HomeMy WebLinkAboutcocc_Code_Analysis_regarding_305_Surf_Dr_20181023Code Analysis regarding 305 Surf Dr.
Mike German, Building Official
I attended the inspection of the premises on October 3, 2018 and observed several code violations, which are included in the Inspection Report detailed by Todd Morley. The inspection
was a non-destructive, cursory walk-through inspection. Although a good deal of the interior finishes had fallen away due to extensive water intrusion, no additional interior finishes
were removed to view the elements covered in this analysis.
I am providing this Code Analysis to answer the question “what is required to bring this building back up to code?”
Answer:
Any construction plans submitted for this rehabilitation project would be reviewed under the current code – the Florida Building Code 6th Edition. In the case of an existing (not new)
building, code officials are directed to the Florida Building Code - Existing Building volume. This volume requires projects to be classified by level of alteration. There are four
levels of alteration: Repairs, Level 1, Level 2 and Level 3.
Repairs (Sec. 502) deals with patching or restoration or replacement of damaged materials, elements, equipment or fixtures for the purpose of maintaining such components in good or sound
condition with respect to existing loads or performance requirements. Repairs shall comply with Chapter 6.
Level 1 (Sec. 503) deals with the removal and replacement of the covering of existing materials, elements, equipment or fixtures using new materials, elements, equipment, or fixtures
that serve the same purpose. Level 1 alterations shall comply with Chapter 7.
Level 2 (Sec. 504) deals with the reconfiguration of space, the addition or elimination of any door or window, the reconfiguration or extension or any system, or the installation of
any additional equipment. Level 2 alterations shall comply with Chapter 7 and 8.
Level 3 (Sec. 505) applies where the work area exceeds 50 percent of the building area. Level 3 alterations shall comply with chapters 7, 8 and 9.
Although no construction plans for this project have been submitted to date, it is my conclusion that any plans submitted would need to be reviewed for compliance as a Level 3 alteration.
This conclusion is based on the following code analysis:
The scope of the work will exceed 50% of the area of the structure. There is extensive damage throughout the structure. The Property Appraiser records indicate the area of the principle
structure is 2,771 square feet (s.f.). Fifty percent of this is 1,385.5 s.f. The required removal of rotted/moldy drywall, flooring and insulation is well over 1,385.5 square feet.
Also entering into consideration is the degree of structural work that will be necessary to repair and replace joists, trusses, roof decking and re-roofing. Some of the worst structural
damage occurs where the lower-sloped rear patio roof meets and transitions to the higher-sloped main house trussed roof. Along the majority of this area, roof coverings, flashings,
underlayment and the roof decking are missing or are severely deteriorated, leaving the main structural components (trusses and joists) open to the weather. Compounding the problem,
this transition from low-slope roof to high-slope roof occurs over bearing walls. This leaves
bearing portions of trusses and joists exposed to the weather and markedly blackened with wet rot. This rot extends along the full length of several of the rear patio joists and, where
visible, at the bearing end of the higher-sloped roof trusses, which reduces the functional capacity of the trusses and joists. These damaged trusses and joists will require replacement
and makes the structure dangerous (more on that below). I suspect that the screw jack supporting one of the main house trusses is due to truss deflection (bowing under its own weight
and the load imposed upon it). Wet rot eventually causes wood to dissolve, as witnessed with the main porch beam.
Investigating “Level 3 alteration” terminology. The Code provides a definition of “Work Area” in Section 202:
“That portion or portions of a building consisting of all reconfigured spaces as indicated on the construction documents.”
The term “Reconfigured” is not defined in the Code. Sections 201.3 and 201.4 directs the code official to use ordinarily accepted meanings when terms are not defined in the code. For
direction, I consulted the Merriam Webster online dictionary which provides the following:
“Reconfigure – transitive verb - : to rearrange (something) into an altered form, figure, shape, or layout : to configure (something) again or in a new way.
Of significance, I note the words “to configure again” and conclude that removing that which was once configured, only to configure it again, constitutes a reconfiguration.
Therefore, considering the scope of 305 Surf Dr., more than 50% of the configured space will be configured again and Level 3 shall apply.
Additional notes and observations:
A structural analysis by a Florida Licensed Structural Engineer would be required as part of any submittal, regardless how much or little of the structural system remains. As mentioned
in Sec. 505, Level 3 alterations must comply with chapters 7, 8 and 9. Which is to say, Level 3 alterations must comply with all of the provisions of Level 1, Level 2 and the additional
requirements of chapter 9. Chapter 9 generally requires that the entire building must be brought up to current code and, most notably, includes a section on substantial structural alteration
- Section 907.4.2:
“Where more than 30% of the total floor and roof areas of the building or structure have been or are proposed to be involved in structural alteration within a 5-year period, the evaluation
and analysis shall demonstrate that the lateral load-resisting system of the altered building or structure complies with the Florida Building Code, Building for wind loading and with
reduced Florida Building Code, Building-level seismic forces in accordance Section 301.1.4.2. The areas to be counted toward the 30 percent shall be those areas
tributary to the vertical load-carrying components, such as joists, beams, columns, walls and other structural components that have been or will be removed, added or altered, as well
as areas such as mezzanines, penthouses, roof structures and in-filled courts and shafts.
Which means that the entire structural system (walls, trusses, joists, roof diaphragm, etc.) would be required to meet current building codes for wind resistance. A structural engineer
would be required to make this determination after drywall coverings have been removed. Such a determination would be required to evaluate whether portions of the structure meet the
definition of Substantial Structural Damage as defined in Section 202:
Substantial Structural Damage. A condition where one or both of the following apply:
The vertical elements of the lateral force-resisting system have suffered damage such that the lateral load-carrying capacity of any story in any horizontal direction has been reduced
by more that 33 percent from its pre-damage condition.
The capacity of any vertical component carrying gravity load, or any group of such components, that supports more than 30 percent of the total area of the structure’s floor(s) and roof(s)
has been reduced more than 20 percent from its pre-damage condition and the remaining capacity of such affected elements, with respect to all dead and live loads, is less than 75 percent
of that required by this code for new buildings of similar structure, purpose and location.
Moreover, Portions of the structure are dangerous.
I agree, as noted in Todd Morley’s Inspection Report, that part of the structure is in a state of imminent collapse. Section 202 provides a definition of “Dangerous”:
Dangerous. Any building, structure or portion thereof that meets any of the conditions described below shall be deemed dangerous:
The building or structure has collapsed, has partially collapsed, has moved off its foundation, or lacks the necessary support of the ground.
There exists a significant risk of collapse, detachment or dislodgement of any portion, member, appurtenance or ornamentation of the building or structure under service loads.