Inspections from code officials mark the normal progression of the construction process. Hopefully, the inspections go smoothly, and construction continues. If they don’t, delays can prevent the home from being completed on schedule (expect an earful from your customers), and can cost you money if something was done incorrectly (expect to give an earful to your team).
In an ideal world, code officials should give kudos to any builder attempting to build to a higher level of efficiency, comfort, safety, health, and durability. In order to improve a home’s quality, you may need to use new and different technologies, materials, and practices. And there’s the rub—a lot of those technologies and materials may be unfamiliar to code officials, who won’t be able to judge whether they meet or exceed code. Another problem is that codes vary by city, county, and state, so you may have an OK from one area to build a certain way or use a certain product, but in another, you may have to jump through a set of hoops to prove your practices are up to snuff.
When applied properly and consistently, the following building practices and systems recommended for high performance homes meet most code requirements:
Advanced framing: Using less lumber that’s strategically aligned without sacrificing structural support.
Unvented crawlspaces: Helping to eliminate problems with comfort, odor, and health in the crawlspace by treating it like a “short” basement.
Insulation/Air sealing: Using a greater variety of products that both insulate and seal penetrations in the building envelope.
Ventilation: Providing good indoor air quality in homes in order to make up for increased building airtightness.
Capillary breaks at footings: Providing a break between the footings and foundation walls so that moisture can’t infiltrate into the home from the soil.
Code official, may I?
So how can you handle problems with code inspections? First and foremost, be proactive. If you’re building your homes differently, don’t wait until the building inspector shows up after you’ve implemented those technologies, materials, or practices. Go to the code department during the permit stage to OK all newer practices and products. This process can be easier in areas with small building code departments, as less people are usually involved. Larger cities and counties tend to be more difficult and usually involve more red tape. Get documentation of the approval, and keep it available on the construction site for future inspections.
Making your case
If the building code department needs proof that the new measures you want to use meet or exceed the building code, you’ll need to make a case. A solid case can include manufacturer data, performance modeling data, precedents from other local or state codes, or other back-up materials.
Unfortunately, you can expect to spend time and money (i.e. man hours) preparing the case. Luckily, programs like Building America and the Building Energy Codes Program have been helping builders by championing their cause to code officials, significantly reducing the burden of making a case themselves by providing technical support to those in the programs. The Building Energy Codes website provides some basic information about how to tackle making a case.
Proving that new ways of building are as good or better than code-required practices is an unfortunate additional step in the long journey toward building quality homes. But remember, it’s the final destination that matters. While dealing with the paperwork, processes, and red-tape frustrations of codes may seem thankless, the result will be better homes, happier customers, and, ultimately, more money in your pocket.
