9.15.4.6. Extension above Ground Level

 9.15.4.6. Extension above Ground Level

This Article sets the minimum extension of foundation walls above ground level. The extension of a foundation above ground level is intended to avoid the entry of #rainwater run-off and #snow-melt over the top edge of the wall, and to protect water-sensitive materials supported on the foundation from prolonged wetting.

Foundation walls must extend a minimum of 150 mm (6 in.) above the #ground. If a #cladding is used that is adversely affected by #moisture, such as #wood or wood-based #siding, #clearance between the finished ground level and the bottom of the #cladding must be a minimum of 200 mm (8 in.) (NBC Article 9.27.2.4.). This also applies to #stucco over wood-frame construction (NBC Article 9.28.1.4.). These conditions are illustrated in Figure 9.15.-15.

Quoted from Illustrated Users' Guide - National Building Code 2015

#foundationwall 

How are plans reviewed? - #21

 How are plans reviewed? - #21



Cost-saving opportunities exist for all types of projects, whether they involve new #construction or #renovations. For example, I recently achieved a 64% cost reduction on commonly used materials for an interior renovation of a #daycare facility. Additionally, I was able to reduce #costs by eliminating one layer of ⅝” Type X drywall from the ceiling to the wall in a #garage this morning. All cost savings are achieved while ensuring compliance with the Building Code.

#costreduction #interiorrenovation #buildingcode

How are plans reviewed? – # 20

 How are plans reviewed? – # 20

It is crucial to engage a Building Code Consultant with a solid foundation in Code enforcement. It is not wise to assume that we are fortunate if the plans examiner overlooks any deficiencies. From my understanding, some plans examiners may not review the plans thoroughly before granting the building permit.

9.10.19.3. Location of Smoke Alarms

 9.10.19.3. Location of Smoke Alarms

This Article indicates where smoke alarms are required in dwelling units. Since the prime purpose of a smoke alarm is to wake the sleeping #occupants in the #suite in which the fire originated, smoke alarms are installed in each #bedroom and in the #hallway that serves them. To avoid any delay in warning due to the time it takes for smoke to travel from storey to #storey, and to allow for the fact that other habitable #rooms can be used for sleeping, additional smoke detectors must be installed on other storeys, including #basements.

 A smoke alarm installed in the living area and wired to sound another smoke alarm located near bedrooms is the ideal solution (Figure 9.10.-40).

Quoted from Illustrated Users' Guide - NBC 2015

#smokealarm #dwellingunit #smokedetector

How are plans reviewed?-- #19

 How are plans reviewed?-- #19

If you are uncertain about the expertise of your designer, consider hiring a seasoned Building code consultant.

Ask Bing Building Code Consultant Membership

 Ask Bing Building Code Consultant Membership

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 Window openings in foundation wall

Window openings in a #foundation wall weaken the ability of the wall to resist inward #pressures. Any horizontal earth pressure on the portion of the wall beneath the #window must be resisted by the weight of the #wall, or be transferred to the #masonry or #concrete on either side of the #opening. As the width of an individual window increases, the masonry or concrete becomes less able to transfer these #loads, and a point is reached where the wall beneath the window may be pushed inward.

If windows are too close together, there is an insufficient amount of wall to withstand the load transferred from the wall beneath the window. This also must be controlled. Even if the openings are kept relatively small and reasonably spaced, however, as the percentage of wall openings increases, the overall strength of the wall decreases, and failure could occur.

When a foundation wall contains an opening greater than 1.2 m (4 ft.) in length, or contains openings whose combined total length exceeds 25% of the total wall length, then the portion of the wall beneath such openings is considered laterally #unsupported, and the wall around the opening must be reinforced to withstand the earth pressure. In addition, when the length of solid wall between openings is less than the average length of the openings it separates, the openings are considered as a single opening. These conditions are shown in Figure 9.15.-14.

Quoted from Illustrated Users' Guide - NBC2015

#foundationwall #earthpressure 

How are plans reviewed? -- #18

 How are plans reviewed? -- #18

How did you find a designer for your tenant space alteration? Had you been considering hiring a code expert to help you saving time and money?

I was a professional plans examiner in the City of Calgary. I reviewed and approved more than 8000 #projects in the past 12 years. I found one fact that more than 50% of the building permit #plans have to be on hold after the preliminary review. Some of them are on hold for more than one year to get approved. The main reason for this kind of delay is that the designers have difficulties to understand the building code requirements.

Unfortunately, as business or building #owners, they don't have any idea of which designer is the best for their job. Their might pick one from the yellow pages randomly or be attracted by one with fancy name or website. It is really hard to avoid a disastrous result.

Another fact I found is that up to 80% of projects, including interior renovations, #additions and new #buildings have the space to save at least 20% of the construction #cost. Thinking about an unnecessary fire separation, the cost can be saved is more than 50% of that wall.  If you can use #wood studs instead of #steel studs for your #partitions, you can save more than 40% of the studs cost.

One example I have reviewed recently is a six storey new building. It was designed as a #noncombustible building. I found if we could make the grade 600mm higher, the whole building can be built as #combustible building. The cost saving is more than a million.

One of the extreme projects I found is a primary #school building. The Building area is more than 3000sqm. The cost of the building is more than 30 million. It should be built as noncombustible building as per the building code, but it is actually built with combustible materials. What a danger to the school kids and what a waste of the money!

I hope this question is helpful when you plan to hire a designer for your next project. No matter which designer you are going to hire, it will be beneficial to have a Building Code expert to back you up.  At least, we might know if you have to avoid that designer for your project. 😁

#plansexaminer #buildingpermit #preliminaryreview #buildingcode #fireseparation #primaryschool #Buildingarea

9.15.4.3. Foundation Walls Considered to be Laterally Supported at the Top

 9.15.4.3. Foundation Walls Considered to be Laterally Supported at the Top

Exterior foundation walls are considered #laterally supported at the top if: 

  • they support solid #masonry construction, 

  • #joists are embedded in the top of the #foundation wall, or 

  • a #floor system is anchored to the top of the foundation wall. 

These conditions are illustrated in Figure 9.15.-13.

Quoted from Illustrated Users' Guide - NBC2015

#foundationwall 

Footing Thickness

 9.15.3.8. Footing Thickness

When a #footing supports a foundation, the soil exerts a pressure beneath the footing. Where a footing is wider than the foundation wall (or column) it supports, the portion that projects beyond the wall (or column base) is bent upward. If unreinforced, such footings tend to fail along #shear lines that extend downward at an angle of about 45º from the face of the wall. To be within this shear line, therefore, the footing projection is limited to the footing #thickness, unless the footing projection is reinforced. 

If the supported loads require very wide footings, their thickness may become excessive. The cost of additional #excavation and #concrete may justify the use of reinforcing or other appropriate measures to reduce the thickness of the footing.

The concrete footing thickness, T, must be at least equal to the footing #projection, P (unless the footing is reinforced), and be not less than 100 mm (4 in.) (Figure 9.15.-8). Note that as special soil conditions or footing loads increase, so must footing thickness. 

Quoted from Illustrated Users' Guide - NBC2015

#footingthickness