Recently in Code Requirements Category

Do we, as specifiers and architects, have an obligation to ensure public safety? I think we do.

The following is an edited version of a letter I wrote to a building owner. The building owner acknowledged receiving the letter, so I am protecting their identity while they address the issue.

When trying to leave one of your buildings, I found a locked exit door that is in violation of the building code and a hazard to the building occupants. Being an architect myself, I could not let this issue go without notifying someone at a significant level of authority. So I am writing to you in hopes that you will deliver this message to someone responsible for your facilities to make the necessary corrections for the building to be code compliant and safe for your students, faculty, and visitors.

                   
Photo #1                                           Photo #2                                            Photo #3

Click photos for larger image so the signs are legible.

The door is marked as an emergency exit by the lighted EXIT sign above the door. Both door leaves are fitted with panic devices, indicating the doors are intended for emergency exiting. However the doors are locked by magnetic locks at the top of each door leaf at the center of the opening. All these conditions can be seen in Photo #1.

The magnetic locks are released by swiping a photo ID in the keypad next to the door, shown in Photo #2. I imagine the locks are also released when the fire alarm or the sprinkler system is activated as required by code, but there was no visible way to tell.

Photo #3 shows a sign that one leaf of the emergency exit door is an entry door only, although it is clearly marked as an exit door.

Because of the ID Card/Keypad and magnetic locks, the door is considered an access-controlled egress door. Therefore, the door must comply with Section 1008.1.3.4 of the ICC Building Code. The code requires a sensor on the egress side to detect an occupant approaching the door and to unlock as a result. The allowable sensors include a motion detector or presence detector. The code also requires a clearly identified emergency PUSH TO EXIT switch within five feet of the door to manually release the magnetic locks in case the sensor fails. Neither a sensor nor an emergency switch exists to release the magnetic locks. In an emergency, a visitor without a photo ID and any panicked student or faculty unable to find and swipe an ID will not be able to exit the building.

This same condition may be repeated for other access-controlled emergency egress doors on campus. I did not attempt to find other code violations. I do suggest that whomever addresses this particular door should survey the other access-controlled doors on campus to determine what other corrective actions are required, if any.

Because the current condition of this door is a significant safety hazard, I expect you to acknowledge receiving this message. I also expect you to tell me what steps will be taken to correct the condition to make the building safe to occupy and when the corrections will be completed.

Thank you for your help to make your buildings safe for students, faculty, and the public. I await your response.

Last business day before Christmas, I received two email messages about a project that will be issued for construction the first week of January. The architect's office always closes for Christmas week. So I called to find out if replies were needed, immediately. No, they could wait until the new year, I was told.

A Sore Point
The conversation revealed what was not in the email. An on-going confrontation was continuing between a purchasing agent and the architect. The agent was expecting written confirmation of fire code requirements that applied to the finishes and furnishings the agent was to provide.

By talking and listening (rather than emailing), I understood this issue was the source of much stress. An immediate solution would be best.

The Stress Source
The agent listed fire testing requirements that she believed to be commonly required for hotel guest rooms. However, the listed requirements were not entirely correct. Carpet was expected to be ASTM E84, Class A. This test is meant for wall finishes, not for floor finishes. Carpet cushion was expected to meet ASTM E648 and ASTM E662. Neither test is cited by the code. The code requires the cushion and carpet to be tested by NFPA 253. And the list goes on for several more similar items.

The Relief
I spent about an hour. I read the purchasing agent's comments; researched the California Building Code; and responded to the email. I provided details, including the applicable code citations, for each response. I recommended a solution for each condition. Some affected the construction specs. Some affected the interior design specs. Each solution was simple.

The Result
Near the end of my day, I received this reply from the architect.

"Quite impressive. It's a privilege to work with someone of such great knowledge. You make our business so much easier. I learn a lot from you.
I will pass this back to all parties.
Thank you again and have a great holiday weekend." - Rafael Velazquez, WATG

What a great way to end the day, the week, and begin the holiday season. I was glad I could help. And the recognition? It makes me want to help again, the right attitude to bring to the New Year.

Tech Tips received a CSI National Communications Award September 23 at the national convention. Read more at http://www.conspectusinc.com/firm-news.htm.

The code includes two very different requirements for exterior wall water-resistive barriers (WRB). When using cement plaster exterior finishes, ensure the WRB is equivalent to two layers of Grade D paper, and not Type I (No. 15) asphalt felt. There is a big difference between the two. Find out what it is.

Visit http://www.conspectusinc.com/tech-tips.htm and view or download B2010 Cement Plaster Water-Resistive Barrier 11.10.01 and all previous Tech Tips.

Share your comments, your opinions, about this month's Tech Tips, by posting a comment, here.

I opened the door to enter the office building lobby. The sound was loud and unmistakable - an electrical transformer humming away, loudly. Following the sound I found the room about 20 feet away with the door propped open to help ventilate the transformer.

The photo shows a simple steel louver in the door for ventilation, too. Obviously it was not enough to keep the temperature of the electrical room within perceived acceptable limits. The door may have been propped thinking lower temperature would help reduce the humming. For power transformers, the hum is mechanical in nature caused by the core laminations when magnetized. Time and increased temperature can weaken the laminations causing the hum to increase. Additional cooling will not reverse lamination damage, nor reduce the hum.

The humming and temperature were not the only difficulty with this room. The hollow metal door and frame are both fire rated. The rating is unknown because the labels were painted over. And the louver in the door was not a fire rated louver. So the fire rating of the exit access corridor is compromised by this electrical room door, even without being propped open.

The International Building Code (IBC) references NFPA 80 (2007) - Standard for Fire Rated Doors and Other Opening Protectives as the standard for fire rated doors. In the 2007 edition of NFPA 80, annual fire door inspection was added to the standard.

This door is the poster child for why annual inspections are necessary.

Accessibility standard ANSI A117.1 requires exposed water supply and drain pipes to be insulated or configured to prevent contact. Here is a lavatory installation photographed in a Philadelphia, PA restaurant. The only insulation is installed on the angle shut-off valve for the hot water. Yes, the rough-in was reversed (hot on the right) and the flexible connections crossed behind the drain pipe.  

No insulation is provided on the drain line nor the cold supply line. ANSI A117.1 makes no distinction between hot and cold supply lines. Water supply lines are supposed to be insulated.

There are a number of products on the market that will allow lavatories with exposed piping to comply with ANSI A117.1. Here is one example from IPS Corporation, the Truebro® LAV GUARD® 2 showing a correct installation.

Be sure to include escutcheons with the plumbing specifications to ensure the gaps between the wall finish and piping penetrations are concealed, unlike the photo shows.

Safety glazing must be identified according to International Building Code (IBC), 2009, Section 2406.3. This applies to all glazing, not just tempered glass. Safety glazing can be plastic, laminated glass, or ceramic fire resistant glazing. Any glazing that meets the impact loads required by the code for hazardous locations, primarily doors and sidelights, can be considered safety glazing.

The IBC allows for two methods of marking safety glass. The first is to acid etch, sand blast, ceramic frit, laser etch, or emboss the glass with a permanent manufacturer's designation. This is the common marking found on tempered glass in one corner of the glass. The designation identifies the manufacturer and the standard to which the glass is manufactured.

The second method allows an applied label including the same information as the manufacturer's designation. The label must comply with the "Label" definition in Section 202.1. The labeling requirement does not include a specific method of marking the glass.

But what if the glazing is cut from large sheets by the opening fabricator as is common for plastic glazing? How will the glazing be marked when the product is out of the manufacturer's control?

There is an exception permitted for glazing materials other than tempered glass in Section 2406.3.1. If accepted by the building official, a certificate, affidavit or other evidence indicating compliance with the code may be permitted in lieu of identification on the glazing.

When relying on this exception, be sure the building official agrees to the exception, otherwise a designation or label will be required.

Combustible construction can provide perfect paths through concealed spaces to allow fires to spread quickly and undetected. Fireblocking and draftstopping combine to minimize these perfect paths to help protect the property and the occupants. Learn about the dangers of continuous concealed spaces exemplified by common cockloft fires.

Visit http://www.conspectusinc.com and click Tech Tips to view or download B1010 Fireblocking and Draftstopping 11.03.01 and all previous Tech Tips.

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The International Building Code (IBC) Section 1009.4.4 requires stair risers and tread widths to be uniform height and width within a tolerance of 3/8 inch throughout the entire flight of stairs. Why is this important? The reason became instantly apparent the first time I climbed these egress stairs in a 1912 hotel as the most convenient path between meeting rooms on adjacent floors.

Uniform risers and tread widths allow people to use stairs without concentrating on their gait. The first few steps set the pattern, that once recognized is easily repeated until the exit is reached. Uniformity can help speed descending stairs in an emergency. Changing the pattern may cause people to lose their balance, trip, and potentially fall.

Fortunately, I was climbing, so I was able to catch myself as I nearly fell from the drastic change in riser height. The typical riser is about 6 inches high. The greatest riser is more than 8 inches and the least about 3 inches. The minimum riser is 4 inches by IBC Section 1009.4.2.  Climbing, the riser sequence is 6 - 8 - 3 - 6 while making the turn at the intermediate landing. After the first time, I learned. So did others. We did not avoid the stairs, but the travel was cautious and deliberate. Every time I was on the stair with others, reminders were abundant.

Now imagine an emergency, without normal lighting, and an assembly occupancy floor trying to use these stairs. A single trip-and-fall would cause exiting chaos and probably severe injuries.

During a state code review, the following comment was issued advising the agency (Owner) of a potential difficulty if the architect designed to the code required minimum.

Special Advisory Note to the Agency:  The dimensions shown on the drawings for the required lavatory clearances do not allow for any construction tolerances.  The dimensions show only the minimum requirements and, often times with this type of dimensions, code violations can occur.  Plumbing fixtures clearances are required by the [code] and field corrections become mandatory.  Plumbing fixture locations are measured during the [state] Substantial Completion Inspections.  Violations of the [state] plumbing code shall be corrected prior to a mechanical recommendation of a TCO.

The review comment essentially states there is no allowance for construction tolerances when measuring minimum dimensions required to comply with the code. So the architect and the agency are put on notice that if the code required minimum 5' - 0" clearance dimension shown on the drawings is built to 4 - 11-7/8", the building will not meet code and will not receive a certificate of occupancy.

So what options do architects have? They could:

1. Design to allow for tolerances.
2. Mark code minimum dimensions as HOLD or CODE.

Both methods still present a risk. What is an appropriate tolerance and who will enforce exact dimensions?

If the architect allows for a 1 inch tolerance and the contractor builds to a 2 inch tolerance, the building still may not meet code. If a dimension is marked as HOLD, it is imperative that the dimension be shown for the condition governed by the code. For the toilet room example, the dimension must be shown between the faces of the wall finishes, not the stud center lines. Remember wall tile setting beds have a dimension and the contractor may choose use 5/8 inch gypsum board everywhere for convenience even though the drawings show 1/2 inch for the toilet rooms.

Code dimensions also apply to mounting heights. Most building materials are installed before the finish floor is installed so the floor is not damaged. If mounting heights are measured from the structural floor, they may not meet code when measured from the finished floor.

Construction documents normally do not address tolerances affecting code required dimensions. Tolerances are typically specified for specific materials or finishes usually when appearance is important. But perhaps, because of this code enforcement stance, dimensional tolerances should be specified as part of the Division 01 section for quality requirements to help ensure code compliance.

Drawing Note Says: Treated wood sill plate. What type - Preservative? Fire Retardant? Both are wood treatments. Know the building code to understand when the use of wood preservative treatment is required. Avoiding the requirement for preservative treatment simplifies fastener and connector selections and helps avoid the need for stainless steel. Learn where preservative treatment is required and what fastener and connector materials to use.

Visit http://www.conspectusinc.com/publications.htm to view or download B1010 Wood Preservative Treatment 10.12.01 and all previous Tech Tips.

Share your comments, your opinions, about this month's Tech Tips, by posting a comment, here.