HomeMy WebLinkAboutBLD2005-00289 Cancelled Enclosed Porch - BLD Application - 8/17/2005 MASON COUNTY PERMIT NO.
PERMIT APPLICATION BUILDING PE
426 W. Cedar • P.O. Box 186, Shelton, WA 98584
Shelton (360) 427-9670 • Belfair (360) 275-4467 • Elma (360) 482-5269
On the web www.co.mason.wa.us
APPLICANT INFORMATION CONTRACTOR INFORMATION
Owner Oq Company Name
Mailing Address '0 6o ;09 Mailing Address
City State Zip Code City State Zip Code
Phone I' Other Ph. Phone Other Ph.
Lien/Title Holder Contractor Reg.# Exp.
E mail address A0I IGMia0 E Mail Address
Drivers Lic.# t DOB Drivers Lic.# _ DOB__
SEPTIC /WATER SYSTEM INFORMATION - Connect to New Septic "xisting Septic
Connect to Water System Name of Water System
Well Water System Name of Water System ' "A( '"1711
PARCEL INFORMATION - 12 Digit Parcel No. �' ' Fire District
Legal Description
Site Address (Please include street name, street number and city) 170 NN E I J(ti
Directions to site 1#"1111" CCF-T 0IQ V{ bt �t
Will timber be cut and sold in parcel preparation?Yes / No
Is property within 200'of Saltwater Lake River/Creek Pond
Wetland Seasonal Runoff Stream Slopes or Bluffs > 15%
Is this permit submittal the result of a Stop Work Notice,Correction Notice or other enforcement action?Yes/No
TYPE OF JOB - New Add Alt Repair Other PRIMARY,RESIDENCE ❑ SEASONAL ❑
Use of Building Describe Work "'I" rW '� SF-t, FORA I
No. of Bedrooms No. of Bathrooms Square Footage - 1st Floor 2nd Floor
3rd Floor Basement Deck Covered Deck Other Sq.ft.
Garage Attached Detached Carport Attached Detached
MANUFACTURED HOME INFORMATION - Make Model Year
Length Width Serial No. No.of Bedrooms No. of Bathrooms
Type of Heat Purchase Price $ Replacement Unit? Yes/ No
Installer Name Certification No.
OI/VNER/BUILDER Acknowledges submission of inaccurate information may result in a stop work order or permit revocation.Acknowledgement of
such is by signature below.I declare that I am the owner,owners legal representative,or tide contractor.I further declare that 1 am entitled to receive this
permit and to do the work as proposed in the application.I declare that I have obtained the permission from all the necess arties.If permission is
required from any easement holder or any other party in interest regarding this application or the work proposed in the appiceti�'i , p��Qbtfairied
permission from them to apply for this permit and conduct the work proposed. The owner or agent on owners behalf, represents th h ation
provided is accurate and grants employees of Mason County access to the above described property and structure for ren in pection.
PROOF OF CONTINUATION OF WORK IS BY MEANS OF A PROGRESS INSPECTION.
1005
, t- ,A, Date: RPIFAIR
Owner/Owners Representative/Contractor indicate which one) OFF
FOR OFFICIAL USE BEYOND THIS POINT Accepted by:_ Date
DEPARTMENTAL REVIEW APPROVED DENIED NOTES
Building Department OD
Planning Department C
Environmental Health Department
Public Works Department
Fire Marshal
FEES
Buildinq Permit Fee Site Inspection
Plan Review Fee I EH Review Fee
IPlumbing & Base Fee Planning Review Fee
lMec,h�.nical & Base fee Other
Gas/ Pellet Stove Fee State Fee
n Fee Pre-Paid at Submittal
n $ r TOTAL FEES
ON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT
j WSEC/VIAQ Compliance Application
Owner:jD w H o j N MF-9- Telephone:36 b.Z77_1-36 1 1Parcel#: ; 233 0�)0 v0t77
Type of project ( ) New Residence ( Addition ( ) Remodel
Total Sq. Ft. I"'Floor: 2 floor: Heated Basement:
of heated area::
Heating System Type:'�Q Electric wall heater O Electric Central Furnace O LPG Furnace
O Heat Pump with electric furnace O Heat pump with gas furnace O Boiler, specify fuel type:
O Other: Specify
Glazing O Prescriptive Option see reverse side circle one: I II IV
Percentage: Compliance
Method O Component Performance , Chapter 5— Calculation worksheets required
Check one::
% O Systems analysis, Chapter 4
Whole House Ventilation system O Whole House Ventilation using a Heat
Ventilation using exhaust fans&window or wall fresh air Recovery Ventilation System (VIAQ 303.4.4)
System vents (VIAQ 303.4.1)
Check one
O Whole House Ventilation Integrated O Whole House Ventilation using an inline
with a Forced Air System (VIAQ 303.4.2) supply fan. VIAQ 303.4.3)
Window & Door Schedule (If needed, attach an additional sheet)
Total
Manufacturer Roomilocation U-Factor Size Quantity Square Feet
0
Windows: Total Sq. ft.
Doors:
Doors: Total Sq. Ft
Total window and door area
Total window &door area I(divided by) total sq. ft of heated area = %of glazing
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Assistance Center
SHELTON (360)427-9670 BELFAIR(360)275-4467 Elma (360)482-5269
FAx: (360)427-7798 WEB SITE: www.co.mason.wa.us
P.O. Box 186, SHELTON 98584 Recejvk
2003 Washington State Energy Code (WSEC) FEB 2 D
2003 Ventilation and Indoor Air QualityCode )IAQ,=',r ?005
effective July 1, 2004 41 016RCE
Code Compliance Application Form
The following information will be required for the WSEC and VIAQ plan review:
1- Complete the Washington State Energy Code/Ventilation and Indoor Air Quality Code
(WSECNIAQ)application located on the reverse side.
2. Complete thewindow and door schedule on the reverse side. Include all windows, skylights,
sliding glass doors, french doors and any door that is more than 50% glass. Use rough opening
dimensions of the windows and doors. Information about the U-factor of the window will also help
to expedite the energy code review. If you are complying with the WSEC by prescriptive path and
are using the area weighted average method you must include your calculations.
3. On your building plans note the location and fuel type of water heater, location of exhaust fans
(bathroom, laundry, kitchen, etc.) and R-factor of insulation proposed for walls, floors, ceilings and
slabs,
4. Questions? Call Mason County Community Development at (360) 427-9670 ext. 284. Additional
WSEC and VIAQ compliance information is available on the internet at:
www.energy.wsu.edu/buildings/
Prescriptive Requirements °,'for Group R Occupancy
Climate Zone 1, Table 6-1
Glazing Glazing U-factor Door Wall Wall Wall
Option Area /o of U_ Ceiling Vaulted Above interior° exterior Slab'
p Floor ven.�ai „ 2 Ceiling3 Grade below 4 Below Floors on
10 Overhead Factors 12 grade Grade Grade
I 12% .35 .58 .20 R-38 R-30 R-15 R-15
II* R-10 R-30 R-10
15%* .40 .58 .20 R-38 R-30 R-21 R-21 R-1 0 R-10
Unlimited
n, Single .40 .58 .20 R-38 R-30 R-21 �-21 R-10 (R-30 R-10
Family Res
(R-3)Only
*Reference Case/Call(360)427-9670 ext.284 for footnote information. Log&solid timber wall with a min.avg.thickness of 3.5"are
exempt from the above grade wall insulation requirements.
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Prepared by:. • .
.MASON COUNTY RESIDENTIAL PLANS SUBMITTAL CHECKLIST
Owner's Name: PC lme,yl Date: �S Reviewed By:
Documents:
✓ Building Permit Application Completed
L/Planning Intake Checklist Completed,
✓Site plan includes: Allowable building area,roof overhangs,decks,etc. BUILDING
_+fir apparatus Access Road info required? Yes/No
Baefg3zCode Application Form-HEAT FUEL TYPE
_MechatCal/Plumbing Application-WATER HEATER FUEL TYPE
—Ergftr ering Included&info transferred onto building plans:Design criteria:Code reference: ow load ,
Seismic Zone(circle one): D1 or D2 ; Calculation incl(circle): Vertical Yes / No ,Lateral Yes / No
Construction Plq �i O1v�pL SETS
e "r 1kecognized Scale Elevation Views L'�rbsi;5°eptfoh "'" *`y undation Plan
_ • , "o
R.oaf framing Plan 1oorPlan-Use of Rooms_ Noted ' 46&framing�•P4an,"10 cov.porch framing
tioM1F'raming.Plasi-•ilf floorlevelsincluding loft,crawlspace,etc. A0T53gc;0i 001(JJ1U8 002AM
►b::+;r�Y ie�9ltJ ih r �:1+r7:J ciy JAV01,'3c)tiA ()T T13L8112233NAWO
Plan Details: FA19_�%i%isdmuVI
Roo' mm ng details,truss lay-out may be needed
�
L
J�VGaII Framing Does bearing wall height exceed 10'. (Engineering may be required)
_NooF4rarning: Floor joists: ,Floor beams:
'L�indow headers. Typical header:
_Foundation: footing size,reinforcement
_Concrete Walls-Does Concrete Wall Height Exceed 8'?(Engineering may be required,see details)
_Non-Conventional Framing-Foam Core,Logs,etc.?(Engineering is required)
Point loads trace to footings below? p fr
`;Slab insulation shown rT — 1 BCD
Landings at all exits? OV C
_Heated By Furnace-Location of Furnace A 2 4
Fireplace/Stove Information Shown-Fuel Type? 2ou
Window Sizes Marked on Plans Yl, D� �1„ '�ECF 1 OFFICE
Braced Wall Panels(BWP)[also referr�edto adUar walls]R�e 0 Section 60 l�
Braced Wall Panels(BWP)Marked on Plans? YES(continue below) NO(lat analysis included?)
4'Exterior BWP's located at comer,OR check option below:
4'panel within 8'of comer with 1800#holdown ,or
2'comer panel and 4'BWP located within 8'or corner R602.10.5(see detail),or
2'8"Alternate BWP(ABP)
_4'Interior Braced Wall Panel(IBWP),within 8'of comer,not to exceed 25'o.c.
EXCEPTION:spacing may be 35'o.c.in order to accommodate one single room not exceeding 900 SF,length of wall shall be
required length multiplied adj.Factor from Table R602.10.11 (25'-30'use factor of 1.2,30+'to 35'use factor of 1.4)
-Continuous footing required under 2-story structures in D2 or see exception in 602.10.9.
IRREGULAR BUILDINGS R301.2.2.2.2
Irregular portions of structures shall be designed in accordance with accepted engineering practice. A portion of a building shall be
considered to be irregular when one or more of the following conditions occur:
1)Exterior braced wall line or BWP cantilevered or offset by more than 4'
2)Roof or floor is not laterally supported on all edges
2A)Portion of roof or floor extend more than 6 ft.beyond the braced wall line.
3)End of BWP extends more than 1 ft.over an opening more than 8 ft in width below.
4)Opening in a floor or roof exceed the lesser of 12 ft. or 50%of the least floor or roof dimension.
5)Portions of floor level are offset vertically
6)Shear wall lines do not occur in two perpendicular directions.
7)When a story above grade is includes masonry or concrete construction(exc: fireplaces,chimneys,and veneer).
When this applies the entire story shall be designed.In accordance with accepted engineering practice.
COMMENTS: n
FILE
COPY
Pocuments attached to approved plans:
APPROVED Site plan:
MASON BUILDING INSPECTOR Plan review checklist:_11 pages
CHANGES SUBJECT TO APPROVAL Engineering: Yid Lateral Vertical
DATE ?- -05 Number of pages=
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CO MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Mason County Bldg. III, 426 West Cedar Street
PO Box 186, Shelton, WA 98584
1854 www.co.mason.wa.us (360)427-9670 Belfair(360)275-4467 Elma(360)482-5269
Inspection Request Line(360)427-7262
RESIDENTIAL PLAN REVIEW CHECKLIST
Owner: `7o�na Contractor:
Permit Number: Site Address: 1-70 'mac ��"e`� J-0-e?
Plans Examiner: �o K� Date: • / 7 - oS
• 2003 International Residential Code (IRC) WAC51-51
• 2003 International Building Code (IBC) WAC51-50
• 2003 International Mechanical Code (IMC) WAC 51-52
• 2003 Uniform Plumbing Code (UPC) WAC 51-56 & 51-57
• 2003 Washington State Energy Code (WSEC), WAC 51-11
• 2003 Washington State Ventilation and Indoor Air Quality Code (WSVIAQ), WAC 51-13
• Seismic Zone &a , Wind load 85 mph, exposure B,
• Roof snow load 6?5 lbs. Per square foot. Floor live load varies, see R301.5.
The numbered items on the following pages are associated with the above referenced codes, as adopted
by Mason County. The same number identifies items circled in the checklist on the approved plans. This
checklist shall remain attached to the approved plans and be available during inspections by Mason County
Building Inspectors. This checklist is submitted as information only, and shall not be construed as an all-
inclusive list of code requirements. Errors or omissions in the plans and specifications shall not prevent the
Building Official, or his authorized agents, from requiring revisions or corrections to these plans, not from
stopping the progress of the project under permit.
Office hours are from 8:30 a.m. until 4:30 p.m. Monday through Friday.
Inspections can be scheduled by calling(360) 427-7262. From Belfair call (360) 275-4467 ext. 262. To
schedule an inspection the following information will be needed: Permit number, site address, name of owner,
type inspection requested, and the telephone number Mason County staff should use when they call to confirm
the inspection.
Word:2003plan review checklist coversheet
1
FLOOR PLAN
1. ROOM IDENTIFICATION:Each room and the surfaces of dwellings are exempt from these
intended use must be clearly defined on the plans by the requirements).
applicant for plan review purposes.R106
4. SAFETY GLAZING: IRC Section R308. All glass
2. EGRESS WINDOWS:IRC Section R310. All sleeping located in areas that are considered hazardous must be
rooms and basements with habitable space shall have at safety glazed as identified by the manufacturer's or
least one openable emergency escape and rescue opening. installer's label. The following shall be considered
Emergency escape and rescue openings shall have a hazardous locations:
minimum net clear opening of 5.7 square feet. Except that 1. Glazing in swinging doors.
grade floor openings shall have a minimum net clear 2. Glazing in fixed and sliding door assemblies and
opening of 5 square feet(see definition below). The panels in sliding and bifold closet doors.
minimum net clear opening height dimension shall be 24". 3. Glazing in storm doors.
The minimum net clear opening width dimension shall be 4. Glazing in all unframed swinging doors.
20".The openings shall have a finished sill height not 5. Glazing in doors and enclosures for hot tubs,
more than 44"above the floor.Emergency escape and whirlpools,saunas,steam rooms,bathtubs and
rescue openings shall be operational from the inside of the shower.Glazing in any part of a building wall
room without use of keys or tools.Window wells shall be enclosing these compartments where the bottom
provided when egress windows have a finished sill height exposed edge of the glazing is less than 60-
below adjacent ground elevation. The well shall allow the inches measured vertically above any standing or
window to be fully opened and provide a minimum walking surface.
accessible net clear opening of 9 square feet,with a 6. Glazing in an individual fixed or operable panel
minimum dimension of 36". Window wells with a vertical adjacent to a door where the nearest vertical edge
depth of more than 44"shall be equipped with a is within a 24-inch arc of the door in a closed
permanent ladder. Grade floor opening definition:A position and whose bottom edge is less than 60"
window or other opening located such that the sill height above the floor or walking surface.
of the opening is not more than 44"above or below the 7. Glazing that meets all of the following conditions:
finished ground level adjacent to the opening. Refer to 7.1.Exposed area of an individual pane is greater
handout for additional information. than 9 square feet.
7.2. Exposed bottom edge is less than 18"above
3. SMOKE ALARMS:IRC Section R313. A smoke alarm the floor.
shall be installed in each sleeping room,outside each 7.3. Top edge greater than 36"above the floor.
separate sleeping area in the immediate vicinity of the 7.4. One or more walking surfaces within 36"
bedrooms, and on each additional story of the dwelling, horizontally of the plane of the glazing.
including basements. Each floor and basement shall have 8. All glazing in railings
at least one detector.All smoke alarms shall be listed and 9. Glazing in walls and fences enclosing indoor and
installed in accordance with the IRC Code and the outdoor swimming pools,hot tubs and spas
household fire warning equipment provisions of NFPA where the bottom edge of the glazing is less than
72. When more than one smoke alarm is required to be 60 inches above a walking surface and within
installed the alarm devices shall be interconnected in such 60"of the water's edge.
a manner that the actuation of one alarm will activate all 10. Glazing adjacent to stairways,landings and
of the alarms. The alarm shall be clearly audible in all ramps within 36"horizontally of a walking
bedrooms over background noise levels with all surface when the exposed surface of the glass is
intervening doors closed. Required smoke alarms shall less than 60"above the plane of the adjacent
receive their primary power from the building wiring and walking surface.
shall be equipped with a battery backup. Additions, 11. Glazing adjacent to stairways within 60"
interior alterations,and repairs shall be provided with horizontally of the bottom tread of a stairway in
smoke alarms as required for new dwellings;the smoke any direction when the exposed surface of the
alarms shall be interconnected and hard wired. glass is less than 60"above the nose of the tread.
(Exception:Smoke alarms are not required to be
interconnected and hardwired where the alteration or See code for exceptions for Items 1 through H.
repairs does not result in the removal of interior wall or
ceiling finishes exposing the structure, unless there is an 5. NATURAL LIGHT&VENTILATION:IRC Section
attic, crawl space, or basement available which could R308. All habitable rooms shall be provided aggregate-
provide access for hard wiring and interconnection glazing area of not less than 8%of the area of such rooms.
without removal of hard finishes. Repairs to the exterior Natural ventilation shall be through windows,doors,
louvers or other approved openings to the outdoor air.
1
4
f { t t
V
The minimum openable area to the outdoors shall be 4% inner wall and be air tight and equipped with a backdraft
of the floor area being ventilated.Exception: 1) The damper. Clearance of at least 24"shall be maintained
glazed area need not be openable where the opening is between the cooking surface and the combustible material
not required by R310 and an approved mechanical or cabinet.Exception:Duct material and clearance where
ventilation system is provided capable of producing.35 installed in accordance with the manufacturer's
ACH in the room or a Whole house mechanical installation. Clearances to combustibles shall include
ventilation system is installed capable of supplying such considerations as door swing,drawer pull,overhead
outdoor ventilation air of 15 cfm per occupant computed projections or shelving and window swing,coverings and
on the basis of two occupants for the Pt bedroom and one drapes.Refer to WSVIAQ Section 302.1&Table 3-1
occupant for each additional bedroom. 2) The glazed are for more specific requirements.
need not be provided in rooms where exception I is
satisfied and artificial light is capable of producing an 9. WATER CLOSET CLEARANCES:IRC Section R307,
average illumination of 6 foot-candles over the area of UPC Section 408.6. Water closet shall be located in a
the room at a height of 30 inches above the floor level. clear space not less than 30"in width. The clear space in
front shall not be less than 24".
6. EXHAUST FANS: IRC Section M1506,WSVIAQ
Section 302.2.1,IMC Section 501.2,502.7.3.6. Exhaust 10. SHOWER AREAS: IRC Section R307 and UPC Section
fans are required in each kitchen,bathroom,water closet 412.6,412.7,412.8. Bathtub and shower floors and walls
room,laundry facility, indoor swimming pool,spa and above bathtubs with installed showerheads and in shower
other rooms where excess water vapor or cooking odor is compartments shall be finished with non-absorbent
produced.The air removed by every mechanical exhaust surfaces that extend to a height of not less than 6-feet
system shall be discharged outdoors at a point where it above the floor. The clear space in front of the shower
will not cause a nuisance and from which it cannot again opening shall not be less than 30". All showers shall have
be readily drawn in by a ventilating system. Air shall not a minimum finished interior floor area of 1024 square
be exhausted into an attic or crawl space. The termination inches and shall also be capable of encompassing a 30"
point shall be located at least 3-feet from the property line circle. These dimensions shall be maintained to a point
and 3-feet from openings into the building. See energy 70"above the shower drain outlet.
section of this checklist for more specific requirements.
11. CHIMNEYS&FIREPLACES:IRC Section R1001.17,
7. CLOTHES DRYERS:IRC Section M1501,G2439,& R1002,R1003,and R1004. Chimneys shall be provided
IMC Section 504.Exhaust ducts shall be constructed of with crickets when the dimension parallel to the ridgeline
metal and shall have a smooth interior finish.Exhaust is greater than 30"and does not intersect the ridgeline.
ducts shall terminate outside the building in accordance The intersection of the cricket and the chimney shall be
with the dryer manufacturer's installation instructions. flashed and counterflashed and constructed in compliance
Screens shall not be installed at the duct termination. with Figure R1001.17 and Table 1001.17. Factory-built
Ducts shall be equipped with a backdraft damper. chimneys and fireplaces shall be installed and terminated
Exhaust ducts shall not be connected with sheet-metal in accordance with the manufacturer's installation
screws or other fasteners that will obstruct the exhaust instructions. Masonry and concrete chimneys shall be
flow. The minimum duct diameter shall be 4"and shall anchored at each floor,ceiling or roofline more than 6 feet
be supported and secured in place.The male end of the above grade except where constructed completely within
duct at overlapped duct joints shall extend in the direction exterior walls. See anchorage requirements in IRC
of airflow. Flexible transition ducts used to connect the Section R1003.
dryer to the exhaust duct system shall be limited to single
lengths,not to exceed 8 feet in length and shall be listed 12. TIGHT-FITTING DOORS(FIREPLACE):WSVIAQ
and labeled in accordance with UL2158A. Transition Section 402. Solid fuel burning appliances and fireplaces
ducts shall not be concealed within construction. The shall be provided with tight-fitting glass or metal doors.
maximum length of a clothes dryer exhaust duct shall not An outside source of combustion air shall be ducted to the
exceed 25 feet from the dryer location to the wall or roof firebox.
termination. The maximum length of the duct shall be
reduced 2.5 feet for each 45-degree bend and 5 feet for 13. FIREPLACE HEARTH EXTENSION:IRC Sections
each 90-degree bend. The maximum length of the exhaust R1003.9 and R1003.10. Unless otherwise specified by
duct does not include the transition duct. Exception: manufacturer's installation instructions hearth extensions
Ducts installed in accordance with the dryer shall be constructed of concrete or masonry,supported by
manufacturer's installation instructions. noncombustible materials.Fireplace hearths shall be at
least 4"thick and hearth extensions shall be at least 2"
8. RANGE HOOD:IRC Section M1502,M1503,M1504, thick. The fireplace extension shall extend at least 16"in
M 1901.1 &IMC Sections 304.8,505.Overhead exhaust front of,and at least 8"beyond each side of the fireplace
hoods shall discharge to the outdoors through metal opening. Where the fireplace opening is 6 square feet or
exhaust hood(galvanized steel,stainless steel,or copper) larger,the hearth extension shall extend at least 20"in
not less than 28 gage. Such ducts shall have a smooth
2
front of,and at least 12"beyond each side of the fireplace Installation of appliances shall conform to the conditions '
opening. of their listing and label and the manufacturer's
installation instructions. The manufacturer's operating
14. CLEARANCE TO COMBUSTIBLES(FIREPLACE and installation instructions shall remain attached to the
&CHIMNEYS):IRC Sections R808,R1001.15, appliance. Fuel burning appliances shall not be located
R1001.16,R1003.11,and R1003.12. Combustible in,or obtain combustion air from sleeping rooms,
insulation shall be separated a minimum of 3"from heat bathrooms,toilet rooms,or storage closets.Exception: 1)
producing appliances Exception:Insulation shall be direct vent appliances that obtain all combustion air from
separated in accordance with conditions stipulated in the outdoors or 2)Appliances located in a dedicated
manufacturer's listing. When masonry chimneys are built enclosure in which combustion air is taken directly from
within a structure,minimum 2"air space clearance to the outdoors in accordance with IMC,section 703.
combustibles is required. When the chimney is placed on Access to such enclosure shall be through a WSEC
the exterior of the structure,a 1"clearance is allowed. approved solid door, weatherstripped and equipped with
The air space shall not be filled,except to provide an approved self-closing device. Fuel-fired furnaces and
noncombustible fire blocking.All wood beams,joists, boilers installed in closets and alcoves shall be listed for
studs and other combustible material shall have a such installation.Equipment installed in outdoor locations
clearance of not less than 2"from the front faces and sides shall be either listed for outdoor installation or provided
of masonry fireplaces and not less than 4"from the back with protection from outdoor environment factors that
es of masonry fireplaces. The airs ace shall not be influence operability,durability and safe of the
faces my p p p ty, ty safety
filled,except to provide fire blocking in accordance with equipment. Appliances designed to be in fixed positions
sections R1003.13/R602.8. Woodwork or other shall be fastened or anchored in an approved manner.
combustible materials shall not be placed within 6"of
fireplace opening. Combustible material placed within 17. APPLIANCES LOCATED IN GARAGE:IRC Section
12" of the fireplace opening(such as mantles or M1307,IMC Section 303.4,304.3,IBC 1607.7.3.
decorative fireplace surrounds)shall not project more than Appliance located in a garage,carport or other location
1/8"for each 1"clearance from the opening. where subject to mechanical damage shall be protected
with approved barriers. Vehicle barrier systems for
15. COMBUSTION AIR/EXTERIOR AIR SUPPLY: passenger cars shall be designed to resist a single load of
R303.4,R1005,IRC Chapter M17,IMC Chapter 7,& 6,000 lbs.Applied horizontally in any direction to the
WSVIAQ Section 402.Fuel burning appliances shall be barrier system and shall have anchorage or attachment
provided with combustion air obtained from outside the capable of transmitting this load to the structure. For
structure.(Excluding cooking appliances and clothes design of the system,the load shall be assumed to act at a
dryers). .Fuel gas dryers exhausting more than 200 cfin minimum height of 1'6"above the floor or ramp surface
shall be provided with make-up air. Unless otherwise on an area not to exceed 1 sq. ft..Equipment and
specified by the manufacturer or determined by actual appliances having an ignition source shall be elevated
measurement,the free area shall be considered 75%of the such that the source of ignition is not less than least 18"
gross area for metal louvers and 25%of the gross area for above the floor surface on which the equipment or
wood louvers. Volume dampers(manual dampers)shall appliance stands. Rooms or spaces that are not part of the
not be installed in combustion air openings and be living space of a dwelling unit and that communicate with
covered with corrosion-resistant screen having not less the private garage through openings shall be considered to
than''/,"opening and not greater than openings. be part of the garage and appliances located in the space
Outdoor air openings for fuel-burning appliances are shall be elevated as specified above.
permitted to connect spaces such as ventilated crawl
spaces or ventilated attic spaces. The exterior air intake 18. WATER HEATERS: IRC Section M1307.2,M2005,
shall not be located within the garage or basement of the and UPC 608.Where water heaters or hot water storage
dwelling nor shall the air intake be located at an elevation tanks are installed in locations where leakage of the tanks
higher than the firebox.Mechanical and gravity outside or connections will cause damage,the tank or water heater
air intake openings shall be located a minimum of 10' shall be installed in a 24 gage galvanized steel pan or
from any hazardous or noxious contaminant,such as other pan approved for such use. The pan shall be at least
vents,chimneys,plumbing vents,streets,alleys,parking 1.5"deep and shall be drained by an indirect waste pipe
lots and loading docks. Where a source of contaminant is with a minimum'/<"diameter drain to the exterior of the
located within 10'of an intake opening,such opening building not4ess than 6"and not more than 24"above the
shall be located a min. of 2'below the contaminant adjacent ground surface.Temperature and pressure relief
source. Exhaust from dwelling units,toilet rooms, valves shall be drained to the outside of the building.
bathrooms and kitchens shall not be considered as Drain may not be trapped and must terminate not more
hazardous or noxious. than 2'nor less than 6" above the ground or the flood
level of the area receiving the discharge and pointing
16. APPLIANCE LOCATIONS: IRC Chapter M1307, downward. Water heaters shall be strapped to resist
M2005,IMC Section 303,and UPC,Section 308&309. horizontal displacement due to earthquake motion.
Twenty-two(22)gage x%"strapping shall be used and be
3
w
placed at points within the upper one-third(1/3)and lower board applied to the garage side. Garages beneath
one-third(1/3)of it's vertical dimensions. At the lower habitable rooms shall be separated from all habitable
point,a minimum distance of 4"shall be maintained rooms above by not less than 5/8"Type X gypsum board
above the controls. Lag screws not less than%"in or equivalent. Where the separation is a floor-ceiling
diameter must be used to anchor the restraints to the wall assembly,the structure supporting the separation shall
and each lag screw must have at least 1-%"thread also be protected by not less than''/z"gypsum board or
penetration into a stud wall. A flat washer must be equivalent. Ducts in the garage and ducts penetrating the
installed between each lag screw and the strap for walls or ceilings separating the dwelling from the garage
reinforcement. When the water supply system is provided shall be constructed of a minimum 26-gage sheet metal or
with a pressure regulating device or check valve a other approved material and shall have no openings into
properly sized expansion tank shall be installed per the garage.
manufacturer specifications. Check with your water
purveyor. WSEC Section 504.2.1. All electric water 25. SEPARATION BETWEEN DWELLING UNITS: IRC
heaters shall be placed on an R-10 pad when located in an Section 317. Walls and floors assemblies separating
unheated space or on a concrete floor. dwelling units in 2-family dwellings shall not be less than
1-hr fire-resistive rating.
19. L.P.G.(PROPANE)APPLIANCES: IRC Chapter 13,
IMC Section 303.7. Appliances installed in pits or 26. FIRE-RESISTANCE OF EXTERIOR WALLS:IRC
excavations shall not come in direct contact with the R302.Exterior walls with a fire separation distance less
surrounding soil. The sides of the pit shall be held back a than 3'shall be not less than a 1-hour fire-resistive rating
minimum of 12"from the appliance. Where the depth with exposure from both sides.Projections shall not
exceed 12"below the adjoining grade,the walls of the pit extend to a point closer than 2'from the line used to
or excavation shall be lined with concrete or masonry. determine the fire separation distance. Detached garages
Containers for storage of L.P.G. shall be installed in accessory to a dwelling located within 2'of a lot line may
accordance with the Fire Code. have roof eave projections not exceeding 4". Projections
extending into the fire separation distance shall have not
20. MANUFACTURER'S SPECS: IRC Section M1302, less than one-hour fire-resistive construction on the
M1303,and IMC 304.1. All appliances shall be listed underside. Openings shall not be permitted in the exterior
and bear a permanent factory applied nameplate(s)affixed wall of a dwelling or accessory building with a fire
to the appliances with manufacturer's name or trademark, separation distance less than 3'. Exception:Foundation
model number,serial number,and seal or mark of testing vents installed in compliance with this code are permitted.
agency. The installer shall leave the manufacturer's
installation and operating instructions attached to the 27. FLOOR AREA:IRC Section R304,R306. Every
appliance. dwelling unit shall have at least one habitable room with
not less than 120 square feet of gross floor area. Other
21. VACUUM BREAKERS:UPC Section 603.4.7. Potable habitable rooms except kitchens shall have an area of not
water outlets with hose attachments other than water less than 70 square feet. Habitable rooms shall not be less
heater drains,and clothes washer connections shall be than 7'in any dimension. Exception:Kitchens. Every
protected by a listed non-removable frost-free backflow dwelling unit shall be provided with a water closet,
preventer,a non-removable frost-free hose bib type lavatory,bathtub or shower,kitchen area with a separate
vacuum breaker,or an atmospheric frost-free vacuum sink,be connected to an approved sewage disposal
breaker installed at least 6"above the highest point of system,and shall be connected to an approved water
usage located on the discharge side of the last valve. supply with hot and cold water.
22. TRAP PRIMERS:UPC Section 1007. Floor drains or 28. MINIMUM CEILING HEIGHTS:IRC R305.
similar traps connected to the drainage system and subject Habitable rooms,hallways,corridors,bathrooms,toilet
to infrequent use shall be protected with a trap seal primer rooms,laundry rooms and basements shall have a ceiling
and shall be accessible for maintenance. height of not less than 7',measured from the finished
floor to the lowest projection from the ceiling.
23. GARAGE/DWELLING DOOR/OPENINGS: IRC
Section R309.1 Openings between the garage and 29. TTIC ACCESS:IRC R807.1. Attics that exceed 30 sq.
residence shall be equipped with solid wood doors not and have a vertical height of 30"or greater must be
less than 1-3/8 inches(35mm)in thickness,solid or provided with minimum access openings of not less than
honeycomb core steel doors not less than 1-3/8"thick,or 22"x 30". The attic access shall be located in a hallway
20-minute fire-rated doors. or other readily accessible location with a 30"minimum
unobstructed headroom in the attic space above the access
24. GARAGE/DWELLING SEPARATION:IRC Section opening.
R309.2,R309.1.1.The garage shall be separated from the
residence and its attic area by not less than''/z"gypsum
4
1
( 3QV EXTERIOR DOORS/EXITS: IRC R311.4.1. At least 1 handrail. Circular handrails shall have an outside '
exit doorway shall be side hinged and not less than 3'in diameter of at least 1 ''/a"and not greater than 2".
width and not less than 68 "in height. The exit door shall Handrails with a perimeter greater than 6 '/,"shall provide
provide direct access from the habitable portions of the a graspable finger recess area on both sides. See handrail
dwelling to the exterior without requiring travel through a option in IRC Section 311.5.6.3 for additional handgrip
garage. Access to habitable levels not having an exit shall requirements. Handrails shall not project more than 4 ''/,"
be by a ramp or a stairway in accordance to applicable on either side of the stairway. See#34,stairway width for
IRC sections 311.6 or 311.5. Egress doors shall be additional information. Refer to handout.
readily openable from the side from which egress is to be
made without the use of a key or special knowledge or 34. STAIR WIDTH: IRC Section R311.5.1 Stairways shall
effort. not be less than 36"in clear width at all points above the
handrail height and below the required headroom height.
31. ANDINGS:IRC R311.4.3,R311.5.4. There shall be a Handrails shall not project more than 4 ''/z"on either side
floor or landing on each side of all doors. Exception: of the stairway and the minimum clear width of the
Where a stairway of two or fewer risers is located on the stairway at and below the handrail height,including treads
exterior side of a door, other than the required exit door, and landings,shall not be less than 31 ''/,"where the
a landing is not required for the exterior side of the door. handrail is installed on one side and 27"where handrails
The floor or landing at the required exit door shall be not are installed on both sides.
more than 1 ''/z"lower than the top of the threshold of the
doorway. Exception: The landing at an exterior doorway 35. STAIR TREADS&RISERS:IRC Section 311.5.3 The
shall not be more than 7%"below the top of the maximum riser height shall be 7 3/,".The greatest riser
threshold,provided the door, other than an exterior storm height within any flight of stairs shall not exceed the
or screen door does not swing over the landing.The smallest by more than 3/8". The minimum tread depth
width of each landing shall have a minimum dimension of shall be 10". The tread depth within any flight of stairs
not less than 36"measured in the direction of travel. The shall not exceed the smallest by more than 3/8". A nosing
walking surface of landings shall not have a slope greater not less than'/,"but not more than 1 '/,"shall be provided
than 1/4"per foot. A flight of stair shall not have a on stairways with solid risers.Open risers are permitted,
vertical rise greater than 12-feet between floor levels or provided that the opening does not permit the passage of a
landings. 4"diameter sphere.Exception:Nosing is not required
where the tread depth is at least 11". The opening
32. GUARDS:IRC Section R312.IBC Section 1607.7.1 between adjacent treads is not limited on stairs with a
Porches,balconies,or raised floor surfaces located more total rise of 30"or less.
than 30"above grade or a floor below shall have guards
not less than 36"in height. Open sides of stairs with a 36. STAIR HEADROOM CLEARANCE:IRC R311.5.2
total rise of more than 30"above the floor or grade below All parts of the stairway shall not be less than 6'8"
shall have guards not less than 34"in ht.Measured measured vertically from the sloped plane adjoining the
vertically from the nosing of the treads. Open side of tread nosing or from the floor surface of the landing or
guards shall be designed such that a sphere 4"in diameter platform. See exception for spiral stairways.
cannot pass through. Handrail assemblies and guards
shall be able to resist a single concentrated load of 200 37. USABLE SPACE UNDER STAIRS:IRC Section
lbs.,applied in any direction at any point along the top, R311.2.2 Enclosed accessible space under stairs shall
and have attachment devices and supporting structure to have walls,under stair surface and any soffits protected on
transfer this loading to appropriate structural elements of the enclosed side with'/,"gypsum board.
the building. Intermediate rails(all those except the
handrail),balusters and panel fillers shall be designed to glin—te
LLIRC Section R303.6,R311.5.7 All
withstand a horizontally applied normal load of 50 lbs.Onrior and exterior stairways shall be provided with a
an area equal to 1 sq.ft.,including openings and space means to illuminate the stair including landings and
between rails. treads. Interior stairways shall be provided with an
artificial light source located in the immediate vicinity of
33. HANDRAILS:IRC Section R311.5.6,R311.5.1 All the landing of the stairway. Exterior stairways shall be
stairways with 4 or more risers shall have at least one provided with a light source located in the immediate
handrail. Such handrails shall be placed not less than 34" vicinity of the top of the landing of the stairway. Lighting
nor more than 38"above the nosing of the treads. controls shall be accessible at the top and bottom of each
Handrails for stairways shall be continuous for the full stairway without traversing any steps.
length of the flight,from a point directly above the top
riser to a point directly above the lowest riser. Handrail 39. SPECIAL STAIRWAYS:IRC Section R311.5.3.2,
ends shall be returned or terminate in newel posts or R311.5.8.1. Circular stairways,spiral stairways,winders
safety terminals. Handrails adjacent to the wall shall have and bulkhead enclosure stairways shall comply with all
a space not less than 1 ''h"between the wall and the requirements of stairways except: Winder treads shall
5
have a minimum tread depth of 10"measured at a point narrower edge.All treads shall be identical,and the rise
12"from the side where the treads are narrower. Winder shall be no more than 9'/2".A minimum headroom of 6
treads shall have a minimum tread depth of 6"at any feet 6 inches shall be provided.
point. Spiral stairways are permitted,provided the
minimum width shall be 26 inches(660 nun)with each tread
having a 7'/z"minimum tread depth at 12"from the
STRUCTURAL
DEFINITION-Plain Concrete: Structural concrete with
no reinforcement or with less reinforcement than the Vertical reinforcement for masonry stem walls shall be
minimum amount specified for reinforced concrete tied to the horizontal reinforcement in the footings.
Masonry stem walls located in Seismic Design Categories
40. OUNDATION FOOTING SIZE•IRC Section R403. D1 and D2 shall have a min.vertical reinforcement of one
Assume load bearing value of soil 1500 psf unless proven #3 bar located a max.of 4'o.c.in grouted cells.
otherwise. Foundation walls located in Seismic Design Categories
• Supporting 1 floor:minimum 6"x 12". D1 and D2,as established in Table R301.2(1),supporting
• Supporting 2 floors:minimum 6"x 15". more than 4'of unbalanced backfill or exceeding 8'in
• Supporting 3 floors:minimum 8"x 23". height shall be constructed in accordance with Table
Spread footing projections shall be at least 2"&shall not R404.1.1(2),R404.1.1(3)or R404.1.1(4)[reinforced
exceed the thichness of the footing. concrete] and shall have two#4 horizontal bars located in
IBC1805.4.2(c)Interior-stud-bearing walls are permitted the upper 12"of the wall.
to be supported by isolated footings. The footing width As a minimum standard,refer to the attached handouts:
and length shall be twice the width shown above and Foundation Reinforcement Requirements.
footings shall be spaced not more than 6 feet on center.
(431
43. STEPPED FOUNDATIONS:IRC Section 602.11.3.
OOTING REINFORCEMENT:IRC Section R403.1, Where stepped foundations occur,the following
Standard Hook ACI Section 611.7.1.5. Concrete footings requirements apply: 1)Where the height of a required
shall have bottom reinforcement located a minimum of 3- braced wall panel that extends from the foundation to
inches clear from the bottom of the footing. Where a floor above varies more than 4',the braced wall panel
construction joint is created between a concrete footing shall be constructed in accordance to figure R602.11.3
and stem wall,a min.#4,grade 60,vertical bar shall be See attached details. 2)Where the lowest floor framing
provided at not more than 4-feet on center. The vertical rests directly on a sill bolted to a foundation not less than
bar shall extend to 3-inches clear of the bottom of the 8' in length along a line of bracing,the line shall be
footing,have a standard hook and extend a minimum of considered as braced. The double plate of the cripple stud
14-inches into the stem wall. The standard hook shall wall beyond the segment of footing that extends to the
have a 3-inch return and shall engage the center footing lowest framed floor shall be spliced by extending the
bar. The verical bar shall be tied in place at inspection. upper top plate a minimum of 4' along the foundation.
As a minimum standard, refer to the attached handouts: Anchor bolts shall be locateda maximum of V and 3'
Foundation Reinforcement Requirements. from the step foundation. 3)Where cripple walls occur
between the top of the foundation and the lowest floor
42. FOUNDATION WALL SIZE:IRC Tables R404.1.l(1), framing,the bracing requirements for a story shall apply.
R404.1.1(2),R404.1.1(3),R404.1.1(4),&Section 404.1.4 (see item#62) 4)Where only the bottom of the
See attached handouts. Plain concrete and plain masonry foundation is stepped and the lowest floor framing rests
foundation walls located in Seismic Design Categories D1 directly on a sill bolted to the foundations,the
and D2,as established in Table R301.1(1),shall comply requirements of Section R602.11.1 shall apply.(see item#
with the following: 1) Minimum reinforcement shall 46).
consist of one#4 horizontal bar located in the upper 12"
of the wall, 2)Wall height shall not exceed 8', 3)Height G44.)POTING DEPTH: IRC Section R403.1.4,R403.1.4.2.
of unbalanced backfill shall not exceed 4'0",and 4)A all exterior footings shall be placed at least 12"below
minimum thickness of 7 'h"is required for plain concrete undisturbed ground. Interior footings supporting bearing
foundation walls except that a minimum thickness of 6" or bracing walls and cast monolithically with a slab on
shall be permitted for plain concrete foundation walls with grade shall extend to a depth of less than 12"below the
a maximum height of 4'6"provided the minimum top of slab.
specified compressive strength of concrete,fc,is 3000 psi.
5)Plain masonry foundation walls shall be a minimum of
8"thick.
6
45. CRIPPLE WALL BRACING:IRC Definition,Sections 47. DAMP-PROOF FOUNDATION WALLS:IRC Section
R602.10.2,R602.10.2.3,&R602.10.11.1 & R406. 1 Except where required to be waterproofed by
R602.10.11.2. A cripple wall is a framed wall from the section R406.2,foundation walls that retain earth and
top of the foundation to the underside of the floor framing enclose habitable or usable spaces located below grade
of the first story above grade plane. In Seismic category shall be waterproofed from the top of the footing to the
D 1 (other than D2),cripple walls shall be braced with an finished grade. R406.2:In areas where a high water table
amount and type of bracing as required for the wall above or severe soil-water conditions are known to exist,
in accordance with Table R602.10.1 with the following exterior foundation walls that retain earth and enclose
modifications for cripple wall bracing: 1)The percent usable spaces located below grade shall be waterproofed
bracing amount as determined from Table R602.10.1 shall with a membrane extending from the top of the footing to
be increased by 15%,and 2)The wall panel spacing shall the finished grade. The membrane shall consist of 2-ply
be decreased to 18'instead of 25'. In Seismic Design hot mopped felts,55-pound roll roofing,6-mil polyvinyl
Category D2 Cripple walls shall be braced in accordance chloride, 6-mil polyethylene or 40-mil polymer-modified
with Table R602.10.1. In any Seismic Design Category, asphalt. The joints in the membrane shall be lapped and
cripple walls are permitted to be redesignated as the first sealed with an adhesive compatible with the
story walls for purposes of determining wall bracing waterproofing membrane. See exception for additional
requirements. If the cripple walls are redesignated,the information.
stories above the redesignated story shall be counted as
the second and third stories repectively. Where interior 9,FOUNDATIO
N DRAINAGE: IRCSection R401.3,
braced wall lines occur without a continuous foundation 405. R405. : Surface drainage shall be diverted to an
below,the length of parallel exterior crpple wall bracing approved point of collection so as to not create a hazard.
shall be 1 '/:times the length required by Table Lots shall be graded so as to drain surface water away
R602.10.1. Where cripple walls are braced using method from foundation walls. The grade away from foundation
3 of Section R602.10.3 .(wood structural panel)cannot walls shall fall a minimum of 6"within the first 10.'
provide this additional length,the capacity of the Exception: Where lot lines,walls,slopes or other
sheathing shall be increased by reducing the spacing of physical barriers prohibit 6"of fall within 10'drains or
fasteners along the perimeter of each piece of sheathing to swales shall be provided to ensure drainage away from the
4"o.c. Adhesive attachment of wall sheathing shall not structure. Drains shall be provided around all concrete or
e permitted in Seismic Design Categories D1 and D2. masonry foundations that retain earth and enclose
habitable spaces located below grade. Drainage tiles,
46. OUNDATION ANCHORAGE: IRC Section 403.1.6, gravel,or crushed stone drains,perforated pipe or other
R602.11.1. When braced wall panels are supported approved systems or materials shall be installed at or
directly on continuous foundations,the wall wood sill below the area to be protected and shall discharge by
plate or cold-formed steel bottom track shall be anchored gravity or mechanical means into an approved drainage
to.the foundation in accordance to the following: The system. Gravel or crushed stone drains shall extend at
wood sole plates at exterior walls on monolithic slabs and least 1-foot beyond the outside edge of the footing and at
wood sill plates shall be anchored to the foundation with least 6 inches above the top of the footing and be covered
%2"anchor bolts spaced a maximum of 6'o.c.There shall with an approved filter membrane material. The top of
be 2 bolts per plate section with one bolt located not more open joints of drain riles shall be protected with strips of
than 12"or less than 7 bolt diameters(3 '/2"typical)from building paper,and the drainage tiles or perforated pipe
each endof the plate section. Where Interior braced wall shall be placed on a minimum 2 inches of washed gravel
lines are required to be supported by continuous or crushed rock at least one sieve larger than the file joint
foundations in Section R602.10.9, '/2"anchor bolts shall opening or perforation and covered with not less than 6
be spaced not more than 6'o.c.and located within 12" inches of the same material.
from the ends of each plate section. Anchor bolts shall be
at least'/2"in diameter and shall extend a minimum of 7" 49. FOOTING/PIERS ON OR ADJACENT TO SLOPES:
into masonry or concrete. Interior bearing wall sole plates IRC Section 403.1.7. The placement of buildings and
on monolithic slab foundations shall be positively structures on or adjacent to slopes steeper than 1 unit
anchored with approved fasteners. A nut and washer shall vertical in 3 units horizontal(33.3-percent slope)shall
be tightened on each bolt to the plate using'/4"x 3"x 3" conform to Sections R403.1.7.1 through R403.1.7.4.
plate washers. Sills and sole plates shall be protected Buildings below slopes shall be set a sufficient distance
against decay. Cold-formed steel framing systems shall be from the slope to provide protection from slope drainage,
fastened to the wood sill plate or anchored directly to the erosion and shallow failures. Where the existing slope is
foundation as required in Section R505.3.1 or R603.1.1. steeper than one unit vertical in one unit horizontal(100%
Exception:Foundation anchor straps,spaced as required slope),the toe of the slope shall be assumed to be at the
to provide equivalent anchorage to ''/s"diameter anchor intersection of the horizontal plane drawn from the top of
bolts. the foundation and a plane drawn tangent to the slope at
an angle 45 degrees to the horizontal. Where a retaining
wall is constructed at the toe of the slope,the height of the
7
slope shall be measured from the top of the wall to the top of lumber specified in Section R319.1 &R319.2 and#56
of the slope. Footings on or adjacent to slopes shall be of this checklist.
founded in material with an embedment and setback from
the slope surface to provide vertical and lateral support for (:53)E�OLUMNS AND POSTS:IRC Section R319.1.3,
the footing without detrimental settlement. Except as R9.1.4&R407.3. Posts,poles and columns supporting
provided fro in Section R403.1.7.4 and Figure permanent structures that are embedded in concrete in
R403.1.7.1,the following setback is deemed adequate to direct contact with the ground or embedded in concrete
meet the criteria. Where the slope is steeper than one unit exposed to the weather shall be approved pressure
vertical in one unit horizontal(100%slope),the required preservatively treated wood suitable for ground contact.
setback shall be measured from an imaginery plane 45 Wood columns shall be approved wood of natural decay
degrees to the horizontal,projected upward from the toe resistance or approved pressure preservatively treated
of the slope.Footings adjacent to slopes shall be founded wood. Exceptions: 1)Posts or columns which are
in firm material with an embedment and setback sufficient exposed to the weather or located in basements or cellars,
to provide vertical and lateral support for the footing supported by piers or metal pedestals projecting 1"above
without detrimental settlement. Alternate setbacks and the floor or finished grade and 6"above exposed earth,
clearances are permitted,subject to the approval of the and are separated therefrom by an approved impervious
building official. The building official is permitted to moisture barrier.2)Posts or columns in enclosed crawl
require an investigation and recommendation of a spaces or unexcavated areas located within the periphery
qualified engineer to demonstrate that the intent of the of the building,supported by a concrete pier or metal
code has been satisfied. Such an investigation shall pedestal at a height greater than 8"from the exposed
include consideration of material,height of slope,slope ground,are separated therefrom by an impervious
gradient,load intensity and erosion characteristics of moisture barrier. Columns shall be restrained to prevent
slope material. Exception: Mason County Development lateral displacement at the bottom end. Wood columns
Regulations may specify additional requirements. shall not be less in nominal size than 4"x 4"or approved
equivalent.
50. CHIMNEY FOUNDATION:IRC Sections 1001.1,
R1002.5&R1003.2. When an approved design is not 54. GIRDERS ENTERING MASONRY OR CONCRETE
provided,footings for masonry and concrete fireplaces WALLS:IRC Section R319.1 #4. The ends of wood
shall be not less than 12"thick,and extend 6-inches girders entering exterior concrete or masonry walls shall
beyond the face of the fireplace or foundation wall on all be provided with a 1/2"airspace on tops,sides and ends
sides. Footings shall be founded on natural,undisturbed unless an approved species and grade of lumber specified
earth or engineered fill below the frost depth,at least 12" in Sections R319.1 &R319.2 and listed in#56 of this
below finished grade. checklist is used.
51. UNDER-FLOOR VENTILATION: IRC Section 408.1 55 OST-BEAM CONNECTIONS/FASTENING: IRC
and 408.2. The under-floor space between the bottom of Section R502.9,R301. Where posts and beam or girder
the floor joists and the earth under any building(except construction is used to support floor framing,positive
space occupied by a basement or cellar)shall be provided connections shall be provided to ensure against uplift and
with ventilation openings through foundation walls or lateral displacement. The construction of buildings and
exterior walls having-a net area of not less than 1 square structures shall result in a system that provides a complete
foot for each 150 square feet of under-floor space area. load path capable of transferring all loads from their point
Openings shall be located as close to corners as practical of origin through the load resisting elements to the
and shall provide cross-ventilation. One such opening foundation.
shall be within 3-feet of each corner of the building.
Ventilation openings shall be covered for their height and 56., NIMUM STANDARDS&PROTECTION
width with any of the following materials provided that �� GAINST DECAY:IBC 2303&IRC Sections 319.1,
the least dimension of the covering shall not exceed'/4": 319.2,&319.3. Structural lumber,end jointed lumber,
1)perforated sheet metal plates not less than.070"thick, pre-fabricated 1-joists,structural glue-laminated timber,
2)Expanded sheet metal plates not less than.047"thick, wood structural panels,fiberboard sheathing(when used
3)Cast iron grills or grating,4)Extruded load-bearing structurally),hardboard siding(when used structurally),
brick vents,5)Hardware cloth of.035"wire or heavier, particleboard,preservative treated wood,fire-retardant-
6)Corrosion-resistant wire mesh,with the least dimension treated wood,hardwood plywood,trusses and joist
being 1/8". See exceptions for additional options. hangers shall conform to the applicable standards or
grading rules of the IBC and shall be identified by a grade
&--WASONRY:
OOD IN CONTACT WITH CONCRETE& and/or identification mark. Areas subject to decay and
IRC Section R319#2. All wood framing where required,the use of an approved species and grade
members that rest on concrete or masonry exterior of lumber,pressure treated in accordance with AWPA C1,
foundation walls and are less than 8"from the exposed C2,C3,C4;C9,C15,C18,C22,C23,C24,C28,C31,
ground require the use of an approved species and grade C33,P1,P2,and P3 or decay-resistant heartwood of
8
� , t
redwood,black locust,or cedars. Lumber and plywood components of the floor assembly shall be wood approved
required to be pressure preservatively treated in in areas subject to decay as identified in#56 of this
accordance with Section 319.1 shall bear the quality mark checklist.Included are the posts,beams or girders,joists
of an approved inspection agency that maintains and sub-floor. The underfloor grade shall be cleaned of
continuing supervision,testing and inspection over the all vegetation and organic material. All wood forms used
quality of the product and that had been approved by an for placing concrete and construction materials shall be
accreditation body that complies with the requirements of removed before the building is occupied.
the American Lumber Standard Committee treated wood
program. FASTENERS: Fasteners for pressure 60. UNDER-FLOOR ACCESS:IRC Section 408.3. Access
preservative and fasteners for pressure-preservative and shall be provided to all under-floor spaces. Access
fire-retardant-treated wood shall be of hot-dipped openings through the floor shall be a minimum of 18"x
galvanized steel,stainless steel,silicon bronze or copper. 24". Openings through a perimeter wall shall be at least
See also manufacturer specification or distributor specific �6"x 24". When any portion of the through wall access is
installation instructions or recommendations.Exception: below grade,'an areaway of not less than 16"x 24"shall
'/2"diameter or greater steel bolts(where required by be provided. The bottom of the areaway shall be below
location). Sill plate need not be pressure treated if sill the threshold of the access opening. Through wall access
plate installed over 301b.Felt or equivalent and the sill openings shall not be located under a door to the
plate is 8"or more above grade. residence. unobstructed by pipes,ducts or similar
construction.
57. FLOOR FRAMING: IRC Section R502.6,502.7. The
ends of each joist,beam or girder shall have not less than Ql�WALL FRAMING:IRC Sections 602.3.1,602.3.2,
1- '/2"bearing on wood or metal and not less than 3"on 602.3.3,602.3.4,602.6&602.9. Utility grade studs shall
masonry or concrete except where supported on a 1"x 4" not be spaced more than 16"on center,or support more
ribbon strip and nailed to the adjacent stud or by the use than a roof and ceiling,or exceed 8'in height for exterior
of approved joist hangers.Joist framing from opposite and load bearing walls or 10'for interior non-bearing
sides of a beam or partition shall lap a minimum of 3"and walls. The size,height,and spacing of all other wood-
shall be nailed together with three IOd-face nails. A wood framing studs shall be in accordance with Table R602.3.5.
splice with strength equal to or greater than that provided Exception: Studs greater than 10'in height that are in
by the nailed lap is permitted. Joists shall be supported accordance with Table R602.1.3. Studs shall be placed
laterally at the ends and at each intermediate support by with their wide dimension perpendicular to the wall.
full depth solid blocking not less than 2"nominal Wood stud walls shall be capped with a double top plate
thickness;or by attachment to a header,band,or rim joist, installed to provide overlapping at comers and
or to an adjoining stud;or shall be otherwise provided intersections with bearing partitions. End joints shall be
with lateral support to prevent rotation. Joists exceed a offset at least 24". Plates shall be a nominal 2"in depth
nominal 2"x 12"shall be supported laterally by solid and have a width at least equal to the width of studs.
blocking,diagonal bridging(wood or metal),or a Where joists,trusses,or rafters are spaced more than 16"
continuous 1"x 3"strip nailed across the bottom of joists o.c. and the bearing studs are spaced 24"o.c.such
perpendicular to joists at intervals not exceeding 8'0". members shall bear within 5"of the studs beneath. Studs
See Figure R502.2 for floor framing information and shall have full bearing on a nominal 2 by or larger plate or
Tables 502.3.1(1),R502.3.1(2),R502.3.3(1)and sill having a width at least equal to the width of the studs.
R502.3.3(2)for allowable spans. Cutting and notching:may not exceed 25%of the stud
width in bearing or exterior walls and may not exceed
58. BEARING PARTITIONS: IRC Section 502.4.Joists 40%of a single stud width in non-bearing partitions.
under parallel bearing partitions shall be of adequate size Bored or drilled holes:diameter of the resulting hole may
to support the load. Double joists,sized to adequately not exceed 40%of the stud width and is no closer than
support the load,that are separated to permit the 5/8"to the edge of the stud,and the hole is located in the
installation of piping or vents shall be full depth solid same section as a cut or notch. Exception: 1)A stud may
blocked with lumber not less than 2"in nominal thickness be bored to a diameter not exceeding 60%of its width,
spaced not more than 4'o.c. Bearing partitions provided that such studs located in exterior walls or
perpendicular to joists shall not be offset from supporting bearing partitions are doubled and that not more than two
girders,walls or partitions more than the joist depth unless successive studs are bored.2)Approved stud shoes may
joists are of sufficient size to carry the additional load. be used when installed in accordance with the
manufacturer's recommendation. See Figures R602.6(1),
59. UNDER-FLOOR CLEARANCE/REMOVAL OF R602.6.2(2),and R602.6.1 for additional details. Section
DEBRIS: IRC Section R319.1 #1,R408.4. When floor 2320.11.5 Foundation cripple walls shall be framed of
joists or the bottom of a wood structural floor are located studs not less in size than the studding above. When
within 18"or wood girders are located within 12"to the exceeding 4'0"in height,such walls shall be framed of
exposed ground in crawl spaces or unexcavated area studs having the size required for an additional story.
located within the periphery of the building foundation,all Cripple walls with a stud height less than 14"shall be
sheathed on at least one side with a wood structural panel
9
t ,
that is fastened to both the top and bottom plates in at the top and bottom of the run. Enclosed spaces under
accordance with Table R602.3(1)or the cripple walls stairs shall comply with Section R311.2.2. 4)At openings
shall be constructed of solid blocking. Cripple walls shall around vents,pipes and ducts at ceiling and floor level,
be supported on continuous foundations. with an approved material to resist the free passage of
flame and products of combustion. 5)For the
6 ALL BRACING:IRC Section 602.10. All exterior fireblocking of chimneys and fireplaces,see Section
walls shall be braced in accordance to Section 602.10 and R1001.16. 6)Fireblocking of cornices of a two-family
602.11. In addition,interior braced wall lines shall be dwelling is required at the line of dwelling unit separation.
provided in accordance with Section R602.10.1.1 and Fire blocking materials shall consist of material listed in
R602.10.9. Cripple wall bracing shall be provided in Section R602.8.1. Loose-fill insulation material shall not
accordance R602.10.2 and 602.10.11.Braced wall lines be used as a fireblock unless specifically tested in the
shall consist of braced wall panel construction in form and manner intended. The integrity of all fireblocks
accordance with Section R602.10.3 Braced wall panels shall be maintained. DRAFTSTOPPING:When there is
shall begin no more than 8'0"from each end of a braced usable space both above and below a concealed space of a
wall line. Braced wall lines may have offsets,out of plane floor/ceiling assembly,draftstops shall be installed so that
of up to 4'0"Spacing between braced wall lines shall not the area of the concealed space does not exceed 1000
exceed 25'0"o.c.in both the longitudinal and transverse square feet.Draftstops shall divide the concealed space
directions. Braced wall line sills shall be anchored to into approximately equal areas. Draftstopping materials
concrete or masonry foundations in accordance with shall consist of materials listed in Section R502.12.1.
Sections R403.1.6 and R602.11. Plate washers a
minimum of 1/4"x 3"x 3"shall be provided between 65. XTERIOR COVERING: IRC Section R703.provide
foundation sill plate and the nut. Interior braced wall the building with a weather-resistant exterior wall
panels shall be fastened to floor and roof framing in envelope. The exterior wall envelope shall include
accordance with Table R602.3.1(1),to required flashing as described in Section R703.8. Ensure proper
foundations in accordance with the following fastening for type used,wood siding may not be less than
requirements: 1)Floor joists parallel to the top plate shall 3/8"thick. See Table R703.4.
be toe-nailed to the top plate with at least 8d nails spaced
a maximum of 6"o.c.2)Top plate laps shall be face- C66WEATHER RESISTANT SHEATHING PAPER and
nailed with at least 8-16d nails on each side of splice. See FLASHING:IRC Section R703.2 and R703.8.The
Tables R602.10.1,R602.10.5 for additional wall bracing exterior wall envelope shall be designed and constructed
information. in a such a manner as to prevent the accumulation of water
within the wall assembly by providing water-resistant
63. OPENINGS IN EXTERIOR&INTERIOR WALLS barrier behind exterior veneer. Asphalt-saturated felt free
(HEADERS):IBC Section 2308.9.5,2308.9.6, from holes and breaks,weighing not less than 14 lbs.per
2308.9.7&IRC Section R602.7. Headers shall be 100 SF and complying with ASTM D 226 or other
provided over each opening in exterior-bearing walls. approved weather resistant material shall be applied over
Headers shall be of two pieces of nominal 2-inch framing studs or sheathing of all exterior walls as required by
lumber set on edge as permitted in tables R502.5(1)and Table R703.4. Such felt or material shall be applied
R502.5(2)and nailed together in accordance with Table horizontally,with the upper layer lapped over the lower
2304.9.1 or of solid lumber of equivalent size.Exterior layer not less than 2". Exception: 1)in detached
headers not listed in the tables shall be designed to accessory buildings.2)Under panel siding with shiplap
support the loads specified in Table R301.5. Each end of joints or battens,3)Under exterior wall finish materials as
all headers shall have at least 1-1/2"of bearing for the full permitted in Table R703.4.4)Under paperbacked stucco
width.. lath. Approved corrosion-resistant shall be provided in
the exterior wall envelope in such a manner as to prevent
FIREBLOCKING&DRAFTSTOPPING: IRC entry of water into the wall cavity or penetration of water
Sections R602.8,R502.12. FIREBLOCKING shall be to the building structural framing components. The
installed to cut off all concealed vertical and horizontal flashing shall extend to the surface of the exterior wall
draft openings and shall form an effective fire barrier finish and shall be installed to prevent water from
between stories,between a top story and the roof space. reentering the exterior wall envelope. Approved
Fireblocking shall be provided in wood-frame corrosion resistant flashing shall be installed at all of the
construction in the following locations: 1)In concealed following locations: 1)At the top of all exterior window
spaces of stud walls and partitions,including furred and door openings in such a manner as to be leakproof,
spaces and parallel rows of studs or staggered studs as except that self-flashing windows having a continuous lap
follows: a)Vertically at the ceiling and floor levels.B) of not less than 1-1/8"over the sheathing material around
Horizontally at intervals not exceeding 10 feet 2)At all the perimeter of the opening,including corners,do not
interconnections between concealed vertical and require flashing; 2)At the intersection of chimneys or
horizontal spaces such as occur at soffits,drop ceilings other masonry construction with frame or stucco walls,
and cove ceilings. 3)In concealed spaces at stair stringers with projecting lips on bot sides under stucco copings. 3)
10
Under and at the ends of masonry,wood or metal copings
and sills.4)Continuously above all projecting wood trim. IDING/EARTH SEPARATION: IRC Section R319.1
5)Where exterior porches,decks or stairs attach to a wall 94�5. Wood siding,sheathing and wall framing on the
or floor assembly of wood construction. 6)At wall and exterior of the building used within 6"of earth shall be
roof intersections.7)At built-in gutters. pressure preservatively treated wood or wood of natural
resistance to decay identified in item#56 of this checklist.
67. STONE AND MASONRY VENEER,GENERAL: IRC
Section R703.7. All stone and masonry veneer shall be 69.,DECKS&EXTERIOR STAIRS:IRC Section 319.1.2.
installed in accordance with IRC Chapter 7,Table R703.4 Based upon climate conditions and local exposure
and Figure R703.7. Such veneers installed over backing approved naturally durable or pressure preservatively
of wood or cold-formed steel shall be limited to the first treated wood shall be used for those portions of wood
story above grade and shall not exceed 5"in thickness. members that form the structural supports of buildings,
Exception: 3.For detached one-or two-family dwellings balconies,porches or similar permanent building
with a maximum nominal thickness of 4 inches(102 appurtenances. Such members may include: 1)Horizontal
mm)of exterior masonry veneer with a backing of wood members such as girders,joists and decking. 2)Vertical
frame located in Seismic Design Category D1,the members such as posts,poles and columns.3)Both
masonry veneer shall not exceed 20 feet(6096 mm)in horizontal and vertical members. Field applied treatment
height above a noncombustible foundation,with an is not an approved method. Treatment must be applied by
additional 8 feet(2438 mm)permitted for gable ends,or manufacturer,see item#56 of this checklist.
30 feet(9144 nun)in height with an additional 8 feet
(2438 mm)permitted for gabled ends where the lower 10 70. WOOD TRUSSES:IRC Section 502.11. Wood trusses
feet(3048 nun)has a backing of concrete or masonry shall be designed in accordance with approved
wall,provided the following criteria are met:3.1.Braced engineering practice. Engineering data and installation
wall panels shall be constructed with a minimum of 7/16 specifications,including the type of roofing to be used,
inch(11.1 mm)thick sheathing fastened with 8d common shall be available on site at framing inspection.Roof
nails at4 inches(102 mm)on center on panel edges and at trusses shall be supported laterally at points of bearing by
12 inches(305mm)on center on intermediate supports. solid blocking to prevent rotation and lateral
3.2.The bracing of the top story shall be located at each displacement.
end and at least every 25 feet(7620 mm)on center but not
less than 45%of the braced wall line.The bracing of the 71. "med
IRC Sections 802.3,R802.8. Rafters shall
first story shall be as provided in Table R602.10.1. 3.3. ridge board or to each other with a gusset
Hold down connectors shall be provided at the ends of plate as a tie. Ridge board shall be at least 1-inch
braced walls for the second floor to first floor wall nominal thickness and not less than the cut end of the
assembly with an allowable design of 21001bs. (952.5 kg) rafter. At all valleys or hips there shall be a valley or hip
Hold down connectors shall be provided at the ends of rafter not less than 2"nominal thickness and not less in
each wall segment of the braced walls for the first floor to depth than the cut end of the rafter. Hip and valley rafters
foundation assembly with an allowable design of 37001bs. shall be supported at the ridge by a brace to a bearing
(1678 kg).In all cases,the hold down connector force partition or be designed to carry and distribute the specific
shall be transferred to the foundation.3.4.Cripple walls load at that point. Where the roof pitch is less than three
shall not be permitted. units in 12 unit horizontal(25-percent slope),structural
members that support rafters and ceiling joists,such as
4.For detached one-and two-family dwellings with a ridge beams,hips and valleys,shall be designed as beams.
maximum actual thickness of 3 inches(76 mm)of exterior Rafter ties shall be placed not more than 4'on center.
masonry veneer with a backing of wood frame located in Ceiling joists and rafters shall be nailed to each other in
Seismic Design Category D2,the masonry veneer shall accordance with Tables 602.3(1)and R802.5.1(9),and the
not exceed 20 feet(6096 nun)in height above a assembly shall be nailed to the top wall plate in
noncombustible foundation,with an additional 8 feet accordance with Table R602.3(1). Rafters and ceiling
(2438 mm)permitted for gabled ends,or 30 feet(9144 joists having a depth-to-thickness ratio exceeding 5 to 1
nun)in height with an additional 8 feet(2438 mm) based on nominal dimensions shall be provided with
permitted for gabled ends where the lower 10 feet(3048 lateral support at points of bearing to prevent rotation.
mm)has a backing of concrete or masonry wall,provided
the following criteria are met: 4.1.Braced wall panels (S72- TER OPENINGS: IRC Section 802.9. Openings in
shall be constructed with a minimum of 7/16 inch(11.1 roof and ceiling framing shall be framed with header and
mm)thick sheathing fastened with 8d common nails at 4 trimmer joists. When the header joist does not exceed 4',
inches(102 mm)on center on panel edges and at 12 the header joist may be a single member the same size as
inches(305rmn)on center on intermediate supports. the ceiling joist or rafter. Single trimmer joists maybe
used to carry a single header joist that is located within 3'
Anchored veneer shall be supported on footings, of the trimmer joist bearing. When the header joist span
foundations or other noncombustible support. Wall ties exceeds 4',the trimmer joists and the header joist shall be
shall be corrosion resistant.
11
doubled and sufficient cross section to support the ceiling protected against the entrance of rain and snow.
joists or rafter framing into the header. Approved hangers Ventilating openings shall be provided with corrosion-
shall be used for the header joist to trimmer joist resistant wire mesh,with 1/8"minimum to''/,"maximum
connections when the header joist span exceeds 6" Tail openings.The total net free ventilating area shall not be
joists over 12"long shall be supported at the header by less than 1 to150 of the area of the space ventilated,
framing anchors or on ledger strips not less than 2"x2." except that the total area is permitted to be reduced to 1 to
300,provided at least 50%and not more than 80%of the
63CEILING JOISTS LATERAL SUPPORT required ventilating area is provided by ventilators located
BRIDGING:IRC Section R802.8,R802.8.1. Rafters in the upper portion of the space to be ventilated at least
and ceiling joists having a depth—to-thickness ratio 3' above eave or cornice vents with the balance of the
exceeding 5 to 1 based upon nominal dimensions shall be required ventilation provided by eave or cornice vents.
provided with lateral support at points of bearing to As an alternative,the net free cross-ventilation area may
prevent rotation. Rafters and ceiling joists having a be reduced to 1 to 300 when a vapor retarder having a
depth-to-thickness ratio exceeding 6 to 1 based upon transmission rate not exceeding 1-perm is installed on the
nominal dimensions shall be supported laterally b solid warm winter side of the ceiling. Where eave or pp y y g cornice
blocking,diagonal bridging(wood or metal)or vents are installed,insulation shall not block the free flow
continuous 1"x 3"wood strip nailed across the rafter or of air. A minimum of a 1"space shall be provided
ceiling joists at intervals not exceeding 8'. between the insulation and the roof sheathing at the
location of the vent.
Gaa�re
OF DRAINAGE:IRC Section R903.4. Unless roofs
sloped to drain over roof edges,roof drains shall be 77. CHIMNEY HEIGHT CHIMNEY CRICKETS:
installed at each low point of the roof. Where required for IRC1001.6,R1001.17,and R1002.1. Masonry chimneys
roof drainage,scuppers shall be placed level with the roof shall extend at least 2'higher than any portion of a .
surface in a wall or parapet. Overflow drains shall building within 10',but shall not be less than 3'above the
discharge to an approved location and shall not be highest point where the chimney passes through the roof.
connected to roof drain lines. Chimneys shall be provided with crickets when the
dimension parallel to the ridgeline is greater than 30"and
74�kovering
OOF MATERIALS:IRC Section R904&R905. Roof does not intersect the ridgeline. The cricket and chimney
materials shall be delivered in packages bearing shall be flashed and counterflashed and shall be
the manufacturer's identifying marks and approved testing constructed in compliance with Figure R1001.17 and
agency labels when required. Table R1001.17. Factory-built chimneys shall be listed
and labeled and shall be installed and terminated in
76. ATTIC VENTILATION:IRC Section R806. Enclosed accordance with the manufacturer's installation
attics and rafter spaces formed where ceilings are applied instructions.
directly to the underside of roof rafters shall have cross
ventilation for each separate space ventilating openings
GENERAL
(JaMs
MISE IDENTIFICATION:IRC Section R321 & shall be retained by the building official. The other set
on County Standards for Fire Apparatus Access shall be returned to the applicant,shall be kept at the site
Roads. Approved numbers or addresses shall be provided of work and shall be open to inspection by the building
for all new buildings in such a position as to be plainly official or hid duly authorized representative. The work
visible and legible from the street or road fronting the shall be installed in accotdance with the approved
property.Approved numbers or addresses shall be placed construction documents,and any changes made during
on all new commercial or residential buildings(that construction that are not in compliance with the approved
require an address),at the beginning of long driveways construction documents shall be resubmitted for approval
when the address is not clearly visible from the access as an amended set of construction documents.
road,or in any other areas deemed necessary by the local
fire district or Fire Marshal. They shall be placed in such 80. HEATING: IRC Section 303.8 Every dwelling unit shall
a position as to be plainly visible and legible from the be provided with heating facilities capable of maintaining
street or road fronting the property. Said numbers shall a minimum room temperature of 680 F at a point 3'above
contrast with their background. the floor and 2' from exterior walls in all habitable rooms
at the design temperature. The installation of portable
79. PROVED PLANS:IRC Sections 106.3.1, 106.4. heaters shall not be used to achieve compliance with this
en the building official issues a permit,the section.
construction documents shall be approved in writing or by
stamp. One set of the contraction documents so reviewed
12
• • f f
81. SKYLIGHTS:IRC Section 308.6. The following types • Fastening(screws): 12"o.c.ceiling, 16"o.c.walls
of glazing may be used: 1)Laminated glass with a when wall framing is 16"o.c., 12"when wall framing
minimum.015"polyvinyl butyl interlayer for glass panes is 24"o.c.
16 sq.ft.or less in area located such that the highest point
of the glass is not more than 12'above a walking surface 84. STORY/STORY ABOVE GRADE: IRC Section R202.
or other accessible area;for higher or larger sizes,the That portion of a building included between the upper
minimum interlayer thickness shall be.030". 2)Fully surface of a floor and the upper surface of the floor or roof
tempered glass. 3)Heat-strengthened glass. 4)Wired next above. A story above grade is any story having its
glass. 5)Approved rigid plastics. Installed skylights shall finished floor surface entirely above grade,except that a
comply with Washington State Energy Code basement shall be considered as a story above grade
requirements. where the finished surface of the floor above the basement
is: 1)More than 6'above grade plane.2)More than 6'
82. GYPSUM WALLBOARD: IRC Section R702.4.2& above the finished ground level for more than 50%of the
R702.4.3 When gypsum is used as a base or backer for total building perimeter.3)More than 12'above the
adhesive application of ceramic file or other nonabsorbent finished ground at any level.
material shall conform with ASTM C630 or C 1178.
Water resistant gypsum backing board shall be permitted 85. HEIGHT OF BUILDING/GRADE PLANE:IRC
to be used on ceilings where framing spacing does not Section R202. The vertical distance from grade plane to
exceed 12"o.c. for%2"thick or 16"o.c.for 5/8"thick the average height of the highest roof surface. The grade
gypsum board. Water resistant gypsum wallboard shall plane:A reference plane representing the average of the
not be installed over a vapor retarder,or on ceilings in a finished ground level adjoining the building at all exterior
shower or tub compartment. All cut or exposed edges, walls. Where the finished ground level slopes away from
including those at wall intersections,shall be sealed as the exterior walls,the reference plane shall be established
recommended by the manufacturer. Limitations:Water- by the lowest points within the area between the building
resistant gypsum backing board shall not be used in the and the lot line or,where the lot line is more than 6'from
following locations: 1)Over a vapor retarder in a shower the building between the structure and a point 6' from the
or bathtub compartment.2)Where there will be direct building.Note: Zoning regulations may limit the height
exposure to water,or in areas subject to continuos high of residential structures more stringently. Check with
humidity. your local jurisdiction for height limitations.
83. GYPSUM WALLBOARD FASTENING:IRC 86. RETAINING WALLS:IBC Section 1806.1,IRC
R702.3.6&Table R702.3.5,IBC 2.306.5.1.4. Screws for Section R105.2. Shall be designed to ensure stability
attaching gypsum board to wood framing shall be type W against overturning,sliding,excessive foundation pressure
or Type S in accordance with ASTM C 1002 and shall and water uplift. Retaining walls shall be designed for a
penetrate the wood not less than 5/8". Footnote e, Table safety factor of 1.5 against lateral sliding and overturning.
R702.3.5:Type X gypsum wallboard for garage ceilings Retaining walls that are not over 4'in height measured
beneath habitable rooms shall be installed perpendicular from the bottom of the footing to the top of the wall not
to the ceiling framing and shall be fastened at 6"o.c.by supporting a surcharge is exempt from permits.
minimum 1-7/8"6d coated nails or equivalent drywall
screws.
• 3/8"minimum from edge and ends for nails or
screws.
• Fastening(nails): 7"o.c.max.ceiling,8"walls.
ENERGY CO E
I
87. FOUNDATION INSULATION:WSEC Section 88. UNDER-FLOOR IN ATION:WSEC Section
502.1.4.8. Slab-on-grade insulation,installed inside the 502.1.4.7&C er 6. Floor insulation shall be
foundation wall,shall extend downward from the top of installed' reas over unconditioned spaces,such as
the slab for a minimum distance of 24"or downward and ve crawl spaces,unconditioned basements and
then horizontally beneath the slab for a minimum arages. The nominal R-value shall not be less than that
combined distance of 24". Insulation installed outside approved for floors over unconditioned spaces on the
the foundation shall extend downward to a minimum of approved building plan. Unless approved for other than
24"or to the frostline. Above grade insulation shall be prescriptive approach the typical R-Value for floors shall
protected. For monolithic slabs,the insulation shall be R-30. See Chapter 6 Table 6-1. Floor insulation shall
extend downward from the top of the slab to the bottom be installed in a permanent manner in substantial contact
of the footing. with the surface being insulated. Insulation supports
shall be installed so spacing is no more than 24"o.c..
13
Foundation vents shall be placed so that the top of the the insulation on the surrounding surfaces. A wood
vent is below the lower surface of the floor insulation. framed or equivalent baffle or retainer must be provided
when loose fill insulation is installed the purpose of
89. WALL INSULATION:WSEC Section 502.1.4.6& which is to prevent insulation from spilling into the
Chapter 6. Above grade exterior walls shall be insulated living space when the attic access opened and/or to
to not less than the nominal R-value specified on the provide a permanent means of maintaining the installed
approved building plans. Unless approved for other than R-value of loose-fill insulation.
prescriptive approach the typical R-Value for wall
insulation shall be R-21. See Chapter 6 Table 6-1. All 93. DUCT INSULATION/DUCT LEAKAGE: WSEC
exterior wall insulation shall fill the entire framed cavity. Sections 503.9,503.10&Table 5-11. Approved R-8
Faced batts shall be face-stapled to avoid(not inset- insulation shall be installed in the following locations:
stapled),to avoid compression. ducts,plenums and enclosures located on the roof or
exterior of the building or installed in an attic,garage,
90. ATTIC INSULATION:WSEC Sectign 502.1.4.1, crawl space,and walls and floor/ceiling spaces. Ducts
502.1.4.5&Chapter 6,IBC 1203.2. Ceilings below located in a cement slab or in ground shall be insulated
vented attics shall be insulated to not less than the with an approved R-5 insulation. All low-pressure
nominal R-value specified on the approved building supply and return duct transverse joints,and enclosed
plans. Unless approved for other than prescriptive stud bays or joist cavities/space used to transport air,
approach the typical R-Value for attic insulation shall be shall be securely fastened and sealed with welds,gaskets,
R-38. See Chapter 6 Table 6-1. The thickness of mastics(adhesives),or mastic embedded-fabric systems
roof/ceiling insulation that is blown in shall be identified installed in accordance with the manufacturer's
by inches of thickness,density and R-Value markers installation instructions. Exception: 1)Ducts or
shall be installed at least one for every 300 sq.ft.through building cavities used for air distribution that are located
the attic/ceiling.The markers shall be affixed to the entirely within the conditioned space do not require
trusses or joists and marked with the minimum initial sealing. 2)UL 181A listed tapes used with listed rigid
installed thickness and the minimum settle thickness with fibrous glass ducts may be used as a primary sealant,
number at least 1"in height. Each marker shall face the when installed in accordance with the listing. 3)UL
attic access. Loose-fill insulation may be used in attic 18113 listed tapes used with listed flexible air ducts may
spaces where the slope of the ceiling is not more than 3' be used as a primary sealant,when installed in
in 12 and there is at least 30"attic space. Eave vents accordance with the listing. 4)Where enclosed stud bays
shall be provided with baffle to deflect incoming air or joist cavities/spaces are used to transport air sealing
above the surface of the insulation.The baffles shall be may be accomplished using drywall,drywall tape plus
rigid material,resistant to wind driven moisture. The joint compound. 5)Tapes installed in accordance with
minimum ventilation requirements in IBC Section 1203.2 the manufacturer's installation instructions,providing
shall be maintained. Baffles shall be installed so that 1" detailed information specific to application on ducts,
is maintained between the roof sheathing and the baffle. including approved duct materials and required duct
The baffles shall be installed from the top of the outside surface cleaning.
wall,extending inward,to a point 6"vertically above the
height of noncompressed insulation,and 12"vertically 94. PIPE INSULATION:WSEC Section 503.11 &Table 5-
above loose fill insulation. 12,UPC(WAC)313.6. All piping,except piping
installed within unitary HVAC equipment,shall be
91. VAULTED CEILING INSULATION:WSEC Chapter thermally insulated in accordance with Table 5-12. All
2, Section 602.1. Vaulted ceiling insulation shall be hot and cold water pipes installed outside the conditioned
installed where an enclosed joist or rafter space is space shall be insulated to a minimum of R-3.
formed by ceilings applied directly to the underside of
roof joists or rafters. Vaulted ceilings shall be insulated 95. VAPOR RETARDER/MOISTURE CONTROL:
to not less than the nominal R-value specified on the WSEC Section 502.1.6. Vapor retarders shall be
approved building plans. Unless approved for other than installed on the warm side(in winter)of insulation.
prescriptive approach the typical R-Value for vaulted Vapor retarders shall not be required in roof/ceiling
ceiling insulation shall be R-30. See Chapter 6 Table 6- assemblies where the ventilation space above the
1. WSEC Section 502.1.6.3. Vaulted ceiling cavities insulation averages 12"or greater. Faced batts shall be
shall be of sufficient depth to allow a minimum 1"vented face stapled.
air space above the insulation. Faced batts shall be face-
stapled(not inset-stapled). 96. GROUND COVER IN CRAWL SPACE:WSEC
Section 502.1.6.7. A ground cover of 6 mil black
92. ACCESS HATCHES AND DOORS:WSEC Section polyethylene or approved equal shall be laid over the
502.1.4.4. Access doors from conditioned to ground within crawl spaces. The ground cover shall be
unconditioned spaces(attics and crawl spaces)shall be overlapped 12"minimum at the joints and shall extend to
weather-stripped and insulated to a level equivalent to the foundation wall. The ground cover may be omitted
14
in crawl spaces if the crawl space has a concrete slab Continuous 20 cfm 25 cfin
with a minimum thickness of 3-1/2". Operation
97. WINDOWS&EXTERIOR DOORS:WSEC Section NOTE: All fans shall provide the required flow when tested
502.1.5&Tables 6-1,602.6. U-Factors for glazing and at.25 water gauge. Ventilation ducts shall terminate
doors shall be not more than the U-factor specified on outside the building Ventilation ducts located in
the approved building plans. Unless approved for other unconditioned spaces shall be insulated to a minimum of
than prescriptive approach the maximum typical U-factor R4.
for glazing shall be .40. See Chapter 6 Table 6-1. Any
change in windows or doors must be approved by the 100. WHOLE HOUSE VENTILATION SYSTEMS:
Building Department before installation. NFRC WSVIAQ Section 302.3, .Each dwelling unit shall be
compliance stickers shall remain on the windows until equipped with a whole house ventilation system that shall
the insulation inspection has been approved by the be capable of providing the volume of outdoor air
Building Department. Doors,which are more than 50% specified in Table 3-2 under normal operating
glazing shall be considered windows for the purposes of conditions. Intermittently operated whole house
energy,code requirements. ventilation systems shall be constructed to have the
capability for continuous operation,and shall have a
98. AIR LEAKAGE: WSEC 502.4. Provisions to limit air manual control,such as a 24-hour clock timer. At the
leakage shall be provided to those locations separating time of final inspection,the automatic control timer shall
outdoor ambient conditions from interior spaces that are be set to operate the whole house fan for at least 8 hours
heated or mechanically cold. Seals& Weatherstripping: a day. The clock timer shall be readily accessible and be
a)Exterior joints around windows and door frames, capable of operating the whole house ventilation fan
openings between walls and foundation,between walls without energizing other energy consuming appliances.
and roof and wall panels;openings at penetrations of A label shall be affixed to the controls that reads"Whole
utility services through walls,floors,and roofs;and at all House Ventilation(see operating instructions)."The cfin
other openings in the building envelope,and between rating for the whole house fan shall be measured using
dwelling units shall be sealed,caulked,gasketed or the flow rating at 0.25"water gauge.Whole house fans
weatherstripped to limit air leakage. Other exterior located 4 feet or less from the interior grille shall have a
joints and seams and seams shall be similarly treated or sone rating of 1.5 or less measured at 0.10"water gauge.
taped,or covered with moisture vapor permeable Manufacturer's noise ratings shall be determined as per
housewrap. b) All exterior doors or doors serving as HVI 915 (October 1995).
access to an enclosed unheated area shall be
weatherstripped to limit air leakage around the perimeter WHOLE HOUSE EXHAUST FAN
when in a closed position. c)Site built windows are PRESCRIPTIVE REQUIREMENTS
exempt from testing but shall be made tight fitting. Table 3-2
Fixed lites shall have glass retained by stops with sealant
or caulking all around. Recessed lighting fixtures shall Floor Bedrooms
be type IC rated,and installed to limit air leakage Area,sq.ft 2 or less 3 4 5
Recessed lights shall be manufactured with no Min max min rmx min rim min nm
penetrations between the inside of the recessed fixture <500 50 75 65 98 80 120 95 143
and ceiling cavity and sealed or gasketed to prevent air 501-1000 55 83 70 105 85 128 100 150
leakage in the conditioned space. Additional recessed 1001-1500 60 90 75 113 90 135 105 158
light options are listed in WSEC section 502.4.4 1501-2000 65 98 80 120 95 143 110 165
2001-2500 70 105 85 128 100 150 1 115 1 173
99. EXHAUST FANS: WSVIAQ Section 302,Table 3-1: 2501-3000 75 113 90 1 135 105 158 1 120 1 180
Source specific exhaust ventilation is required in each 3001-3500 80 120 95 143 110 165 125 188
kitchen,bathroom,water closet,laundry room,indoor
swimming pool,spa,and other rooms where excess water 10LVENTILATION DUCTS:WSVIAQ Section 302.2.3&
vapor or cooking odor is produced as follows: 302.3.4,303.4.1.4,303.4.2.3,303.4.3.2,303.4.3.5,
303.4.4.3. All exhaust ducts in unconditioned spaces
MINIMUM SOURCE SPECIFIC VENTILATION shall be insulated to a minimum of R-4. All supply ducts
CAPACITY REQUIREMENTS located in the conditioned space shall be insulated to R-
TABLE 3-1 4. All ducts shall terminate outside the building. Fan
LAUNDRY KITCHENS ducts shall be equipped with back draft dampers.
OR Terminal elements shall have at least the equivalent net
BATHROOMS free area of the ductwork.Terminal elements for exhaust
Intermittently 50 cfin 100 cfm fan duct systems shall be screened or otherwise protected
Operating from entry by leaves or other material.
15
102. OUTDOOR AIR SUPPLY:WSVIAQ 302.3.5.3.
Outdoor air shall be distributed to each habitable room
by means such as individual inlets,separate duct systems,
or a forced air system. Where outdoor air supplies are
separated from exhaust points by doors,provisions shall
be made to ensure air flow by installation of distribution
ducts,undercutting doors,installation of grilles,transoms
or other similar means. Doors shall be undercut to a
minimum Y2"above of the surface of the finish floor. A
mechanical system shall supply outdoor air as required in
WSVIAQ Section 302.3.1.The mechanical system may
consist of exhaust fans,supply fans,or both.
103. OUTDOOR AIR INLETS: WSVIAQ 302.3.5,
303.4.1.5.Individual room outdoor air inlets shall have
a)controllable and secure opening.b)be sleeved or
otherwise designed so as not to compromise the thermal
properties of the wall or window in which they are
placed.c)Provide not less than 4 sq.inches of net free
area of opening for each habitable space. Any inlet or
combination of inlets which provide 10 cfin at 10 Pascals
as determined by the Home Ventilating Institute Air
Flow Test Standard(HVI 901 11/96)are deemed
equivalent to 4 sq.in.net free area.Where outdoor air
supplies(window or wall ports)are separated from fan
locations by doors,adequate airflow shall be ensured by
undercutting doors or installing grilles or transoms.
Doors and operable lites in windows are not deemed to
meet the outdoor air supply intake requirements.
Outdoor inlets shall be screened or otherwise protected
from entry by leaves or other material. Outdoor inlets
shall be located so as not to take air from the following
areas: a)Closer than 10' from an appliance vent outlet,
unless such vent outlet is 3'above the outdoor air inlet.
b) Where it will pick-up objectionable odors,fumes or
other flammable vapors.c)A hazardous or unsanitary
location.d)A room or space having and fuel-burning
appliances therein. e)closer than 10'from ant vent
opening of a plumbing drainage system unless the vent is
located at least 3' above the air inlet.f)Attic,crawl
spaces,or garages. Exception: Exhaust only ventilation
systems do not require outdoor inlets if the home has a
ducted forced air heating system that communicated with
all habitable rooms and the interior doors are undercut to
a minimum YZ"above the surface of the walking surface
of the finish floor covering.
104. MAKE-UP AIR THROUGH FURNACE:WSVIAQ
Section 302.3.5.6,303.4.2&Table 3-5. The outdoor air
connection to the return air stream shall be located
upstream of the forced-air system blower and shall not be
connected directly into a furnace cabinet.The outdoor air
duct shall be sized in accordance with WSVIAQ table 3-
5 and shall be equipped with dampers as specified in
WSVIAQ 303.4.2.1.
16
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Processing/Inspections/Addressing
Mason County Bldg.III 426 W.Cedar
P.O.Box 186 Shelton,WA 98584
(360) 427-9670 Belfair (360) 275-4467 Elma (360) 482-5269
Slabs-on-Ground with
Nut and
'r4'x 3"x 3"Washer Turned-Down Footings
DO NOT COUNTERSINK
NUT&WASHER Pressure treated plate or decay
resistant heartwood of redwood , black
locust or cedars. See notes below.
r_.. _.. .__..__. ._ C 3 %2" concrete slab
" o
6 0 a o
Y2"x 10"anchor bolt at
2 bolts minimum per
Grade Level
° plate section located not
o more than 12"or less
o t /����� than 7 bolt diameters
Min. m a from the ends.
12" o � ���� Extend 7" into concrete.
below r i
grade
O pt O 10
Slabs-on-ground with turned down footings
shall have a minimum of one (1)#4 at the
top and bottom of the footing.
Footing Width: EXCEPTION: For slabs-on-ground cast
FootingDrain 12"single story monolithically with a footing,
15"two story one (1)#5 bar or two (2)#4 bars shall be
located in the middle 1/3 of the footing
depth. (R403.1.3.2)
Protection Against Decay (IRC R319.1)
Approved pressure treated material or decay-resistant heartwood of redwood, black locust, or cedars are required
where:
1. Wood framing members rest on concrete or masonry at exterior foundation walls and are less than 8"from the
exposed ground.
2. Sills and sleepers are located on a concrete or masonry slab that is in direct contact with the ground unless
separated from such slab by an impervious moisture barrier.
R-10 slab insulation shall be installed to create a thermal break between heated and unheated spaces.
The insulation shall extend downward from the top of the slab to the bottom of the footing.
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Processing/Inspections/Addressing
Mason County Bldg. III 426 W.Cedar
P.O.Box 186 Shelton,WA 98584
(360) 427-9670 Belfair (360) 275-4467 Elma (360) 482-5269
Plain Concrete Foundation 4'6" Wall Height (Maximum)
'/2'x 10"anchor bolt �� .
6'0"o.c., 2 bolts per plate, Sill plate
within 12"of the end of every (R319.1)
plate with Yx 3"x 1/4" plate
washers. Bolts shall extend
at least 7" into concrete.
(1)#4 horizontal bar in stem wall
6"min.
within 12"of the top of the wall.Max. wall (R404.14)
•
ht. 4'6"
I
#4 vertical bar 48"o.c. standard hook when a
Wall thickness cold joint exists between the wall and footing
minimum 6"
4,0" I
maximum ! Foundation
backfill E I I I I= j drain
(R405)
I
« T ,� _
II { IMIIII .--
Reinforcement minimum — (1)#4 horizontal
3"from bottom of footing. "" bar in footing
Height is « W „
measured
from top of
footing,or Story 1 2 3
top of slab
to top of Thickness ( " T " ) 6" 6" 8 Y2"
wall.
Width ( it W " ) 12" 15" 23"
Backfill shall not be placed against the wall until the wall has sufficient strength and has been anchored to the
foundation at all points a minimum of 4 inches where masonry veneer is used and a minimum of 6 inches
elsewhere. (R404.1.7). For purposes of determining wall height the concrete wall is measured from the top of
the footing to the top of the concrete wall. In basements the wall height is measured from the top of the slab to
the top of the concrete wall.
Surface drainage shall be diverted to an 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 in.within the first 10 ft Exception:Where lot lines,walls, slopes or other physical barriers
prohibit 6 in. of fall within 10 ft. drains or swales shall be provided to ensure drainage away from the structure.
(R401.3)
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Processing/Inspections/Addressing
Mason County Bldg. III 426 W.Cedar
P.A. Box 186 Shelton,WA 98584
(360) 427-9670 Belfair (360) 275-4467 Elma (360) 482-5269
Plain Concrete Foundation 8'0" Wall Height (Maximum)
%'x 10"anchor bolt
6'0"o.c., 2 bolts per plate, Sill plate
within 12" of the end of every (R319.1)
plate with 3"x 3"x 1/4" plate
washers. Bolts shall extend
at least 7" into concrete.
(1)#4 horizontal bar in stem wall
within 12" of the top of the wall.
Max.wall (R404.1.4)
ht. 8'0" 6" min.
I
Plain Concrete
#4 vertical bar 48" o.c. standard hook when a
Wall Thickness I cold joint exists between the wall and footing
Minimum 7'/z" j
Maximum I Foundation
4101, `III I` drain
unbalanced (R405)
backfill I
« T „ •, IIIIT 7in
Reinforcement minimum — tal
3"from bottom of footing. g
L{ W 17
Story 1 2 3
FootingThickness ( " T " ) 6" 6" 8 '/2"
Footing Width ( " W " ) 12" 15" 23"
Foundation Walls: See Table404.1.1(1) on reverse side
R404.1.4: Seismic Design Categories D, and D2. In addition to the requirements of Table R404.1.1(1), plain
concrete foundation walls located in Seismic Design Categories D,and D2, as established in Table R301.2(1) as
amended by Mason County, supporting more than 4 feet of unbalanced backfill shall be constructed in accordance
with Table R404.1.1(2), R404.1.1(3)or R404.1.1(4). Wall height of plain concrete foundation walls shall not exceed
8 feet and height and unbalanced backfill shall not exceed 4 feet.
Table R404.1.1(1)
Plain Concrete and Plain Mason Foundation Walls
Plain Concrete Minimum Nominal Plain Masonrya Minimum
Wall Thickness inches Wall Thickness inches
Soil Classesb
Maximum
Maximum Unbalanced SC, MH,
Wall Backfill GM, GC, ML-CL &
Height Height° GW, GP, SM, SM- inorganic GW, GP, SW GM, GC, SM, SC,MH, ML-CL
(feet) (feet) SW & SP CL & ML CL & SP SM-CL & ML & Inorganic CL
5 4 6 6 6 6 solid or 8 6 solid or 8 6 solid or 8
6 4 6 6 6 6 solid or 8 6 solid aor 8 6 solid or 8
7 4 6 6 6 6 solid or 8 8 8
8 4 6 6 6 6 solid dor 8 6 solid or 8 8
(a) Mortar shall be Type M or S and masonry shall be laid in running bond. Ungrouted hollow masonry units are permitted except
where otherwise indicated.
(b) Soil classes are in accordance with the United Solid Classification System.Refer to Table R405.1
(c) Unbalanced backfill height is the difference in height of the exterior and interior finish ground levels. Where an interior concrete
slab is provided,the unbalanced backfill height shall be measured from the exterior ground level to the top of the interior slab.
(d) Solid grouted hollow units or sold masonry units.
(e) Wall construction shall be in accordance with Table R404.1.1(2)or a design shall be provided.
(f) A design is required.
(g) Thickness may be 6 inches,provided minimum specified compressive strength of concrete,fc,is 4,000 psi. Mason County will
require evidence of satisfactory strength such as a copy of the delivery/batch ticket. Approval of the foundation will be granted
when all conditions have been satisfied and the delivery/batch ticket is submitted to the Mason County Building Department.
FOUNDATION WATERPROOFING AND DAMPPROOFING
(R406.1)Foundation walls that retain earth and enclose habitable or usable spaces located below grade shall be
damp proofed from the top of the footing to the finished grade. Masonry walls shall have not less than 3/8"
Portland cement parging applied to the exterior of the wall. The parging shall be dampproofed with bituminous
coating, 3 lbs. per square yard of acrylic modified cement, 1/8"coat of surface-bonding mortar complying with
ASTM C 887 or any material permitted for waterproofing in Section R406.2 (see below). Concrete walls shall be
dampproofed by applying any one of the waterproofing materials listed in Section R406.2 (see below)to the
exterior of the wall.
Section R406.2: Concrete and masonry foundation waterproofing: In areas where a high water table or other
severe soil-water conditions are known to exist, exterior foundation walls that retain earth and enclose habitable or
usable spaces located below grade shall be waterproofed with a membrane extending from the top of the footing to
the finished grade. The membrane shall consist of 2-ply hot-mopped felts, 55 lb. roll roofing, 6 mil polyvinyl
chloride, 6 mil polyethylene or 40-mil polymer-modified asphalt. The joints in the membrane shall be lapped and
sealed with an adhesive compatible with waterproofing membrane. Exception: Organic solvent based products
such as hydrocarbons, chlorinated hydrocarbons, ketones and esters shall not be used for ICF walls and expanded
polystyrene form material. Plastic roofing cements, acrylic coatings, latex coatings, mortars and pargings are
permitted to be used to seal ICF walls. Cold setting asphalt or hot asphalt shall conform to type C of ASTM D 449.
Hot asphalt shall be applied at a temperature of less than 200 degrees.
Backfill shall not be placed against the wall until the wall has sufficient strength and has been anchored to the
foundation at all points a minimum of 4 inches where masonry veneer is used and a minimum of 6 inches
elsewhere. (R404.1.7). For purposes of determining wall height the concrete wall is measured from the top of the
footing to the top of the concrete wall. In basements the wall height is measured from the top of the slab to the top
of the concrete wall.
Surface drainage shall be diverted to an 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 in. within the first 10 ft Exception:Where lot lines,walls, slopes or other physical barriers prohibit 6
in. of fall within 10 ft. drains or swales shall be provided to ensure drainage away from the structure. (R401.3)
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Processing/Inspections/Addressing
Mason County Bldg. III 426 W.Cedar
P.O.Box 186 Shelton,WA 98584
(360) 427-9670 Belfair(360) 275-4467 Elma (360) 482-5269
Reinforced Concrete Foundation Walls
Nominal Wall Thickness —Varies See Tables R404.1 .1(2), R404.1.1(3) or R404.1.1(4)
ZZZ
%'x 10"anchor bolt ZZZZZZ2= _
6'0"Q.c., 2 bolts per plate, Sill plate
within 12"of the end of every (R319.1)
plate with Wx 3"x 1/4"plate
washers. Bolts shall extend
at least 7"into concrete.
(2)#4 horizontal bar in stem wall
located in upper 12"of the top of the
Max.wall wall. (R404.1.4)
ht. 9'0" 6"min.
Vertical Reinforcement see Table(s)
i R404.1.1(2), R404.1.1(3)or R404.1.1(4)
I Standard hook, Grade 60
9'0"
maximum (I ! Foundation
backfill III I= j drain
j (R405)
I
HII = IIII
T (1)#4 horizontal
Reinforcement minimum ---
3"from bottom of footing. "" bar in footing
cc W r�
Story 1 2 3
FootingThickness ( " T " ) 6" 6" 8 '/z"
Footing Width ( " W " ) 12" 15" 23"
Vertical reinforcement/Foundation Walls:
See Tables R404.1.1(2), R404.1.1(3), R404.1.1(4) & R405.1
Backfill shall not be placed against the wall until the wall has sufficient strength and has been anchored to the
foundation at all points a minimum of 4 inches where masonry veneer is used and a minimum of 6 inches
elsewhere. (R404.1.7). For purposes of determining wall height the concrete wall is measured from the top of the
footing to the top of the concrete wall. In basements the wall height is measured from the top of the slab to the top
of the concrete wall.
Surface drainage shall be diverted to an 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 in.within the first 10 ft Exception:Where lot lines,walls, slopes or other physical barriers prohibit 6
in. of fall within 10 ft. drains or swales shall be provided to ensure drainage away from the structure. (R401.3)
Table R404.1.1(2)
Reinforced Concrete and Plain Masonry' Foundation Walls
Minimum Vertical Reinforcement Size & Spacing '°
Maximum for 8" Nominal Wall Thickness
Maximum Unbalanced d
Wall Height Backfill Heighte Soil Classes
(feet) (feet)
GW,GP,SW&SP GM, GC,SM,SM-CL&MIL SC,MH,
ML-CL&inorganic CL
5 #4 at 48"o.c. #4 at 48"o.c. #4 at 48"o.c.
6 1 6 #4 at 48"o.c. #4 at 40"o.c. #5 at 48"o.c.
4 #4 at 48"o.c. #4 at 48"o.c. #4 at 48"o.c.
5 #4 at 48"o.c. #4 at 48"o.c. #4 at 40"o.c.
7 6 #4 at 48"o.c. #5 at 48"o.c. #5 at 40"o.c.
7 #4 at 40"o.c. #5 at 40"o.c. #6 at 48"o.c.
5 #4 at 48"o.c. #4 at 48"o.c. #4 at 40"o.c.
6 #4 at 48"o.c. #5 at 48"o.c. #5 at 40"o.c.
8 7 #5 at 48"o.c. #6 at 48"o.c. #6 at 40"o.c.
8 #5 at 40"o.c. #6 at 40"o.c. #6 at 24"o.c.
5 #4 at 48"o.c. #4 at 48"o.c. #5 at 48"o.c.
6 #4 at 48"o.c. #5 at 48"o.c. #6 at 48"o.c.
9 7 #5 at 48"o.c. #6 at 48"o.c. #6 at 32"o.c.
8 #5 at 40"o.c. #6 at 32"o.c. #6 at 24"o.c.
9 #6 at 40"o.c. #6 at 24"o.c. #6 at 16"o.c.
(a) Mortar shall be Type M or S and masonry shall be laid in running bond.
(b) Alternative reinforcing bar sizes and spacing having an equivalent cross-sectional area of reinforcement per lineal foot of wall shall
be permitted provided the spacing of the reinforcement does not exceed 72 inches.
(c) Vertical reinforcement shall be Grade 60 minimum. The distance from the face of the soil side of the wall to the center of vertical
reinforcement shall be at least 5 inches.
(d) Soil classes are in accordance with the United Soil Classification System. Refer to Table R405.1.
(e) Unbalanced backfill height is the difference in height of the exterior pnd interior finish ground levels. Where an interior concrete
slab is provided,the unbalanced backfill height shall be measured rom the exterior finish ground level to the top of the interior
concrete slab.
Table R404.1.1(3)
Reinforced Concrete and Plain Masonrya Foundation Walls
Minimum Vertical Reinforcement Size &Spacing ,c
Maximum For 12" Nominal Wall Thickness
Maximum Unbalanced Soil Classesd
Wall Height Backfill Heighte
(feet) (feet)
GW,GP,SW&SP GM,GC,SM,SM-CL&MIL SC, MH,
MIL-CL&inorganic CL
4 #4 at 72"o.c. #4 at 72"o.c. #4 at 72"o.c.
5 #4 at 72"o.c. #4 at 72"o.c. #4 at 72"o.c.
7 6 #4 at 72"o.c. #4 at 64"o.c. #4 at 48"o.c.
7 #4 at 72"o.c. #4 at 48"o.c. #5 at 56"o.c.
5 #4 at 72"o.c. #4 at 72"o.c. #4 at 72"o.c.
6 #4 at 72"o.c. #4 at 56"o.c. #5 at 72"o.c.
8 7 #4 at 64"o.c. #5 at 64"o.c. #4 at 32"o.c.
8 #4 at 48"o.c. #4 at 32"o.c. 45 at 40"o.c.
5 #4 at 72"o.c. #4 at 72"o.c. #4 at 72"o.c.
6 #4 at 72"o.c. #4 at 56"o.c. #5 at 64"o.c.
9 7 #4 at 56"o.c. #4 at 40"o.c. #6 at 64"o.c.
8 #4 at 64"o.c. #6 at 64"o.c. #6 at 48"o.c.
9 #5 at 56"o.c. #7 at 72"o.c. #6 at 40"o.c.
(a) Mortar shall be Type M or S and masonry shall be laid in running bond.
(b) Alternative reinforcing bar sizes and spacing having an equivalent cross-sectional area of reinforcement per lineal foot of wall shall
be permitted provided the spacing of the reinforcement does not exceed 72 inches.
(c) Vertical reinforcement shall be Grade 60 minimum. The distance from the face of the soil side of the wall to the center of vertical
reinforcement shall be at least 8.75 inches.
(d) Soil classes are in accordance with the United Soil Classification System. Refer to Table R405.1.
(e) Unbalanced backfill height is the difference in height of the exterior and interior finish ground levels. Where an interior concrete
slab is provided,the unbalanced backfill height shall be measured from the exterior finish ground level to the top of the interior
concrete slab.
Table R404.1.1(4)
Reinforced Concrete and Plain Masonrya Foundation Walls
Minimum Vertical Reinforcement Size &Spacing '`
Maximum For 10" Nominal Wall Thickness
Maximum Unbalanced d
Wall Height Backfill Heigh
te Soil Classes
(feet) (feet)
GW,GP,SW&SP GM,GC,SM,SM-CL&ML SC,MH,
ML-CL&inorganic CL
4 #4 at 56"o.c. #4 at 56"o.c. #4 at 56"o.c.
5 #4 at 56"o.c. #4 at 56"o.c. #4 at 56"o.c.
7 6 #4 at 56"o.c. #4 at 48"o.c. #4 at 40"o.c.
7 #4 at 56"o.c. #4 at 56"o.c. #5 at 40"o.c.
5 #4 at 56"o.c. #4 at 56"o.c. #4 at 48"o.c.
6 #4 at 56"o.c. #4 at 48"o.c. #5 at 56"o.c.
8 7 #4 at 48"o.c. #4 at 32"o.c. #6 at 56"o.c.
8 #5 at 56"o.c. #5 at 40"o.c. #7 at 56"o.c.
5 #4 at 56"o.c. #4 at 56"o.c. #4 at 48"o.c.
6 #4 at 56"o.c. #4 at 40"o.c. #4 at 32"o.c.
9 7 #4 at 56"o.c. #5 at 48"o.c. #6 at 48"o.c.
8 #4 at 32"o.c. #6 at 48"o.c. #4 at 16"o.c.
9 #5 at 40"o.c. #6 at 40"o.c. #7 at 40"o.c.
(f) Mortar shall be Type M or S and masonry shall be laid in running bond.
(g) Alternative reinforcing bar sizes and spacing having an equivalent cross-sectional area of reinforcement per lineal foot of wall shall
be permitted provided the spacing of the reinforcement does not exceed 72 inches.
(h) Vertical reinforcement shall be Grade 60 minimum. The distance from the face of the soil side of the wall to the center of vertical
reinforcement shall be at least 6.75 inches.
(i) Soil classes are in accordance with the United Soil Classification System. Refer to Table R405.1.
Q) Unbalanced backfill height is the difference in height of the exterior and interior finish ground levels. Where an interior concrete
slab is provided,the unbalanced backfill height shall be measured from the exterior finish ground level to the top of the interior
concrete slab.
Table R405.1
Pro erties of Soils Classified According to the Unified Soil Classification S stem
Unified Soil Volume
Soil Classification Frost Change
Group y Soil Description Drainage Heave Potential
System Characteristicsa Potential Expansion
GW Well-graded gravels,gravel sand mixtures,little or Good Low Low
no fines.
GP Poorly graded gravels or gravel sand mixtures,little Good Low Low
or no fines.
Group 1 SW Well-graded sands,gravelly sands,little or no fines. Good Low Low
SP Poorly graded sands or gravelly sands,little or no Good Low Low
fines.
GM Silty gravels,gravel-silt mixtures. Good Medium Low
SM Silty sand,sand-silt mixtures. Good Medium Low
GC Clayey gravels,gravel-sand-clay mixtures. Medium Medium Low
SC Clayey sands,sand-clay mixture. Medium Medium Low
Group Inorganic silts and very fine sands,rock flour,silty or
II ML clayey fine sands or clayey silts with slight plasticity. Medium High Low
Inorganic clays of low to medium plasticity,gravelly Medium to
CL clays,sand clays,siltyclays,lean days. Medium Medium low
Group CH Inorganic clays of high plasticity,fat days Poor Medium High
III MH Inorganic silts,micaceous or diamaceous fine sandy Poor High High
or silty soils,elastic silts.
OL Organic silts and organic silty clays of low plasticity. Poor Medium Medium
Group OH Organic clays of medium to high plasticity,organic Unsatisfactory Medium High
IV silts.
Pt Peat and other high organic soils Unsatisfactory Medium High
(a) The percolation rate for good drainage is over 4 inches per hour,medium drainage is 2 inches to 4 inches per hour,and poor
drainage is less than 2 inches per hour.
(b) Soils with a low potential expansion typically have a plasticity index(PI)of 0 to 15,soils with a medium potential expansion have a
PI of 10 to 35 and soils with a high potential expansion have a PI greater than 20.
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Processing/Inspections/Addressing
Mason County Bldg.III 426 W.Cedar
P.O.Box 186 Shelton,WA 98584
(360) 427-9670 Belfair (360) 275-4467 Elma (360) 482-5269
WHERE FOOTING SECTION"A"IS MORE THAN 8 FT.,
SPLICE PROVIDE METAL TIE 16 GA.BY 1.5 BY 4 FT.MIN.,EACH
2x SILL PLATE 2 FT MIN. SIDE OF SPLICE W/8-16d COMMON NAILS.
2-2x PLATE
CONCRETE
STEPPED "
FOOTING 2x CRIPPLE
STUD WALL
FOOTING SECTION"A"
For SI:1 inch=25.4 mm,1 foot=304.8 ram.
Note:Where footing Section"A'is less than 8 feet long in a 25 feet total length wall,provide bracing at cripple stud wall.
E
FIGURE R602.11.3
STEPPED FOUNDATION CONSTRUCTION `
EXTERIOR CORNER FRAMING DETAIL
Figure R602.10.5
16d NAIL AT 24 IN.O.C. GYPSUM WALL BOARD INSTALLED IN
ACCORDANCE WITH CHAPTER 7
Sd NAIL AT 6 IN_O.C. 8d NAIL AT 12 IN.O.C.ON ALL WOOD STRUCTURAL PANEL
(ALL PANEL EDGES) FRAMING MEMBERS NOT AT INSTALLED IN ACCORDANCE
PANEL EDGES WITH TABLE 602.3(1)
(a)OUTSIDE CORNER DETAIL
GYPSUM WALL BOARD INSTALLED IN
ACCORDANCE WITH CHAPTER 7(INTERIOR)
WOOD STRUCTURAL PANEL
INSTALLED IN ACCORDANCE
16d NAIL AT 24 IN,O.C. WITH TABLE 602.3(1)
8d NAIL AT 61N.O.C.ON ALL FRAMING
MEMBERS AT PANEL EDGES AND 12 IN.
O.C.ON ALL FRAMING MEMBERS NOT
AT PANEL EDGES
(b)INSIDE CORNER DETAIL
i=25.4 mm.
FIGURE R602.10.5
EXTERIOR CORNER FRAMING
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Processing/Inspections/Addressing
Mason County Bldg. III 426 W.Cedar
P.O. Box 186 Shelton,WA 98584
(360) 427-9670 Belfair (360) 275-4467 Elma (360) 482-5269
24" LATERAL RESTRAINT PANEL (LRP)
2'0"minimum
t I
I
Continuous header to edge of structure.
Minimum 24" panel width
Maximum 10'0" height
3/8" APA rated sheathing min. 24/0 exposure 1
Nail sheathing to header at 3" o.c. with 8 d nails
4x post or (2) 2x studs, in accordance with tie down device
manufacturer specifications.
Secure sheathing to all plates, headers and studs using 8d nails 3" o.c.
(2) 2x plates
1/2" diameter anchor bolt, 7" embedment.
(2) 2400# uplift capacity tie dawn devices installed in accordance to
manufacturer specifications.
(3)
Continuous reinforced concrete foundation.
r� t
APPROVED FOR SINGLE
STORY GARAGE ONLY
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Permit Processing/Inspections/Addressing
Mason County Bldg. III 426 W.Cedar
P.O. Box 186 Shelton,WA 98584
(360) 427-9670 Belfair (360) 275-4467 Elma (360) 482-5269
ALTERNATE BRACED WALL PANEL
(ABP 1800# AND 3000#) IRC R602.10.6
2'8"minimum
1800# ABP - 3000# ABP
Minimum 2'8" panel width Minimum 2'8" panel width
Max.imum10'0" height Maximum10'0" height
3/8" APA rated sheathing one 3/8" APA rated sheathing
side both sides.
Secure with 8d nails Secure with 8d nails
Edge: 6" o.c. Edge: 4" o.c.
Field: 12" o.c. Field: 12" o.c.
1800# uplift capacity tie down 3000# uplift capacity tie
devices at each end, installed down devices at each end,
in accordance with the manu- installed in accordance with
facturer specifications. the manufacturer
specifications.
2 anchor bolts at panel quar-
ter points 3 anchor bolts at one-fifth
points
(1) #4 reinforcement bar at 1 #4 reinforcement bar at
the top and bottom ( )
the top and bottom
Panels shall be supported
Panels shall be supported
directly on a foundation
which is continuous across directly on a foundation
the entire length of the which is continuous across
braced wall line. 9
the entire length of the
braced wall line.
�.
USE 1800# UPLIFT CAPACITY TIE DOWNS ON SINGLE STORY OR SECOND
STORY OF A TWO STORY STRUCTURE.
USE 3000# UPLIFT CAPACITY TIE DOWNS ON THE FIRST STORY OF A TWO
STORY STRUCTURE.
. ......: .....
MASON COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
Mason County Bldg. III, 426 West Cedar Street
PO Box 186, Shelton, WA 98584
`N' 4 www.co.mason.wa.us (360)427-9670 Belfair(360)275-4467 Elma (360)482-5269
STANDARD 4'0" EXTERIOR OR INTERIOR BRACED WALL
PANEL (BWP or IBWP) IRC R602.10.3
Exterior (BWP) Interior (IBWP)
Method 3 of IRC (for other approved Typical Method 5 R602.10.3
methods see R602.10.3) Minimum 4'0" panel width when 1/2"
Minimum 4'0"panel width gypsum board installed on 2 sides of
Maximum 8'0"height the braced wall panel.
(See Table R602.10.5 below for additional Minimum 8'0" panel width when 1/2"
allowances) gypsum board is placed on one face
5/16"APA rated sheathing 16"o.c.framing; of the braced wall panel.
or 3/8"APA rated sheathing 24"o.c.framing. Secure with 6d drywall nails 7"o.c.
Secure with 6d common nails
Align vertical joints over studs
6"o.c. at edges, 12"o.c. in the field, &6"o.c. 1 1/2" blocking at horizontal joints.
at gable end walls. g
Align vertical joints over studs. Support IBWP as specified in IRC
1 1/2"blocking at horizontal joints.
R602.10.9
Extend sheathing to foundation sill plate. Interior braced wall lines shall be
fastened to floor and roof framing in
Exterior braced wall lines shall have a braced accordance to Table R602.3.1(1) and
wall panel located at each end of the wall to required foundations in accordance
line. Exception:When a BWP begins no with Section R602.11.1 (see
more than 8'0"from the end one of the foundation details). In addition floor
following is allowed: joists parallel to the top plate shall be
A min.24"wide panel is applied to each side toe-nailed to the top plate with at least
of the bldg. corner and the(2)24"wide 8d nails spaced a maximum of 6" o.c.
panels at the corner shall be attached in Top plate laps shall be face-nailed
- accordance with figure R602.10.5,or with at least(8) 16d nails on each
The end of each braced wall panel closest to side of the splice.
the corner shall have an 1800#capacity
tie down device fastened to the stud at
the edge of the braced wall panel closest
to the corner and to the foundation or 1800#uplift capacity tie down
framing below. The tie down device
device. See exception #2,
shall be installed in accordance with
manufacturer specifications. exterior BWP
Mason County Building Department
Deck, Stair, Landing and Guard Detail
Guard installed on all decks over 30"above grade. j
_ The greatest riser and the greatest stair ft'al;w#ed
um spacing
Vertical Pickets at handrail tread shall not exceed the between pickets.
smallest by more than 3/8."
Graspable handrail n
all stairways with 4 or Stairways and
more risers. C, landings shall
Not less than 34"and not be less than I
not more than 38" 36"in clear
vertically from nose of width.
tread or walking surface. _
M
Handrail ends shall
be returned or shall Y
terminate in newel) l
posts or safety
terminals.
T Indicate joist size/spacing acin
Ledger at wall:
10"min. •'� t � p g Decks shall be
Stair nosing not less than positively anchored
10
3/4"but not more than for lateral&vertical
1-1/4"on all solid risers Indicate beam size/ loads. Toenails or
unless tread depth is risers
v X spacing.Provide positive nails subject to
Cl) connection post to beam. withdrawal are not
least 11." „ E allowed.Decks shall
be self supporting if
connections cannot
Indicate Indicate post size,spacing be verified during
Indicate fasteners stringer size. and base connector inspection.R502.2
Space per -
decking material
4"x4"x16"masonry
block with asphalt iv
shim.- - Decks installed against manufactured
homes must have beam support at this
F6�"rovide 4"wood/earth clearance here, location.
all other areas. Concrete footing 12"below grade when deck is 30'or - - -- - -
-- more above grade.See foundation info on reverse side.
Typical Door with 3 Landings CONSTRUCTION
MATERIALS Illuminate stairs
Decay resistant woods with controls
Landings are required on heartwood of redwood,cedar, located at top and
" each side of each black locust and pressure bottom of stairs.
exterior door. preservatively treated wood
Exception:A landing are all acceptable material for
is not required with use in deck construction. Field
two or fewer risers. applied treatment is not an ,, ,
acceptable method. Fasteners 9D
for pressure preservative
Landings shall not be treated woods shall be of hot- 00 36"min
more than 1-1/2" dipped galvanized steel, `? landing
lower Than the top of stainless steel,silicon bronze M
the threshold. or copper. Field cut ends, Min. 10"run
Exception: notches and drilled holes of '
-� The landing shall pressure preservatively treated
not be more than 7-3/4"lower wood shall be retreated in the Max.7 3/4'rise
than the threshold provided the field in accordance with AWPA 36"min
door does not swing over the landing. M4. landing
Stairs&landings shall not be less than 36"wide. IRC R319&R320.
Handrail Details
All stairways with 4 or more risers shall have at least one handrail. Such handrails shall be placed not less
than 34" nor more than 38" above the nose of the treads and shall be continuous for the full length pf the
flight. Handrail ends shall be returned or terminate in the newel post or safety terminals. Handrails adja-
cent to the wall shall have a space not less than 1 1/2" between the wall and the handrail. Circular hand-
rails shall have an outside diameter of at least 1 W and not more than 2." Handrails with a perimeter
greater than 6 W shall provide a graspable finger recess on both sides. Handrails shall not project more
than 4 1/2" on either side of the stairway. IRC R311
11/2 IN.MIN. 11/2 IN.MIN. 11121 MIN.
11/4 IN.TO 2 IN. 11/4 IN.TO 2 IN.
11/2 IN.MIN.
11/2 IN.MIN.
11/4 IN.TO 2 IN. 31/21N.MAX
11/4 IN.TO 2 IN.
NOT ACCEPTABLE
NOTE: Other shapes may be acceptable if they provide an equivalent gripping surface.
See third paragraph of Section 1003.3.3.6.
25/e IN.
25/s IN.
25/s IN.
21/2 IN.
2Y�IN.
FOUNDATION SUPPORT SYSTEMS
• Decks 30" or less above grade: Minimum 12"x12"
manufactured pier.
• Deck 30"to 5'0" above grade: Minimum 14"x14"
manufactured pier set 12" below grade.
• Decks greater than 5'0" above grade: Minimum
18"x18"x18" poured in place footing set 12" below grade.
All deck posts shall have a positive post to footing and
positive post to beam connection.
Deck height is measured at the lowest point within 5'0"
beyond the walking surface of the deck.
EGRESS WINDOW
All sleeping rooms and basements with habitable space shall have at least one openable emergency
escape or rescue opening. Emergency escape and rescue windows shall be operational from the
inside of the room without use of keys or tools.
• Minimum openable area: 5.7 square feet'
• Minimum width net clearance: 20"
• Minimum height net clearance: 24"
Maximum 44" off finished floor.
'A net clear opening of 5 square feet is allowed when window is located such
that the sill height of the opening is not more than 44" above or below the
finished ground level adjacent to the opening.
Below are recommendations received from manufacturers. Be sure to check with your window
manufacturer to make sure windows in rooms that require emergency escape or rescue openings
will comply to current code requirements.
Window Type Milgard Jeld Wen Certainteed Insulate
48"x 42" 48"x 48" 48"x 48" 48"x 44"
Horizontal Slider or or or or
60"x 36" 60'X 36" 60"x 36" 60"x 36"
36" x 60" 36" x 60" 36"x 60" 36"x 60"
or or or or
Single Hung 30"x 72" 30"X 72" 30"x 72" 30"x 72"
Vent bar placed to provide required egress dimensions
30" x 48" 28"x 48" 30" x 42" 30"x 48"
or Or or or
Casement 36" x 42" 36"x 36" 36"x 48" 36"x 42"
Window may require egress hinges
20 IN.
CLEAR
34�/8 IN.
/ CLEAR
/
41 IN. \ /
CLEAR \\
OPENABLE
AREA= 5.7 SQ. FT. \\ 24 IN. \\// OPENABLE
See footnote' above.
CLEAR /\ AREA=5.7 SQ. FT.
\\ / \
See footnote'above.
MINIMUM SIZE MINIMUM SIZE
WINDOW FOR 20 IN. WINDOW FOR 24 IN.
CLEAR WIDTH 44 IN. CLEAR HEIGHT
FLOOR
Washington State Energy Code and Ventilation & Indoor Air Quality Code
GENERAL COMPLIANCE IMFORMATION
This attachment was designed to assist homebuilders in understanding and comply with the State Energy and Ventilation Code
requirements.If you have any questions regarding compliance measures,please do not hesitate to contact the Mason County Building
Department-(360)427-9670 extension 352.
VENTILATION—Outside the conditioned area.
-Crawlspace—1 SQ.FT.of Net Free Area for every 150 SQ.FT.of floor area.-cross-vented for air flow-use a non-closing
Vent.
-Attic area— 1 SQ.FT.of Net Free Area for every 300 SQ.FT.of ceiling area.A low to high,50150 split is the ideal,if you
Experience problems achieving this"target"amount of ventilation due to a complex roof configuration talk to your building
Inspector and take the agreed upon action.
-Vaulted Ceilings—To achieve the required ventilation you may need to vent block each rafter bay and use an approved
ridge vent material.Again talk it over with your building inspector if a problem exists.
-The key is to know what amount of ventilation is required for your situation.
VENTILATION—Inside the conditioned area.(see V&IAQ Table 3-2)for sizing.
KNOW YOUR FAN REQUIREMENTS—FAN FLOW(CFM)RATED AT.25 WG(WATER GUAGE)NOTE:
Generally the CFM rating shown on the manufactures packaging indicates a test at.1 WG,this means that the flow rate
(CFM)of the fan was tested with the one tenth of an inch of water column against it.The code requires that the fan flow
rate(CFM)achieves the required rating at.25 WG,or one quarter of an inch of water column.When the flow is tested with
this higher static pressure against it,the exhaust fans capacity to move air is reduced.
- Wet rooms(all bathrooms,laundry rooms,water closets,etc....)-50 CFM at.25 WG.,Kitchen— 100 CFM at.25 WG.
- Whole House fans—This fan is sized according to the number of bedrooms in the home.See the Whole House Exhaust
Fan Prescriptive Requirements(Table 3-2 V&IAQ)for sizing.
- The approved building plans will have a label specifying the minimum requirement for your Whole House Fan.
- Whole House Fan CFM requirements are rated at.25 WG and a sone rating of 1.5 at.1 WG with both manual and
automatic controls.
- A Continuos Operating System may be an option to consider.This central,remotely located unit,ducted from each
wet room will meet code requirements.More information is available upon request.
EXHAUST FAN DUCTING—See Prescriptive Exhaust Duct Sizing(Table 3-3 V&IAQ)for specifications.
- Different size fans(CFM ratings)require different duct sizes.There are also restrictions on the length,number of
elbows,and how the duct run will terminate outside the structure.
- Minimum duct diameter is 4".
- Flex duct is not allowed in non-accessible areas(floor joists,ceiling rafters,etc...).
- Insulate exhaust ducts to R-4 when outside the conditional area.
- Dedicated terminus required for each duct.(mechanically fasten and seal duct to this terminal element).
- Positive connection(mechanically fastened and sealed)to fan box off or nipple.
- Mechanically fasten and seal ducts at all connections/splices with welds,gaskets,mastics(adhesives),or mastic-plus-
embedded-fabric systems installed in accordance with manufacturer's installation instructions.Other tapes may be approved
when installed in accordance with the listing or when ducts are located entirely within the conditioned space of the building.
See WSEC Section 503.10.1 for more information.
FRESH AIR TO EACH HABITABLE ROOM—Ventilation& Indoor Air Quality Code
- Windows frame vents.
- Through the wall ports.
- Using an integrated system with your HVAC ducting may satisfy this requirement.
PENETRATION SEALING—Inspected during the"Framing/Plumbing/Mechanical inspection."
- Seal around windows and doors. Expanding foams may affect the frames of windows and doors and are not approved as a
sealant around doors and windows.
- Under wall plates or where bottom plate meets subfloor.
- Seal all wiring and plumbing penetrations in the framing between conditioned and non-conditioned areas(typically ceiling,
walls, and floors).Seal around the electrical wire(Romax)where it enters the electrical boxes.
- Be sure to seal plumbing cutouts for tubs,showers and sinks.
- Seal around electrical boxes and fans after drywall has been hung(checked at the Final Inspection).
MORE INFORMATION ON THE BACK OF THIS PAGE
INSULATION—Know what is required in all areas of the project.
- Floor—substantial contact with the underside of subfloor—twine,or support at 24"on center.
- Ceiling—in stall insulation baffles to maintain ventilation in attics and vaults(this may also be a concern with the floor
insulation).
- Rim joist—not compressed,be sure the vapor retarder intact.
- Be sure insulation is slashed for wiring and plumbing and cut out for electrical boxes.
- Insulation is not to be compressed,this reduces its insulation capacity—cut insulation to fit around boxes,wiring,etc.
- Insulate attic access and doors(to ceiling R-Value)and weatherstrip.
- Insulate all water lines in non-conditioned to R-3.
- Vapor retarders and kraft back insulation is to be face stapled to framing members. Poly vapor retarders are a shall have a
minimum 4 mil perm rating. Approved vapor retarder paint may be used provided it is applied per manufacturer instructions
and empty cans are left on-site for the building Inspector to see.
HAVC DUCTING AND THERMOSTATS
- Mechanically fastened and sealed joints.
- Insulated to R-8 when outside the conditioned area.
- Programmable,ramping type thermostats are required on all heat pump systems.
- All low-pressure supply and return duct transverse joints,and enclosed stud bays or joist cavities/space used to transport air,
shall be securely fastened and sealed with welds,gaskets,mastics(adhesive),or mastic-plus-embedded-fabric systems installed
in accordance with the manufacturer's installation instructions. Exception: 1)ducts entirely located within the conditioned
space.2)UL181A(rigid fibrous glass ducts)may be used when installed in accordance with the listing.3)UL181B((flexible
air ducts)may be used when installed in accordance with the listing.4)Where enclosed stud bays or joist cavities/spaces are
used to transport air sealing may be accomplished using drywall,drywall tape plus joint compound.5)Tapes installed in
accordance with the manufacturer's installation instructions,provided detailed information specific to application on ducts,
including approved duct materials and required duct surface cleaning.
WINDOW U-VALUES-KNOW YOUR U-VALUE REQUIREMENTS
- Changes to the approved building plans will require approval prior to making changes. Typically windows and doors must have
u-factor of.40 or less as evidenced by the NFRC sticker attached to the windows. If u-factors exceed.40,U-factor averaging
will be required and must be calculated,submitted to the building dept.for approval,and approved prior installation.
RECESSED LIGHTING FIXTURES
- Fixtures penetrating the envelope of the structure(recessed lighting fixtures)must meet one of the following requirements: 1)
Type IC rated,manufactured with no penetrations between the inside of the recessed fixture and ceiling cavity and sealed or
gasketed to prevent air leakage into the conditioned space. 2)Type IC rated,installed inside a sealed box constructed from a
min. ''/z"thick gypsum wall board,or constructed from a preformed polymeric vapor retarder,or other airtight assembly
manufactured for this purpose.3)Type IC rated,certified under ASTM E283 to have no more than 2.0-cfin air movement from
conditioned space to the ceiling cavity. The lighting fixture shall be tested at 75 Pascal's or 1.57 lbs./S.F.pressure difference
and have a label attached,showing compliance.
- If you are installing recessed lighting fixtures between floors(heated basement and main floor living area)these fixtures need
not be type IC rated.
BASEMENTS
- Compliance by Prescriptive Path with a slab application?Remember R-10 perimeter until 24"below grade.
- Conditioned basements must meet penetration,insulation,vapor retarder,and wall cover requirements.
This list of"tips"for achieving compliance to the Energy and Ventilation&Indoor Air Quality Codes is not intended to be all inclusive,or uses
as a checklist.Its purpose is rather to serve as a informational aid in getting code requirements out to builder to assist in
Making you project flow smoother by avoiding surprises and delays.
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Debbera Coker- Re: permit#bld2005-00289 Page 1
From: Debbera Coker
To: nojremlap16@netscape.com
Subject: Re: permit#bld2005-00289
#1 - If you remove the window next to the door you would have at least 2'8", the minimum size a braced
wall may be.
#2 - Prescriptively the Washington State Energy Code (WSEC) allows R-15 insulation when the glazing
area is 12% or less. For the 82 sq. ft. addition (7'x12') 12% glazing would mean 10 square feet of glazing.
Glazing area includes all windows, skylights, and glazing in doors. If the window next to the door were
removed you would be closer to WSEC compliance provided the window other window in the addition was
reduced.
Another option would include performing a component performance calculation. I prepared a quick
calculations and found that if you were able to install the following components you could comply to WSEC
requirements:
1)Windows U Factor-.31 or less
2) Door U Factor-.12 or less (Foam core insulated door)
3) R-15 wall insulation (3-1/2" high density batt)
4) R-38 vault insulation
5) R-10 slab insulation
Based upon comments that I have heard you may find that the high density R-15 and R-38 batts are
hard to find and expensive.
Let me know if you have additional questions.
>>> <noiremlap16(@netscape.com> 06/08/05 11:59 PM >>>
Dear Sirs,
Would it be possible to just not put the window by the door in,just make it a wall?
Also, what other options would we have for insulation? Please respond.
Jonathan Palmer
po box 3082
Belfair, WA
98528
Netscape. Just the Net You Need.
WSEC Component Performance Worksheet
Name: Anderson Sq. Ft 84
Permit Number: BLD2005-00284
Target from Table 5-1
U-factor Area Target UA
Glazing 15% U-.40 12.6 5.04
Vert Glazing U-.58 0 0
Doors U-.20 21 4.2
Attic R-38 u-.031 0 0
Vault R-30 U-.034 84 2.856
Wall - Electric U-.058 175 10.15
Wall - Other fuel U-.062 0
Floor R-30 U-.029 0
Slab R-10 F-0.54 26 14.04
Below Grade - Interior Insulation
2'depth R-19 U-.043 0
3.5' depth R-19 U-.041 0
7' depth R-19 U-.037 0
Below Grade Exterior Insulation
2' depth R-10 U-.07 0
3.5' depth R-10 U-.064 0
7' depth R-10 U-.056 0
Total Targeti 36.286
PROPOSED
Actual R Actual U/F Area Proposed UA
Factor factor
Glazing 0.31 16 4.96
Vert Glazing 0
Doors 0.12 21 2.52
Attic R-38 0
Vault R-38 0.027 84 2.268
Wall - Electric R-15 0.076 171 12.996
Wall - Other fuel 0
Floor R-30 0
Slab R-10 R-10 26 0.54 14.04
Below Grade -Interior Insulation
2' de th R-19 0
3.5' de th R-19 0
7'de th R-19 0
Below Grade Exterior Insulation
2' de th R-10 0
3.5' de th R-10 0
7' de th R-10 0
Total Target 36.784
Page 1 of 1
Debbera Coker- permit 010005-00289
From: <nojremlap I 6@netscape.com>
To: <dlc@co.mason.wa.us>
Date: 6/9/2005 12:02:24 AM
Subject: permit#bld2005-00289
Dear Sirs,
Would it be possible to just not put the window by the door in,just make it a wall?
Also, what other options would we have for insulation? Please respond.
Jonathan Palmer
po box 3082
Belfair, WA
98528
Netscape. Just the Net You Need.
7
IOa
red jLP,
DP-J-e4 �
0
m n s and ettin s\Dlc\Local Settin s\Tem \GW 000O1.HTM ���6/9/2005
file://C:\Docu e t S g g p }
Case Activity Listing 8/15/2005
11:59:56AM
Case#: BI D2005-00289
i�
Assigned Done
Activity Description Date l Date 2 Date 3 Hold Disp To By Updated Updated By
BLDA920 Miscellaneous Action 6/9/2005 None DONE DLC 6/9/2005 DLC
An e-mail containing the following information below:
1-If you remove the window next to the door you would have at least 2'8",the minimum size a braced wall may be.
#2-Prescriptively the Washington State Energy Code(WSEC)allows R-15 insulation when the glazing area is 12%or less. For the 82 sq.ft.addition(7'x12') 12%glazing would mean 10 square feet of
glazing. Glazing area includes all windows,skylights,and glazing indoors. If the window next to the door were removed you would be closer to WSEC compliance provided the window other window in
the addition was reduced.
Another option would include performing a component performance calculation. I prepared a quick calculations and found that if you were able to install the following components you could comply to
WSEC requirements:
1)Windows U Factor-.31 or less
2)Door U Factor-.12 or less(Foam core insulated door)
3)R-15 wall insulation(3-1/2"high density batt)
4)R-38 vault insulation
5)R-10 slab insulation
Based upon comments that I have heard you may find that the high density R-15 and R-3 8 batts are hard to find and expensive.
Let me know if you have additional questions.
Debbera Coker
Mason County Building Department
Plans Examiner
Phone: (360)427-9670 ext 510
FAX: (3 60)427-7798
e-Mail:dlc@co.mason.wa us
>>><nojremlapl6@netsc ape.com>06/08/05 11:59 PM>>>
Dear Sirs,
Would it be possible to just not put the window by the door in,just make it a wall?
Also,what other options would we have for insulation?Please respond.
Jonathan Palmer
po box 3 082
Belfair,WA
98528
Page 2 of 3 CaseActiviry..rpt
D b ra Coker- BLD2005-00289 ' Page 1
From: Charell Holcomb
To: Debbera Coker
Date: 8/4/2005 11:13:51 AM
Subject: BLD2005-00289 *
APPLICANT CAME IN TO NOTIFY US THAT THIS PORCH IS UNHEATED -WHEN APPLICATION
CAME IN ORIGINALLY IT WAS ENTERED WRONG...WILL NOT BE INSTALLING HEAT JUST
INSULATING.
Charell Holcomb
Permit Technician II
Phone: (360)427-9670, Extension 281
Email: cmh@co.mason.wa.us
Mailing address: Mason County Permit Assistance Center
P.O. Box 186
Shelton, WA 98584
Inspection Line: (360)427-7262
Inspection email: pib@co.mason.wa.us