Inspection Guide
January 2, 2008
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
Purpose:
This Guide will assist and promote consistency toward the application of
building codes as referenced in the 2006 International Residential Code and
Local Amendments.
This guide was designed to better prepare projects for inspections.
This will enhance the timely completion of your project, eliminate confusion
and make the process an enjoyable experience.
Scope:
This guide is intended for wood frame structures. The information in this
guide is not all inclusive. It does not include all code or individual plan
requirements. This guide does not waive any specific code requirement nor
does it take precedence over any specific requirement of an engineered
design.
The information in this guide is intended to be used for single family
homes in Southern Nevada and is subject to Local Amendments.
DESIGN CRITERIA FOR SOUTHERN NEVADA
Alphabet Soup
Building codes can be overwhelming and confusing. In order to understand the codes
better here are some of the common abbreviations with their meanings.
UAC Uniform Administrative Code
ICC International Code Council. This organization is the author of the international
series of codes.
IBC International Building Code. This code is used for commercial and residential
projects 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 water
heaters.
IAPMO International association of Plumbing & Mechanical Officials.
ANSI Approved American National Standard.
NFPA National Fire Protection Association, Inc. The authors of the National Electrical
Code.
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.
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
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 ground
with turned down footing. R403.1.3.2
Bottom reinforcement to be located a minimum of 3 inches clear from
the 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) IRC
R403.1.5
11
12
13
14
Foundation Inspection
15
Pre-Slab Inspection
18
19
20
21
SECTION R602.10.3
Braced wall panel construction methods
The construction of braced wall panels shall be in accordance with one of the following
methods:
1.
Nominal 1-inch-by-4-inch (25 mm by 102 mm) continuous diagonal braces let in
to the top and bottom plates and the intervening studs or approved metal strap devices
installed in accordance with the manufacturers specifications. The let-in bracing shall
be placed at an angle not more than 60 degrees (1.06 rad) or less than 45 degrees (0.79
rad) from the horizontal. NOT ALLOWED IN SEISMIC ZONE D
2.
Wood boards of 5/8 inch (16 mm) net minimum thickness applied diagonally on
studs spaced a maximum of 24 inches (610 mm). Diagonal boards shall be attached to
studs 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 (610
mm) stud spacing. Wood structural panels shall be installed in accordance with Table
R602.3(3).
4.
One-half-inch (13 mm) or 25/32-inch (20 mm) thick structural fiberboard
sheathing applied vertically or horizontally on studs spaced a maximum of 16 inches
(406 mm) on center. Structural fiberboard sheathing shall be installed in accordance
with Table R602.3(1).
5.
Gypsum board with minimum -inch (13 mm) thickness placed on studs spaced a
maximum of 24 inches (610 mm) on center and fastened at 7 inches (178 mm) on center
with the size nails specified in Table R602.3(1) for sheathing and Table R702.3.5 for
interior gypsum board.
6.
Particleboard wall sheathing panels installed in accordance with Table
R602.3(4).
7.
Portland cement plaster on studs spaced a maximum of 16 inches (406 mm) on
center 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 Section
R602.10.6.1 or R602.10.6.2 shall be permitted to replace any of the above methods of
braced wall panels.
22
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 Sds
values associated with the seismic design categories shall be permitted when a site specific Sds value is
determined 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 in
Section 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 a
dead load of 8 psf or less, the bracing amounts shall be permitted to be multiplied by 0.85 provided that the
adjusted bracing amount is not less than that required for the sites wind speed. The minimum length of braced
panel 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 accordance
with 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 both
the longitudinal and transverse directions in each story. R602.10.11.1
23
24
25
26
Simpson STHD 14 or equal installed per manufacturer is allowed as the minimum tie down
27
28
29
31
32
www.sbcindustry.com/bcsi.php
34
NOTE:
All floor, wall and roof-ceiling framing components shall be fastened as
indicated on the approved plans or Fastener Schedule for Structural
Members. IRC Table R602.3 (1)
35
Framing Inspection
Interior load-bearing walls shall be constructed, framed and
fireblocked as specified for exterior walls. R602.4
Interior nonbearing walls shall be permitted to be constructed with 2inch-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 (51
mm by 102 mm) flat studs spaced at 16 inches (406 mm) on center.
Interior nonbearing walls shall be capped with at least a single top
plate. Interior nonbearing walls shall be fireblocked in accordance
with Section R602.8. R602.5
Drilling and notching of studs shall be in accordance with the
following: R602.6
1.
Notching. Any stud in an exterior wall or bearing partition
may be cut or notched to a depth not exceeding 25 percent
of its width. Studs in nonbearing partitions may be notched
to a depth not to exceed 40 percent of a single stud width.
2.
Drilling. Any stud may be bored or drilled, provided that the
diameter of the resulting hole is no more than 60 percent of
the 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 located
in the same section as a cut or notch. Studs located in
exterior walls or bearing partitions drilled over 40 percent
and up to 60 percent shall also be doubled with no more than
two successive doubled studs bored. See Figures R602.6(1)
and R602.6(2).
Exception: Use of approved stud shoes is permitted when they are
installed in accordance with the manufacturers recommendations.
36
37
Framing Inspection
38
Framing Inspection
Fireblocking shall be provided to cut off all concealed draft openings (both
vertical and horizontal) and to form an effective fire barrier between stories,
and between a top story and the roof space. Fireblocking shall be provided in
wood-frame construction in the following locations.
In concealed spaces of stud walls and partitions, including furred
spaces 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).
39
Framing Inspection
Fireblocking shall be provided to cut off all concealed draft openings (both
vertical and horizontal) and to form an effective fire barrier between stories,
and between a top story and the roof space. Fireblocking shall be provided in
wood-frame construction in the following locations.
40
Framing Inspection
Fireblocking shall be provided to cut off all concealed draft openings (both
vertical and horizontal) and to form an effective fire barrier between stories,
and between a top story and the roof space. Fireblocking shall be provided in
wood-frame construction in the following locations.
At openings around vents, pipes, ducts, cables and wires at ceiling and
floor level, with an approved material to resist the free passage of
flame and products of combustion
41
Framing Inspection
Stairways
Stairways shall not be less than 36 inches (914 mm) in clear width at
all points above the permitted handrail height and below the required
headroom height.
Handrails shall not project more than 4.5 inches (114 mm) on either
side of the stairway and the minimum clear width of the stairway at
and below the handrail height, including treads and landings, shall not
be less than 31.5 inches (787 mm) where a handrail is installed on one
side and 27 inches (698 mm) where handrails are provided on both
sides.
The minimum headroom in all parts of the stairway shall not be less
than 6 feet 8 inches (2036 mm) measured vertically from the sloped
plane adjoining the tread nosing or from the floor surface of the
landing or platform.
The maximum riser height shall be 7 inches (196 mm). The riser
shall be measured vertically between leading edges of the adjacent
treads. The greatest riser height within any flight of stairs shall not
exceed 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 tread
depth shall be measured horizontally between the vertical planes of
the foremost projection of adjacent treads and at a right angle to the
treads leading edge.
The greatest tread depth within any flight of stairs shall not exceed the
smallest by more than 3/8 inch (9.5 mm).
Winder treads shall have a minimum tread depth of 10 inches (254
mm) measured as above at a point 12 inches (305 mm) from the side
where the treads are narrower. Winder treads shall have a minimum
tread depth of 6 inches (152 mm) at any point. Within any flight of
stairs, the largest winder tread depth at the 12 inch (305 mm) walk
line 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 each
stairway.
The width of each landing shall not be less than the width of the
stairway served. Every landing shall have a minimum dimension of 36
inches (914 mm) measured in the direction of travel.
A flight of stairs shall not have a vertical rise larger than 12 feet (3658
mm) between floor levels or landings.
o Exception: A floor or landing is not required at the top of an
interior 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 be
26 inches (660 mm) with each tread having a 7-inches (190 mm)
minimum tread depth at 12 inches from the narrower edge. All treads
shall be identical, and the rise shall be no more than 9 inches (241
mm). Minimum headroom of 6 feet 6 inches (1982 mm) shall be
provided.
Enclosed accessible space under stairs shall have walls, under stair
surface and any soffits protected on the enclosed side with -inch (13
mm) 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 requiring
travel through a garage.
The required exit door shall be door not less than 3 feet in width and 6
feet 8 inches in height. Other doors shall not be required to comply
with these minimum dimensions.
Emergency escape and rescue
Every sleeping room shall have at least one operable emergency and
rescue opening. Such opening shall open directly into a public street,
public alley, yard or court.
Where emergency escape and rescue openings are provided they shall
have a sill height of not more than 44 inches above the floor.
All emergency escape and rescue openings shall have a minimum net
clear opening of 5.7 square feet
o Exception: Grade floor openings shall have a minimum net
clear 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
Identification
Each pane of glazing installed in hazardous locations shall be provided with
a manufacturers designation specifying who applied the designation,
designating the type of glass and the safety glazing standard with which it
complies, which is visible in the final installation. The designation shall be
acid etched, sandblasted, ceramic-fired, laser etched, embossed, or be of a
type which once applied cannot be removed without being destroyed. A
label 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 part
of a building wall enclosing these compartments where the
bottom exposed edge of the glazing is less than 60 inches (1524
mm) measured vertically above any standing or walking
surface.
o Glazing, in an individual fixed or operable panel adjacent to a
door where the nearest vertical edge is within a 24-inch (610
mm) arc of the door in a closed position and whose bottom
edge is less than 60 inches (1524 mm) above the floor or
walking surface.
o Glazing in an individual fixed or operable panel, other than
those locations described in Items 5 and 6 above, that meets all
of the following conditions:
o Exposed area of an individual pane larger than 9 square feet
o Bottom edge less than 18 inches (457 mm) above the floor
o Top edge more than 36 inches (914 mm) above the floor
o One or more walking surfaces within 36 inches (914 mm)
horizontally of the glazing
o All glazing in railings regardless of an area or height above a
walking surface. Included are structural baluster panels and
nonstructural infill panels.
o Glazing adjacent to stairways, landings and ramps within 36
inches (914 mm) horizontally of a walking surface when the
exposed 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 direction
when 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 surface
below, the lowest part of the clear opening of the window shall be a
minimum of 24 inches (610 mm) above the finished floor of the room
in which the window is located. Glazing between the floor and 24
inches (610 mm) shall be fixed or have openings through which a 4inch-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 in
its largest opened position.
2.
Openings that are provided with window guards that comply
with 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 or
penetration 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 the
following locations:
o Exterior window and door openings. Flashing at exterior
window and door openings shall extend to the surface of the
exterior wall finish or to the water-resistive barrier for
subsequent 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 to
indicate 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 identifying
manufacturer, performance characteristics, and approved inspection
agency to indicate compliance with the requirements of the following
specification:
1.
ASTM E 1886 and ASTM E 1996; or
2.
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 designed
and constructed in a manner that prevents the accumulation of water
within the wall assembly by providing a water-resistant barrier and a
means of draining water that enters the assembly to the exterior.
48
Installation
Heating and cooling equipment and appliances shall be installed in
accordance with the manufacturers installation instructions and the
requirements 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 permit
cleaning of heating and cooling surfaces; replacement of filters,
blowers, motors, controls and vent connections; lubrication of moving
parts; 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 components
will occur as a result of overflow from the equipment drain pan or
stoppage in the condensate drain piping.
49
50
51
A gas vent shall terminate with a listed cap or listed roof assembly a
minimum of 12 from the roof surface to the lowest discharge
opening. UMC 802.6.2.1 and UMC Figure 8-2
Venting systems shall be sized and constructed in accordance with or
other approved engineering methods and the gas vent and appliance
manufacturers installation instructions.
Chimneys and gas vents for factory built fireplaces shall be installed
per manufacturers instructions and UL127 and UMC 304.1
52
53
54
55
DO NOT install Wirsbo PEX within 6 of any gas appliance vents. Excerpt from
WIRSBO Installation Handbook
56
58
59
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 high
as the cable. NEC 320.23 (A)
60
Insulation Inspection
61
62
a = for application without adhesive, a pair of nails spaced not less than 2 inches apart or
more 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 to
penetrate 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 be
less 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 textured
finish is to be applied, or where it will be required to support insulation. On ceiling
applications to receive a water-based texture material, the gypsum board shall be applied
perpendicular to the framing. When applying a water-based texture, the minimum gypsum
board thickness shall be for 16 on center framing and 5/8 for 24 on center framing.
63
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 wall
penetrations. IRC R703.6
One Coat
Applicators certification card required for final Building
Inspection
64
65
66
67
68
69
70
A full way valve shall be installed on the discharge side of the water
meter 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
72
73
74
76
Certificate of Occupancy
77