reinforcement 2 #4 bars one within 12” of the top and one in the
middle if 8’ or less and 3 #4 bars at top and 3rds if over 8’. 780 CMR R404.1.2(1). Also see vertical reinforcements requirements.
CMU foundations require 3/8” parging before damp proofing.
780 CMR R406.1 see exceptions.
Ceiling joist are intended to prevent spread, once raised above the wall plate they become rafters ties and may require up sizing of rafters and increased nailing for example with a
4” slope 8-16nd common are required at each connection. 780 CMR R802.3.1. When there is neither of these a structural ridge is required with a load path to the foundation.
Steel straps
over the ridge or 1x4 minimum collar ties are required 4’ OC in the upper 1/3rd 780 CMR R802.3.1
Ridge boards must be the full depth of the cut. 780 CMR R802.3.
A complete window and
header schedule is required. 780 CMR Table R502.5 for header sizing and number of jack studs required.
All framing materials which are not code prescriptive must have stamped engineering.
LVLs
I-jois
t and or Floor Truss
Roof truss
A braced wall plan identifying appropriate braced wall areas and braced wall method being used. 780 CMR 602.10.
Garage corners and large corner window/door
layout may require special solutions.
All corners must be appropriately attached to the foundation.
Ceiling heights minimum 7’ for habitable spaces, 6’8” for bathrooms includes tub/shower
area if a shower head is used, 6’8” for basements, 6’4” at beams/ducts. 780 CMR R305.1. MA amended
Hazardous glazing locations, within 24” of a door, or within 60” of a stair, or across
from hot tubs, spas, bathtubs within 60” if not 60” above the walking surface, and other locations. 780 CMR R308.4
Windows over 72” above grade with the opening less than 24 above the
finished floor shall meet the 4” sphere rule. Order restrictors. 780 CMR R612.2
Egress and emergency escape requirements shall be strictly met.
Basements, habitable attics, and all sleeping
rooms require emergency escape. 780 CMR R310
Windows within 44” of floor, DH 3.3 sqft min window size, Casement 20”x41” exception 5 sqft at 1st floor. Minimum clear opening 20”x24” or
24”x20”. 780 CMR R310.1.1
Two doors remote as possible at the normal level of travel, opening measured from the face of the slab to the stop with door at 90 degrees, one 32” and one
28” minimum 78” high. 780 CMR R311.2
Landing at each door 36” out and the width of the door minimum 36”, maximum step 7 ¾” from the top of the threshold and only in-swinging doors. 780
CMR R311.3
Stairs have critical standards, make sure you know the floor finishes when planning. Minimum tread 9”, maximum riser 8 ¼”, maximum overall variance for the run is 3/8”, 4”
sphere rule on risers except where the total rise is 30” or less 780 CMR R311.7.4.3 Exception, 4 3/8” on balustrade, 6” in the triangle. Graspable rail 1 ¼” minimum and 2” maximum rail,
height minimum 34” maximum 38”, required for 4 or more risers. Landing to landing constitutes a new run. Minimum 6’8” ceiling height from nosing. 780 CMR R311.7.
Guards 36” minimum height
above walking surface, a bench is a walking surface, required for more than 30” above floor or grade within 36”, 4” sphere rule. 780 CMR R312.1.
Educate the plumber and electrician about
maximum notch and hole sizes, and placement. 780 CMR R502.8 and R602.6. In bearing studs holes not larger than 40% of a stud no closer than 5/8 to the edge, In interior non-bearing studs
holes not larger than 60% of a stud no closer than 5/8 to the edge, in bearing walls if more than 50% of a plate is cut or notched a 1 ½” 16ga. strap must extend a minimum of 6” past
the cut both directions and be nailed with 8-10d per side, or holes in joist are a maximum 1/3 the depth not closer than 2” from the top or bottom. Notches are different.
Dryer duct
transition is limited to 8’ of aluminum flex and must be exposed. 780 CMR M1502.4.3
Dryer duct maximum equivalent length is 25’ or per manufacturer’s specs. 780 CMR M1502.4.4.1, no screwed connections.
Markup air is required for any exhaust hood of 400 CFM or more.
780 CMR M1503.4
Fireplaces require all combustion air be provided from the exterior and below the firebox, duct work maintaining 1” clearance for 5’ from the duct outlet for all fireplaces
Fire
and draft stopping shall be completed before rough inspection. 780 CMR R302.
Ignition barriers in place before final. 780 CMR R316.
Dwelling/Garage fire separation. An attached garage
(within 3’ of main structure) is required to have ½” drywall on the garage side of the separation wall and if there is a finished space above the garage all walls must have ½” drywall
and the ceiling 5/8” drywall. 780 CMR R302.6
Energy aspects shall comply with the stretch energy code. 780 CMR Appendix 115AA or 2009 IECC.
An initial HERS evaluation is required including
insulation levels anticipated.
A final HERS evaluation confirming code requirements have been met including duct testing.
Energy information including mechanical equipment posted on
the electric panel.
Remodeling and Additions can be completed in accordance with IECC 2009 with Energy Star Building Option Package.
Vapor retarders. Although these are still in the
code have exceptions, one must understand that there is a difference between a vapor retarder or barrier and an air barrier. An air barrier is intended to stop air flow (convection)
a vapor retarder or barrier is intended to stop molecular moisture transfer (diffusion). A vapor retarder or barrier is effective even if there are some holes or gaps, however an air
barrier has to be absolute and complete. If air can leak through an electrical device or through a crack it follows the path of least resistance and carries 99% of the moisture in a
structure. This is evident every time one exposes fiberglass insulation and finds black insulation, which is dirt filter out of the air moving through the insulation. 780 CMR R601.2
for vapor retarders and Table N1102.4.2 for air sealing requirements.
Unvented attic assemblies. Hot roofs are allowed, but have specific requirements 780 CMR R806.4.
Deck ledgers and
post must be appropriately attached, bolts or lags. 780 CMR R502.2.2.1 Note: ThruLoks are engineered for post attachment supporting a railing.
Smoke and CO detectors as required. 780
CMR R314 and R315.
Closets beneath stair which have doors must be drywalled with ½”. 780 CMR R302.7
Relevant items must be submitted to the building department for approvals before
inspections and or CO can be signed. Other items are intended to avoid costly issues at inspections.
Feel free to call if you have any questions. My telephone number is 587-1240 and
office hours are Monday through Friday, 8:30 am to 4:30 pm, excepting we close for walk-ins at 12:00 noon on Wednesdays. My email address is: cmiller@northamptonma.gov
Thank you for
your cooperation on these matters.
Chuck Miller
City of Northampton
Assistant Commissioner and Zoning Enforcement