Sidewalk Maintenance and Repair

December 2015

by Bill Christenson

Many of our residential neighborhoods and most municipal business districts have sidewalks along public right-of-ways providing public access throughout our communities.  Commonly, sidewalks are constructed with public funding by municipalities or as part of private site developments.  The general perception may be that maintenance and repair of these sidewalks is the responsibility of the city in which they are located, though this is not necessarily the case. 

The Revised Code of Washington (RCW) Chapter 35.69 allows city councils to place the duty, burden, and expense of sidewalk maintenance and repair upon the property owner directly abutting the improvement.  Several of our local cities including Seattle and Tacoma have adopted resolutions that require property owners to maintain sidewalks fit and safe for public travel.  The Seattle Department of Transportation and Tacoma Public Works Department identify several conditions for sidewalk repairs including:

·        Height differential or separation greater than ½”
·        Cracks, separation, or hole greater than 1” in width
·        Any piece of sidewalk that can be moved with ordinary foot pressure
·        Undermined sidewalks

Sidewalk repairs may include concrete grinding, slab jacking, filling of cracks and holes, tree root maintenance with an authorized arborist, or complete removal/replacement of damaged walks.  Repairs must also be performed in accordance with city current standards.  Most repairs will necessitate hiring a competent concrete contractor.

Typically sidewalk damages caused by city trees are the responsibility of the city.  The City of Seattle maintains an inventory of “city” trees that can be viewed at http://www.seattle.gov/transportation/treeinventory.htm.  Sidewalk damage caused by private trees may be the responsibility of the property owner.

Be aware that as an owner of commercial or residential property in Washington State, you may be responsible to keep the adjacent sidewalk properly maintained and repaired.  Check with your local municipality regarding sidewalk maintenance and repair requirements in your city.

2012 Washington State Energy Code

January, 2014

By Bill Christenson

The 2012 Washington State Energy Code (WSEC) went into effect July 1, 2013.  This new WSEC is now based on the 2012 International Energy Conservation Code with State amendments.  For residential construction this means better air sealing of the exterior envelope, more efficient windows, tighter sealing of duct work, and more high-efficacy lighting fixtures, plus many other changes from the 2009 code. 

As part of the building air tightness requirements, the code now allows the local building official to require an approved third party to inspect all components of air barrier system and verify compliance.  Air leakage testing using the blower door method is also required after visual inspection of all sealing components.  Test reports must be provided to the code official.  Here again the local building official can require the testing be performed by an approved third party. 

Duct work, air handlers and furnaces are all required to be sealed for air leakage.  Similar to the 2009 WSEC, duct work is required to be leak tested by a qualified technician.  Allowable duct leakage thresholds are stricter in the current code.  Replacement of an existing furnace, air handling unit or air conditioning unit also triggers the duct testing requirement of the duct system connected to the new or replacement equipment. 

Building insulation requirements at floors, walls and ceilings are consistent with the 2009 code, although the necessity for continuous exterior insulation on walls has been reduced to four counties in eastern Washington versus twelve per the 2009 code.  Window efficiency requirements have been increased in the 2012 code calling for a U-factor of 0.30, up from the prior U-factor of 0.34.  Also, the code mandates that a minimum of 75% of permanently installed lamps in lighting fixtures shall be high-efficacy lamps, up from 50% in the 2009 code. 

Section R406 of the code addresses additional energy efficiency requirements and mandatory energy credit criteria.  A typical single family residence (1500 sf – 5000 sf) now requires 1.5 energy credits in lieu of 1.0 credits previously.

Be informed and understand how the new code effects your project.  You can view the entire 2012 WSEC for residential construction at: www.energy.wsu.edu/BuildingEfficiency/EnergyCode.aspx

Select Changes in the 2012 WA State Building Code

October 2013

by Mike Showalter

The 2012 Washington State Building Code has been in effect since July 1, 2013.  Our last Bulletin gave an overview of the revision process and some examples of what to expect in the new code.  Following are select revisions updated from the 2009 IRC.

R507 Decks Modification:  All deck provisions have been relocated to a new section. Provisions related to placement of bolts and lags for deck ledge attachment to the band joist have been revised to correlate to the NDS.

R612.3 Testing and labeling exceptions:  1. Decorative glazed openings; 2. Custom exterior windows and doors manufactured by a small business shall be exempt from all testing requirements in Section R612 provided they meet the applicable provisions of Chapter 24 of the International Building Code.

R703.8 Flashing:  Approved corrosion-resistant flashing shall be installed at all of the following locations:  Exterior window and door openings. Flashing at exterior window and door openings shall extend to the surface of the exterior wall finish or to the water resistive barrier for subsequent drainage. Pan flashing is now required for window and door openings when flashing details are not provided by the manufacturer.

R903.4.1 Secondary (emergency overflow) drains or scuppers:  Where roof drains are required, secondary emergency overflow drains or scuppers shall be provided where the roof perimeter construction extends above the roof in such a manner that water will be entrapped if the primary drains allow buildup or any reason...The installation and sizing of overflow drains, leaders and conductors shall comply with the plumbing code.

R905.2.8.5 Roof Drip Edge Addition:  A roof drip edge is now required for asphalt shingles.

Be sure to review and keep up with changing codes and building practices.  For the 2012 WA State Building Code amendments go to  https://fortress.wa.gov/ga/apps/sbcc/Page.aspx?nid=14

Washington State Construction Codes Update

June 2013

by Bryce Given

The 2012 International Code Council (ICC) Model Building codes for commercial and residential construction projects have been reviewed, revised and adopted by the State Building Code Council in Washington.  These Codes are revised every three years following the ICC 3-year revision cycle.  The select codes currently in use in most Washington jurisdictions are the 2009 International Building Code (IBC) and the International Residential Code (IRC).    

Washington's State Building Code Council (SBCC), along with its Technical Advisory Group, reviews the ICC model codes, holds public hearings, and makes the final determination on acceptance.  Public hearings for amending the 2009 Codes to the 2012 version have already occurred and the SBCC has completed its adoption process.   The 2012 Codes will be effective July 1, 2013.    

Following is a list of some of the new revisions found in the 2012 WA State Building Code. 

R302, Fire resistant construction requires fire protection at five-foot separation from lot lines. 

R303.4, Requires minimum performance for whole house ventilation systems. 

R315, Carbon monoxide alarms, detection and installation requirements revisions. 

R326, Amends provisions for adult family homes to reference standards for accessible design. 

R501.3, New regulations for fire protection of floors. 

R507.2.2 & 507.2.3, Allows alternate methods of deck ledger connections. 

R612, Exempts small business manufacturers from required testing of windows and glass doors. 

Be prepared for these revisions and more.  Adopted versions of the 2012 codes are posted on the website at https://fortress.wa.gov/ga/apps/sbcc/Page.aspx?nid=14

Attic Ventilation

July 2012

by Bryce Given

When it comes to ventilating your home's attic, the right amount of air flow and air volume can make a significant difference to the comfort and durability of your home.  There are four primary reasons to ventilate, two of which relate to the comfort of your home and all of which can affect its durability.  The four reasons for ventilating are:

1. Reduction of summer time heat in attics: Proper ventilation will improve flow of the sun-heated air and direct it out and away from the attic space, reducing heat that radiates into living areas.  For flat roof designs, it is critical to cross ventilate through perimeter vents and unobstructed air movement channels within the roof's joist cavity.  For steep sloped roofs, ventilation is typically achieved through eave and ridge vents with at least 50 percent of the ventilation capacity located high on the roof's ridge.  Your local Building Department and current Building Code will provide specifics regarding Code compliant installations.
2. Reduction of winter time moist air and condensation in attics:  Attic moisture as vapor can condense to water droplets when coming into contact with a cooler surface, and then can drip onto attic insulation, gypsum board ceilings and wood framing causing them to stain or deteriorate.  Proper attic ventilation can help to eliminate moisture and discharge stagnant attic air, reducing the potential for condensation.  
3. Ice Dams:  An ice dam is a buildup of ice at the edge of a roof, which prevents melting snow water from freely draining off the roof.  Roof temperature imbalances cause the dam to form as melting snow flows down the roof but freezes again at the point where the roof is below 32°F.  The ice builds up over time as more water collects at the roof edge and freezes again.  Then the water above that has not yet reached freezing backs up behind the ice dam.  Cracks in the exterior roof covering allow this water to flow under the roofing and protective felt layers and into the attic, potentially causing damage to roof sheathing, framing, ceilings, insulation, and other areas of the structure.  Natural roof ventilation along with increased ceiling/attic insulation can help maintain uniform roof temperatures in cold weather to minimize or prevent formation of ice dams.
4. Prolonged service life of building materials:   Wood sheathing, framing and roofing materials are moisture and heat sensitive.  Materials can break down more readily through heating, cooling and moisture cycles.  Proper attic ventilation can reduce the highs and lows of these cycles to create a more consistent environment, thus prolonging material durability. 

Currently, the 2009 International Residential Code (IRC) is the generally accepted minimum standard for roof ventilation in most local jurisdictions.  Incorrect air ventilation design, blocked vents and non-sealed ductwork are often observed as contributors to water problems in attics.  Before undertaking ventilation and roofing projects, contact your local Building Department or qualified Design Professional to verify the requirements for the work you intend to accomplish.