Hi, I’ve been doing some work in my garage and sometimes run into conflicting code requirements related to these two terms. We’re adding a powder room, enclosing the laundry in a closet and dry wall. No AC other than a window unit.
How do these two terms get defined? When does unfinished space become habitable and/or living space?
I'm trying to finish this work done by a bad GC (long story) and I'm working with a new plumber to get this finished. This is how the GC left it. We're adding a powder room under our upstairs bathroom and moving the laundry here too. We were going to put the water heater closet here too but I changed my mind.
This framing is garbage and we'll probably have to tear out some of the plumbing to fix a notched joist. We may redo some or all of the plumbing if needed. Does anything look correct and code compliant? Any thoughts on how to do it better? Appreciate any ideas. Thanks!
I had a bad contractor do some plumbing and before I fired him they notched the Jesus out of this 2x10 for the toilet. It’s 4” deep at least. The joist is partially buried in an old mortar bed above for the bathroom tile so I can’t get to the top of it without taking out the floor. Is there a way to get this joist repaired and pass inspections? Maybe drop the 4” pipe below the joist and put one of those steel braces on the joist?
I’d like to build a 12’x12’ x 28” floating deck behind my house but I’ve got a sidewalk poured around the perimeter that slopes gently away from the foundation. I’d rather not break up the concrete if I don’t have to. Half of the posts will sit on the concrete and the other half I can make proper footings. There’s no frostline to deal with here. Attaching it to the house would simplify this but it’s an old house and I’d rather not open up the siding.
Is there a way (and code compliant-ish) to account for the slope of the sidewalk? Wedge anchor the bases to the concrete then can I cut the bottom of the posts at an angle to match the sidewalk? Or is there another method?
I’m trying to see what the best options are for putting a toilet in my garage on a slab. I’m in zone x shaded but flooding is not out of the question. Permits may approve it (waiting to see) but I may have a better chance if I can show some effort to flood proof.
The rim of the toilet should be above base flood. I could also elevate it on a small platform. Or install a backflow valve. What does ASCE 24 say? Thanks
Or would most places want to see the code correct versions no matter what? Just a thought.
Hi, I’m trying to get a condenser off of my roof. Quotes are pretty high so now I’m thinking about doing something stupid. What do these units weigh? I’ve got an 9 foot drop to the deck below. I may be able to borrow a genie lift too. Should I try it?
Hi, I’ve been trying to answer a question about adding a bathroom in my old garage. Maybe this community would know.
I’ve got a 1950s garage/laundry room below design flood elevation and I want to add a small half bathroom to the preexisting plumbing. I live in flood zone X shaded (protected by the Mississippi levee) where there is no BFE, but New Orleans enforces stricter floodplain regulations. All parts of the city have a BFE from 18” to 3’ or more.
My floodplain office says I cannot add a bathroom because it would be a “change of use” for the garage (from garage to living space) and therefore the garage and bathroom would need to comply with the flood regulations like new construction.
I think they are incorrect because the budget for the work plus some other renovations would not amount to 50% of the appraised value of the building (this is called substantial improvement by fema) and therefore cannot trigger the federal regulations. I don’t see any local regulations that would supersede the federal 50% trigger. I’ve seem FEMA documents that illustrate below BFE additions so I know they will allow it for smaller renovations. I asked for clarification and the local office could not point to anything specific and are consulting the senior official.
Do architects have any experience with these fema rules and how they are interpreted? Maybe not for New Orleans but elsewhere may have input too. It seems to me that the substantial improvement clause is kind of the cornerstone and it’s there to protect small projects. Is there something I’m missing?