Building Department and Zoning Enforcement

Tips for Code Compliance
Residential Builders
Michigan Residential Code 2006

No information sheet such as this can substitute for a thorough knowledge of the Building Code, however it may be helpful to know the areas where most commonly found problems occur. The code sections cited are Michigan Residential Code 2006.

Building Planning

  1. Foam plastic shall be separated from the interior of a building by an approved thermal barrier (2 " drywall or equivalent), attics and crawl spaces only require d "(this includes foam insulation baffles in attic). Sections R-314.5.2 AND R-314.5.4
  2.  A kitchen, storage room, laundry room, or bathroom can have a CEILING HEIGHT OF 7', but for either present or future HABITABLE rooms, whether basements or any other part of a dwelling, ceiling height cannot be less than 7' BETWEEN FINISHED floor and FINISHED ceiling. This 7' minimum requirement applies to at least 50% of the total area of rooms with partly SLOPED ceilings. The ceiling height in basements without habitable spaces may be not less than 6'8" clear except for under beams, girders, ducts or other obstructions where the clear height shall be 6'4". Sections R-305.1
  3.  All habitable rooms, or those to be occupied must have a WINDOW GLASS AREA of at least 8% of the total floor area (light requirement) with at least 2 operable (ventilation requirement), or an alternate mechanical ventilation system. Sections R-303.1
  4.  Bathrooms must be equipped with a mechanical vent fan. All fans and vents must vent directly to the outside. Sections R-303.3
  5. SLEEPING ROOMS & BASEMENTS WHETHER HABITABLE OR NOT, must comply with item 3, but, also have an EMERGENCY EGRESS opening of 5'7" sq. ft., (5'0" if grade level). The minimum clear opening must be at least 20" wide and at least 24" high and the clear open space (sill) can be no higher than 44" above the finished floor. An exterior door within the room can be considered an emergency egress opening. Sections R-310
  6.  UNDER STAIR PROTECTION - Enclosed accessible space under stairs shall have walls and soffits on enclosed side with 2 "drywall. Sections R-311.2.2
  7. A solid wood door not less than 1 3/8" thick or equivalent, without glass, is required between a house and attached garage. A garage shall be completely separate from the residence and its attic by 2 "drywall or equivalent on garage side. Sections R-309.1 & R-309.2
  8.  STAIRWAYS - The greatest riser height (maximum 83 ") within any flight of stairs shall not exceed the smallest by more than d ". Minimum tread width is 9". Stairways shall not be less than 3' in clear width and shall have a minimum 6'8" headroom from top of tread to finished ceiling. Sections R-311.5.1, R-311.5.2, R-311-5.3.1, R-311.5.3.2
  9.  Garage floor must be installed so as to prevent the flow of liquids through doorways into the adjoining dwelling. Sections R-309.3
  10.  Ground fault interrupters (GFI) are required for electrical protection on bathrooms, kitchens, exterior outlets and outlets in garages and basements. Bedrooms shall be protected by an arc-fault circuit interrupter for each branch circuit. Sections National Electrical Code 210.8 & E3802.11
  11.  Maintain 6" of CLEARANCE between the bottom edge of the siding and top of the final grade below. (Driveway, sidewalk, patio slab, top of the sod or landscape bark.) Sections R-404.1.6. & R-323.1
  12. SLOPE all final grades away from the building for drainage with a minimum fall of 6" within the first 10' or minimum 6" to lot line. SectionsR-401.3
  13.  SMOKE DETECTORS are required on each floor immediately adjacent to all sleeping areas, and in any basement. In new construction, all detectors shall be wired together and receive their power from the building wiring. Sections R-313.2

Foundation:

  1.  Location - Check closely to be sure the location of your footing forms are in accordance with the site plan that you submitted for a building permit.
  2.  Depth - Footings must rest on undisturbed soil below the frost line. (42" below finished grade, as measured at a distance of 6' from the building in the State of Michigan). Sections R-403.1.4
  3.  Anchorage - 2 "anchor bolts, 6' O.C., 7" into concrete, (or 15" into block) and not more than 12" from a corner are required in the top of the foundation wall for the purpose of securing the sill. An approved alternative is galvanized straps, IF installed according to manufacturer= s specifications. Sections R-403.1.6
  4.  Damp Proofing/Water Proofing - Damp proofing of exterior foundation walls enclosing basements below grade is required. Water proofing is required on foundation walls located below grade which enclose habitable rooms. See code for specific requirements based on foundation type and space use. Footing lip must be clean before tarring. Sections R-406.1 & R-406.2
  5.  Crawl spaces must be vented on all walls within 3' of each corner. An access crawl hole 18" x 24" shall be provided under floor spaces. Sections R-408.1, R-408.2 & R-408.4

Rough In

  1.  Headers - 2x headers of appropriate size for the span are required in ALL exterior walls, as well as any interior load-bearing partitions. Support is required at each end. (See span table for specs.) Sections Table R-502.5(1)
  2.  Fire Blocking - Fireblocking of 23/32" plywood, 2" nominal lumber or : " type 2M particle board shall be provided to cut off all concealed draft openings, such as occur at bulkheads, soffits, drop ceilings, spaces between stair stringers, at the top and bottom of run to form a fire barrier between stories, boxed-in hoist runs, chimney chase, top and bottom of furring strips (basement), and between a top story and roof space. Sections R-602.8
  3. Corner Bracing - Exterior and foundation wall panels of frame construction shall be braced with approved structural sheathing 1"x4" let-in braces, or approved metal strap devices. Sections R-602.10.3
  4. Treated Wood is required at the following locations:
    • Joists within 18" of exposed ground, girders within 12" of exposed ground, sills on masonry and within 8" of exposed ground, siding & sheathing with 6" of exposed ground, all wood in direct ground contact, all wood girders ending in exterior masonry walls having less than 2 " clearance on any side. Sections R-324
  5.  Rafter/Joist Notching - Notching at the ends of the rafter or ceiling/floor joist shall not exceed 3 th of the depth. Notches in the top or bottom of the joists shall not exceed 1/6th of the depth. Bored holes shall not be within 2" of the top and bottom and their diameter shall not exceed a rd the depth of the member. If plates are cut more than 50% of its width, a 24 gauge steel metal angle is required spanning the studs. Sections R-502.8, R-802.7 & R-602.6.1
  6. All made up beams (Ex. 3-2 x 10"s) must have the ends of all splices located on support posts and held together with 16d 32" O.C. at the top and bottom, and 2-20d staggered at the end of each splice. Sections R-502.6 & TABLE 602.7
  7. Basement POSTS must be fastened to the floor and the beam above. The screw end down and prevented from moving. Sections R-407.3
  8. Double Floor Joists, as required next to framed openings, under bearing wall partitions, or any concentrated load bearing areas above freezers, hot tubs, etc.). Joist Headers around floor openings must be doubled if 4' or longer and corner fasteners used for any of 6' or longer. Any joist (deck included) must have at least 12 " of end support or be in approved hangers. Hangers must be installed with the correct nails in all provided holes. Sections R-502.6.2, R-502.4 & FIGURE R-502.2
  9.  Joist Hangers - Where joist hangers are used, they must be of an appropriate size for the width of the joist and securely fastened to the header and the tail end of the joist. All nail holes in all joist hangers must be filled with the nail of the appropriate size. Refer to manufacturer s specifications for the proper size nails and other installation instructions. Sections R-802.9
  10. Provide a 22" x 30" ACCESS into all attic and concealed areas over 30" in height. Use fire rated covers with tight joints. Sections R-807.1
  11.  Chimneys must top out at least 24" above any roof within 10' but not less than 3' above the point where the chimney passes through the roof. Sections R-1003.9
  12.  Rafters resting on another rafter or roof section must bear on a 2X board over the roof below. The lower roof, or trusses beneath, must be rated to carry that extra dead load placed above. Sections R-802.3 & R-802.10.1
  13.  Vent eaves and roof (or gable ends), including garages that have ceilings. Sections R-806.1
  14.  Trusses shall be installed and braced in accordance with manufacturer= s specifications. Truss members shall not be cut or altered. Trusses shall be connected to wall plates by use of approved connectors having a resistance to uplift of not less than 175 pounds. Sections R-802.10.2-R-802.10.5
  15.  Roofing felt (No. 15) & ice water shield is required beneath shingles. Sections R803.2 & R803.3
  16. Where the opening of an operable window is located more than 72" above the finish grade, the lowest part of the clear opening of the window shall be a minimum of 24" above the finished floor. Glazing between the floor and 24" shall be fixed or have openings through which a 4" diameter sphere cannot pass. Sections R613.2
  17. Cement, fiber-cement or glass mat gypsum shall be used as backers for wall tile in tub and shower areas. Water resistant green gypsum board is no longer allowed in tub an shower areas. Sections R702.4.2
  18. The air removed by every mechanical exhaust system shall be discharged to the outdoors. Air shall not be exhausted into an attic, soffit, ridge vent or crawl space. Sections M150.1

Finish:

  1.  Handrails - Handrails shall be provided on at least one side of the stairways if there are 4 or more risers and it shall have a minimum and maximum heights of 34 to 38 inches. It shall be continuous the full length of the stairs. Ends shall be returned or terminated in a newel post or wall. The maximum cross section shall not be more than 23 ". This includes decks, porches and other outdoor handrails. Sections R-311.5.6 & R-311.5.6.1
  2.  Guardrails - Open side of stairs (including basement stairs); and porches, balconies, and raised floor areas located more than 30" above the floor or grade below shall have guardrails or spindles which will not allow passage of an object 4" or more in diameter. Minimum height is 36" everywhere but stairways which has a minimum of 34". Sections R-312.1
  3.  There shall be a floor or landing on each side of each exterior door not more than 12 @ lower than the top of the threshold and not more than 7: @ below top of the threshold. Exception: Where a stairway of two or fewer risers is located on the exterior side of a door, a landing is not required. Stairs from the attached garage are interior stairs. Sections R311.4.3
  4. Flashing shall be located beneath the first course of masonry above finished ground level above the foundation wall or slab and at other points of support, including structural floors, shelf angles and lintels when masonry veneers are designed in accordance with section R703.7. See section R703.8 for additional requirements. Section R703.7.5. Landings - A 3 x 3 landing is required on both sides of all egress doors. Doors between the house and the attached garage are not considered egress doors, but the doors out of the garage area. Sections R-311.5.4
  5.  Metal Flash the top of any exposed window (not made with built-in flashing) or door opening, skirt boards, stacked plywood sheet siding that is not lapped, and any projecting trim or belt boards. This includes 1 x 4 added over windows, doors, porches, decks and plywood siding head joints, etc. CAULKING IS NOT FLASHING! Sections R-703.8
  6. Provide a space for AIR CIRCULATION between all roof and ceiling insulation from eaves to ridge lines. Each space, if between rafters (sloped or cathedral ceilings), and past the edges of blown-in flat ceiling areas. Sections R-806.1, R-806.2 & R-806.3
  7.  DECKS, porches, stoops, balconies, and outside stairways must also meet all code requirements, including the following items. Flash between all wood frame and concrete, above all projections and the junction to the house. Decay resistant material must be used anywhere within 8" of the earth or exposure to weather. All posts must be on concrete footings pads that rest on undisturbed earth, below the front line and must withstand side sway. Use joist hangers as required if less than 12 " of end bearing. Joists must be sized and spaced to meet code, which exceeds residential floor loading specs. Double up the end trim and notch the support posts, or rest the joists on a beam over posts beneath. Guard and hand rails must meet code requirements.

February 24, 2009 * JB

 

 

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