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Construction Compliance |
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Residential Inspection Checklist |
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Commercial Inspection Schedule |
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Residential Renovation Schedule |
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Crawl Space Inspection Schedule |
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Residential Inspection Checklist
This document summarizes some common inspection points, and the Building Official's interpretation and expectation. This list is not all inclusive...the IRC is your all inclusive reference source. The following codes are in effect: 2018 International Residential Code and the current National Electric Code. The following current code editions are also in effect: International Fire Code, International Plumbing Code, International Mechanical Code, International Energy Conservation Code, International Fuel Gas Code. Helpful reminders are below. NOTE: Except for plumbing, mechanical and exterior building surface work only, when residential work requiring a permit occurs, the entire home is required to be upgraded to today's smoke alarm code. Limited exceptions exist for hard wiring and interconnection. (2018 IRC R314.2.2) General Building Glazing (Tempered windows required – both sashes). R308 - Within 2’ unbroken arc of doors
- 60” of tub/shower floor
- Larger than 9 sq. ft. and closer than 18” from floor
- Within 60” horizontal & vertical of all stair landings (top, mid, bottom)
Window egress. R310 - 1st floor widows 5.0 sq. ft. openable area
- 2nd level 5.7 sq. ft. openable area
- At least one Bonus Room window of 5.7 sq. ft. openable area.
Note: cannot remove sash to measure Egress door. R311 - One 3/0 x 6/8 door
- No double cylinder dead bolt lock on any egress door
Treated Lumber & decay prevention. R317 - In contact with masonry or concrete
- Girders: 18”
- Floor joists: 12”
- Bottom plates: 8”
- Siding 6” above soil
Site Address. R319 - Minimum 4” high numbers on the house, with colors contrasting with the background
- Address on post visible from both directions of travel if house is not visible from road
Stairs. R311 - 3’x3’ landing at top and bottom of all stairs
- 7 ¾” max rise & 11” min. tread depth with 6’8” headroom
- ½” sheetrock at all accessible areas under stairs
- Hand rails 34” to 38”
- Handrails must be continuous
- Handrails must return to the wall
- Handrails must be graspable and be 1 ¼” to 2 5/8” graspable size
Guards. R312 - Provided on elevations > 30” high (measured from lowest point 6’ out)
- Not less than 36” high
- Not wider than 4”
- Not “climbable” (vertical pickets)
Garages. R309 - 1/2” sheetrock between garage/carport and living areas
- 5/8” Type X sheetrock between garage and room over the garage
- Metal or fire-rated door to house (no glass)
- Drop down stairs must comply with guidance provided in the Code Interpretation section of the Clover website.
- Infrared garage door eyes 6” max off floor.
- Doors auto-reverse when met with reasonable resistance
- Gas appliances 18” off the floor.
- Water heaters protected from impact by metal bollard or concrete barrier (gas and electric water heaters)
- Note: 2 x 4 wood framed barriers are not allowed.
Foundations Grade. R401 - Slopes away from the building 6” in 10’
- Crawl space vents above grade or with vent wells
- Concrete and masonry foundation walls shall extend above the finished grade adjacent to the foundation at all points a minimum of 4 inches where masonry veneer is used and a minimum of 6 inches for other types of siding.
House Footings. R403 -
12” (to the bottom) below finished grade -
12" wide, 1 story home -
15" to 21" wide, 2 story home (depending on construction materials) -
Bottom of footing level and on undisturbed ground Decks, Wood Porches, & Wood Ramp Footings R403 - On solid ground or compacted fill.
- Bottom of footing, 12” min. below grade.
- Footing thickness (T), 6" minimum.
- Footing width should be the diameter of the post/pier plus a footing projection (P) of 2" minimum on all sides. P shall not be greater than T.
- Post/pier diameter depends on tributary area.
- Posts/piers must rest on 6" of footing. (Posts/piers cannot sit on soil and simply be surrounded by concrete.)
- Footings must be inspected prior to filling with concrete.
Concrete. R402 Anchors. R403 - Anchors within 12” from the end of every sill and no more than 6’ apart. Note: Foundation straps must be used according to the manufacturer's installation instructions. We know of no foundation strap that is permitted by the manufacturer for use in red clay brick walls or 4" block walls unless they reach to the footing. Bolts or straps must be used in a structural part of the foundation wall (pier or pilaster, for example), not the curtain wall.
References: www.strongtie.com/ftp/catalogs/c-2011/C-2011-p034.pdf
www.uspconnectors.com/pdf-full-line-2010/32.pdf Crawl Spaces. R407 & M1305 - Crawl space access shall be 24" by 18" minimum
- 6 mil poly over entire crawl space recommended
- Foundation vents 3’ from each corner and 1 per 150 sq. ft. of area
- Area free of debris, grass, roots, etc.
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Provide GFCI outlet and switched light in crawls with HVAC equipment. Note: a light shall be near the HVAC equipment -
No dirt filled porches on crawl space homes. Large porch structures must be ventilated as a crawl space. - Wood slat porches on crawl space homes must not drain water into main crawl space.
Termite Treatment. R318 - Foundations or slabs treated for termites – have termite company’s certification ready for inspector at time of inspection. Note that certification of treatment is required for a CO.
Framing LVLs / Glulams / Engineered Lumber Damage or modification to trusses (if present) Termite Protection (Chapter 3) -
Wood joists (including ledger strips) < 18 inches above grade shall be treated lumber -
Wood girders < 12 inches above grade shall be treated lumber -
Wood framing that rests on concrete or masonry foundation walls and are less than 8" from the ground shall be treated lumber Piers & Columns -
Shims shall be according to this interpretation: http://www.cloversc.info/Forms/Dev_Services/Shim%20Interpretation.pdf -
Telescoping adjustable columns are prohibited for structural support unless certified by a 3rd party testing agency or by a PE. -
Hollow piers shall be capped with 4 inches (102 mm) of solid masonry or concrete or shall have cavities of the top course filled with concrete. Wall Bracing. R602.10 Decks, Wood Porches, & Wood Ramps. R502 & AWC guidelines - Corrosion resistant fasteners
- Corrosion resistant flashing. Note: vinyl siding is not flashing! No siding except brick behind ledger
- Ledger connection using mim. ½” lag screws or bolts w/washers. Stagger bolts from top to bottom, beginning 5” max from ends. Screws must extend through house band sill.
- Decks at brick walls must be free standing
- Decks must be free standing if they are so low that the positive connection to the house cannot be inspected and verified.
- Rim joist attached to end of joists with 3 threaded nails or 3 wood screws.
- To prevent uplift, beams to bear on posts by notching posts & bolting or by post cap
- 4” x 4” posts max height 6’
- 6” x 6” min post required if height is > 6’
- When attached to the house on only 1 side, bolted diagonal braces required to prevent racking when height exceeds 4’
- Multi-level decks and decks with heights > 14 feet designed by engineer or architect.
- Guardrail posts of 4 x 4 min, bolted to outer joist or rim joist (2 bolts each).
- Graspable hand rails, where required. (Note: a 2x4 or a 2x6 is not a hand rail.)
- Steps > 6 risers, stairway lighting required.
Exteriors
Brick veneer. R703 - Brick ties every 24” horizontally and vertically
- Gap between brick and sheathing between 1 and 4 inches.
- Weepholes, with flashing, every 33 inches at foundation plate line on wood walls, above doors, and windows
Stucco. R703 - Weep screeds at foundation plate line on wood walls.
Pre-cast or real stone veneer. R703 - Weep screeds at foundation plate line on wood walls, windows, & doors.
- Installed according to manufacturer’s instructions
Flashing. R703.8 - Kick-out flashing is required at gutters where the intersecting wall extends beyond the face of the gutter.
Windows Installation. R613.1 - Windows shall be installed according to the manufacturer's installation instructions. Instructions to be available on the job site.
Note that every window manufacturer's instructions we've ever viewed require a certain sized gap at the perimeter of the window filled with a casing bead, backer rod, and caulk between the window frame and stucco or stone. Caulked gaps shall exist between windows and masonry according to the manufacturer's instructions. -
Windows shall be flashed according to the manufacturer's instructions. If housewrap is provided, unless otherwise dictated by the manufacturer, housewrap shall be lapped inside the window framed opening at the sides and bottom. Window fins shall be taped at the sides, bottom, and top, and the top flap of the housewrap extended over the top window fin. Insulation & Ventilation Insulation. N1102 - R-19 min. in floor system (crawl space). Paper up.
- R-13 min. in walls
- R-30 min. in attic with a 1” gap between insulation and roof deck
Ventilation. R305 & M1501 - Bath fans 50 cfm minimum exhausted to exterior through ports (not to ridge or gable vents)
- Dryer exhaust shall be smooth wall metal duct, taped at the joints. No screws.
- Dryer exhaust termination not screened.
- Dryer termination to discharge to a conspicuous area
- Dryer exhaust not to exceed 25’ (deduct 5’ for each 90 deg. bend and 2.5’ for each 45 deg. bend.)
- Gas cook stoves vented to exterior per code and manufacturer requirements.
HVAC -
Equipment sized according to ACCA Manual J calculations. -
Attic openings large enough to remove installed equipment at future date. -
All mechanical equipment installed above BFE -
Gas cook stoves vented to exterior per code and manufacturer requirements. -
Aux. condensate drains conspicuously located (above door, patio, deck or window.) -
Protect all t-stat wire outdoors. Attics - If HVAC is installed over trusses, provide documentation from truss manufacturer that trusses were sized to carry the load
- If water heater is installed over trusses, provide documentation from truss manufacturer that trusses were sized to carry the load
- Provide Truss design drawings at rough-in inspection
- Trusses laterally or diagonally braced
- Provide passageway to HVAC min. 30” high and 22” wide.
- Provide outlet and switched light in attics with HVAC equipment or storage space.
- Note: light shall be near the HVAC equipment
- Provide baffles, wood boxes, or other means to prevent insulation spillage at attic hatches.
Gas and Appliances Note: Black CSST is excepted. - Appliance connectors shall not pass through HVAC cabinets, or be concealed within walls, or extended through walls or floors. Two appliance connectors shall not be joined together. Appliance connectors shall not exceed 3' except for ranges and clothes dryers, which are limited to 6'. (FGC G2422.1.2)
- Flexible gas piping (CSST) through fireplace walls shall be protected from abrasion by a suitable pipe, conduit, or grommet.
- Gas shut-off within 6' of the appliance.
- Sediment traps shall be installed in a manner so that debris does not blow by the trap. Traps shall be downstream of the shutoff valve.
- No "commercial" gas ranges in residential construction unless listed for that use.
Plumbing Water heaters. P2801 - T&P valve piped to concrete floor, exterior, water heater pan or indirect waste receptor.
- Pan drains piped to exterior
- Shut-off valve provided
- Installed above the BFE
Water service & distribution piping. P2601 & P2901 - All piping left uncovered until approved by inspector at rough inspection
- Top of water service pipe not less than 12” deep
- Sleeves provided where piping passes through foundation.
- Pressure between 40 and 80 psi.
- Accessible main water shutoff required (garage, closet, or crawl space entrance recommended)
- Exterior faucets provided with anti-siphons
- Supply pipes in attic & garage insulated. Note: do not let insulation contact water heater flue
- Thermal expansion control required when backflow preventers are present (on municipal water system)
Waste Piping & Vents P3000, P3101, P3201 - All piping left uncovered until approved by inspector at rough inspection
- Top of exterior waste piping not less than 12” deep
- PVC pipe supported every 4’
- Cleanouts at all change of directions > 45 degrees.
- 3” cleanout, min., 3’ outside building
- Kitchen sinks vented to exterior where possible
- Purple primer required at PVC joints
- No flexible, corrugated trap piping allowed
Plumbing Fixtures. P2701 Electrical Service & Dist. Panels & Grounding. E3400 & 3600 - Service upgrade requires upgrading the smoke alarms to meet current code requirements. (2006 IRC R313.2.1)
- Service panel within 10 feet of meter. (Policy)
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Service entrance equipment clearance: - 36” of clear space in front of panel
- 30” wide minimum 6.5’ high from floor unobstructed
- Top of panel not higher than 6.5 feet
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All panels labeled in ink -
No double-tapping of neutrals. (Grounded conductors one per screw on neutral bus.) -
Feeders: - Four-wire feeds are required to all new distribution panels.
- Disconnects
- A main disconnect is required within 10' of the meter.
- A main disconnect is required when more than 6 hand movements are required to turn off all circuits.
Grounding -
Electrode rods 8 feet in length, of iron or steel 5/8". Listed non-ferrous rods not less than 1/2". -
Electrode upper end flush with soil -
GEC secured and protected from damage Overcurrent Protection Smoke alarms Outlets Lighting -
Recessed lighting (policy) -
Provide manufacturer’s documentation to demonstrate recessed lights are IC rated -
If the units are IC/Non-IC rated, dependent on trim and bulb, there shall be a 1/2" clearance to combustible materials and 3" clearance from insulation (as it is not practical to qualify these units at final inspection). -
Non-IC rated units shall be effectively boxed out to ensure no contact with insulation -
Exterior unsheltered lights to be sealed to prevent water entry. -
Interior stairs > 6 risers: -
Adequate light for all steps and landings -
Light switch at top and bottom of stairs (close by) -
Shall not have to use stairs to access the switch. -
Stairway lighting shall be no closer than 6'8" above the stair tread or landing. (policy) Remodels Other Electrical -
Small appliance circuits (2) restricted to kitchen, pantry, breakfast room, dining room, (or similar areas). -
Disconnects at HVAC equipment, elect. water heaters & dishwashers unless within line of sight of panel. -
4-wire supply & outlet at clothes dryers -
Cable to garbage disposal shall be taped or tie-wrapped to drain lines or sleeved in flex conduit to prevent damage. -
Ceiling fan boxes (boxes with 3-conductor wiring) must be listed for such use. -
Bond water heater and spa tub to electrical system. NOTE: Except for plumbing, mechanical and exterior building surface work only, when residential work requiring a permit occurs, the entire home is required to be upgraded to today's smoke alarm code. Limited exceptions exist for hard wiring and interconnection. (2012 IRC R313.2.1)
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