We had three notices of problems on our sheathing inspection Tuesday.
The first noted that part of the garage had been sided without an inspection. The second said that the windows in the two smaller bedrooms were too small to meet code. The third said that the master bathroom window was not the correct type.
The first problem is not really a problem; the inspector just noted it so that if that side of the garage ever leaks we can’t blame the inspector.
The second problem was unexpected. I thought I had sized the windows to meet code, but apparently the code is more complicated that I realized. If the window is more than 44 inches above grade, it must have 5.7 square feet of open area to climb out through. Ours have less than that. I think we can solve the problem by swapping the two larger windows in the basement with the two smaller bedroom windows. That requires some framing changes, but it shouldn’t be too big a problem.
The third problem is not as easily solved. The window we received was a “replacement” window rather than a “new construction” window. They differ in how they are attached to the wall. The inspector said it must be replaced. The options I can think of are to order a new-construction window of the same type that we have now, or to buy a different type of in-stock window. The order could take four weeks, which means that we would have to wait four weeks to finish siding the front of the house, a delay I really don’t want. The in-stock windows are bigger, which is not what we want in a bathroom window that opens onto the front porch. So that course seems out. I’m meeting the framing/sheathing contractor Wednesday morning to discuss the problems. I hope he can help with the bathroom window; maybe he will know a source down closer to Atlanta.
I’m not too upset about the problems. It’s a pain, of course, but you have to expect some pain when you build a house.
We’re replacing our greenhouse complex here at my organization, and fortunately I’m not the one having to watch out for the code issues–which are a royal pain in the ass. I can understand how that happened to you, Mark.
As you may recall, Kali and I will be moving to the foothills of the Rockies when we retire in 2-1/2 years. We looked at new construction in Fort Collins (the nearest city) as we search for retirement housing, but so much of the new construction in Fort Collins has bedrooms in the basement. How do they get away with this ostensible fire hazard? They create spacious window wells through which a person can crawl if there’s a fire. Who the heck wants a bedroom in an airless, lightless basement?
Scott — The inspections can be a real trial, especially if you get sideways with the inspector. I just nod and say OK. This is one place where it really does not pay to try to fight city hall.
I don’t understand basement bedrooms either. We have a bedroom in our current “basement” but the basement is actually all above grade and the bedroom has a sliding glass door and a large window.