Building codes/Engineering?

[scgargoyle]

I've been shopping around for timber frame plans, but find little or no mention of compliance w/ building codes. I've made a few inquiries, and what I get is "Every location is different". Where I'm building in SC is IBC 2003, which is a fairly widely accepted code. How do I keep the inspectors happy? Do I need to take my plans to an engineer to get them approved? In which case, why buy plans? Why not just draw my own, then submit them to an Engineer? I'm curious what the rest of you do as far as code compliance. BTW, I read somewhere that my county doesn't even require blueprints. What does the inspector go by?

[Jim_Rogers]

How do I keep the inspectors happy?

Go have a talk with him and find out what he'll want in order for you to get a building permit for your structure. If you tell him that you're going to buy a set of plans he may ask for them to be reviewed by an engineer and/or stamped to prove the design is ok, for your area.
If you tell him you're going to create the design and draw the plans you'll probably be told that they "will" need to be reviewed and stamped.

Do I need to take my plans to an engineer to get them approved?

Answered above.

I'm curious what the rest of you do as far as code compliance.

I have my plans reviewed by an engineer to comply with the building inspector for the town where the structure will be built.

What does the inspector go by?

Probably his experience in knowing what is right or wrong or the code itself.

Good luck and keep asking questions.

Jim Rogers

[Don P]

The letter of the code will only allow so much. Local inspectors read the letter of the code differently. Actually county attorneys decide  ;).

The IBC code, actually I'll bet you'll be under the IRC, has specific methods of "prescriptive" building which are spelled out in the codebook. These are generic solutions to common problems and are allowed to be used without an engineer's review. Typical rafter or joist spans, how to build a typical foundation, etc.

As soon as you step outside of a prescriptive situation an engineer is required by the codebook. Many inspectors have accumulated enough knowledge and experience to be comfortable with some stepping over that line, some are not. I do try to respect their comfort level as they can hold every detail to the prescriptive provisions and some of those could have been better written. Heavy timber does not have any applicable mention in most code sections so the letter of the law, the always correct answer is "engineering required".

In your conversation with the inspector make sure to mention that it is a timberframe. The "no blueprints" probably applies to prescriptive stick built but may not apply to more specialized construction.

Architects and designers usually handle the design work and let the engineer handle the structural details. You can take on the design role but do expect to pay more for the engineering than the regular designer who knows typicals and what the engineer needs. The further you get your structural design done the more likely you are to have placed walls and bearings in places where they will work and can stay. Design and engineering can be circular, you don't want to pay him for too many laps  .

A stock plan will save you reinventing the wheel and your local engineer, if required, will likely be able to make a phone call or 2 and get most of the details he needs.

[Raphael]

What does the inspector go by?

Probably his experience in knowing what is right or wrong or the code itself.

  My brother has literally submitted sketches on napkins to his inspector in Housatonic, Mass. and none in Sandisfield, just had him come over for a little show and tell before an extensive rebuild.  For anything fairly conventionally framed the inspector just follows code and standard span tables, once you start to deviate from his comfort zone he'll want assurances from an engineer.
 Plans are more to your advantage than the inspectors, it's easier for him to walk in and say "that's wrong, take it down" or "get me an as built from an engineer on that" than it is to do a plan review with you.  As an owner/builder the inspector works for me and  (use him or not)  I'm paying him every time I get a tax bill.