MyFloridaCode.com

Bob,

What's a wholesale repair? The definition clearly states "minor replacement" "for the purposes of maintaining" stuff "in good or sound condition" How does rebuilding a gutted house from the block out fall into that? 

REPAIR. The patching, restoration and/or minor replacement of materials, elements, components, equipment and/or fixtures for the purposes of maintaining such materials, elements, components, equipment and/or fixtures in good or sound condition.


Alteration is defined as "Any construction or renovation other than repair or addition." Seems to me that anything beyond a minor replacement HAS to be an alteration.

Level 1 says: "include removal and replacement or covering of existing materials"
Level 2 says "include reconfiguration of space, the addition or elimination of any door or window, etc."
Level 3 says "apply where the work area exceeds 50% of the aggregate building and made within any 12 month period."




As for intent, I see it this way.
 
You can repair anything without bringing thing up to today's code. Wind design is code in effect at the time or original construction. (Repair)

You can rebuild or change things without bringing everything up to today's code. (Level 1 or 2 alteration)

If the work area exceeds 50% of the area, you have to bring the main wind force resisting system up to today's code. (Level 3 alternation.) 


HOWEVER, under the repair category, we have the substantial structural damage section, which seems to incorporate far more than "Minor replacement." That says that "after the building is repaired, the evaluation and analysis shall demonstrate, that the building, once repaired, complies with the wind provisions of the Florida Building Code, Building. Substantial structural damage seems to refer to Floodplain management construction standards. There is no other definition. I would assume this applies only to flood zones.


My head hurts.

Mark Cramer 



-----Original Message-----
From: Bob Koning [mailto:Bob at ContractorsInstitute.com] 
Sent: Wednesday, November 05, 2008 10:55 AM
To: Mark Cramer; codetalk at myfloridacode.com
Subject: RE: [Florida Code Talk] work area for fire damaged SFR

Mark, I see what you are saying, but this is a repair (or at best Level 1).... a wholesale repair indeed.

Where do you draw the line otherwise? If a 3x3 area is burned or damaged and replaced is that a repair? Yes. 10x10?, Where do you draw the demarcating line? If the items are being replaced like and kind; it’s a repair; if they are being changed to different products - a level 1 provided the building is not being reconfigured in any way or added to. The ability to do such is the reason for the code itself. Read the Intent.


R.J.Koning - Director
Contractors Institute
rjkoning at contractorsinstitute.com
8301 Joliet Street
Hudson, Fl 34667
727-863-5147

-----Original Message-----
From: codetalk-bounces at myfloridacode.com [mailto:codetalk-bounces at myfloridacode.com] On Behalf Of Mark Cramer
Sent: Tuesday, November 04, 2008 7:39 AM
To: codetalk at myfloridacode.com
Subject: Re: [Florida Code Talk] work area for fire damaged SFR

I see what you’re saying, but you also have to look at the definition of alteration:  

 

ALTERATION. Any construction or renovation to an existing structure other than repair or addition. Alterations are classified as Level 1, Level 2, and Level 3.

 

It would seem that if it’s not a repair or addition, it’s an alteration, whether one is reconfiguring anything or not.  

 

The trigger for level 3 is 50% of the work area. 

 

“Level 3 alterations apply where the work area exceeds 50 percent of the aggregate area of the building and made within any 12-month period.”

 

 

Mark Cramer 

 

 

From: marchitect at att.net [mailto:marchitect at att.net] 
Sent: Monday, November 03, 2008 9:27 PM
To: Mark Cramer; codetalk at myfloridacode.com
Subject: Re: [Florida Code Talk] work area for fire damaged SFR

 

An important aspect of Level 2 and 3 is the definition of work area, which is defined as the area being reconfigured.  Is any of the house being reconfigured?  If the roof structure is replaced exactly as it was before the fire, would it not be a Level 1 Alteration?  Can't very well be a repair.  Same with the missing partitions.  If nothing is reconfigured, then egress has not been altered, in which case it can only be Level 1.  What do some of the real building officials say?

 

Lee Martin

GOBBELL HAYS PARTNERS, INC.

(407) 276-2852

-------------- Original message from "Mark Cramer" <mcramer1 at tampabay.rr.com>: -------------- 


> I'm curious how you could term this a repair, given the definition of repair 
> in the existing building code: 
> 
> 
> REPAIR. The patching, restoration and/or minor replacement of materials, 
> elements, components, equipment and/or fixtures for the purposes of 
> maintaining such materials, elements, components, equipment and/or fixtures 
> in good or sound condition. 
> 
> 
> It's clearly not patching. It's not restoration, it's replacement. It's most 
> certainly not minor. It's not for the purposes or maintaining things in good 
> or sound condition. 
> 
> For the sake of discussion, if you were to categorize this as a repair, 
> what's an alteration? 
> 
> 
> Mark Cramer 
> Mark Cramer Inspection Services, Inc. 
> 492 20th Ave. 
> Indian Rocks Beach, FL 33785 
> 727-595-4211 
> http://www.BestTampaInspector.com 
> 
> 
> 
> 
> -----Original Message----- 
> From: Dennis Stanley [mailto:tstanley at i-1.net] 
> Sent: Monday, November 03, 2008 10:09 AM 
> To: Bill LeMaster; Christopher Banbury; Mark Cramer; 
> codetalk at myfloridacode.com 
> Subject: Re: [Florida Code Talk] work area for fire damaged SFR 
> 
> I agree with Bill. It could be a repair if it is put back the way it was. 
> If it is being re-configured, then not a repair. It appears to be a repair 
> with substantial structural damage to me. 
> ----- Original Message ----- 
> From: "Bill LeMaster" 
> To: "Christopher Banbury" ; "Mark Cramer" 
> ; 
> Sent: Monday, November 03, 2008 8:53 AM 
> Subject: Re: [Florida Code Talk] work area for fire damaged SFR 
> 
> 
> I think this is a repair not an alteration. 
> 
> William T. LeMaster CBO/CEAP/MCP 
> Okaloosa County 
> 
> -----Original Message----- 
> From: codetalk-bounces at myfloridacode.com 
> [mailto:codetalk-bounces at myfloridacode.com] On Behalf Of Christopher 
> Banbury 
> Sent: Monday, November 03, 2008 8:45 AM 
> To: Mark Cramer; codetalk at myfloridacode.com 
> Subject: Re: [Florida Code Talk] work area for fire damaged SFR 
> 
> I vote level 3. It sounds like 100% of the building area requires a roof 
> which would set the work area at 100%. Also one might argue that egress, 
> accessibility, & life safety would need to be addressed for 100% of the 
> building since new interior partitions are being constructed. 
> 
> 
> Christopher Banbury, PE 
> President 
> 
> Ark Engineering, Inc. 
> PO Box 10129, Brooksville, FL 34603 
> 22 North Broad ST, Brooksville, FL 34601 
> Phone: (352) 754-2424 
> Fax: (352) 754-2412 
> www.arkengineering.net 
> 
> 
> 
> > -----Original Message----- 
> > From: codetalk-bounces at myfloridacode.com [mailto:codetalk- 
> > bounces at myfloridacode.com] On Behalf Of Mark Cramer 
> > Sent: Saturday, November 01, 2008 4:16 PM 
> > To: 'CodeTalk' 
> > Subject: Re: [Florida Code Talk] FW: Florida Building 
> Commission(October 
> > Meeting Summary) 
> > 
> > An existing 1 story SFR is extensively damaged in a fire, leaving only 
> the 
> > exterior block walls and one partition wall standing. Roof structure 
> is 
> > totally gone. 
> > 
> > Is this a level 2 or level 3 alteration as defined in the Existing 
> > building 
> > code? Level 3 is defined there as follows: 
> > 
> > ALTERATION-LEVEL 3 
> > 305.1 Scope. 
> > Level 3 alterations apply where the work area exceeds 50 percent of 
> the 
> > aggregate area of the building and made within any 12-month period. 
> > Exception: Work areas in which the alteration work is exclusively 
> > plumbing, 
> > mechanical or electrical shall not be included in the computation of 
> total 
> > area of all work areas. 
> > 
> > 
> > Mark Cramer 
> > Mark Cramer Inspection Services, Inc. 
> > 492 20th Ave. 
> > Indian Rocks Beach, FL 33785 
> > 727-595-4211 
> > http://www.BestTampaInspector.com 
> > 
> > 
> > 
> > 
> > _______________________________________________ 
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> > 
> 
> 
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