Code Requirements for Residential Building Additions Daniel F. Ardito, PE has completed this report to inform owners and builders of the permitting process for building additions and/or alterations within the State of Florida. This report focuses on the requirements of “Citrus County”. Other counties have similar requirements but may differ or have other specific requirements not addressed in this report. As of March-2002 all new Building Construction and Alterations within the State of Florida must be constructed to be in compliance with the Florida Building Code (FBC). Each County also has a “Land Development Code” (LDC) to mandate additional requirements for building construction. The Building Department, Health Department, Fire Prevention, and possibly SWFWMD, DEP, FEMA, and FDOT will all be involved in the review and approval process. It has been my experience that most owner/builders are not aware of all requirements for the construction and permitting process and will underestimate the costs to complete their project. 1) SCOPE OF WORK: Daniel F. Ardito, PE as the Engineer/Architect does not include all items discussed within this report in my quoted price. My price will only include the price of the “Construction Plans”. The following items are also required and are usually not included in the contract price:
I can direct the client to the appropriate design professional, but no cost shall be accepted by my firm. All additional work by my firm shall be invoiced in addition to contract price. Listed below is a description of the most common code requirements. Great care has been taken to list all requirements, but I in no way certify that all requirements have been listed. 2) EXISTING BUILDINGS ARE IN MOST CASES EXEMPT: Much of the older buildings are exempt from the current building code requirements due to the fact that they are “Existing”. Many wish to build similar to how they have seen their neighbor’s buildings. Florida Building Code and the Building Departments in most cases do not require upgrading existing buildings to new code requirements. Some of the existing buildings may have also been built without permits and were not designed by an engineer or architect and were never reviewed or inspected by the building department. In either case your new construction is subject to the Florida Building Code requirements. 3) THE DESIGN PROFESSIONAL’S RESPONSIBILITY: Being a state licensed Professional Engineer it is my responsibility to ensure your building plans meet “all” building code requirements. Most projects require an “Engineer of Record” or “Architect” to take responsibility for the “entire” project. On occasion I get the luxury of being a “Subordinate Engineer” and can design and certify specific elements for the Engineer of Record or Architect. But with most home additions I am the Engineer of Record. I am usually responsible for the following items:
The days of using standard details and allowing the builder/contractor to figure out how to piece the structure together are fading fast. Chapter 471 of the Florida Statues requires engineer certified plans to address “all” details for construction. I have been called to many projects that have failed inspections due to the owner/builder constructing with inadequate details within the engineered plans. Many engineers have been disciplined, fined, licenses revoked, etc by the Florida Board of Professional Engineers for certifying inadequate plans. It is not my intention to have this happen to me. Modern engineered plans are complex and contain many structural and non-structural details for full compliance with the building codes. Please review my website “Drawing” page www.danielarditope.net/SampleDrawings.html for many examples of complete engineered plans. 4) BUILDING PLAN AND PERMITTING REQUIREMENTS: Every part of the “New” Structure (Addition) must be constructed in compliance with the Florida Building Code (Current Addition). Citrus County currently requires a 140 mph design wind speed. Engineer or Architect approved (signed & sealed) construction plans must be submitted to Building Department for review and approval. In addition to structural details for the new structure, the complete existing structure must be drawn to scale to show the required exit doors. (Some jurisdictions may require the entire interior floor plan be shown as well for bedroom and bathroom locations) The HVAC contractor will also need the existing & proposed structures dimensions to evaluate the existing HVAC system. A site visit will be required by me to evaluate the existing building. I will not approve plans drawn by owner/builder unless the plans are of professional quality and include all structural details and requirements of the Florida Building Code. I will mark up professionally drawn plans to be corrected by owner’s draftsman. 5) FOUNDATION REQUIREMENTS: The foundation system for the new structure must be of adequate size to resist all Downward, Lateral, and Uplift forces due to Wind, Live, and Dead loadings. The use of existing slabs and/or foundations may not be possible. I have encountered the following problems with using existing slabs.
6) FLORIDA PRODUCT APPROVAL: As of July-2004 Building Components subject to wind loading such as: Steel Connectors, Windows, Doors, Siding, Shingles, Lintels, Manufactured Beams, etc. must have a valid Florida Product Approval Number which must be listed on the Building Department’s Product Approval Sheets to obtain a building permit.
7) FLORIDA EXISTING BUILDING CODE: If any part of the new structure was to actually increase the loading or create new loading to any part of the existing structure, that portion of the existing structure will need to be brought into full compliance with the FBC (all the way to the foundation).
8) SEPTIC AND WELLS: The Health Department will also be evaluating the existing Septic and Water Supply systems. A large increase in floor area or the addition of a new bedroom may require a larger Septic and Well. Older structures may not have adequate systems per current standards and may be required to install new systems. (This becomes increasingly difficult if the subject property has a high water table) If Health Department does not have records of the current systems, you may be required to have the existing systems measured by a certified septic or well installer. At the very least the Health Department may require that the current septic system be pumped. 9) ELECTRICAL: Large building additions may require that your electrical system/panel be upgraded to handle the increased electrical loads per National Electric Code (NEC). If the value of the proposed improvements exceeds 25% of the value of the existing structure, GFI’s and smoke detectors will need to be installed within the existing structure in required locations. Residential and light commercial projects falling within specific parameters of size and cost may have the electrical, plumbing, and HVAC systems designed by a licensed contractor for each trade. If the owner/builder chooses to install these items without a licensed contractor, the design details will need to be provided by the engineer. Most engineering quotes do not include provisions for design of these items and extra costs can be expected. It is also my experience that a licensed contractor will not design your system for you without performing the work themselves. 10) FLORIDA ENERGY EFFICIENCY CODE: All new enclosed additions will need to be constructed in compliance with the Florida Energy Efficiency Code. This will require that Energy Sheets be completed by certified HVAC installer. The existing HVAC system will also need to be evaluated and upgraded if necessary. 11) SITE PLAN: A Site Plan is required for all new construction. Currently residential construction does not require Engineer/Surveyor certification. Site Plan must be to scale and must locate existing structures, well, and septic. Setbacks from property lines and ROW must also be shown. If you have a survey of the subject property, this will be adequate for the Site Plan. Simply sketch in all items required (to scale). Citrus County has a tree count requirement and may require you to plant trees. Certain properties are also subject to Deed restrictions and may require approval from a Home Owners Association. 12) FLOOD ZONES: Structures located within Flood Zone “A” and “V” must also be constructed to FEMA regulations.
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