The Hidden Costs of Design Missteps – And How to Avoid Them

Over the past 12 years as a professional plans examiner for the City of Calgary, I’ve reviewed thousands of projects. One startling fact stands out: more than 50% of building permit plans are put on hold after preliminary review, with some delays stretching over a year. Why? Often, it’s because designers struggle to fully grasp the complexities of building code requirements.

As a business or building owner, you might not know which #designer is best suited for your project. You might pick someone from the Yellow Pages or be drawn in by a flashy #website. But without the right expertise, the result can be costly delays, unnecessary expenses, and even safety risks.

Here’s another eye-opening fact: up to 80% of projects—whether interior #renovations, #additions, or new builds—have the potential to save at least 20% on construction costs. For example:

-An unnecessary fire separation wall could cost you 50% more than needed.

-Using wood studs instead of steel #studs for #partitions could save you over 40% on material costs.

One recent example? A six-story building was designed as noncombustible. By simply raising the grade by 600mm, the entire structure could have been built as combustible, saving over $1 million.

But the stakes go beyond cost savings. I once found a primary school building—over 3,000 sqm and costing $30 million. Despite code requirements for #noncombustible materials, it was built with #combustible ones. This isn’t just a financial waste; it’s a safety risk for the children who use that building every day.

So, here’s my advice: No matter which designer you choose, having a code expert on your team can make all the difference. They can help you avoid costly mistakes, ensure compliance, and even uncover opportunities to save time and money.

When planning your next project, ask yourself: Do I have the right expertise to back me up? The answer could save you more than just money—it could save your project.

Let’s build smarter, safer, and more efficiently. 💡

#plansexaminer #buildingcode #buildingowner #fireseparation

How are plans reviewed -- #25

 How are plans reviewed -- #25

Notice to multi-family residential #designers and #developers: 

The Building Code specifies that a registered architectural professional is not required for multi-family dwellings with 4 units or less. However, building officials may seek this expertise if they believe you lack familiarity with the Building Code, especially if your initial building permit application is found to be incomplete or riddled with errors. 

It is crucial to have an experienced Building Code consultant review your plans before submission.

#multifamily, #buildingcode #buildingofficial #buildingcodeconsultant

9.20.8.5. Projection of Masonry Veneer Beyond Supporting Members

 9.20.8.5. Projection of Masonry Veneer Beyond Supporting Members

This Article limits the distance that masonry #veneer of solid masonry units can project beyond its bearing support. #Masonry veneer that projects too far beyond its support will be unstable, and structural collapse may result. 

Masonry veneer must not project more than one third of its thickness beyond the support (Figure 9.20.-8). For rough stone veneer, the average projection of the units and the average thickness of the veneer are used to establish the maximum #projection.

Quoted from Illustrated Users' Guide - NBC2015

#mansonryveneer #stoneveneer

9.19.2.1. Access

 9.19.2.1. Access

This Article requires an #access opening to permit periodic inspection where an #attic or roof space is high enough to permit a person to enter. A #hatch cover or doorway is also needed to resist #heat loss and #moisture leakage into the space.

Access is also useful to permit upgrading of #insulation and rewiring, and for firefighting access. Access hatches located in the insulated ceiling are potential weak points in the ceiling air barrier. The NBC does not require that access to roof spaces be directly from the interior of the building. They can be located in #gable ends or garage #ceilings, where they will not lessen the integrity of the air barrier system.

Every attic must be accessible by a #stair or #hatchway if the distance from the top of the ceiling joists to the underside of the rafters is 600 mm (24 in.) or more over an area of at least 3 m2 (32.25 ft.2), with the length or width of the space at least 1 m (3 ft. 3 in.). The minimum dimensions for attic hatches are shown in Figure 9.19.-7.

Quoted from Illustrated Users' Guide - NBC2015

#roofspace #accesshatch

9.19.1.3. Clearances

 9.19.1.3. Clearances

This Article requires that sufficient clearance be provided to ensure adequate #ventilation flow. Unless air can flow freely between the #insulation and the roof deck to reach a vent to the exterior, venting will not be effective. As this space is reduced, the resistance to #airflow increases.

Where thick insulation is used in #attics, particularly attics with low roof slopes, the insulation could completely close off the air space at the lower part of the roof so that the air from the #soffit vents cannot reach the attic space. The insulation thickness must be reduced at these locations either by cutting the insulation on the slope to provide clearance between the insulation and the roof deck, or by depressing the insulation by means of specially designed void forms installed between the roof framing against the deck (Figure 9.19.-5).

Insulation must be installed in a manner that ensures that a 63 mm (2 1/2 in.) air space is provided between the insulation and roof #sheathing. Where #baffles (Figure 9.19.-5) are used to contain the insulation at the #junction of a sloped roof and an exterior wall, the clearance can be reduced to 50 mm (2 in.), as long as the overall ventilation area meets the requirements of NBC Article 9.19.1.2. Alternatively, the roof framing members can be increased in depth to create additional insulation space. 

Quoted from Illustrated Users' Guide - NBC2015

9.19.1.2. Vent Requirements - Flat Roofs

 9.19.1.2. Vent Requirements - Flat Roofs

#Purlins at least 38 × 38 mm (2 × 2 in. nominal) are required to vent flat roofs where the #joist spaces are not individually vented to permit the venting of all spaces (Figure 9.19.-4).

Quoted from Illustrated Users' Guide - NBC2015

#flatroof

9.19.1.2. Vent Requirements

 9.19.1.2. Vent Requirements 

This Article requires sufficient #vent area to transfer to the exterior any #moisture that may collect in roof spaces before it can create problems. Vents not only reduce the amount of winter moisture accumulation, but also allow the roof or #attic space to dry out more quickly in the spring when the temperature rises to a level that might initiate wood decay. In low-sloped roofs, the roof #sheathing is closer to the source of moisture leakage from the space below, and #condensation and frost build-up can occur before the moisture escapes through the roof vents. Therefore, greater vent area is required for such roofs, both to reduce moisture build-up and to hasten subsequent spring drying. 

The distribution of vents on opposite sides of a roof is intended to encourage #cross-ventilation, while top and bottom distribution is intended to take advantage of convection currents to move heated air to the highest part of the roof to escape. If there is no common #attic space (e.g., flat roofs, cathedral ceilings) and there is no interconnection between joist spaces, the only way the roof can be effectively vented is by venting each #joist space. If the vents allow the entry of snow or rainwater, this will add to the moisture load and the risk of problems previously noted.

Quoted from Illustrated Users' Guide --NBC2015

#roofspace #roofvent #crossventilation

9.19.1.1. Required Venting

 9.19.1.1. Required Venting 

This Article requires that roof #venting provide a means for allowing #moisture that may have found its way into an #attic or roof space to escape to the exterior. Excess moisture resulting from winter #condensation can raise the moisture level in such spaces to the point where wood can begin to decay. Water leakage into the conditioned space below may also occur when the winter #frost and #ice build-up melts.

Quoted from Illustrated Users' Guide -- NBC2015

9.15.4.10. Interior Masonry Walls

 9.15.4.10. Interior Masonry Walls

This Article points to the requirements in NBC Section 9.20. for interior masonry walls acting as foundation# walls so that they are constructed to have adequate strength to support anticipated loads. 

The minimum #width for an interior loadbearing masonry# wall depends on the spacing of its lateral support. Such walls must be laterally supported by floor or roof construction, or by intersecting masonry walls or #buttresses. The maximum spacing of such supports can be no greater than 20 times the wall thickness, as illustrated in Figure 9.15.-18 (NBC Article 9.20.10.1.).

#masonrywall #loadbearing #lateralsupport

Quoted from Illustrated Users' Guide-NBC2015

How are plans reviewed? -- #23

 How are plans reviewed? -- #23

Important definition: Secondary Suite

Secondary suite means a self-contained dwelling unit located in a building or portion of a building of only residential occupancy that contains only one other dwelling unit and common spaces, and where both dwelling units constitute a single real estate entity.

#secondarysuite #dwellingunits