The Significance of Building Codes

Recently we had a disturbing – but interesting challenge on a project. During a remodel of a commercial building we discovered previously performed work (by others) that was not up to code. As a matter of course the city “red tagged” the project and notified us that the work – even though not part of our scope – or even impacting our work – had to be brought up to code before we could proceed and get a green tag. So far this story sounds pretty normal, right? Enter a surprise. The owner objected!

Object or not, as we informed him, the city is demanding that work be brought into compliance with the current code. Some of the items were life safety issues – not just the inspector’s whim as the owner protested: Wiring not connected at J boxes, PVC pipe in the plenum, and sprinkler heads that did not drop far enough below the face of the ceiling tile to allow correct coverage.

Code compliance is a significant issue to us and to (most) of our clients. But have you ever really given thought to how the code impacts us? Why we have it? What difference it makes? (Other than those occasions when it becomes a pain because it might cost us a few extra dollars?)

Can you imagine?

• A fire in your building – if you didn’t have the code compliant sprinkler system? Or the code compliant fire walls?
• Raw sewage cascading down your walls because you didn’t have code compliant plumbing.
• Cooking odors from the restaurant next door wafting through your HVAC system because you didn’t have a code compliant ventilation system?
• How about this one: Your building swaying as much as 6-10 feet due to an 8.9 earthquake – and yet it still stands and is safe – because it was code compliant.

Strict building codes have been credited with saving hundreds of thousands of lives and literally billions of dollars worth of property in this week’s earth quake and ensuing tsunami in Japan. By now, you will have seen the pictures from Japan of huge skyscrapers swaying with the movement of the earth – and yet not falling. Compare this with what we saw in Haiti last year and in China in the earthquake in 2008 where building codes are woefully inadequate or inconsistently applied. Many of us have traveled overseas and have observed some pretty scary “code violations” – and we’re not even code experts. Compare that with our code compliant building practices here in our country. I don’t know about you, but knowing the building practices and codes that we have, I always feel safe in the buildings I live and work in. I’m confident and you’re confident because our buildings have to meet some pretty strict codes.

So – on your next project, if you hear someone whining about having to correct something so it will meet the code – be proud – it’s keeping you and your people safe, it’s protecting your property and it’s part of what makes this country the best in the world.

Oh – and that client that was fighting with the city – He finally had to agree that his tenants were at risk and for their sake and his, the few dollars he was going to need to spend to correct the code violations were nothing to the risks he was running should any one of them get injured. Sometimes the profit motive works as well as the moral motive.

The Sykes Team

www.sykesconstruction.com

The Five Steps: City Planning and Building Code Review

It is the third of the five steps on the way to a grand opening.  This step really needs your attention.

City planning and code review are critical. You can't proceed between steps without proper permitting.

The steps you need to take to ensure compliance during this phase include:

• Submission of drawings and documentation to the city (or municipality) for review and comment.
• Finalization of the construction schedule.
• Addressing city review comments.
• Receipt of notice of construction permit approval.
• Assurance of building and systems code compliance.
• Finalization of construction budget.
• Approval and sign off of final construction contract with owner.

Once this sequence of events has taken place, you can move on to the next step: general construction.

The Sykes Team